Federal Realty Investment Trust is a shopping center-focused retail real estate investment trust that owns high-quality properties in eight of the largest metropolitan markets. Its portfolio includes an interest in 104 properties, which includes 28.8 million square feet of retail space and 2,700 multifamily units. Federal's retail portfolio includes grocery-anchored centers, superregional centers, power centers, and mixed-use urban centers. Federal Realty has focused on owning assets in highly desirable areas with significant growth, and as a result, the average population density and average median household income are higher for its portfolio than for any other retail REIT.
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The chart shows the growth of an initial investment of $10,000 in Federal Realty Investment Trust, comparing it to the performance of the S&P 500 index.
All prices have been adjusted for splits and dividends.
Federal Realty Investment Trust (FRT) has returned 7.49% so far this year and 23.43% over the past 12 months. Looking at the last ten years, FRT has achieved an annualized return of -3.79%, underperforming the Benchmark (SPY), which averaged 12.23% per year.
The table below presents the monthly returns of Federal Realty Investment Trust (FRT) with color gradation from worst to best to easily spot seasonal factors.
| Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2026 | 1.82% | 7.35% | -1.59% | 2.38% | ||||||||
| 2025 | -1.80% | -1.94% | -7.01% | -3.00% | 0.89% | 0.31% | -1.56% | 8.71% | 1.71% | -3.71% | 4.84% | 2.85% |
| 2024 | -0.89% | -0.67% | 1.50% | 2.01% | -3.04% | 0.02% | 11.17% | 2.21% | 0.69% | -3.01% | 4.62% | -3.54% |
| 2023 | 9.61% | -4.06% | -6.64% | -0.02% | -10.61% | 9.56% | 5.68% | -3.54% | -7.90% | 1.00% | 4.73% | 7.98% |
| 2022 | -6.72% | -7.60% | 3.65% | -4.93% | -2.28% | -16.91% | 10.21% | -3.33% | -10.10% | 7.34% | 11.70% | -9.64% |
| 2021 | 2.83% | 14.68% | -1.69% | 10.43% | 0.60% | 2.33% | 0.08% | 2.60% | -3.72% | 1.37% | 1.45% | 7.97% |
| 2020 | -3.47% | -7.19% | -36.19% | 17.73% | -0.55% | 6.05% | -11.05% | 4.93% | -6.59% | -7.50% | 25.42% | -4.32% |
| 2019 | 13.26% | 0.50% | 3.26% | -2.95% | -2.22% | -1.72% | 1.91% | -1.90% | 5.55% | -0.05% | -1.59% | -2.54% |
| 2018 | -9.23% | -5.67% | 2.34% | -0.31% | 2.62% | 6.66% | -0.74% | 5.12% | -2.95% | -2.08% | 6.19% | -10.87% |
| 2017 | -1.74% | 0.72% | -4.57% | -1.96% | -6.47% | 3.13% | 4.36% | -4.53% | -2.30% | -3.20% | 9.60% | -0.08% |
| 2016 | -2.13% | 0.31% | 8.03% | 2.00% | -6.44% | -3.11% | -4.62% | -3.07% | 1.82% |
The charts below present risk-adjusted performance metrics for Federal Realty Investment Trust (FRT) and compare them to a Benchmark (SPY). These indicators evaluate an investment's returns against its associated risks.
The Sharpe ratio helps investors understand how much return they're getting for the level of risk taken. A higher Sharpe ratio indicates better risk-adjusted performance, meaning more reward for each unit of risk.
These values reflect how efficiently the investment has delivered returns relative to its volatility over different time periods. All figures are annualized and based on daily total returns.
The chart below shows the rolling Sharpe ratio of FRT compared to the benchmark. This view highlights how the investment's risk-adjusted performance has changed over time.
The current Federal Realty Investment Trust volatility is 1.15%, representing the standart deviation of percentage change in the investments's value, either up or down over the past month. The chart below shows the rolling one-month volatility.
The Drawdowns chart displays portfolio losses from any high point along the way. It shows the maximum percentage drop from a peak to a trough over a specified period, indicating the risk of significant losses.
Although chart shows positive values, it represents the percentage drop from the peak, so a value of 10% means the portfolio has dropped 10% from its highest point.
The income statement provides a summary of a company's revenues, expenses, and profits over a specific period. It shows how much money the company earned (revenues) and how much it spent (expenses), leading to the net income or profit. This statement is crucial for understanding a company's financial performance and profitability.
| 2025 | 2024 | 2023 | 2022 | 2021 | 2020 | 2019 | 2018 | 2017 | 2016 | 2015 | 2014 | 2013 | 2012 | 2011 | 2010 | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Liabilities And Equity (USD) | 9.13B | 8.52B | 8.44B | 8.23B | 7.62B | 7.61B | 6.79B | 6.29B | 6.28B | 5.42B | 4.91B | 4.55B | 4.22B | 3.90B | 3.66B | 3.16B |
| Temporary Equity (USD) | 181.66M | 180.29M | 183.36M | 178.37M | 213.71M | 137.72M | 139.76M | 136.21M | 141.16M | 143.69M | 137.32M | 119.05M | 104.43M | 94.42M | 85.33M | - |
| Equity Attributable To Parent (USD) | 3.25B | 3.17B | 2.96B | 2.95B | 2.58B | 2.46B | 2.54B | 2.35B | 2.27B | 1.98B | 1.66B | 1.60B | 1.45B | 1.29B | 1.22B | 1.15B |
| Equity Attributable To Noncontrolling Interest (USD) | 70.26M | 72.55M | 78.65M | 80.00M | 82.55M | 84.59M | 100.79M | 121.44M | 124.81M | 99.10M | 118.18M | 88.16M | 23.14M | 23.78M | 24.51M | 31.30M |
| Equity (USD) | 3.32B | 3.24B | 3.04B | 3.03B | 2.66B | 2.55B | 2.64B | 2.47B | 2.39B | 2.08B | 1.78B | 1.69B | 1.47B | 1.31B | 1.24B | 1.18B |
| Redeemable Noncontrolling Interest (USD) | 181.66M | 180.29M | 183.36M | 178.37M | 213.71M | 137.72M | 139.76M | 136.21M | 141.16M | 143.69M | 137.32M | 119.05M | 104.43M | 94.42M | 85.33M | - |
| Long-term Debt (USD) | 4.96B | 4.50B | 4.62B | 4.34B | 4.06B | 4.31B | 3.37B | 3.17B | 3.23B | 2.74B | 2.56B | 2.34B | 2.25B | 2.13B | 2.04B | - |
| Noncurrent Liabilities (USD) | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Current Liabilities (USD) | 5.63B | 5.10B | 5.21B | 5.02B | 4.75B | 4.92B | 4.02B | 3.69B | 3.74B | 3.20B | 2.99B | 2.74B | 2.64B | 2.49B | 2.33B | 1.98B |
| Liabilities (USD) | 5.63B | 5.10B | 5.21B | 5.02B | 4.75B | 4.92B | 4.02B | 3.69B | 3.74B | 3.20B | 2.99B | 2.74B | 2.64B | 2.49B | 2.33B | 1.98B |
| Noncurrent Assets (USD) | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Current Assets (USD) | 9.13B | 8.52B | 8.44B | 8.23B | 7.62B | 7.61B | 6.79B | 6.29B | 6.28B | 5.42B | 4.91B | 4.55B | 4.22B | 3.90B | 3.66B | 3.16B |
| Assets (USD) | 9.13B | 8.52B | 8.44B | 8.23B | 7.62B | 7.61B | 6.79B | 6.29B | 6.28B | 5.42B | 4.91B | 4.55B | 4.22B | 3.90B | 3.66B | 3.16B |
The article recommends three Dividend King retail stocks for long-term investors: Target, Lowe's, and Federal Realty Investment Trust. All three have demonstrated resilience by increasing dividends annually for 50+ consecutive years. Target offers a 3.8% yield but is undergoing a business overhaul; Lowe's has more attractive valuation than Home Depot with a 2% yield; Federal Realty is a REIT with a 4.3% yield and active portfolio management.
During turbulent market conditions with rising oil prices and consumer budget concerns, three Dividend King stocks offer reliable income and stability: Coca-Cola and Procter & Gamble, which sell essential consumer products with strong brand loyalty, and Federal Realty Investment Trust, a REIT with a higher yield that owns quality retail properties anchored by grocery stores.
During periods of market uncertainty and geopolitical concerns, high-yield dividend stocks like Realty Income and Federal Realty offer investors reliable income streams. Realty Income, the largest net lease REIT with 15,500+ properties, offers a 4.8% dividend yield and 30 years of annual dividend increases. Federal Realty, a focused retail landlord with only 100 properties in high-demand areas, is the only REIT to achieve Dividend King status with 50+ consecutive years of dividend increases and a 4% yield.
Federal Realty Investment Trust and Realty Income are highlighted as excellent dividend stocks for long-term investors seeking reliable income. Federal Realty, the only REIT that is a Dividend King with 58 consecutive years of dividend increases, offers a 4.2% yield. Realty Income, which markets itself as 'The Monthly Dividend Company,' provides a nearly 5% yield with 30 consecutive annual dividend increases. Both companies significantly outperform the S&P 500's 1.1% yield and the average REIT yield of 3.8%.
Federal Realty Investment Trust (NYSE: FRT) released the federal income tax treatment for 2025 distributions to shareholders of its Common Shares and 5.000% Series C Cumulative Redeemable Preferred Shares. The company disclosed that 97.6% of capital gain distributions are related to Section 1231 gains, with 2.4% classified as one-year and three-year amounts. No foreign taxes were incurred.
AGNC Investment offers a high 12% dividend yield but comes with significant risks. While the stock has delivered strong total returns when dividends are reinvested, the dividend itself has been volatile and trending lower for over a decade. The article recommends AGNC only for long-term total return investors, not for those seeking reliable retirement income. Federal Realty is presented as a superior choice for income-focused investors due to its stable, growing dividend history.
AGNC Investment is a mortgage REIT with a 13% dividend yield, but investors should be cautious. Unlike property-owning REITs that provide reliable income, mREITs like AGNC prioritize total return over dividend stability, with a history of dividend fluctuations. The stock is only suitable for investors willing to reinvest dividends and seek total return rather than consistent income.
AGNC Investment, a mortgage REIT with a 14% dividend yield, may not be a reliable long-term income investment due to volatile dividends and declining share price. Investors should understand the total return objective rather than expecting consistent income.
Federal Realty Investment Trust, a REIT with 58 consecutive years of dividend increases, is positioned for potential dividend growth up to 7% by 2028, driven by strategic property management and improving post-pandemic performance.
Federal Realty Investment Trust is the only REIT Dividend King, having increased dividends for 58 consecutive years. With a 4.52% dividend yield, a $1.5 million investment could generate approximately $67,800 in annual income, making it an attractive option for retirement planning.