IVT
InvenTrust Properties Corp.
REIT - Retail
Market Cap$2.49B
5Y Perf.-73.4%
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Stock Comparison
IVT vs FRT
Revenue, margins, valuation, and 5-year total return — side by side.
FRT
Federal Realty Investment Trust
REIT - Retail
Market Cap$10.09B
5Y Perf.+15.4%
IVT vs FRT — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | IVT | FRT |
|---|---|---|
| Industry | REIT - Retail | REIT - Retail |
| Market Cap | $2.49B | $10.09B |
| Revenue (TTM) | $307M | $1.28B |
| Net Income (TTM) | $110M | $411M |
| Gross Margin | 49.5% | 52.0% |
| Operating Margin | 16.6% | 42.0% |
| Forward P/E | 166.0x | 40.4x |
| Total Debt | $826M | $5.03B |
| Cash & Equiv. | $41M | $107M |
IVT vs FRT — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
IVT
FRT
| Stock | Feb 21 | May 26 | Return |
|---|---|---|---|
| InvenTrust Properti… (IVT) | 100 | 26.6 | -73.4% |
| Federal Realty Inve… (FRT) | 100 | 115.4 | +15.4% |
Price return only. Dividends and distributions are not included.
Quick Verdict: IVT vs FRT
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: IVT leads in 4 of 7 categories, making it the strongest pick for growth and revenue expansion and profitability and margin quality. Federal Realty Investment Trust is the stronger pick specifically for valuation and capital efficiency and recent price momentum and sentiment. As sector peers, any of these can serve as alternatives in the same allocation.
IVT
InvenTrust Properties Corp.
The Real Estate Income Play
IVT carries the broadest edge in this set and is the clearest fit for income & stability and growth exposure.
- Dividend streak 8 yrs, beta 0.33, yield 2.9%
- Rev growth 9.2%, EPS growth 6.5%, 3Y rev CAGR 8.1%
- Lower volatility, beta 0.33, Low D/E 46.0%, current ratio 1.17x
Best for: income & stability and growth exposure
FRT
Federal Realty Investment Trust
The Real Estate Income Play
FRT is the clearest fit if your priority is long-term compounding.
- 0.9% 10Y total return vs IVT's -68.2%
- Lower P/E (40.4x vs 166.0x)
- +28.0% vs IVT's +17.7%
Best for: long-term compounding
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | IVT | 9.2% FFO/revenue growth vs FRT's 6.3% |
| Value | FRT | Lower P/E (40.4x vs 166.0x) |
| Quality / Margins | IVT | 35.8% margin vs FRT's 32.1% |
| Stability / Safety | IVT | Beta 0.33 vs FRT's 0.55, lower leverage |
| Dividends | IVT | 2.9% yield, 8-year raise streak, vs FRT's 3.9% |
| Momentum (1Y) | FRT | +28.0% vs IVT's +17.7% |
| Efficiency (ROA) | FRT | 4.7% ROA vs IVT's 4.0%, ROIC 4.2% vs 1.5% |
IVT vs FRT — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2025
FY 2018
IVT vs FRT — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLFRTLAGGINGIVT
IVTInvenTrust Properties…
1leads
FRTFederal Realty Invest…
2leads
6 Total Categories
CATEGORYLEADERvs IVTMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
FRT4/6
Valuation MetricsMultiples, price ratios, and targets
Tied
—
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
IVT5/9
Total Returns1Y, 3Y, 5Y total returns with dividends
FRT4/6
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 4 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
FRT is the larger business by revenue, generating $1.3B annually — 4.2x IVT's $307M. Profitability is closely matched — net margins range from 35.8% (IVT) to 32.1% (FRT). On growth, IVT holds the edge at +11.3% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | IVTInvenTrust Proper… | FRTFederal Realty In… |
|---|---|---|
| RevenueTrailing 12 months | $307M | $1.3B |
| EBITDAEarnings before interest/tax | $185M | $905M |
| Net IncomeAfter-tax profit | $110M | $411M |
| Free Cash FlowCash after capex | $118M | $528M |
| Gross MarginGross profit ÷ Revenue | +49.5% | +52.0% |
| Operating MarginEBIT ÷ Revenue | +16.6% | +42.0% |
| Net MarginNet income ÷ Revenue | +35.8% | +32.1% |
| FCF MarginFCF ÷ Revenue | +38.5% | +41.3% |
| Rev. Growth (YoY)Latest quarter vs prior year | +11.3% | +7.9% |
| EPS Growth (YoY)Latest quarter vs prior year | -23.9% | +104.1% |
FRT leads this category, winning 4 of 6 comparable metrics.
Valuation Metrics
Evenly matched — IVT and FRT each lead in 3 of 6 comparable metrics.
Valuation Metrics
At 22.5x trailing earnings, IVT trades at a 8% valuation discount to FRT's 24.4x P/E. On an enterprise value basis, FRT's 18.1x EV/EBITDA is more attractive than IVT's 18.2x.
| Metric | IVTInvenTrust Proper… | FRTFederal Realty In… |
|---|---|---|
| Market CapShares × price | $2.5B | $10.1B |
| Enterprise ValueMkt cap + debt − cash | $3.3B | $15.0B |
| Trailing P/EPrice ÷ TTM EPS | 22.51x | 24.38x |
| Forward P/EPrice ÷ next-FY EPS est. | 166.03x | 40.43x |
| PEG RatioP/E ÷ EPS growth rate | — | 1.01x |
| EV / EBITDAEnterprise value multiple | 18.21x | 18.14x |
| Price / SalesMarket cap ÷ Revenue | 8.33x | 7.89x |
| Price / BookPrice ÷ Book value/share | 1.40x | 2.86x |
| Price / FCFMarket cap ÷ FCF | 22.46x | 30.47x |
Evenly matched — IVT and FRT each lead in 3 of 6 comparable metrics.
Profitability & Efficiency
IVT leads this category, winning 5 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 IVT. IVT carries lower financial leverage with a 0.46x debt-to-equity ratio, signaling a more conservative balance sheet compared to FRT's 1.44x. On the Piotroski fundamental quality scale (0–9), IVT scores 5/9 vs FRT's 4/9, reflecting solid financial health.
| Metric | IVTInvenTrust Proper… | FRTFederal Realty In… |
|---|---|---|
| ROE (TTM)Return on equity | +6.1% | +11.8% |
| ROA (TTM)Return on assets | +4.0% | +4.7% |
| ROICReturn on invested capital | +1.5% | +4.2% |
| ROCEReturn on capital employed | +1.9% | +5.4% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 4 |
| Debt / EquityFinancial leverage | 0.46x | 1.44x |
| Net DebtTotal debt minus cash | $785M | $4.9B |
| Cash & Equiv.Liquid assets | $41M | $107M |
| Total DebtShort + long-term debt | $826M | $5.0B |
| Interest CoverageEBIT ÷ Interest expense | 4.23x | 3.34x |
IVT leads this category, winning 5 of 9 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 $2,839 for IVT. Over the past 12 months, FRT leads with a +28.0% total return vs IVT's +17.7%. The 3-year compound annual growth rate (CAGR) favors IVT at 15.4% vs FRT's 11.3% — a key indicator of consistent wealth creation.
| Metric | IVTInvenTrust Proper… | FRTFederal Realty In… |
|---|---|---|
| YTD ReturnYear-to-date | +15.5% | +20.2% |
| 1-Year ReturnPast 12 months | +17.7% | +28.0% |
| 3-Year ReturnCumulative with dividends | +53.9% | +37.7% |
| 5-Year ReturnCumulative with dividends | -71.6% | +21.6% |
| 10-Year ReturnCumulative with dividends | -68.2% | +0.9% |
| CAGR (3Y)Annualised 3-year return | +15.4% | +11.3% |
FRT leads this category, winning 4 of 6 comparable metrics.
Risk & Volatility
Evenly matched — IVT and FRT each lead in 1 of 2 comparable metrics.
Risk & Volatility
IVT is the less volatile stock with a 0.33 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. FRT currently trades 99.6% from its 52-week high vs IVT's 96.3% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | IVTInvenTrust Proper… | FRTFederal Realty In… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.33x | 0.55x |
| 52-Week HighHighest price in past year | $33.19 | $117.23 |
| 52-Week LowLowest price in past year | $26.52 | $89.99 |
| % of 52W HighCurrent price vs 52-week peak | +96.3% | +99.6% |
| RSI (14)Momentum oscillator 0–100 | 53.3 | 67.6 |
| Avg Volume (50D)Average daily shares traded | 444K | 783K |
Evenly matched — IVT and FRT each lead in 1 of 2 comparable metrics.
Analyst Outlook
Evenly matched — IVT and FRT each lead in 1 of 2 comparable metrics.
Analyst Outlook
Wall Street rates IVT as "Buy" and FRT as "Buy". Consensus price targets imply 3.3% upside for IVT (target: $33) vs -4.3% for FRT (target: $112). For income investors, FRT offers the higher dividend yield at 3.87% vs IVT's 2.91%.
| Metric | IVTInvenTrust Proper… | FRTFederal Realty In… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy |
| Price TargetConsensus 12-month target | $33.00 | $111.75 |
| # AnalystsCovering analysts | 4 | 33 |
| Dividend YieldAnnual dividend ÷ price | +2.9% | +3.9% |
| Dividend StreakConsecutive years of raises | 8 | 3 |
| Dividend / ShareAnnual DPS | $0.93 | $4.52 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +0.0% |
Evenly matched — IVT and FRT each lead in 1 of 2 comparable metrics.
Key Takeaway
FRT leads in 2 of 6 categories (Income & Cash Flow, Total Returns). IVT leads in 1 (Profitability & Efficiency). 3 tied.
Best OverallFederal Realty Investment T… (FRT)Leads 2 of 6 categories
Loading custom metrics...
IVT vs FRT: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is IVT or FRT a better buy right now?
For growth investors, InvenTrust Properties Corp.
(IVT) is the stronger pick with 9. 2% revenue growth year-over-year, versus 6. 3% for Federal Realty Investment Trust (FRT). InvenTrust Properties Corp. (IVT) offers the better valuation at 22. 5x trailing P/E (166. 0x forward), making it the more compelling value choice. Analysts rate InvenTrust Properties Corp. (IVT) a "Buy" — based on 4 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 — IVT or FRT?
On trailing P/E, InvenTrust Properties Corp.
(IVT) is the cheapest at 22. 5x versus Federal Realty Investment Trust at 24. 4x. On forward P/E, Federal Realty Investment Trust is actually cheaper at 40. 4x — notably different from the trailing picture, reflecting expected earnings growth.
03Which is the better long-term investment — IVT or FRT?
Over the past 5 years, Federal Realty Investment Trust (FRT) delivered a total return of +21.
6%, compared to -71. 6% for InvenTrust Properties Corp. (IVT). Over 10 years, the gap is even starker: FRT returned +0. 9% versus IVT's -68. 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 — IVT or FRT?
By beta (market sensitivity over 5 years), InvenTrust Properties Corp.
(IVT) is the lower-risk stock at 0. 33β versus Federal Realty Investment Trust's 0. 55β — meaning FRT is approximately 66% more volatile than IVT relative to the S&P 500. On balance sheet safety, InvenTrust Properties Corp. (IVT) carries a lower debt/equity ratio of 46% versus 144% for Federal Realty Investment Trust — giving it more financial flexibility in a downturn.
05Which is growing faster — IVT or FRT?
By revenue growth (latest reported year), InvenTrust Properties Corp.
(IVT) is pulling ahead at 9. 2% versus 6. 3% for Federal Realty Investment Trust (FRT). On earnings-per-share growth, the picture is similar: InvenTrust Properties Corp. grew EPS 647. 4% year-over-year, compared to 40. 1% for Federal Realty Investment Trust. Over a 3-year CAGR, IVT leads at 8. 1% 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 — IVT or FRT?
InvenTrust Properties Corp.
(IVT) is the more profitable company, earning 37. 2% net margin versus 32. 1% for Federal Realty Investment Trust — meaning it keeps 37. 2% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: FRT leads at 35. 9% versus 17. 2% for IVT. At the gross margin level — before operating expenses — FRT leads at 9. 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 IVT or FRT more undervalued right now?
On forward earnings alone, Federal Realty Investment Trust (FRT) trades at 40.
4x forward P/E versus 166. 0x for InvenTrust Properties Corp. — 125. 6x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for IVT: 3. 3% to $33. 00.
08Which pays a better dividend — IVT or FRT?
All stocks in this comparison pay dividends.
Federal Realty Investment Trust (FRT) offers the highest yield at 3. 9%, versus 2. 9% for InvenTrust Properties Corp. (IVT).
09Is IVT or FRT better for a retirement portfolio?
For long-horizon retirement investors, InvenTrust Properties Corp.
(IVT) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 33), 2. 9% yield). Both have compounded well over 10 years (IVT: -68. 2%, FRT: +0. 9%), 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 IVT and FRT?
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.
In terms of investment character: IVT is a small-cap quality compounder stock; FRT is a mid-cap income-oriented stock. 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>
%
(IVT: 11.3% · FRT: 7.9%)Net Margin>
%
(IVT: 35.8% · FRT: 32.1%)P/E Ratio<
x
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