Comprehensive Stock Comparison
Compare Federal Realty Investment Trust (FRT) vs Kimco Realty Corporation (KIM) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
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Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | KIM | 14.2% revenue growth vs FRT's 6.4% |
| Value | KIM | Lower P/E (30.4x vs 38.0x) |
| Quality / Margins | FRT | 27.6% net margin vs KIM's 27.3% |
| Stability / Safety | KIM | Beta 0.70 vs FRT's 0.72 |
| Dividends | FRT | 4.2% yield, 3-year raise streak, vs KIM's 4.3% |
| Momentum (1Y) | KIM | +11.1% vs FRT's +7.4% |
| Efficiency (ROA) | FRT | 3.9% ROA vs KIM's 3.0%, ROIC 7.3% vs 2.7% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Defensive / Recession hedge
Business Model
What each company does and how it makes money
Federal Realty Investment Trust is a retail-focused real estate investment trust that owns, operates, and redevelops high-quality shopping centers and mixed-use properties in affluent coastal markets. It generates revenue primarily through rental income from retail tenants—with additional income from residential units and parking—while its development expertise creates value through property repositioning. The company's competitive advantage lies in its prime, supply-constrained locations in high-barrier-to-entry markets and its multi-decade track record of creating successful mixed-use destinations.
Kimco Realty is a real estate investment trust that owns and operates open-air, grocery-anchored shopping centers and mixed-use properties across the United States. It generates revenue primarily through collecting rent from retail tenants—with grocery stores serving as anchor tenants that drive consistent foot traffic—and earns additional income from property management and development services. The company's competitive advantage lies in its strategic focus on grocery-anchored centers in high-density metropolitan markets, which provides recession-resistant cash flow due to the essential nature of grocery retail.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
FRT leads in 3 of 6 categories (Financial Metrics, Valuation Metrics). KIM leads in 1 (Total Returns). 2 tied.
Financial Metrics (TTM)
KIM is the larger business by revenue, generating $2.1B annually — 1.7x FRT's $1.3B. Profitability is closely matched — net margins range from 27.6% (FRT) to 27.3% (KIM). On growth, FRT holds the edge at +6.3% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| RevenueTrailing 12 months | $1.3B | $2.1B |
| EBITDAEarnings before interest/tax | $888M | $1.1B |
| Net IncomeAfter-tax profit | $347M | $584M |
| Free Cash FlowCash after capex | $533M | $630M |
| Gross MarginGross profit ÷ Revenue | +67.3% | +69.1% |
| Operating MarginEBIT ÷ Revenue | +42.3% | +36.0% |
| Net MarginNet income ÷ Revenue | +27.6% | +27.3% |
| FCF MarginFCF ÷ Revenue | +42.5% | +29.4% |
| Rev. Growth (YoY)Latest quarter vs prior year | +6.3% | +3.2% |
| EPS Growth (YoY)Latest quarter vs prior year | -1.4% | -4.3% |
Valuation Metrics
At 22.7x trailing earnings, FRT trades at a 47% valuation discount to KIM's 42.8x P/E. On an enterprise value basis, FRT's 10.7x EV/EBITDA is more attractive than KIM's 19.4x.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| Market CapShares × price | $9.4B | $16.0B |
| Enterprise ValueMkt cap + debt − cash | $10.4B | $23.9B |
| Trailing P/EPrice ÷ TTM EPS | 22.71x | 42.82x |
| Forward P/EPrice ÷ next-FY EPS est. | 38.00x | 30.43x |
| PEG RatioP/E ÷ EPS growth rate | 0.94x | — |
| EV / EBITDAEnterprise value multiple | 10.74x | 19.38x |
| Price / SalesMarket cap ÷ Revenue | 7.34x | 7.86x |
| Price / BookPrice ÷ Book value/share | 2.72x | 1.46x |
| Price / FCFMarket cap ÷ FCF | 15.08x | 23.49x |
Profitability & Efficiency
FRT delivers a 10.0% return on equity — every $100 of shareholder capital generates $10 in annual profit, vs $6 for KIM. FRT carries lower financial leverage with a 0.33x debt-to-equity ratio, signaling a more conservative balance sheet compared to KIM's 0.79x.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| ROE (TTM)Return on equity | +10.0% | +5.5% |
| ROA (TTM)Return on assets | +3.9% | +3.0% |
| ROICReturn on invested capital | +7.3% | +2.7% |
| ROCEReturn on capital employed | +7.4% | +3.3% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 5 |
| Debt / EquityFinancial leverage | 0.33x | 0.79x |
| Net DebtTotal debt minus cash | $1.0B | $7.9B |
| Cash & Equiv.Liquid assets | $107M | $689M |
| Total DebtShort + long-term debt | $1.1B | $8.6B |
| Interest CoverageEBIT ÷ Interest expense | — | 2.04x |
Total Returns (with DRIP)
A $10,000 investment in KIM five years ago would be worth $15,116 today (with dividends reinvested), compared to $12,549 for FRT. Over the past 12 months, KIM leads with a +11.1% total return vs FRT's +7.4%. The 3-year compound annual growth rate (CAGR) favors KIM at 8.8% vs FRT's 4.5% — a key indicator of consistent wealth creation.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| YTD ReturnYear-to-date | +11.0% | +17.4% |
| 1-Year ReturnPast 12 months | +7.4% | +11.1% |
| 3-Year ReturnCumulative with dividends | +14.2% | +28.8% |
| 5-Year ReturnCumulative with dividends | +25.5% | +51.2% |
| 10-Year ReturnCumulative with dividends | +1.8% | +23.3% |
| CAGR (3Y)Annualised 3-year return | +4.5% | +8.8% |
Risk & Volatility
KIM is the less volatile stock with a 0.70 beta — it tends to amplify market swings less than FRT's 0.72 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.72x | 0.70x |
| 52-Week HighHighest price in past year | $109.90 | $23.91 |
| 52-Week LowLowest price in past year | $80.65 | $17.93 |
| % of 52W HighCurrent price vs 52-week peak | +99.0% | +98.5% |
| RSI (14)Momentum oscillator 0–100 | 65.5 | 76.3 |
| Avg Volume (50D)Average daily shares traded | 629K | 4.4M |
Analyst Outlook
Wall Street rates FRT as "Buy" and KIM as "Hold". Consensus price targets imply 2.5% upside for KIM (target: $24) vs 2.3% for FRT (target: $111). For income investors, KIM offers the higher dividend yield at 4.33% vs FRT's 4.16%.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $111.30 | $24.14 |
| # AnalystsCovering analysts | 33 | 36 |
| Dividend YieldAnnual dividend ÷ price | +4.2% | +4.3% |
| Dividend StreakConsecutive years of raises | 3 | 0 |
| Dividend / ShareAnnual DPS | $4.52 | $1.02 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 20 | Feb 26 | Change |
|---|---|---|---|
| Federal Realty Inve… (FRT) | 100 | 83.66 | -16.3% |
| Kimco Realty Corpor… (KIM) | 100 | 116.89 | +16.9% |
Kimco Realty Corpor… (KIM) returned +51% over 5 years vs Federal Realty Inve… (FRT)'s +25%. A $10,000 investment in KIM 5 years ago would be worth $15,116 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Federal Realty Inve… (FRT) | $802M | $1.3B | +59.6% |
| Kimco Realty Corpor… (KIM) | $1.2B | $2.0B | +74.0% |
Federal Realty Investment Trust's revenue grew from $802M (2016) to $1.3B (2025) — a 5.3% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Federal Realty Inve… (FRT) | 31.2% | 32.1% | +3.1% |
| Kimco Realty Corpor… (KIM) | 32.4% | 20.2% | -37.7% |
Federal Realty Investment Trust's net margin went from 31% (2016) to 32% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Federal Realty Inve… (FRT) | 33.5 | 21 | -37.3% |
| Kimco Realty Corpor… (KIM) | 20.9 | 42.6 | +103.8% |
Federal Realty Investment Trust has traded in a 21x–53x P/E range over 9 years; current trailing P/E is ~23x. Kimco Realty Corporation has traded in a 7x–132x P/E range over 8 years; current trailing P/E is ~43x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Federal Realty Inve… (FRT) | 3.5 | 4.79 | +36.9% |
| Kimco Realty Corpor… (KIM) | 0.79 | 0.55 | -30.4% |
Federal Realty Investment Trust's EPS grew from $3.50 (2016) to $4.79 (2025) — a 4% CAGR.
Chart 6Free Cash Flow — 5 Years
Federal Realty Investment Trust generated $622M FCF in 2025 (+1918% vs 2021). Kimco Realty Corporation generated $681M FCF in 2024 (+10% vs 2021).
FRT vs KIM: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is FRT or KIM a better buy right now?
Federal Realty Investment Trust (FRT) offers the better valuation at 22.7x trailing P/E (38.0x 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 KIM?
On trailing P/E, Federal Realty Investment Trust (FRT) is the cheapest at 22.7x versus Kimco Realty Corporation at 42.8x. On forward P/E, Kimco Realty Corporation is actually cheaper at 30.4x — notably different from the trailing picture, reflecting expected earnings growth.
03Which is the better long-term investment — FRT or KIM?
Over the past 5 years, Kimco Realty Corporation (KIM) delivered a total return of +51.2%, compared to +25.5% for Federal Realty Investment Trust (FRT). A $10,000 investment in KIM five years ago would be worth approximately $15K today (assuming dividends reinvested). Over 10 years, the gap is even starker: KIM returned +23.3% versus FRT's +1.8%. 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 KIM?
By beta (market sensitivity over 5 years), Kimco Realty Corporation (KIM) is the lower-risk stock at 0.70β versus Federal Realty Investment Trust's 0.72β — meaning FRT is approximately 3% more volatile than KIM relative to the S&P 500. On balance sheet safety, Federal Realty Investment Trust (FRT) carries a lower debt/equity ratio of 33% versus 79% for Kimco Realty Corporation — giving it more financial flexibility in a downturn.
05Which has better profit margins — FRT or KIM?
Federal Realty Investment Trust (FRT) is the more profitable company, earning 32.1% net margin versus 20.2% for Kimco Realty Corporation — meaning it keeps 32.1% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: FRT leads at 47.1% versus 30.9% for KIM. At the gross margin level — before operating expenses — KIM leads at 68.7%, 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.
06Is FRT or KIM more undervalued right now?
On forward earnings alone, Kimco Realty Corporation (KIM) trades at 30.4x forward P/E versus 38.0x for Federal Realty Investment Trust — 7.6x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for KIM: 2.5% to $24.14.
07Which pays a better dividend — FRT or KIM?
All stocks in this comparison pay dividends. Kimco Realty Corporation (KIM) offers the highest yield at 4.3%, versus 4.2% for Federal Realty Investment Trust (FRT).
08Is FRT or KIM better for a retirement portfolio?
For long-horizon retirement investors, Kimco Realty Corporation (KIM) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.70), 4.3% yield). Both have compounded well over 10 years (KIM: +23.3%, FRT: +1.8%), 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.
09What are the main differences between FRT and KIM?
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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