---
title: Federal Realty Investment Trust (FRT) — intrinsic value and fair price
canonical: https://sweetvaluelab.com/stocks/frt
ticker: FRT
as_of: 2026-10-17
sector: Real Estate
industry: REIT - Retail
---
# Federal Realty Investment Trust (FRT)

Federal Realty Investment Trust (FRT) closed at $106.32 on Oct 16, 2026, undervalued by 26% vs its model value of $143.96 (from its own five-year median price to Cash FFO).

## Key figures

| Figure | Value |
| --- | ---: |
| Last close | $106.32 (Oct 16, 2026) |
| Model value (from its own five-year median price to Cash FFO) | $143.96 |
| Price vs model | undervalued by 26% vs model |
| Range of that model | $134.66 – $152.18 |
| Market value | $9.2B |
| P/E (fiscal 2025) | 22.7 |
| Net margin (fiscal 2025) | 32.1% |
| Free cash flow (fiscal 2025) | — |
| Dividend yield (trailing twelve months) | 4.28% |
| Beta | 0.94 |
| Cost of capital (WACC) | 7.29% |
| Business classification | Mature & Stable (Low/slowing growth (~6% recent), High profitability (32% net margin), Highly cyclical earnings) |

## On the stock lists

| List | Place | Figure | Page |
| --- | ---: | ---: | --- |
| Highest dividend yield | #49 | 4.28% | https://sweetvaluelab.com/lists/highest-dividend-yield |

## Dividends

| Figure | Value |
| --- | ---: |
| Trailing dividend yield | 4.28% |
| Dividends per share, last 12 months | $4.55 |
| Coverage | — |
| Raised | 18 years in a row |
| Growth over 5 years | 1.4% a year |
| Latest payment | $1.16, ex-date Oct 1, 2026, paid Oct 15, 2026 |

| Year of payments | Dividends per share |
| --- | ---: |
| To Sep 21, 2021 | $4.25 |
| To Sep 21, 2022 | $4.29 |
| To Sep 21, 2023 | $4.33 |
| To Oct 1, 2024 | $4.37 |
| To Oct 1, 2025 | $4.43 |
| Trailing twelve months (to Oct 1, 2026) | $4.55 |

## Valuation models

Each model's value per share and the role the engine gave it for this business. The headline above is one model's value; every other model is listed with its own, and each has a page of its own under the valuation. Computed Oct 17, 2026.

| Model | Role | Value per share | Low | High |
| --- | --- | ---: | ---: | ---: |
| P/Cash FFO · own history | primary | $143.96 | $134.66 | $152.18 |
| P/E · peers | cross check | $112.62 | $106.24 | $153.54 |
| P/E · own history | cross check | $128.73 | $103.90 | $160.77 |
| PEG | sanity check | $33.81 | $33.81 | $33.81 |
| EV/EBITDA · peers | cross check | $135.38 | $115.48 | $158.54 |
| EV/Revenue · peers | cross check | $74.99 | $68.48 | $103.92 |
| Dividend discount | cross check | $66.12 | $49.92 | $107.70 |

## Insider activity (SEC Form 4)

Past 90 days: 0 open-market buys ($0) and 10 open-market sales ($163,341.8); 10b5-1 plan sales included.

| Date | Insider | Relationship | Transaction | Shares | Value |
| --- | --- | --- | --- | ---: | ---: |
| Sep 30, 2026 | Lamb-Hale Nicole | Director | Open-market sell | 200 | $21,792 |
| Sep 30, 2026 | Lamb-Hale Nicole | Director | Open-market sell | 100 | $10,895.5 |
| Sep 30, 2026 | Lamb-Hale Nicole | Director | Open-market sell | 80 | $8,714.4 |
| Sep 30, 2026 | Lamb-Hale Nicole | Director | Open-market sell | 60 | $6,535.2 |
| Sep 30, 2026 | Lamb-Hale Nicole | Director | Open-market sell | 40 | $4,356.4 |

## Recent SEC filings

| Filed | Form | What | Filing |
| --- | --- | --- | --- |
| Aug 11, 2026 | 8-K | 1.01 Entry into a Material Agreement; 2.03 Creation of a Direct Financial Obligation; 3.02 Unregistered Sale of Equity; 8.01 Other Events; 9.01 Financial Statements and Exhibits | https://www.sec.gov/Archives/edgar/data/34903/000119312526344547/d117646d8k.htm |
| Jul 31, 2026 | 10-Q | Quarterly report | https://www.sec.gov/Archives/edgar/data/34903/000003490326000042/frt-20260630.htm |
| Jul 31, 2026 | 8-K | 2.02 Results of Operations (Earnings); 9.01 Financial Statements and Exhibits | https://www.sec.gov/Archives/edgar/data/34903/000003490326000040/frt-20260731.htm |
| May 6, 2026 | 8-K | 5.07 Submission of Matters to a Shareholder Vote | https://www.sec.gov/Archives/edgar/data/34903/000003490326000031/frt-20260506.htm |
| May 1, 2026 | 10-Q | Quarterly report | https://www.sec.gov/Archives/edgar/data/34903/000003490326000026/frt-20260331.htm |

## About

Federal Realty Investment Trust (FRT) stands out as a premier entity specializing in the acquisition, management, and redevelopment of high-quality retail properties. These assets are strategically situated primarily in prominent coastal metropolitan areas, spanning the Eastern Seaboard from Washington D.C. to Boston, and extending to key West Coast cities such as San Francisco and Los Angeles. Established in 1962, Federal Realty's core objective is to generate enduring, consistent growth by concentrating investments in communities where consumer demand for retail offerings significantly surpasses existing supply. The company is particularly skilled at developing vibrant, integrated urban districts, exemplified by projects like Santana Row in San Jose, California; Pike & Rose in North Bethesda, Maryland; and Assembly Row in Somerville, Massachusetts. These dynamic, mixed-use environments…

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Source: https://sweetvaluelab.com/stocks/frt (SweetValueLab, free, no account). Prices and statements from Financial Modeling Prep; filings from SEC EDGAR. Research and educational data, not investment advice; nothing here is a recommendation to buy, sell or hold any security.