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/company/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/company/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 2026-07-31, the biggest revenue drivers are: Rental income ($325.9M, +7.7% YoY); Other property income ($9.8M, +11.7% YoY); Mortgage interest income ($13K, -95.3% YoY). Figures are extracted from the filing text and machine-verified against the document. Full breakdown at https://13fpro.ai/company/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 ($100.6M, +12.8% YoY); Rental expenses ($64.5M, +4.7% YoY); Interest expense ($50.0M, +12.1% YoY). Sourced directly from SEC EDGAR filing text for Q2 2026 (quarter ended June 30, 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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Why FRT Scores 70/100

exact factor attribution · 2026-08-29

FRT's composite is driven by profitability and free cash flow, held back by earnings quality. Bars show each factor's exact push vs. a median company, using the same weights the ranking engine applies.

Profitability

+6.2 pts

92th pct

Free cash flow

+5.9 pts

90th pct

Capital efficiency

+2.2 pts

72th pct

Institutional flow

+1.9 pts

89th pct

Earnings growth

+1.8 pts

87th pct

Revenue growth

+1.8 pts

59th pct

Scale

+1.2 pts

58th pct

Shareholder dilution

+0.2 pts

54th pct

Earnings quality

-1.3 pts

37th pct

▲2

Factor percentiles are cross-sectional ranks across the ~2,800-stock scored universe, computed from SEC EDGAR filings. Not investment advice.

FRT Stock Analysis & AI Quality Score

Data updated 2026-08-29

AI stock analysis and institutional research for FEDERAL REALTY INVESTMENT TRUST (FRT), 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. FEDERAL REALTY INVESTMENT TRUST's 13F Pro composite quality score has ranged between 65 and 70 since 2026, currently 69.9 — a stable long-term trajectory across 44 quarterly and live scoring snapshots.

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

✓ 33/33 datapoints verified

AI-extracted from FEDERAL REALTY INVESTMENT TRUST's 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 →Share on X

Revenue

Q1 2026

$341.1M

Net Income

Q1 2026

$159.1M

Operating Margin

Q1 2026

61.3%

ROIC

Q1 2026

25.3%

Period

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro

Revenue

+6.4% YoY

$1.28BFY 2025

FY22 $1.07BFY23 $1.13BFY24 $1.20BFY25 $1.28B

Net Income

+39.2% YoY

$411.1MFY 2025

FY22 $385.5MFY23 $237.0MFY24 $295.2MFY25 $411.1M

Operating Income

+27.5% YoY

$602.2MFY 2025

FY22 $526.4MFY23 $406.5MFY24 $472.4MFY25 $602.2M

EPS (Diluted)

+36.8% YoY

$4.68FY 2025

FY22 $4.71FY23 $2.80FY24 $3.42FY25 $4.68

Total Assets

+7.1% YoY

$9.13BFY 2025

FY22 $8.23BFY23 $8.44BFY24 $8.52BFY25 $9.13B

Total Debt

+10.4% YoY

$4.96BFY 2025

FY22 $4.34BFY23 $4.62BFY24 $4.50BFY25 $4.96B

Op. Cash Flow

+8.3% YoY

$622.4MFY 2025

FY22 $516.8MFY23 $555.8MFY24 $574.6MFY25 $622.4M

Metric	FY 2025	FY 2024	FY 2023	FY 2022	FY 2021	FY 2020
Revenue	$1.28B +6.4%	$1.20B +6.2%	$1.13B +5.4%	$1.07B +12.9%	$951.2M +13.9%	$835.5M
Net Income	$411.1M +39.2%	$295.2M +24.6%	$237.0M -38.5%	$385.5M +47.4%	$261.5M +98.5%	$131.7M
Operating Income	$602.2M +27.5%	$472.4M +16.2%	$406.5M -22.8%	$526.4M +33.4%	$394.7M +36.3%	$289.5M
EPS (Diluted)	$4.68 +36.8%	$3.42 +22.1%	$2.80 -40.6%	$4.71 +44.5%	$3.26 +101.2%	$1.62
Total Assets	$9.13B +7.1%	$8.52B +1.0%	$8.44B +2.5%	$8.23B +8.0%	$7.62B +0.2%	$7.61B
Total Debt	$4.96B +10.4%	$4.50B -2.6%	$4.62B +6.2%	$4.34B +6.9%	$4.06B -5.7%	$4.31B
Operating Cash Flow	$622.4M +8.3%	$574.6M +3.4%	$555.8M +7.6%	$516.8M +9.6%	$471.4M +27.4%	$369.9M

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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.
$1.3B10,151,866 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$885.7M7,174,812 sh
STATE STREET CORP
$783.9M6,350,252 sh
NORGES BANK
$690.6M5,594,536 sh
VANGUARD CAPITAL MANAGEMENT LLC
$667.4M5,406,602 sh
Resolution Capital Ltd
$391.0M3,167,773 sh
Invesco Ltd.
$313.3M2,537,702 sh
AQR CAPITAL MANAGEMENT LLC
$312.2M2,529,007 sh
GEODE CAPITAL MANAGEMENT, LLC
$287.5M2,332,621 sh
PRICE T ROWE ASSOCIATES INC /MD/
$221.2M1,792,044 sh

Fund	Value	Shares
BlackRock, Inc.	$1.3B	10,151,866
VANGUARD PORTFOLIO MANAGEMENT LLC	$885.7M	7,174,812
STATE STREET CORP	$783.9M	6,350,252
NORGES BANK	$690.6M	5,594,536
VANGUARD CAPITAL MANAGEMENT LLC	$667.4M	5,406,602
Resolution Capital Ltd	$391.0M	3,167,773
Invesco Ltd.	$313.3M	2,537,702
AQR CAPITAL MANAGEMENT LLC	$312.2M	2,529,007
GEODE CAPITAL MANAGEMENT, LLC	$287.5M	2,332,621
PRICE T ROWE ASSOCIATES INC /MD/	$221.2M	1,792,044

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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. FRT is classified as a mid company.

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.