FRT
Federal Realty Investment Trust
REIT - Retail
Market Cap$9.96B
5Y Perf.+44.3%
Compare Stocks
2 / 10Try these comparisons:
Stock Comparison
FRT vs KIM
Revenue, margins, valuation, and 5-year total return — side by side.
KIM
Kimco Realty Corporation
REIT - Retail
Market Cap$15.88B
5Y Perf.+111.9%
FRT vs KIM — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | FRT | KIM |
|---|---|---|
| Industry | REIT - Retail | REIT - Retail |
| Market Cap | $9.96B | $15.88B |
| Revenue (TTM) | $1.28B | $2.16B |
| Net Income (TTM) | $411M | $616M |
| Gross Margin | 52.0% | 54.7% |
| Operating Margin | 42.0% | 36.1% |
| Forward P/E | 39.9x | 30.5x |
| Total Debt | $5.03B | $8.64B |
| Cash & Equiv. | $107M | $213M |
FRT vs KIM — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
FRT
KIM
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| Federal Realty Inve… (FRT) | 100 | 144.3 | +44.3% |
| Kimco Realty Corpor… (KIM) | 100 | 211.9 | +111.9% |
Price return only. Dividends and distributions are not included.
Quick Verdict: FRT vs KIM
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: FRT leads in 4 of 7 categories, making it the strongest pick for growth and revenue expansion and profitability and margin quality. Kimco Realty Corporation is the stronger pick specifically for valuation and capital efficiency and capital preservation and lower volatility. 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 growth exposure.
- Rev growth 6.3%, EPS growth 40.1%, 3Y rev CAGR 6.0%
- 6.3% FFO/revenue growth vs KIM's 5.1%
- 32.1% margin vs KIM's 28.5%
Best for: growth exposure
KIM
Kimco Realty Corporation
The Real Estate Income Play
KIM is the clearest fit if your priority is income & stability and long-term compounding.
- Dividend streak 1 yrs, beta 0.54, yield 4.5%
- 12.9% 10Y total return vs FRT's 0.2%
- Lower volatility, beta 0.54, Low D/E 81.8%, current ratio 1.08x
Best for: income & stability and long-term compounding
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | FRT | 6.3% FFO/revenue growth vs KIM's 5.1% |
| Value | KIM | Lower P/E (30.5x vs 39.9x) |
| Quality / Margins | FRT | 32.1% margin vs KIM's 28.5% |
| Stability / Safety | KIM | Beta 0.54 vs FRT's 0.55, lower leverage |
| Dividends | KIM | 4.5% yield, 1-year raise streak, vs FRT's 3.9% |
| Momentum (1Y) | FRT | +26.6% vs KIM's +18.5% |
| Efficiency (ROA) | FRT | 4.7% ROA vs KIM's 3.1%, ROIC 4.2% vs 3.0% |
FRT vs KIM — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2018
FY 2018
FRT vs KIM — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLFRTLAGGINGKIM
KIMKimco Realty Corporat…
2leads
FRTFederal Realty Invest…
2leads
6 Total Categories
CATEGORYLEADERvs KIMMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
FRT5/6
Valuation MetricsMultiples, price ratios, and targets
KIM5/6
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
FRT7/9
Total Returns1Y, 3Y, 5Y total returns with dividends
KIM4/6
Risk & VolatilityBeta, volatility, and downside exposure
Tied
—
Analyst OutlookRatings, price targets, and dividends
Tied
—
Income & Cash Flow (Last 12 Months)
FRT leads this category, winning 5 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
KIM is the larger business by revenue, generating $2.2B annually — 1.7x FRT's $1.3B. Profitability is closely matched — net margins range from 32.1% (FRT) to 28.5% (KIM). On growth, FRT holds the edge at +7.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| RevenueTrailing 12 months | $1.3B | $2.2B |
| EBITDAEarnings before interest/tax | $905M | $1.4B |
| Net IncomeAfter-tax profit | $411M | $616M |
| Free Cash FlowCash after capex | $528M | $844M |
| Gross MarginGross profit ÷ Revenue | +52.0% | +54.7% |
| Operating MarginEBIT ÷ Revenue | +42.0% | +36.1% |
| Net MarginNet income ÷ Revenue | +32.1% | +28.5% |
| FCF MarginFCF ÷ Revenue | +41.3% | +39.0% |
| Rev. Growth (YoY)Latest quarter vs prior year | +7.9% | +4.0% |
| EPS Growth (YoY)Latest quarter vs prior year | +104.1% | +27.8% |
FRT leads this category, winning 5 of 6 comparable metrics.
Valuation Metrics
KIM leads this category, winning 5 of 6 comparable metrics.
Valuation Metrics
At 24.1x trailing earnings, FRT trades at a 15% valuation discount to KIM's 28.4x P/E. On an enterprise value basis, KIM's 17.7x EV/EBITDA is more attractive than FRT's 18.0x.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| Market CapShares × price | $10.0B | $15.9B |
| Enterprise ValueMkt cap + debt − cash | $14.9B | $24.3B |
| Trailing P/EPrice ÷ TTM EPS | 24.07x | 28.36x |
| Forward P/EPrice ÷ next-FY EPS est. | 39.92x | 30.49x |
| PEG RatioP/E ÷ EPS growth rate | 0.99x | — |
| EV / EBITDAEnterprise value multiple | 17.99x | 17.71x |
| Price / SalesMarket cap ÷ Revenue | 7.79x | 7.42x |
| Price / BookPrice ÷ Book value/share | 2.83x | 1.50x |
| Price / FCFMarket cap ÷ FCF | 30.09x | 20.55x |
KIM leads this category, winning 5 of 6 comparable metrics.
Profitability & Efficiency
FRT leads this category, winning 7 of 9 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 KIM. KIM carries lower financial leverage with a 0.82x debt-to-equity ratio, signaling a more conservative balance sheet compared to FRT's 1.44x. On the Piotroski fundamental quality scale (0–9), KIM scores 5/9 vs FRT's 4/9, reflecting solid financial health.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| ROE (TTM)Return on equity | +11.8% | +5.8% |
| ROA (TTM)Return on assets | +4.7% | +3.1% |
| ROICReturn on invested capital | +4.2% | +3.0% |
| ROCEReturn on capital employed | +5.4% | +3.9% |
| Piotroski ScoreFundamental quality 0–9 | 4 | 5 |
| Debt / EquityFinancial leverage | 1.44x | 0.82x |
| Net DebtTotal debt minus cash | $4.9B | $8.4B |
| Cash & Equiv.Liquid assets | $107M | $213M |
| Total DebtShort + long-term debt | $5.0B | $8.6B |
| Interest CoverageEBIT ÷ Interest expense | 3.34x | 2.46x |
FRT leads this category, winning 7 of 9 comparable metrics.
Total Returns (Dividends Reinvested)
KIM leads this category, winning 4 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in KIM five years ago would be worth $13,685 today (with dividends reinvested), compared to $12,475 for FRT. Over the past 12 months, FRT leads with a +26.6% total return vs KIM's +18.5%. The 3-year compound annual growth rate (CAGR) favors KIM at 12.2% vs FRT's 10.1% — a key indicator of consistent wealth creation.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| YTD ReturnYear-to-date | +18.7% | +18.6% |
| 1-Year ReturnPast 12 months | +26.6% | +18.5% |
| 3-Year ReturnCumulative with dividends | +33.4% | +41.3% |
| 5-Year ReturnCumulative with dividends | +24.7% | +36.9% |
| 10-Year ReturnCumulative with dividends | +0.2% | +12.9% |
| CAGR (3Y)Annualised 3-year return | +10.1% | +12.2% |
KIM leads this category, winning 4 of 6 comparable metrics.
Risk & Volatility
Evenly matched — FRT and KIM each lead in 1 of 2 comparable metrics.
Risk & Volatility
KIM is the less volatile stock with a 0.54 beta — it tends to amplify market swings less than FRT's 0.55 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 | 0.55x | 0.54x |
| 52-Week HighHighest price in past year | $115.66 | $24.31 |
| 52-Week LowLowest price in past year | $89.99 | $19.76 |
| % of 52W HighCurrent price vs 52-week peak | +99.7% | +96.8% |
| RSI (14)Momentum oscillator 0–100 | 65.7 | 50.7 |
| Avg Volume (50D)Average daily shares traded | 783K | 5.1M |
Evenly matched — FRT and KIM each lead in 1 of 2 comparable metrics.
Analyst Outlook
Evenly matched — FRT and KIM each lead in 1 of 2 comparable metrics.
Analyst Outlook
Wall Street rates FRT as "Buy" and KIM as "Hold". Consensus price targets imply 3.0% upside for KIM (target: $24) vs -3.1% for FRT (target: $112). For income investors, KIM offers the higher dividend yield at 4.50% vs FRT's 3.92%.
| Metric | FRTFederal Realty In… | KIMKimco Realty Corp… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $111.75 | $24.25 |
| # AnalystsCovering analysts | 33 | 36 |
| Dividend YieldAnnual dividend ÷ price | +3.9% | +4.5% |
| Dividend StreakConsecutive years of raises | 3 | 1 |
| Dividend / ShareAnnual DPS | $4.52 | $1.06 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.0% | +0.8% |
Evenly matched — FRT and KIM each lead in 1 of 2 comparable metrics.
Key Takeaway
FRT leads in 2 of 6 categories (Income & Cash Flow, Profitability & Efficiency). KIM leads in 2 (Valuation Metrics, Total Returns). 2 tied.
Best OverallFederal Realty Investment T… (FRT)Leads 2 of 6 categories
Loading custom metrics...
FRT vs KIM: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is FRT or KIM a better buy right now?
For growth investors, Federal Realty Investment Trust (FRT) is the stronger pick with 6.
3% revenue growth year-over-year, versus 5. 1% for Kimco Realty Corporation (KIM). Federal Realty Investment Trust (FRT) offers the better valuation at 24. 1x trailing P/E (39. 9x 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 24.
1x versus Kimco Realty Corporation at 28. 4x. On forward P/E, Kimco Realty Corporation is actually cheaper at 30. 5x — 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 +36.
9%, compared to +24. 7% for Federal Realty Investment Trust (FRT). Over 10 years, the gap is even starker: KIM returned +12. 9% versus FRT's +0. 2%. 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.
54β versus Federal Realty Investment Trust's 0. 55β — meaning FRT is approximately 2% more volatile than KIM relative to the S&P 500. On balance sheet safety, Kimco Realty Corporation (KIM) carries a lower debt/equity ratio of 82% versus 144% for Federal Realty Investment Trust — giving it more financial flexibility in a downturn.
05Which is growing faster — FRT or KIM?
By revenue growth (latest reported year), Federal Realty Investment Trust (FRT) is pulling ahead at 6.
3% versus 5. 1% for Kimco Realty Corporation (KIM). On earnings-per-share growth, the picture is similar: Kimco Realty Corporation grew EPS 50. 9% year-over-year, compared to 40. 1% for Federal Realty Investment Trust. Over a 3-year CAGR, KIM leads at 7. 4% 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 KIM?
Federal Realty Investment Trust (FRT) is the more profitable company, earning 32.
1% net margin versus 27. 3% 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 35. 9% versus 35. 2% for KIM. At the gross margin level — before operating expenses — KIM leads at 54. 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.
07Is FRT or KIM more undervalued right now?
On forward earnings alone, Kimco Realty Corporation (KIM) trades at 30.
5x forward P/E versus 39. 9x for Federal Realty Investment Trust — 9. 4x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for KIM: 3. 0% to $24. 25.
08Which pays a better dividend — FRT or KIM?
All stocks in this comparison pay dividends.
Kimco Realty Corporation (KIM) offers the highest yield at 4. 5%, versus 3. 9% for Federal Realty Investment Trust (FRT).
09Is 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.
54), 4. 5% yield). Both have compounded well over 10 years (KIM: +12. 9%, FRT: +0. 2%), 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 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.
Find Stocks Like These
Explore pre-built screens for each stock's profile, or build a custom screen to find stocks that outperform both.
Revenue Growth>
%
(FRT: 7.9% · KIM: 4.0%)Net Margin>
%
(FRT: 32.1% · KIM: 28.5%)P/E Ratio<
x
(FRT: 24.1x · KIM: 28.4x)You Might Also Compare
Based on how these companies actually compete and overlap — not just which sector they're filed under.