FRT
Federal Realty Investment Trust
REIT - Retail
Market Cap$10.09B
5Y Perf.+46.1%
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Stock Comparison
FRT vs AKR
Revenue, margins, valuation, and 5-year total return — side by side.
AKR
Acadia Realty Trust
REIT - Retail
Market Cap$2.90B
5Y Perf.+88.9%
FRT vs AKR — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | FRT | AKR |
|---|---|---|
| Industry | REIT - Retail | REIT - Retail |
| Market Cap | $10.09B | $2.90B |
| Revenue (TTM) | $1.28B | $409M |
| Net Income (TTM) | $411M | $154M |
| Gross Margin | 52.0% | 50.5% |
| Operating Margin | 42.0% | 47.1% |
| Forward P/E | 40.4x | 79.0x |
| Total Debt | $5.03B | $1.92B |
| Cash & Equiv. | $107M | $39M |
FRT vs AKR — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
FRT
AKR
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| Federal Realty Inve… (FRT) | 100 | 146.1 | +46.1% |
| Acadia Realty Trust (AKR) | 100 | 188.9 | +88.9% |
Price return only. Dividends and distributions are not included.
Quick Verdict: FRT vs AKR
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: FRT leads in 5 of 7 categories, making it the strongest pick for valuation and capital efficiency and capital preservation and lower volatility. Acadia Realty Trust is the stronger pick specifically for growth and revenue expansion and profitability and margin quality. As sector peers, any of these can serve as alternatives in the same allocation.
FRT
Federal Realty Investment Trust
The Real Estate Income Play
FRT carries the broadest edge in this set and is the clearest fit for income & stability and long-term compounding.
- Dividend streak 3 yrs, beta 0.55, yield 3.9%
- 0.9% 10Y total return vs AKR's -14.4%
- Lower volatility, beta 0.55, current ratio 1.02x
Best for: income & stability and long-term compounding
AKR
Acadia Realty Trust
The Real Estate Income Play
AKR is the clearest fit if your priority is growth exposure.
- Rev growth 14.2%, EPS growth -50.0%, 3Y rev CAGR 8.0%
- 14.2% FFO/revenue growth vs FRT's 6.3%
- 37.7% margin vs FRT's 32.1%
Best for: growth exposure
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | AKR | 14.2% FFO/revenue growth vs FRT's 6.3% |
| Value | FRT | Lower P/E (40.4x vs 79.0x) |
| Quality / Margins | AKR | 37.7% margin vs FRT's 32.1% |
| Stability / Safety | FRT | Beta 0.55 vs AKR's 0.63 |
| Dividends | FRT | 3.9% yield, 3-year raise streak, vs AKR's 3.5% |
| Momentum (1Y) | FRT | +28.0% vs AKR's +19.1% |
| Efficiency (ROA) | FRT | 4.7% ROA vs AKR's 3.2%, ROIC 4.2% vs 0.9% |
FRT vs AKR — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2018
FY 2025
FRT vs AKR — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLFRTLAGGINGAKR
AKRAcadia Realty Trust
0leads
FRTFederal Realty Invest…
4leads
6 Total Categories
CATEGORYLEADERvs AKRMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
Tied
—
Valuation MetricsMultiples, price ratios, and targets
Tied
—
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
FRT5/8
Total Returns1Y, 3Y, 5Y total returns with dividends
FRT4/6
Risk & VolatilityBeta, volatility, and downside exposure
FRT2/2
Analyst OutlookRatings, price targets, and dividends
FRT2/2
Income & Cash Flow (Last 12 Months)
Evenly matched — FRT and AKR each lead in 3 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
FRT is the larger business by revenue, generating $1.3B annually — 3.1x AKR's $409M. AKR is the more profitable business, keeping 37.7% of every revenue dollar as net income compared to FRT's 32.1%. On growth, FRT holds the edge at +7.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | FRTFederal Realty In… | AKRAcadia Realty Tru… |
|---|---|---|
| RevenueTrailing 12 months | $1.3B | $409M |
| EBITDAEarnings before interest/tax | $905M | $351M |
| Net IncomeAfter-tax profit | $411M | $154M |
| Free Cash FlowCash after capex | $528M | $105M |
| Gross MarginGross profit ÷ Revenue | +52.0% | +50.5% |
| Operating MarginEBIT ÷ Revenue | +42.0% | +47.1% |
| Net MarginNet income ÷ Revenue | +32.1% | +37.7% |
| FCF MarginFCF ÷ Revenue | +41.3% | +25.8% |
| Rev. Growth (YoY)Latest quarter vs prior year | +7.9% | -1.3% |
| EPS Growth (YoY)Latest quarter vs prior year | +104.1% | +100.0% |
Evenly matched — FRT and AKR each lead in 3 of 6 comparable metrics.
Valuation Metrics
Evenly matched — FRT and AKR each lead in 3 of 6 comparable metrics.
Valuation Metrics
At 24.4x trailing earnings, FRT trades at a 90% valuation discount to AKR's 233.3x P/E. On an enterprise value basis, FRT's 18.1x EV/EBITDA is more attractive than AKR's 23.1x.
| Metric | FRTFederal Realty In… | AKRAcadia Realty Tru… |
|---|---|---|
| Market CapShares × price | $10.1B | $2.9B |
| Enterprise ValueMkt cap + debt − cash | $15.0B | $4.8B |
| Trailing P/EPrice ÷ TTM EPS | 24.38x | 233.26x |
| Forward P/EPrice ÷ next-FY EPS est. | 40.43x | 79.00x |
| PEG RatioP/E ÷ EPS growth rate | 1.01x | — |
| EV / EBITDAEnterprise value multiple | 18.14x | 23.14x |
| Price / SalesMarket cap ÷ Revenue | 7.89x | 7.07x |
| Price / BookPrice ÷ Book value/share | 2.86x | 1.11x |
| Price / FCFMarket cap ÷ FCF | 30.47x | 17.39x |
Evenly matched — FRT and AKR each lead in 3 of 6 comparable metrics.
Profitability & Efficiency
FRT leads this category, winning 5 of 8 comparable metrics.
Profitability & Efficiency
FRT delivers a 11.8% return on equity — every $100 of shareholder capital generates $12 in annual profit, vs $6 for AKR. AKR carries lower financial leverage with a 0.73x debt-to-equity ratio, signaling a more conservative balance sheet compared to FRT's 1.44x.
| Metric | FRTFederal Realty In… | AKRAcadia Realty Tru… |
|---|---|---|
| ROE (TTM)Return on equity | +11.8% | +5.8% |
| ROA (TTM)Return on assets | +4.7% | +3.2% |
| ROICReturn on invested capital | +4.2% | +0.9% |
| ROCEReturn on capital employed | +5.4% | +1.1% |
| Piotroski ScoreFundamental quality 0–9 | 4 | 4 |
| Debt / EquityFinancial leverage | 1.44x | 0.73x |
| Net DebtTotal debt minus cash | $4.9B | $1.9B |
| Cash & Equiv.Liquid assets | $107M | $39M |
| Total DebtShort + long-term debt | $5.0B | $1.9B |
| Interest CoverageEBIT ÷ Interest expense | 3.34x | 0.58x |
FRT leads this category, winning 5 of 8 comparable metrics.
Total Returns (Dividends Reinvested)
FRT leads this category, winning 4 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in FRT five years ago would be worth $12,158 today (with dividends reinvested), compared to $11,918 for AKR. Over the past 12 months, FRT leads with a +28.0% total return vs AKR's +19.1%. The 3-year compound annual growth rate (CAGR) favors AKR at 22.3% vs FRT's 11.3% — a key indicator of consistent wealth creation.
| Metric | FRTFederal Realty In… | AKRAcadia Realty Tru… |
|---|---|---|
| YTD ReturnYear-to-date | +20.2% | +8.3% |
| 1-Year ReturnPast 12 months | +28.0% | +19.1% |
| 3-Year ReturnCumulative with dividends | +37.7% | +83.1% |
| 5-Year ReturnCumulative with dividends | +21.6% | +19.2% |
| 10-Year ReturnCumulative with dividends | +0.9% | -14.4% |
| CAGR (3Y)Annualised 3-year return | +11.3% | +22.3% |
FRT leads this category, winning 4 of 6 comparable metrics.
Risk & Volatility
FRT leads this category, winning 2 of 2 comparable metrics.
Risk & Volatility
FRT is the less volatile stock with a 0.55 beta — it tends to amplify market swings less than AKR's 0.63 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | FRTFederal Realty In… | AKRAcadia Realty Tru… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.55x | 0.63x |
| 52-Week HighHighest price in past year | $117.23 | $22.36 |
| 52-Week LowLowest price in past year | $89.99 | $18.04 |
| % of 52W HighCurrent price vs 52-week peak | +99.6% | +99.1% |
| RSI (14)Momentum oscillator 0–100 | 67.6 | 68.2 |
| Avg Volume (50D)Average daily shares traded | 783K | 1.1M |
FRT leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
FRT leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
Wall Street rates FRT as "Buy" and AKR as "Buy". Consensus price targets imply -4.3% upside for FRT (target: $112) vs -7.5% for AKR (target: $21). For income investors, FRT offers the higher dividend yield at 3.87% vs AKR's 3.49%.
| Metric | FRTFederal Realty In… | AKRAcadia Realty Tru… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy |
| Price TargetConsensus 12-month target | $111.75 | $20.50 |
| # AnalystsCovering analysts | 33 | 12 |
| Dividend YieldAnnual dividend ÷ price | +3.9% | +3.5% |
| Dividend StreakConsecutive years of raises | 3 | 1 |
| Dividend / ShareAnnual DPS | $4.52 | $0.77 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.0% | 0.0% |
FRT leads this category, winning 2 of 2 comparable metrics.
Key Takeaway
FRT leads in 4 of 6 categories — strongest in Profitability & Efficiency and Total Returns. 2 categories are tied.
Best OverallFederal Realty Investment T… (FRT)Leads 4 of 6 categories
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FRT vs AKR: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is FRT or AKR a better buy right now?
For growth investors, Acadia Realty Trust (AKR) is the stronger pick with 14.
2% revenue growth year-over-year, versus 6. 3% for Federal Realty Investment Trust (FRT). Federal Realty Investment Trust (FRT) offers the better valuation at 24. 4x trailing P/E (40. 4x forward), making it the more compelling value choice. Analysts rate Federal Realty Investment Trust (FRT) a "Buy" — based on 33 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.
02Which has the better valuation — FRT or AKR?
On trailing P/E, Federal Realty Investment Trust (FRT) is the cheapest at 24.
4x versus Acadia Realty Trust at 233. 3x. On forward P/E, Federal Realty Investment Trust is actually cheaper at 40. 4x.
03Which is the better long-term investment — FRT or AKR?
Over the past 5 years, Federal Realty Investment Trust (FRT) delivered a total return of +21.
6%, compared to +19. 2% for Acadia Realty Trust (AKR). Over 10 years, the gap is even starker: FRT returned +0. 9% versus AKR's -14. 4%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — FRT or AKR?
By beta (market sensitivity over 5 years), Federal Realty Investment Trust (FRT) is the lower-risk stock at 0.
55β versus Acadia Realty Trust's 0. 63β — meaning AKR is approximately 14% more volatile than FRT relative to the S&P 500. On balance sheet safety, Acadia Realty Trust (AKR) carries a lower debt/equity ratio of 73% versus 144% for Federal Realty Investment Trust — giving it more financial flexibility in a downturn.
05Which is growing faster — FRT or AKR?
By revenue growth (latest reported year), Acadia Realty Trust (AKR) is pulling ahead at 14.
2% versus 6. 3% for Federal Realty Investment Trust (FRT). On earnings-per-share growth, the picture is similar: Federal Realty Investment Trust grew EPS 40. 1% year-over-year, compared to -50. 0% for Acadia Realty Trust. Over a 3-year CAGR, AKR leads at 8. 0% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.
06Which has better profit margins — FRT or AKR?
Federal Realty Investment Trust (FRT) is the more profitable company, earning 32.
1% net margin versus 3. 3% for Acadia Realty Trust — meaning it keeps 32. 1% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: FRT leads at 35. 9% versus 12. 0% for AKR. At the gross margin level — before operating expenses — AKR leads at 50. 5%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.
07Is FRT or AKR more undervalued right now?
On forward earnings alone, Federal Realty Investment Trust (FRT) trades at 40.
4x forward P/E versus 79. 0x for Acadia Realty Trust — 38. 6x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for FRT: -4. 3% to $111. 75.
08Which pays a better dividend — FRT or AKR?
All stocks in this comparison pay dividends.
Federal Realty Investment Trust (FRT) offers the highest yield at 3. 9%, versus 3. 5% for Acadia Realty Trust (AKR).
09Is FRT or AKR better for a retirement portfolio?
For long-horizon retirement investors, Federal Realty Investment Trust (FRT) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.
55), 3. 9% yield). Both have compounded well over 10 years (FRT: +0. 9%, AKR: -14. 4%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.
10What are the main differences between FRT and AKR?
Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.
These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.
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Revenue Growth>
%
(FRT: 7.9% · AKR: -1.3%)Net Margin>
%
(FRT: 32.1% · AKR: 37.7%)P/E Ratio<
x
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