What is the 13F Pro Quality Score for FRT?

13F Pro ranks FEDERAL REALTY INVESTMENT TRUST (FRT) on the 13F Pro Quality Score, a 0–100 composite of 32 fundamental signals including return on invested capital, free cash flow consistency, balance-sheet strength, earnings quality, growth durability, and valuation discipline. The score refreshes after each 10-K and 10-Q filing on SEC EDGAR. View FRT's current score at https://13fpro.ai/research/FRT (free sign-up required for the full ranking).

Which hedge funds own the most FRT stock?

Based on the most recent Form 13F-HR filings on SEC EDGAR, the largest reported institutional holders of FRT include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET. Holdings are reported quarterly within 45 days of quarter-end and updated on https://13fpro.ai/research/FRT as soon as new 13F filings post.

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.

What sector is FRT in?

FEDERAL REALTY INVESTMENT TRUST (FRT) is classified in the Real Estate sector. 13F Pro publishes sector-level fund flow analysis and quality leaders at https://13fpro.ai/research/sector/real-estate.

What drives FRT's revenue?

Per FEDERAL REALTY INVESTMENT TRUST's latest 10-Q filed with the SEC on 2026-05-01, the biggest revenue drivers are: Rental income ($332.7M, +10.0% YoY); Other property income ($7.9M, +19.8% YoY); Mortgage interest income ($0.5M, +94.9% YoY). Figures are extracted from the filing text and machine-verified against the document. Full breakdown at https://13fpro.ai/research/FRT.

What are FRT's largest expenses?

FEDERAL REALTY INVESTMENT TRUST's latest 10-Q reports these as the largest expense items: Depreciation and amortization ($99.2M, +14.1% YoY); Rental expenses ($74.7M, +10.2% YoY); Interest expense ($49.1M, +15.6% YoY). Sourced directly from SEC EDGAR filing text for Q1 2026 (quarter ended March 31, 2026).

How often is FRT research updated on 13F Pro?

FRT's fundamentals refresh within hours of each new 10-K or 10-Q filing on SEC EDGAR. Institutional ownership updates after each quarterly 13F filing window. Insider transactions update after each Form 4 filing. The 13F Pro Quality Score recalculates after every fundamentals refresh.

FEDERAL REALTY INVESTMENT TRUST(FRT)Stock Analysis

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13F Pro Quality Score

69.5/100

Rank #364 of 2,879 stocksTOP 25%

View Real Estate peers →

Rankings refresh quarterly once 80% of peers have filed (~45 days after quarter-end). Next update: ~Aug 14, 2026.

Revenue Growth

55.8/100

Profitability

93.1/100

Balance Sheet

69.5/100

Earnings Quality

80.5/100

Free Cash Flow

92.9/100

Institutional Flow

10.2/100

Revenue Scale

53.9/100

Dilution Risk

53.9/100

FRT Stock Analysis & AI Quality Score

AI stock analysis and institutional research for FEDERAL REALTY INVESTMENT TRUST (FRT), a Real Estate sector company. 13F Pro's AI-powered ranking engine scores FRT at 69.5/100 on a 32-signal composite quality model, placing it at rank #364 of 2,879 stocks — the top 25% of the AI-ranked universe. FRT scores in the top quartile across profitability (93.1), free cash flow (92.9), earnings quality (80.5). Areas of concern include institutional flow (10.2), which score below median versus the broader universe. 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. FEDERAL REALTY INVESTMENT TRUST's 13F Pro composite quality score has ranged between 70 and 71 since 2026, currently 69.5 — a stable long-term trajectory across 8 quarterly and live scoring snapshots.

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

AI-extracted from FEDERAL REALTY INVESTMENT TRUST's 10-Q filed 2026-05-01 — Q1 2026 (quarter ended March 31, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

Q1 net income surged 149% YoY to $159.1M on strong property gains, while rental income rose 10% to $332.7M on acquisitions and higher occupancy.

Biggest Revenue Drivers

Total revenue: $341.1M+10.3% YoY

Rental income$332.7M+10.0% YoY

Increase from acquisitions ($20.4M), comparable property higher rental rates and occupancy ($14.0M), and non-comparable properties ($6.6M), offset by property dispositions ($9.3M).

Other property income$7.9M+19.8% YoY

Revenue includes Pike & Rose hotel, parking income, and other incidental property income.

Mortgage interest income$0.5M+94.9% YoY

Minor component of total revenue.

Largest Expense Items

Depreciation and amortization$99.2M+14.1% YoY

Increase due to acquisitions, Santana West and Pike & Rose Phase IV openings, and investment in comparable properties.

Rental expenses$74.7M+10.2% YoY

Higher snow removal and utilities costs on comparable properties, acquisition additions, and Santana West openings.

Interest expense$49.1M+15.6% YoY

Higher weighted average borrowings ($4.4M), lower capitalized interest ($1.9M benefit), and higher borrowing rates ($0.4M).

Real estate taxes$39.0M+6.6% YoY

Increase from acquisitions and higher assessments on comparable properties.

Watch Items from the Filing

Significant debt maturity schedule: $252.6M due in 2026, $1.06B in 2027, $1.16B in 2028. Bethesda Row $200M mortgage matures Dec 2026 with one-year extension option; $400M senior notes matured Feb 2026.
Variable rate debt exposure of $1.2B (26% of total debt). 1% interest rate increase would add $11.7M annual interest expense. SOFR-based term loans and revolving facility at 4.4% weighted average rate.
Portfolio 96.1% leased but only 93.8% occupied; 2.3% gap attributable to spaces under redevelopment. Comparable properties leasing signed 661K sq ft in Q1 with 13% cash rent increase, but strong near-term execution doesn't guarantee sustained momentum.
Development pipeline of $301M remaining costs expected over next two years, including Santana West ($325–335M), residential at Santana Row ($140–148M), and redevelopment projects ($312M). Cost overruns and tariff/supply chain impacts cited as risks.
Sold $158.5M of real estate (Santana Row residential, Courthouse Center) generating $92.2M gain. Acquired Congressional North ($72.3M) and Bethesda Row fee ($2.5M). YTD 2026 acquisitions $92M; continued selective acquisitions underway.

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

Read the full 10-Q on SEC EDGAR →Share on X

Revenue

Q1 2026

$341.1M

Net Income

Q1 2026

$159.1M

Free Cash Flow

Q1 2026

$184.6M

Operating Margin

Q1 2026

61.3%

ROIC

Q1 2026

6.3%

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro+

Revenue

+13.0% YoY

$1.28BFY 2025

FY21 $951.2MFY22 $1.07BFY23 $1.13BFY25 $1.28B

Net Income

+73.5% YoY

$411.1MFY 2025

FY21 $261.5MFY22 $385.5MFY23 $237.0MFY25 $411.1M

Operating Income

+48.2% YoY

$602.2MFY 2025

FY21 $394.7MFY22 $526.4MFY23 $406.5MFY25 $602.2M

EPS (Diluted)

+67.1% YoY

$4.68FY 2025

FY21 $3.26FY22 $4.71FY23 $2.80FY25 $4.68

Total Assets

+8.2% YoY

$9.13BFY 2025

FY21 $7.62BFY22 $8.23BFY23 $8.44BFY25 $9.13B

Total Debt

+7.5% YoY

$4.96BFY 2025

FY21 $4.06BFY22 $4.34BFY23 $4.62BFY25 $4.96B

Op. Cash Flow

+12.0% YoY

$622.4MFY 2025

FY21 $471.4MFY22 $516.8MFY23 $555.8MFY25 $622.4M

Metric	FY 2025	FY 2023	FY 2022	FY 2021	FY 2019	FY 2017
Revenue	$1.28B +13.0%	$1.13B +5.4%	$1.07B +12.9%	$951.2M +1.6%	$935.8M +9.1%	$857.3M
Net Income	$411.1M +73.5%	$237.0M -38.5%	$385.5M +47.4%	$261.5M -26.1%	$353.9M +22.1%	$289.9M
Operating Income	$602.2M +48.2%	$406.5M -22.8%	$526.4M +33.4%	$394.7M -16.2%	$470.9M +14.8%	$410.2M
EPS (Diluted)	$4.68 +67.1%	$2.80 -40.6%	$4.71 +44.5%	$3.26 -29.3%	$4.61 +16.1%	$3.97
Total Assets	$9.13B +8.2%	$8.44B +2.5%	$8.23B +8.0%	$7.62B +12.2%	$6.79B +8.3%	$6.28B
Total Debt	$4.96B +7.5%	$4.62B +6.2%	$4.34B +6.9%	$4.06B +20.6%	$3.37B +4.3%	$3.23B
Operating Cash Flow	$622.4M +12.0%	$555.8M +7.6%	$516.8M +9.6%	$471.4M +2.0%	$461.9M +0.7%	$458.8M

AI Insight: FRT Financial Trends

Revenue grew 17% YoY to $341M in Q1 2026, while operating income surged 94% to $209M, but Q4 2025 debt spike to $4.96B warrants close scrutiny.

• Revenue expanded from $291M in Q1 2024 to $341M in Q1 2026, a 17% increase over two years.

• Operating income rose 94% year-over-year, from $108M in Q1 2025 to $209M in Q1 2026.

• Operating cash flow remained solid at $185M in Q1 2026, highest in trailing twelve-month period.

⚠ Total debt spiked to $4.96B in Q4 2025—first reported debt figure; debt-to-equity nearly 1.5x. Monitor leverage trajectory.

⚠ Net income volatility persists: ranged $57M–$181M quarterly; Q1 2026 rebound to $159M suggests ongoing variability.

AI Insight: FRT Ratio Trends

Operating and net margins nearly doubled year-over-year, with Q1 2026 sustaining Q4 2025's elevated profitability despite ROIC volatility.

• Operating margin surged from 35.0% in Q1 2025 to 61.3% in Q1 2026; net profit margin rose from 20.6% to 46.7% over the same period.

• ROE jumped from 8.0% in Q1 2025 to 19.2% in Q1 2026; ROA nearly doubled from 3.0% to 7.0%.

• TTM ROIC stands at 23.0%, up substantially from Q1 2025's trailing 13.6%, reflecting recent profitability recovery.

⚠ ROIC collapsed to 11.7% in Q4 2025 despite elevated margins, rebounding to 25.2% in Q1 2026—pattern suggests potential seasonality or one-off impact.

⚠ Quarterly results alternate between ~35% and ~60% operating margins; underlying volatility warrants scrutiny on recurring vs. non-recurring drivers.

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Available Research

13F Pro tracks comprehensive data for FEDERAL REALTY INVESTMENT TRUST including:

SEC EDGAR filings (10-K, 10-Q, 8-K)

XBRL financial facts (revenue, EPS, margins)

Insider transactions (Form 4)

Institutional 13F holdings

Quality rankings (32 signals)

AI analyst debates & daily meetings

Historical financial trends

Peer comparison & sector analysis

Top Institutional Holders of FRT

BlackRock, Inc.
$917.9M8,642,048 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$773.6M7,283,403 sh
STATE STREET CORP
$677.5M6,378,740 sh
VANGUARD CAPITAL MANAGEMENT LLC
$571.5M5,380,784 sh
Resolution Capital Ltd
$387.1M3,644,575 sh
Invesco Ltd.
$285.5M2,688,309 sh
GEODE CAPITAL MANAGEMENT, LLC
$243.1M2,292,435 sh
AQR CAPITAL MANAGEMENT LLC
$221.6M2,125,515 sh
NORTHERN TRUST CORP
$173.6M1,634,529 sh
ProShare Advisors LLC
$173.0M1,628,718 sh

Fund	Value	Shares
BlackRock, Inc.	$917.9M	8,642,048
VANGUARD PORTFOLIO MANAGEMENT LLC	$773.6M	7,283,403
STATE STREET CORP	$677.5M	6,378,740
VANGUARD CAPITAL MANAGEMENT LLC	$571.5M	5,380,784
Resolution Capital Ltd	$387.1M	3,644,575
Invesco Ltd.	$285.5M	2,688,309
GEODE CAPITAL MANAGEMENT, LLC	$243.1M	2,292,435
AQR CAPITAL MANAGEMENT LLC	$221.6M	2,125,515
NORTHERN TRUST CORP	$173.6M	1,634,529
ProShare Advisors LLC	$173.0M	1,628,718

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Is FRT a good stock to buy?

13F Pro's AI-powered analysis of FEDERAL REALTY INVESTMENT TRUST (FRT) draws on SEC EDGAR-sourced fundamentals, institutional 13F holdings, and insider Form 4 transactions in the Real Estate sector (listed on NYSE). The 32-signal AI Quality Score, current rank, and full bull/bear verdict for FRT are available on the FRT stock profile dashboard — with the same data, AI insights, ratios, and institutional activity refreshed after every 10-K, 10-Q, 13F, and Form 4 filing.

Which hedge funds own FRT?

Institutional investors are required to disclose their holdings quarterly via SEC Form 13F. 13F Pro aggregates these filings to show which hedge funds, mutual funds, and asset managers are buying or selling FRT. Combined with insider transaction data from Form 4 filings and AI-powered analysis from 10 specialized research agents, 13F Pro provides a comprehensive view of FEDERAL REALTY INVESTMENT TRUST's investment landscape.