FRT is the ticker symbol for FEDERAL REALTY INVESTMENT TRUST, a publicly traded Real Estate sector company listed on NYSE. 13F Pro tracks FRT with AI-powered analysis, a 32-signal quality score, SEC EDGAR financials, insider transactions, and institutional 13F holdings — all sourced directly from public SEC filings.

Is FRT a good stock to buy?

FRT is tracked on 13F Pro with SEC EDGAR data, but is not currently included in our 32-signal AI quality ranking. The full company profile with financials and AI insights is at https://13fpro.ai/company/FRT.

Where does 13F Pro source FRT data?

All FEDERAL REALTY INVESTMENT TRUST fundamentals and ownership data come directly from SEC EDGAR. FEDERAL REALTY INVESTMENT TRUST files with the SEC under CIK 34903. 13F Pro ingests XBRL financial facts from 10-K and 10-Q filings, Form 13F-HR institutional holdings, and Form 4 insider transactions, with no third-party rewrites or estimates.

FEDERAL REALTY INVESTMENT TRUST(FRT)— Stock Profile, AI Score & Financials

Real Estate · NYSE · AI-powered stock analysis, 32-signal quality score, SEC EDGAR financials, and institutional holdings. Updated 2026-03-31.

FEDERAL REALTY INVESTMENT TRUST (FRT) stock profile, AI quality score, and SEC EDGAR financial data, a Real Estate sector company. 13F Pro tracks FRT using direct SEC EDGAR data and AI-powered research tools. Based on the latest XBRL financial filings (Q1 2026), FEDERAL REALTY INVESTMENT TRUST reports quarterly revenue of $341.1M, net income of $159.1M, an operating margin of 61.3%. Top institutional holders of FRT by reported 13-F value include BlackRock, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET, based on the most recent SEC filings. FRT trades on the NYSE exchange and files with the SEC under CIK 34903. 13F Pro's AI research platform runs 10 specialized AI analysts — value, growth, momentum, macro, and activist specialists — that debate FRT daily and publish AI-generated analysis with cited SEC sources. The platform aggregates historical XBRL financial facts, 10-Q and 10-K filings, insider Form 4 transactions, and institutional 13-F holdings for FEDERAL REALTY INVESTMENT TRUST directly from SEC EDGAR.

AI Rank

#15

Revenue

$341.1M

Net Income

$159.1M

Operating Margin

61.3%

FRT key financials by period

FEDERAL REALTY INVESTMENT TRUST reported revenue, net income and margins by fiscal period, from SEC filings.
Period	Form	Revenue	Net income	Operating margin
FY 2025	10-K	$1.3B	$411.1M	47.1%
FY 2024	10-K	$1.2B	$295.2M	39.3%
FY 2023	10-K	$1.1B	$237.0M	35.9%
FY 2022	10-K	$1.1B	$385.5M	49.0%
FY 2021	10-K	$951.2M	$261.5M	41.5%
FY 2020	10-K	$835.5M	$131.7M	34.6%

Institutions holding FRT

Institutional investors reporting a position in FEDERAL REALTY INVESTMENT TRUST on SEC Form 13F.
Institution	Shares	Value	Reported
BlackRock	10,151,866	$1.3B	2026-06-30
VANGUARD PORTFOLIO MANAGEMENT	7,174,812	$885.7M	2026-06-30
STATE STREET	6,350,252	$783.9M	2026-06-30
NORGES BANK	5,594,536	$690.6M	2026-06-30
VANGUARD CAPITAL MANAGEMENT	5,406,602	$667.4M	2026-06-30
Resolution Capital Ltd	3,167,773	$391.0M	2026-06-30
Invesco Ltd.	2,537,702	$313.3M	2026-06-30
AQR CAPITAL MANAGEMENT	2,529,007	$312.2M	2026-06-30
GEODE CAPITAL MANAGEMENT	2,332,621	$287.5M	2026-06-30
PRICE T ROWE ASSOCIATES	1,792,044	$221.2M	2026-06-30

SEC EDGAR: CIK 34903 →

FEDERAL REALTY INVESTMENT TRUST

FRT

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What's Driving FRT's Business? Latest 10-Q Breakdown

33/33 datapoints verified

AI-extracted from the 10-Q filed 2026-07-31 — Q2 2026 (quarter ended June 30, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

Total property revenue rose 7.8% to $335.7 million and Core FFO reached $1.88 per diluted share, but net income fell 44.6% to $88.6 million on smaller property-sale gains.

Biggest Revenue Drivers

Rental income$325.9M+7.7% YoY

Property revenue growth driven by $20.6 million from acquisitions, $7.7 million from comparable properties, and $5.6 million from non-comparable properties, offset by $9.7 million from dispositions.

Other property income$9.8M+11.7% YoY

Includes Pike & Rose hotel revenue, parking income and other incidental property income; comparable parking income rose $1.1 million.

Biggest Revenue Drivers

Total revenue: $335.7M+7.8% YoY

Rental income$325.9M+7.7% YoY

Property revenue growth driven by $20.6 million from acquisitions, $7.7 million from comparable properties, and $5.6 million from non-comparable properties, offset by $9.7 million from dispositions.

Other property income$9.8M+11.7% YoY

Includes Pike & Rose hotel revenue, parking income and other incidental property income; comparable parking income rose $1.1 million.

Mortgage interest income$13K-95.3% YoY

Largest Expense Items

Depreciation and amortization$100.6M+12.8% YoY

Due primarily to acquisitions, openings at Santana West, and investment in comparable properties, partially offset by property dispositions.

Rental expenses$64.5M+4.7% YoY

Acquisitions added $2.9 million; non-comparable properties $1.6 million from Pike & Rose Phase IV and Santana West openings; dispositions reduced $2.5 million.

Interest expense$50.0M+12.1% YoY

$3.3 million from higher weighted average borrowings, $1.8 million from a higher weighted average borrowing rate, and $0.3 million less capitalized interest.

Real estate taxes$39.1M+6.5% YoY

Acquisitions added $2.4 million and comparable properties $1.2 million on higher assessments, offset by $1.3 million from dispositions.

Margins: Rental expenses as a percentage of rental income fell to 19.8% from 20.4%, and property operating income rose 8.9% to $232.1 million on acquisitions, new openings, higher rents and occupancy.

Watch Items from the Filing

Net income fell 44.6% to $88.6 million as gains on sale dropped to $20.6 million from $76.5 million and prior-year $14.2 million new market tax credit income did not recur.
Excluding $21.2 million repaid after quarter-end, $829.3 million of debt matures through July 2027, including the $200.0 million Bethesda Row mortgage (one-year extension option).
$1.1 billion of variable rate debt outstanding; a 1.0% rise in market rates would increase annual interest expense by approximately $10.9 million.
Signed 819,000 square feet of comparable-space leases at a 15% average cash rent increase (new leases +34%); portfolio 96.1% leased versus 93.8% occupied.
Core FFO per diluted share rose to $1.88 from $1.76; liquidity includes $107.2 million cash, $1.4 billion revolver with $286.2 million drawn, and $688.9 million ATM capacity.

AI-extracted and verified against SEC EDGAR filing text. Not investment advice.

Read the full 10-Q on SEC EDGAR →