Overview
FEDERAL REALTY INVESTMENT TRUST
Latest 10-K: FY2025, filed Feb 12, 2026 · Open the 10-K (Inline XBRL) ↗
- Revenue
- $1.28B
- 6.4%YoYup from FY2024
- TotalRevenue
- Gross profit
- Not reported
- Operating income
- $0.60B
- 27.5%YoYup from FY2024
- OperatingIncome
- Net income
- $0.41B
- 39.2%YoYup from FY2024
- NetIncome
- Diluted EPS
- $4.68
- 36.8%YoYup from FY2024
- EPSDiluted
- Diluted shares
- 86.4M
- 3.4%YoYup from FY2024
- WeightedAvgSharesDiluted
At a glance
Growth
- FEDERAL REALTY INVESTMENT TRUST reported revenue of $1.28B for fiscal 2025, up 6.4% from fiscal 2024.
- Revenue grew faster than the median S&P 500 member in 4 of the last 5 fiscal years.
Profitability
- Operating margin was 47.1% and net margin was 32.1%, against a median net margin of 12.8% across S&P 500 members for the same fiscal year.
Per share
- Diluted EPS was $4.68, up 36.8% from the prior year.
Written from the filed figures on this page by fixed rules — no AI.
Data as of Oct 30, 2026 · Sources: SEC EDGAR 10-K
Financial statements
Annual figures from the 10-K, most recent fiscal year first.
Income Statement
5 annual periodsChip: YoY change.
| Line item | FY2025 | FY2024 | FY2023 | FY2022 | FY2021 | 4Y CAGR |
|---|---|---|---|---|---|---|
| Revenue | $1.28B6.4%up Benchmark median 6.4% | $1.20B6.2%up Benchmark median 4.5% | $1.13B5.4%up Benchmark median 4.8% | $1.07B12.9%up Benchmark median 10.3% | $0.95B13.9%up Benchmark median 13.8% | 7.7% Benchmark median 6.6% |
| Gross Profit Median of 315 / 498 | — | — | — | — | — | — Benchmark median 6.2% |
| Operating Income Median of 373 / 498 | $602.20M27.5%up Benchmark median 7.3% | $472.36M16.2%up Benchmark median 7.4% | $406.47M22.8%down Benchmark median 4.9% | $526.41M33.4%up Benchmark median 7.5% | $394.73M36.3%up Benchmark median 23.5% | 11.1% Benchmark median 7.2% |
| Net Income | $411.08M39.2%up Benchmark median 4.8% | $295.21M24.6%up Benchmark median 5.7% | $236.99M38.5%down Benchmark median 1.9% | $385.49M47.4%up Benchmark median 1.3% | $261.50M98.5%up Benchmark median 33.9% | 12.0% Benchmark median 4.1% |
| EPS (Diluted) | $4.6836.8%up Benchmark median 6.2% | $3.4222.1%up Benchmark median 7.9% | $2.8040.6%down Benchmark median 1.9% | $4.7144.5%up Benchmark median 1.5% | $3.26101.2%up Benchmark median 34.8% | 9.5% Benchmark median 5.6% |
Balance Sheet
5 annual periodsChip: YoY change.
| Line item | FY2025 | FY2024 | FY2023 | FY2022 | FY2021 | 4Y CAGR |
|---|---|---|---|---|---|---|
| Total Assets | $9.13B7.1%up Benchmark median 5.6% | $8.52B1.0%up Benchmark median 3.4% | $8.44B2.5%up Benchmark median 4.1% | $8.23B8.0%up Benchmark median 2.2% | $7.62B0.2%up Benchmark median 6.7% | 4.6% Benchmark median 4.7% |
| Total Liabilities Median of 357 / 498 | $5.63B10.4%up Benchmark median 6.4% | $5.10B2.1%down Benchmark median 1.9% | $5.21B3.8%up Benchmark median 2.9% | $5.02B5.8%up Benchmark median 2.0% | $4.75B3.6%down Benchmark median 5.2% | 4.4% Benchmark median 4.4% |
| Stockholders' Equity | $3.32B2.3%up Benchmark median 6.8% | $3.24B6.6%up Benchmark median 5.4% | $3.04B0.3%up Benchmark median 7.3% | $3.03B13.9%up Benchmark median 2.5% | $2.66B4.5%up Benchmark median 9.0% | 5.7% Benchmark median 6.1% |
| Cash & Equivalents | $107.42M13.0%down Benchmark median 5.2% | $123.41M50.8%down Benchmark median 1.9% | $250.82M193.2%up Benchmark median 6.7% | $85.56M47.2%down Benchmark median -8.6% | $162.13M79.7%down Benchmark median -2.9% | -9.8% Benchmark median 2.0% |
| Total Debt | $4.94B10.5%up Benchmark median 2.1% | $4.47B2.7%down Benchmark median 0.2% | $4.60B6.2%up Benchmark median 0.3% | $4.33B7.0%up Benchmark median 0.1% | $4.05B5.7%down Benchmark median -0.1% | 5.1% Benchmark median 4.3% |
Cash Flow Statement
5 annual periodsChip: YoY change.
| Line item | FY2025 | FY2024 | FY2023 | FY2022 | FY2021 | 4Y CAGR |
|---|---|---|---|---|---|---|
| Operating Cash Flow | $622.38M8.3%up Benchmark median 6.3% | $574.56M3.4%up Benchmark median 4.8% | $555.83M7.6%up Benchmark median 9.9% | $516.77M9.6%up Benchmark median -0.7% | $471.35M27.4%up Benchmark median 10.7% | 7.2% Benchmark median 7.0% |
| Capital Expenditures | — | — | — | — | — | — Benchmark median 9.0% |
| Free Cash Flow Median of 378 / 498 | — | — | — | — | — | — Benchmark median 4.9% |
n/m: not meaningful — the base (the prior year, or the first year for the CAGR) was zero or negative, or a per-share figure’s share basis changed (stock split). “—” means the figure is not available.
Benchmark median = median of the companies in the benchmark universe on Dec 31 of each fiscal year, from their own 10-K filings; a change counts only companies whose prior year was positive. Each median uses every member that reports the line item; where fewer than 80% do (banks and insurers file no gross profit), the row names how many. Published where at least 250 companies report it. Updated 2026-10-27. This compares reported figures, not share-price returns. Methodology
Ratios & valuation
FY2025Every ratio read two ways: Wall Street’s popular formula and the value investor’s stricter one. Same question, same unit. Pick a ratio.
Valuation · Earnings yield
What a dollar of market value earned
4.6%
Wall Street
on net earnings
FY2024 3.1%
— Not reported
Value investor
on free cash flow
FY2024 — Not reported
How it’s calculated
Wall Street · on net earnings
Diluted EPS ÷ fiscal-year-end share price (1 ÷ P/E)
pe_ratio (ratio table)
P/E 21.5×Value investor · on free cash flow
(Operating cash flow − capital expenditures) ÷ market capitalisation (fiscal-year-end close × weighted-average diluted shares)
free cash flow ÷ market cap
Valuation · Enterprise yield
What a dollar of enterprise value earned
7.2%
Wall Street
on EBITDA
FY2024 5.9%
4.4%
Value investor
on EBIT
FY2024 3.4%
Gap −2.8 pts: Value-investor figure 2.8 points lower
How it’s calculated
Wall Street · on EBITDA
EBITDA ÷ enterprise value (1 ÷ EV/EBITDA)
ev_ebitda (ratio table)
EV/EBITDA 14.0×Value investor · on EBIT
Operating income (EBIT) ÷ enterprise value: depreciation counts as a real cost
operating income ÷ (ev_ebitda × ebitda)
Valuation · Book yield
Net assets behind a dollar of market value
38.1%
Wall Street
on book equity
FY2024 34.7%
38.1%
Value investor
on tangible book
FY2024 34.7%
Gap Same: Both views read the same
How it’s calculated
Wall Street · on book equity
Book value of equity ÷ market capitalisation (1 ÷ P/B)
pb_ratio (ratio table)
P/B 2.6×Value investor · on tangible book
Tangible book value (equity less goodwill and intangibles) ÷ market capitalisation
tangible_book_value_per_share ÷ (pb_ratio × book_value_per_share)
Quality · Return on capital
Profit earned on the money in the business
12.5%
Wall Street
ROE: net income ÷ equity
FY2024 9.4%
5.3%
Value investor
ROIC: after-tax operating profit ÷ invested capital
FY2024 4.4%
Gap −7.2 pts: Value-investor figure 7.2 points lower
How it’s calculated
Wall Street · ROE: net income ÷ equity
Net income ÷ average stockholders' equity (start and end of year), including noncontrolling interests. Buybacks shrink equity and lift it.
return_on_equity (ratio table)
Value investor · ROIC: after-tax operating profit ÷ invested capital
Operating profit after tax ÷ invested capital (total assets − cash − non-interest-bearing current liabilities), so leverage cannot flatter it
roic (ratio table)
Quality · Cash margin
Cash profit kept from each dollar of sales
75.8%
Wall Street
EBITDA margin
FY2024 67.8%
— Not reported
Value investor
Free-cash-flow margin
FY2024 — Not reported
How it’s calculated
Wall Street · EBITDA margin
EBITDA ÷ revenue
ebitda ÷ revenue
Value investor · Free-cash-flow margin
(Operating cash flow − capital expenditures) ÷ revenue: taxes, interest, working capital and capex all paid
free cash flow ÷ revenue
Balance sheet · Debt cover
How many times one year of earnings repays all debt
0.20×
Wall Street
EBITDA ÷ total debt
FY2024 0.18×
— Not reported
Value investor
FCF ÷ total debt
FY2024 — Not reported
How it’s calculated
Wall Street · EBITDA ÷ total debt
EBITDA ÷ total debt (short-term + long-term)
ebitda ÷ total debt
Net debt/EBITDA 4.99×Value investor · FCF ÷ total debt
Free cash flow ÷ total debt: what is actually left to repay it
free cash flow ÷ total debt
Balance sheet · Interest cover
How many times earnings pay the year's interest
5.3×
Wall Street
EBITDA ÷ interest
FY2024 4.6×
3.3×
Value investor
EBIT ÷ interest
FY2024 2.7×
Gap −2.0×: Value-investor figure 2.0 lower
How it’s calculated
Wall Street · EBITDA ÷ interest
EBITDA ÷ interest expense
ebitda_interest_coverage (ratio table)
Value investor · EBIT ÷ interest
Operating income ÷ interest expense
interest_coverage (ratio table)
Each ratio measures one thing two ways, in the same unit: the popular formula, then a stricter one, so a lower figure is the stricter reading. Gap = value-investor figure minus Wall Street figure, from the figures shown.
Price-based ratios use the fiscal-year-end closing price. Free cash flow = operating cash flow − capital expenditures (we compute it; filings rarely report it). n/m = not meaningful (denominator ≤ 0); “—” = not reported. Each ratio’s formulas are under “How it’s calculated”.
Smart money
Showing the most recent 5 annual periods. Get longer history on the Pro plan, or the full history (1993–present) plus the smart-money dataset and webhooks on Institutional.
Peers, filings & research
Research Reports
No published research on FRT yet.
Reports appear here as analysts publish research on this company — built with Valuein's agentic workflows on data pinned to its SEC filing. Be the first: run equity_research_brief on FRT and publish the result to your public profile.
Cite this page
Data as of Oct 30, 2026. Canonical address: https://valuein.biz/data/FRT
Valuein. (2026, October 30). FEDERAL REALTY INVESTMENT TRUST (FRT) financial statements, earnings power and smart-money summary [Data set]. Source: SEC EDGAR filings. https://valuein.biz/data/FRT
@misc{valuein_frt_2026,
author = {{Valuein}},
title = {FEDERAL REALTY INVESTMENT TRUST (FRT) financial statements, earnings power and smart-money summary},
year = {2026},
howpublished = {\url{https://valuein.biz/data/FRT}},
note = {Data as of 2026-10-30; source: SEC EDGAR filings}
}10-K filed Feb 12, 2026 · accession 0000034903-26-000017
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