Federal Realty Investment Trust (FRT) Earnings History
Annual and quarterly earnings data from 1989 to 2025
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FRT EPS Growth (CAGR)
Compound annual growth rate of diluted earnings per share
CAGR (Compound Annual Growth Rate) shows the annualized growth rate of EPS over the specified period. A higher CAGR indicates stronger earnings momentum.
FRT Profitability Analysis
Margin trends over time
| Year | Gross Margin | Operating Margin | Net Margin |
|---|---|---|---|
| 2025 | 9.7% | 35.9% | 32.1% |
| 2024 | 67.4% | 39.3% | 24.6% |
| 2023 | 67.9% | 35.9% | 20.9% |
| 2022 | 66.8% | 49.0% | 35.9% |
| 2021 | 66.7% | 41.5% | 27.5% |
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Federal Realty Investment Trust (FRT) Earnings Overview
As of May 6, 2026, Federal Realty Investment Trust (FRT) reported trailing twelve-month net income of $411M, reflecting +40.1% year-over-year growth. The company earned $4.78 per diluted share over the past four quarters, with a net profit margin of 32.1%.
Looking at the long-term picture, FRT's 5-year EPS compound annual growth rate (CAGR) stands at +24.2%, indicating exceptional earnings growth. The company achieved its highest annual net income of $411M in fiscal 2025, representing a new all-time high.
Federal Realty Investment Trust maintains industry-leading profitability with a gross margin of 9.7%, operating margin of 35.9%, and net margin of 32.1%. This margin structure demonstrates strong pricing power and operational efficiency. View revenue history →
Compared to peers including REG ($630M net income, 33.9% margin), KIM ($616M net income, 27.3% margin), AKR ($154M net income, 3.3% margin), FRT has room to improve margins relative to the peer group. Compare FRT vs REG →
FRT Earnings vs Peers
Earnings metrics vs comparable public companies
FRT Historical Earnings Data (1989–2025)
37 years| Fiscal Year | Net Income | YoY % | Operating Income | EPS (Diluted) | Net Margin | Op. Margin |
|---|---|---|---|---|---|---|
| 2025 | $411M | +39.2% | $460M | $4.79 | 32.1% | 35.9% |
| 2024 | $295M | +24.6% | $472M | $3.42 | 24.6% | 39.3% |
| 2023 | $237M | -38.5% | $406M | $2.80 | 20.9% | 35.9% |
| 2022 | $385M | +47.4% | $526M | $4.71 | 35.9% | 49.0% |
| 2021 | $261M | +98.5% | $395M | $3.26 | 27.5% | 41.5% |
| 2020 | $132M | -62.8% | $290M | $1.62 | 15.8% | 34.7% |
| 2019 | $354M | +46.3% | $471M | $4.61 | 37.8% | 50.3% |
| 2018 | $242M | -16.6% | $362M | $3.18 | 26.4% | 39.5% |
| 2017 | $290M | +16.0% | $410M | $3.97 | 33.8% | 47.8% |
| 2016 | $250M | +18.9% | $321M | $3.50 | 31.2% | 40.0% |
Full FRT Stock Analysis
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Start ComparisonFRT — Frequently Asked Questions
Quick answers to the most common questions about buying FRT stock.
Is FRT growing earnings?
FRT EPS is $4.78, with earnings growth accelerating to +40.1%. This exceeds the 5-year CAGR of +24.2%. TTM net income reached $411M.
What are FRT's profit margins?
Federal Realty Investment Trust net margin is +32.1%, with operating margin at +35.9%. Above-average margins indicate pricing power.
How consistent are FRT's earnings?
FRT earnings data spans 1989-2025. The accelerating earnings trend is +40.1% YoY. Historical data enables comparison across business cycles.