On 12 Nov 2026 our base value for Federal Realty Investment Trust is $131.20 a share, 16.6% above its $112.53 close; 1 of 1 valuation methods put it above the price.
| Method | Value | vs price | Basis |
|---|---|---|---|
| Discounted cash flow | — | — | not used for REITs: depreciation of property makes earnings and free cash flow understate what a REIT earns; see price to FFO |
| Exit multiple (P/E) | — | — | not used for REITs: depreciation of property makes earnings and free cash flow understate what a REIT earns; see price to FFO |
| Sum of the parts | — | — | not used for REITs: REITs are valued on funds from operations; see price to FFO |
| Price to sales | — | — | not used for REITs: REITs are valued on funds from operations; see price to FFO |
| Tangible book | — | — | not used for REITs: REITs are valued on funds from operations; see price to FFO |
| Price to FFO (REITs) | $131.20 | +16.6% | funds from operations $9.07 a share (FY2025) at its own 5-year median of 14.5× (today 12.4×) |
Each working is rebuilt by code from the valuation's own figures and checked against the published value.
| Fiscal year | Net income | Depreciation | FFO | Shares | FFO per share | Year-end close | P/FFO |
|---|---|---|---|---|---|---|---|
| 2021 | $269.08m | $279.98m | $549.06m | 77.37m | $7.10 | $136.32 | 19.2× |
| 2022 | $395.66m | $302.41m | $698.07m | 80.51m | $8.67 | $101.04 | 11.7× |
| 2023 | $247.22m | $321.76m | $568.98m | 81.31m | $7.00 | $103.05 | 14.7× |
| 2024 | $304.33m | $342.60m | $646.93m | 83.57m | $7.74 | $111.95 | 14.5× |
| 2025 | $411.08m | $367.84m | $778.92m | 85.85m | $9.07 | $100.80 | 11.1× |
| Median P/FFO | 14.5× |
| Latest FFO per share (FY2025) | $9.07 |
| Value per share = median × latest FFO per share | $131.20 |
For a REIT the base value is the price-to-FFO value: $131.20 a share.
Bear $105.72 · Base $131.20 · Bull $133.61 (the REIT's own lower and upper quartile price-to-FFO)
One-year price simulation: a 71% chance the price is higher than today's $112.53 in a year, from 15.11% volatility. The simulation assumes the price drifts up at our discount rate of 9.4% a year.
| Week | Price | Base value |
|---|---|---|
| 2 Oct 2026 | $106.69 | $131.20 |
| 9 Oct 2026 | $106.16 | $131.20 |
| 16 Oct 2026 | $106.32 | $131.20 |
| 23 Oct 2026 | $108.72 | $131.20 |
| 30 Oct 2026 | $110.19 | $131.20 |
| 6 Nov 2026 | $112.58 | $131.20 |
| 12 Nov 2026 | $112.53 | $131.20 |
Data as of 12 Nov 2026; financials to 30 Sep 2026. Sources: company filings via EODHD, SEC EDGAR, US Treasury. How these values are computed. Not investment advice.
Run a full Desk Run on FRT · Federal Realty Investment Trust company page · Call and put prices