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Federal Realty Investment Trust (the "Parent Company" or the "Trust") is an equity real estate investment trust ("REIT"). Federal Realty OP LP (the "Operating Partnership") is the entity through which the Trust conducts substantially all of its operations and owns substantially all of its assets.
$126.02
+$0.66 (+0.53%)
EOD Jul 17, 2026
47.08% operating margin is above average. ROIC at 7.50%. Note that capital returns lag the margin, the business may be capital-intensive despite high margins.
Revenue grew 6.4%, steady but not accelerating.
Even for strong businesses, today's 22x P/E means the stock needs to keep delivering. There's no margin of safety if growth disappoints.
21.8x earnings. Valuation is in a reasonable range. The main question is whether the business can re-accelerate or if current trajectory is already priced in.
Based on TTM earnings · Diluted shares
Profitability & Returns
Revenue (TTM)
$1.31B
▲ +6.4% YoY
Net Income (TTM)
$506M
▲ +39.2% YoY
Op. Margin
53.63%
▲ +7.8pp YoY
ROIC
12.38%
▲ +1.4pp YoY
Cash Flow & Balance Sheet
FCF
N/A
Op. Cash Flow (TTM)
$628M
▲ +8.3% YoY
Net Debt
$1.85B
Cash & Equiv.
$116M
5Y CAGR: +8.9%
3Y CAGR: +0.8%
Continue Research
At a P/E of 21.8, Federal Realty Investment Trust (FRT) trades above a two-stage DCF intrinsic value of about $64.72 per share, so at $126.02 the stock looks overvalued (48.6% above estimated intrinsic value). A high multiple is not the same as overvalued: fast-growing, high-quality businesses can deserve a premium. See the general approach in how to tell if a stock is overvalued.
On quality, Federal Realty Investment Trust scores 59/100 on Intrinsiqq's quality scorecard (a mixed business on these measures), weighing growth, margins, returns on capital, share count, and balance-sheet strength. All figures are computed from SEC filings; read the full methodology. This is analysis, not investment advice.
Intrinsiqq's two-stage DCF estimates an intrinsic value of about $64.72 per share for FRT, projecting its recent free cash flow forward with a growth rate that fades toward a long-run rate and discounting it back to today. Applying a 25% margin of safety gives a more conservative fair-value entry around $48.54. At today's $126.02, that puts the stock about 48.6% above estimated intrinsic value. The result is sensitive to the growth and discount-rate inputs, so it is best to run conservative, base and optimistic cases. You can adjust all of them yourself with the sliders on the DCF tab.
Federal Realty Investment Trust scores 59 out of 100 on Intrinsiqq's quality score, a weighted blend of 6 metrics each scored 0 to 100, which makes it a mixed business on these measures. Recent fundamentals include a 53.6% operating margin and a 12.4% return on invested capital. The score weighs revenue and free-cash-flow growth, operating margins, return on invested capital, share-count change, and balance-sheet strength, all computed from SEC filings, not opinion. Because valuation only means something relative to quality, the full metric-by-metric breakdown is on the quality scorecard.
That depends on valuation and quality together, not either alone. FRT currently trades above its estimated intrinsic value and scores 59/100 on quality (mixed). A cheap price is only a bargain if the business is durable, and a premium can be justified by genuine quality, so the two questions, "is it cheap?" and "is it good?", only make sense side by side. Read the valuation against the quality scorecard, run the DCF on your own assumptions, and decide for yourself. This is analysis from SEC filings, not investment advice.