FEDERAL REALTY INVESTMENT TRUST
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| Metric | Q2 2025 | Q2 2024 | YoY |
|---|---|---|---|
| Revenue | 311,523 | 296,052 | +5.2% |
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| Partnership Interest | 311,523 | 296,052 | +5.2% |
| General & Administrative | 11,925 | 12,092 | -1.4% |
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| Partnership Interest | 11,925 | 12,092 | -1.4% |
| Operating Expenses | 199,456 | 191,321 | +4.3% |
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| Partnership Interest | 199,456 | 191,321 | +4.3% |
| Operating Income | 202,744 | 157,011 | +29.1% |
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| Partnership Interest | 202,744 | 157,011 | +29.1% |
| Net Income | 155,916 | 111,982 | +39.2% |
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| Partnership Interest | 155,916 | 111,982 | +39.2% |
| Comprehensive Income | 155,232 | 112,125 | +38.4% |
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| Partnership Interest | 155,232 | 112,125 | +38.4% |
| EPS (Basic) | 1.78 | 1.32 | +34.8% |
| EPS (Diluted) | 1.78 | 1.32 | +34.8% |
| Wtd Avg Shares (Basic) | 85,969 | 82,932 | +3.7% |
| Wtd Avg Shares (Diluted) | 86,611 | 83,563 | +3.6% |
| Net Income Loss Available To Common Stockholders Basic | 153,908 | 109,974 | +39.9% |
| Operating Lease Lease Income | 302,477 | 287,095 | +5.4% |
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| Partnership Interest | 302,477 | 287,095 | +5.4% |
| Preferred Stock Dividends Income Statement Impact | -2,008 | -2,008 | 0.0% |
| Net Income Loss Attributable To Noncontrolling Interest | -4,040 | -2,673 | -51.1% |
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| Partnership Interest | -4,040 | -2,673 | -51.1% |
| Interest Expense | -44,598 | -44,312 | -0.6% |
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| Partnership Interest | -44,598 | -44,312 | -0.6% |
| Depreciation And Amortization | 89,241 | 85,049 | +4.9% |
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| Partnership Interest | 89,241 | 85,049 | +4.9% |
Balance Sheet
| Metric | Q2 2025 | Q2 2024 | YoY |
|---|---|---|---|
| Current Assets | |||
| Cash & Cash Equivalents | 177,003 | 103,234 | +71.5% |
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| Partnership Interest | 177,003 | 103,234 | +71.5% |
| Non-Current Assets | |||
| Operating Lease Right-of-Use Assets | 84,517 | 86,997 | -2.9% |
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| Partnership Interest | 84,517 | 86,997 | -2.9% |
| Total Assets | 8,623,794 | 8,421,167 | +2.4% |
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| Partnership Interest | 8,623,794 | 8,421,167 | +2.4% |
| Other Assets | |||
| Rental Properties | 10,721,587 | 10,222,540 | +4.9% |
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| Partnership Interest | 10,721,587 | 10,222,540 | +4.9% |
| Construction In Progress Gross | 324,435 | 553,365 | -41.4% |
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| Partnership Interest | 324,435 | 553,365 | -41.4% |
| Real Estate Investment Property At Cost | 11,046,022 | 10,775,905 | +2.5% |
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| Partnership Interest | 11,046,022 | 10,775,905 | +2.5% |
| Real Estate Investment Property Accumulated Depreciation | -3,250,219 | -3,054,555 | -6.4% |
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| Partnership Interest | -3,250,219 | -3,054,555 | -6.4% |
| Real Estate Investment Property Net | 7,795,803 | 7,721,350 | +1.0% |
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| Partnership Interest | 7,795,803 | 7,721,350 | +1.0% |
| Accounts And Notes Receivable Net | 225,936 | 194,611 | +16.1% |
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| Partnership Interest | 225,936 | 194,611 | +16.1% |
| Mortgage Loans On Real Estate Commercial And Consumer Net | 9,118 | 9,170 | -0.6% |
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| Partnership Interest | 9,118 | 9,170 | -0.6% |
| Investments In Affiliates Subsidiaries Associates And Joint Ventures | 33,133 | 33,937 | -2.4% |
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| Partnership Interest | 33,133 | 33,937 | -2.4% |
| Finance Lease Right Of Use Asset | 6,520 | 6,740 | -3.3% |
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| Partnership Interest | 6,520 | 6,740 | -3.3% |
| Prepaid Expense And Other Assets | 291,764 | 265,128 | +10.0% |
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| Partnership Interest | 291,764 | 265,128 | +10.0% |
| Non-Current Liabilities | |||
| Accounts Payable And Accrued Liabilities Current And Noncurrent | 192,122 | 176,686 | +8.7% |
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| Partnership Interest | 192,122 | 176,686 | +8.7% |
| Dividends Payable Current And Noncurrent | 97,186 | 93,492 | +4.0% |
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| Partnership Interest | 97,186 | 93,492 | +4.0% |
| Total Liabilities | 5,122,503 | 5,167,796 | -0.9% |
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| Partnership Interest | 5,122,503 | 5,167,796 | -0.9% |
| Other Liabilities | |||
| Secured Debt | 511,951 | 515,637 | -0.7% |
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| Partnership Interest | 511,951 | 515,637 | -0.7% |
| Notes Payable | 614,631 | 683,280 | -10.0% |
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| Partnership Interest | 614,631 | 683,280 | -10.0% |
| Unsecured Debt | 3,360,925 | 3,354,755 | +0.2% |
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| Partnership Interest | 3,360,925 | 3,354,755 | +0.2% |
| Security Deposit Liability | 34,032 | 29,805 | +14.2% |
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| Partnership Interest | 34,032 | 29,805 | +14.2% |
| Operating Lease Liability | 73,618 | 75,950 | -3.1% |
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| Partnership Interest | 73,618 | 75,950 | -3.1% |
| Finance Lease Liability | 12,842 | 12,726 | +0.9% |
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| Partnership Interest | 12,842 | 12,726 | +0.9% |
| Deferred Credits And Other Liabilities | 225,196 | 225,465 | -0.1% |
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| Partnership Interest | 225,196 | 225,465 | -0.1% |
| Stockholders' Equity | |||
| Preferred Stock Value (Q) | — | — | — |
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| 5.0% Series C Cumulative Redeemable Preferred Shares, (stated at liquidation preference $25,000 per share), 6,000 shares issued and outstanding | 150,000 | 150,000 | 0.0% |
| 5.417% Series 1 Cumulative Convertible Preferred Shares, (stated at liquidation preference $25 per share), 392,878 shares issued and outstanding | 9,822 | 9,822 | 0.0% |
| Common Stock | 869 | 841 | +3.3% |
| Additional Paid In Capital Common Stock | 4,302,220 | 4,005,249 | +7.4% |
| Accumulated Distributions In Excess Of Net Income | -1,216,794 | -1,177,336 | -3.4% |
| Accumulated Other Comprehensive Income | 2,912 | 7,042 | -58.6% |
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| Partnership Interest | 2,912 | 7,042 | -58.6% |
| Total Stockholders' Equity | 3,249,029 | 2,995,618 | +8.5% |
| Minority Interest | 71,071 | 75,195 | -5.5% |
| Stockholders Equity Including Portion Attributable To Noncontrolling Interest | 3,320,100 | 3,070,813 | +8.1% |
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| Accumulated Distributions In Excess Of Net Income | -1,216,794 | -1,177,336 | -3.4% |
| Accumulated Other Comprehensive Income | 2,912 | 7,042 | -58.6% |
| Additional Paid In Capital | 4,302,220 | 4,005,249 | +7.4% |
| Common Stock | 869 | 841 | +3.3% |
| Noncontrolling Interest | 71,071 | 75,195 | -5.5% |
| Preferred Stock | 159,822 | 159,822 | 0.0% |
| Total Liabilities & Equity | 8,623,794 | 8,421,167 | +2.4% |
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| Partnership Interest | 8,623,794 | 8,421,167 | +2.4% |
| Redeemable Noncontrolling Interest Equity Carrying Amount | 181,191 | 182,558 | -0.7% |
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| Partnership Interest | 181,191 | 182,558 | -0.7% |
| Preferred Units Preferred Partners Capital Accounts (Q) | — | — | — |
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| Partnership Interest | 154,788 | 154,788 | 0.0% |
| Common Units Capital Accounts (Q) | — | — | — |
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| Partnership Interest | 3,091,329 | 2,833,788 | +9.1% |
| Partners Capital (Q) | — | — | — |
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| Partnership Interest | 3,249,029 | 2,995,618 | +8.5% |
| Partners Capital Attributable To Noncontrolling Interest (Q) | — | — | — |
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| Partnership Interest | 71,071 | 75,195 | -5.5% |
| Partners Capital Including Portion Attributable To Noncontrolling Interest (Q) | — | — | — |
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| Accumulated Other Comprehensive Income · Partnership Interest | 2,912 | 7,042 | -58.6% |
| Common Units · Partnership Interest | 3,091,329 | 2,833,788 | +9.1% |
| Noncontrolling Interests in Consolidated Partnerships · Partnership Interest | 71,071 | 75,195 | -5.5% |
| Parent · Partnership Interest | 3,249,029 | 2,995,618 | +8.5% |
| Preferred Units · Partnership Interest | 154,788 | 154,788 | 0.0% |
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| Partnership Interest | 3,320,100 | 3,070,813 | +8.1% |
Cash Flow Statement
| Metric | YTD Q2 2025 | YTD Q2 2024 | YoY |
|---|---|---|---|
| Operating Activities | |||
| Net Income | 226,534 | 172,671 | +31.2% |
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| Partnership Interest | 226,534 | 172,671 | +31.2% |
| Adjustment Depreciation And Amortization | 176,187 | 168,453 | +4.6% |
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| Partnership Interest | 176,187 | 168,453 | +4.6% |
| Gain On Sale Of Real Estate | 77,672 | 52,280 | +48.6% |
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| Partnership Interest | 77,672 | 52,280 | +48.6% |
| Income Loss From Equity Method Investments | 1,082 | 937 | +15.5% |
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| Partnership Interest | 1,082 | 937 | +15.5% |
| New Market Tax Credit Transaction Income | 14,176 | — | — |
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| Partnership Interest | 14,176 | — | — |
| Straight Line Rent | -13,844 | -10,686 | -29.6% |
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| Partnership Interest | -13,844 | -10,686 | -29.6% |
| Stock-Based Compensation | 7,464 | 7,639 | -2.3% |
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| Partnership Interest | 7,464 | 7,639 | -2.3% |
| Other Non-Cash Items | -1,163 | -990 | -17.5% |
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| Partnership Interest | -1,163 | -990 | -17.5% |
| Increase Decrease In Accounts And Other Receivables | 14,709 | 16,294 | -9.7% |
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| Partnership Interest | 14,709 | 16,294 | -9.7% |
| Change in Prepaid & Other Assets | 15,333 | 15,084 | +1.7% |
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| Partnership Interest | 15,333 | 15,084 | +1.7% |
| Increase Decrease In Accounts Payable And Accrued Liabilities | -3,805 | 1,383 | -375.1% |
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| Partnership Interest | -3,805 | 1,383 | -375.1% |
| Increase Decrease In Security Deposits And Other Liabilities | 1,252 | -5,748 | +121.8% |
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| Partnership Interest | 1,252 | -5,748 | +121.8% |
| Net Cash from Operations | 329,737 | 310,883 | +6.1% |
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| Partnership Interest | 329,737 | 310,883 | +6.1% |
| Investing Activities | |||
| Payments To Acquire Real Estate | -120,413 | -213,875 | +43.7% |
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| Partnership Interest | -120,413 | -213,875 | +43.7% |
| Capital Expenditures Development Redevelopment | -69,350 | -68,616 | -1.1% |
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| Partnership Interest | -69,350 | -68,616 | -1.1% |
| Capital Expenditures Other | -55,257 | -55,489 | +0.4% |
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| Partnership Interest | -55,257 | -55,489 | +0.4% |
| Proceeds From Real Estate And Real Estate Joint Ventures | 141,151 | 96,324 | +46.5% |
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| Partnership Interest | 141,151 | 96,324 | +46.5% |
| Proceeds From Distributions Received From Real Estate Partnerships | 1,094 | 2,142 | -48.9% |
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| Partnership Interest | 1,094 | 2,142 | -48.9% |
| Increase Decrease In Lease Acquisition Costs | -13,547 | -13,113 | -3.3% |
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| Partnership Interest | -13,547 | -13,113 | -3.3% |
| Net Cash from Investing | -116,322 | -252,627 | +54.0% |
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| Partnership Interest | -116,322 | -252,627 | +54.0% |
| Financing Activities | |||
| Proceeds From Repayments Of Lines Of Credit | 17,600 | 81,800 | -78.5% |
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| Partnership Interest | 17,600 | 81,800 | -78.5% |
| Costs To Extend And Issue Notes Payable And Mortgages | -4,818 | -902 | -434.1% |
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| Partnership Interest | -4,818 | -902 | -434.1% |
| Repayment Of Mortgages Finance Leases And Notes Payable | -2,840 | -1,640 | -73.2% |
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| Partnership Interest | -2,840 | -1,640 | -73.2% |
| Proceeds From Issuance Of Common Stock | 54,503 | 70,938 | -23.2% |
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| Forward Sales Contracts | 54.4 | — | — |
| Issuance Of Common Units Net Of Costs (YTD) | — | — | — |
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| Partnership Interest | 54,503 | 70,938 | -23.2% |
| Dividends Paid To Common And Preferred Shareholders | -192,498 | -183,875 | -4.7% |
| Dividends Paid To Common And Preferred Unit Holders (YTD) | — | — | — |
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| Partnership Interest | -192,498 | -183,875 | -4.7% |
| Tax Withholding for Share Compensation | -4,675 | -4,686 | +0.2% |
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| Partnership Interest | -4,675 | -4,686 | +0.2% |
| Proceeds From Minority Shareholders | 1,413 | 725 | +94.9% |
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| Partnership Interest | 1,413 | 725 | +94.9% |
| Paymentsofdividendsandredemptionsminorityinterest | -13,921 | -18,862 | +26.2% |
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| Partnership Interest | -13,921 | -18,862 | +26.2% |
| Net Cash from Financing | -145,236 | -204,443 | +29.0% |
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| Partnership Interest | -145,236 | -204,443 | +29.0% |
| Amortization of Financing Costs (YTD) | — | — | — |
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| 3.25% notes · Convertible Debt | 1.3 | 1.3 | 0.0% |
| Supplemental | |||
| Income Taxes Paid | 320 | 191 | +67.5% |
| Interest Paid | 82,424 | 86,045 | -4.2% |
| Other Cash Flow | |||
| Net Change in Cash | 68,179 | -146,187 | +146.6% |
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| Partnership Interest | 68,179 | -146,187 | +146.6% |
| Cash Cash Equivalents Restricted Cash And Restricted Cash Equivalents | 203,622 | 113,817 | +78.9% |
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| Partnership Interest | 203,622 | 113,817 | +78.9% |
Values in thousands USD. Source: SEC EDGAR 10-Q filing.