FEDERAL REALTY INVESTMENT TRUST
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| Metric | Q1 2026 | Q1 2025 | YoY |
|---|---|---|---|
| Revenue | 341,084 | 309,154 | +10.3% |
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| Partnership Interest | 341,084 | 309,154 | +10.3% |
| General & Administrative | 11,925 | 10,875 | +9.7% |
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| Partnership Interest | 11,925 | 10,875 | +9.7% |
| Operating Expenses | 224,810 | 202,192 | +11.2% |
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| Partnership Interest | 224,810 | 202,192 | +11.2% |
| Operating Income | 208,985 | 108,133 | +93.3% |
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| Partnership Interest | 208,985 | 108,133 | +93.3% |
| Net Income | 159,099 | 63,768 | +149.5% |
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| Partnership Interest | 159,099 | 63,768 | +149.5% |
| Comprehensive Income | 162,127 | 62,624 | +158.9% |
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| Partnership Interest | 162,127 | 62,624 | +158.9% |
| EPS (Basic) | 1.82 | 0.72 | +152.8% |
| EPS (Diluted) | 1.81 | 0.72 | +151.4% |
| Wtd Avg Shares (Basic) | 86,040 | 85,472 | +0.7% |
| Wtd Avg Shares (Diluted) | 86,662 | 85,472 | +1.4% |
| Net Income Loss Available To Common Stockholders Basic | 157,091 | 61,760 | +154.4% |
| Operating Lease Lease Income | 332,658 | 302,294 | +10.0% |
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| Partnership Interest | 332,658 | 302,294 | +10.0% |
| Preferred Stock Dividends Income Statement Impact | -2,008 | -2,008 | 0.0% |
| Net Income Loss Attributable To Noncontrolling Interest | -1,971 | -2,810 | +29.9% |
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| Partnership Interest | -1,971 | -2,810 | +29.9% |
| Interest Expense | -49,116 | -42,475 | -15.6% |
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| Partnership Interest | -49,116 | -42,475 | -15.6% |
| Depreciation And Amortization | 99,217 | 86,946 | +14.1% |
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| Partnership Interest | 99,217 | 86,946 | +14.1% |
Balance Sheet
| Metric | Q1 2026 | Q1 2025 | YoY |
|---|---|---|---|
| Current Assets | |||
| Cash & Cash Equivalents | 115,633 | 109,224 | +5.9% |
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| Partnership Interest | 115,633 | 109,224 | +5.9% |
| Non-Current Assets | |||
| Operating Lease Right-of-Use Assets | 82,234 | 85,165 | -3.4% |
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| Partnership Interest | 82,234 | 85,165 | -3.4% |
| Total Assets | 9,096,770 | 8,621,850 | +5.5% |
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| Partnership Interest | 9,096,770 | 8,621,850 | +5.5% |
| Other Assets | |||
| Rental Properties | 11,302,971 | 10,521,108 | +7.4% |
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| Partnership Interest | 11,302,971 | 10,521,108 | +7.4% |
| Construction In Progress Gross | 358,950 | 561,101 | -36.0% |
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| Partnership Interest | 358,950 | 561,101 | -36.0% |
| Real Estate Investment Property At Cost | 11,661,921 | 11,082,209 | +5.2% |
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| Partnership Interest | 11,661,921 | 11,082,209 | +5.2% |
| Real Estate Investment Property Accumulated Depreciation | -3,394,099 | -3,220,113 | -5.4% |
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| Partnership Interest | -3,394,099 | -3,220,113 | -5.4% |
| Real Estate Investment Property Net | 8,267,822 | 7,862,096 | +5.2% |
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| Partnership Interest | 8,267,822 | 7,862,096 | +5.2% |
| Accounts And Notes Receivable Net | 249,428 | 220,262 | +13.2% |
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| Partnership Interest | 249,428 | 220,262 | +13.2% |
| Investments In Affiliates Subsidiaries Associates And Joint Ventures | 31,105 | 32,888 | -5.4% |
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| Partnership Interest | 31,105 | 32,888 | -5.4% |
| Finance Lease Right Of Use Asset | 6,356 | 6,575 | -3.3% |
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| Partnership Interest | 6,356 | 6,575 | -3.3% |
| Prepaid Expense And Other Assets | 344,192 | 296,509 | +16.1% |
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| Partnership Interest | 344,192 | 296,509 | +16.1% |
| Non-Current Liabilities | |||
| Accounts Payable And Accrued Liabilities Current And Noncurrent | 222,187 | 197,422 | +12.5% |
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| Partnership Interest | 222,187 | 197,422 | +12.5% |
| Dividends Payable Current And Noncurrent | 99,926 | 97,265 | +2.7% |
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| Partnership Interest | 99,926 | 97,265 | +2.7% |
| Total Liabilities | 5,532,426 | 5,176,245 | +6.9% |
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| Partnership Interest | 5,532,426 | 5,176,245 | +6.9% |
| Other Liabilities | |||
| Secured Debt | 519,021 | 512,579 | +1.3% |
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| Partnership Interest | 519,021 | 512,579 | +1.3% |
| Notes Payable | 1,365,333 | 641,331 | +112.9% |
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| Partnership Interest | 1,365,333 | 641,331 | +112.9% |
| Unsecured Debt | 2,965,414 | 3,359,383 | -11.7% |
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| Partnership Interest | 2,965,414 | 3,359,383 | -11.7% |
| Security Deposit Liability | 32,489 | 34,194 | -5.0% |
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| Partnership Interest | 32,489 | 34,194 | -5.0% |
| Operating Lease Liability | 71,484 | 74,230 | -3.7% |
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| Partnership Interest | 71,484 | 74,230 | -3.7% |
| Finance Lease Liability | 12,935 | 12,812 | +1.0% |
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| Partnership Interest | 12,935 | 12,812 | +1.0% |
| Deferred Credits And Other Liabilities | 243,637 | 247,029 | -1.4% |
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| Partnership Interest | 243,637 | 247,029 | -1.4% |
| 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 | 870 | 869 | +0.1% |
| Additional Paid In Capital Common Stock | 4,310,277 | 4,303,363 | +0.2% |
| Accumulated Distributions In Excess Of Net Income | -1,164,907 | -1,275,769 | +8.7% |
| Accumulated Other Comprehensive Income | 5,075 | 3,596 | +41.1% |
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| Partnership Interest | 5,075 | 3,596 | +41.1% |
| Total Stockholders' Equity | 3,311,137 | 3,191,881 | +3.7% |
| Minority Interest | 70,380 | 72,385 | -2.8% |
| Stockholders Equity Including Portion Attributable To Noncontrolling Interest | 3,381,517 | 3,264,266 | +3.6% |
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| Accumulated Distributions In Excess Of Net Income | -1,164,907 | -1,275,769 | +8.7% |
| Accumulated Other Comprehensive Income | 5,075 | 3,596 | +41.1% |
| Additional Paid In Capital | 4,310,277 | 4,303,363 | +0.2% |
| Common Stock | 870 | 869 | +0.1% |
| Noncontrolling Interest | 70,380 | 72,385 | -2.8% |
| Preferred Stock | 159,822 | 159,822 | 0.0% |
| Total Liabilities & Equity | 9,096,770 | 8,621,850 | +5.5% |
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| Partnership Interest | 9,096,770 | 8,621,850 | +5.5% |
| Redeemable Noncontrolling Interest Equity Carrying Amount | 182,827 | 181,339 | +0.8% |
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| Partnership Interest | 182,827 | 181,339 | +0.8% |
| 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 | 3,151,274 | 3,033,497 | +3.9% |
| Partners Capital (Q) | — | — | — |
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| Partnership Interest | 3,311,137 | 3,191,881 | +3.7% |
| Partners Capital Attributable To Noncontrolling Interest (Q) | — | — | — |
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| Partnership Interest | 70,380 | 72,385 | -2.8% |
| Partners Capital Including Portion Attributable To Noncontrolling Interest (Q) | — | — | — |
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| Accumulated Other Comprehensive Income · Partnership Interest | 5,075 | 3,596 | +41.1% |
| Common Units · Partnership Interest | 3,151,274 | 3,033,497 | +3.9% |
| Noncontrolling Interests in Consolidated Partnerships · Partnership Interest | 70,380 | 72,385 | -2.8% |
| Parent · Partnership Interest | 3,311,137 | 3,191,881 | +3.7% |
| Preferred Units · Partnership Interest | 154,788 | 154,788 | 0.0% |
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| Partnership Interest | 3,381,517 | 3,264,266 | +3.6% |
Cash Flow Statement
| Metric | YTD Q1 2026 | YTD Q1 2025 | YoY |
|---|---|---|---|
| Operating Activities | |||
| Net Income | 161,070 | 66,578 | +141.9% |
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| Partnership Interest | 161,070 | 66,578 | +141.9% |
| Adjustment Depreciation And Amortization | 99,217 | 86,946 | +14.1% |
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| Partnership Interest | 99,217 | 86,946 | +14.1% |
| Gain On Sale Of Real Estate | 92,711 | 1,171 | +7817.3% |
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| Partnership Interest | 92,711 | 1,171 | +7817.3% |
| Income Loss From Equity Method Investments | 161 | 177 | -9.0% |
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| Partnership Interest | 161 | 177 | -9.0% |
| Straight Line Rent | -8,721 | -7,463 | -16.9% |
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| Partnership Interest | -8,721 | -7,463 | -16.9% |
| Stock-Based Compensation | 4,303 | 3,881 | +10.9% |
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| Partnership Interest | 4,303 | 3,881 | +10.9% |
| Other Non-Cash Items | -1,817 | -368 | -393.8% |
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| Partnership Interest | -1,817 | -368 | -393.8% |
| Increase Decrease In Accounts And Other Receivables | 8,281 | 16,799 | -50.7% |
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| Partnership Interest | 8,281 | 16,799 | -50.7% |
| Change in Prepaid & Other Assets | 4,818 | 4,422 | +9.0% |
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| Partnership Interest | 4,818 | 4,422 | +9.0% |
| Increase Decrease In Accounts Payable And Accrued Liabilities | 12,377 | 7,185 | +72.3% |
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| Partnership Interest | 12,377 | 7,185 | +72.3% |
| Increase Decrease In Security Deposits And Other Liabilities | -2,062 | 2,412 | -185.5% |
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| Partnership Interest | -2,062 | 2,412 | -185.5% |
| Net Cash from Operations | 184,594 | 179,044 | +3.1% |
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| Partnership Interest | 184,594 | 179,044 | +3.1% |
| Investing Activities | |||
| Payments To Acquire Real Estate | -65,724 | -120,413 | +45.4% |
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| Partnership Interest | -65,724 | -120,413 | +45.4% |
| Capital Expenditures Development Redevelopment | -38,987 | -31,222 | -24.9% |
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| Partnership Interest | -38,987 | -31,222 | -24.9% |
| Capital Expenditures Other | -25,963 | -27,807 | +6.6% |
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| Partnership Interest | -25,963 | -27,807 | +6.6% |
| Proceeds From Real Estate And Real Estate Joint Ventures | 155,310 | 3,860 | +3923.6% |
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| Partnership Interest | 155,310 | 3,860 | +3923.6% |
| Proceeds From Distributions Received From Real Estate Partnerships | 1,313 | 642 | +104.5% |
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| Partnership Interest | 1,313 | 642 | +104.5% |
| Increase Decrease In Lease Acquisition Costs | -5,433 | -6,826 | +20.4% |
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| Partnership Interest | -5,433 | -6,826 | +20.4% |
| Net Cash from Investing | 20,516 | -181,766 | +111.3% |
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| Partnership Interest | 20,516 | -181,766 | +111.3% |
| Financing Activities | |||
| Proceeds From Repayments Of Lines Of Credit | 59,100 | 44,550 | +32.7% |
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| Partnership Interest | 59,100 | 44,550 | +32.7% |
| Repayments Of Senior Debt | -400,000 | — | — |
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| Partnership Interest | -400,000 | — | — |
| Issuance Of Notes And Mortgages Payable Net Of Costs | 250,000 | -4,814 | +5293.2% |
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| Partnership Interest | 250,000 | -4,814 | +5293.2% |
| Repayment Of Mortgages Finance Leases And Notes Payable | -2,950 | -2,005 | -47.1% |
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| Partnership Interest | -2,950 | -2,005 | -47.1% |
| Proceeds From Issuance Of Common Stock | -30 | 54,542 | -100.1% |
| Issuance Of Common Units Net Of Costs (Q) | — | — | — |
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| Partnership Interest | -30 | 54,542 | -100.1% |
| Dividends Paid To Common And Preferred Shareholders | -99,110 | -95,964 | -3.3% |
| Dividends Paid To Common And Preferred Unit Holders (Q) | — | — | — |
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| Partnership Interest | -99,110 | -95,964 | -3.3% |
| Tax Withholding for Share Compensation | -4,926 | -4,607 | -6.9% |
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| Partnership Interest | -4,926 | -4,607 | -6.9% |
| Proceeds From Minority Shareholders | 2,871 | 1,413 | +103.2% |
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| Partnership Interest | 2,871 | 1,413 | +103.2% |
| Paymentsofdividendsandredemptionsminorityinterest | -3,878 | -3,133 | -23.8% |
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| Partnership Interest | -3,878 | -3,133 | -23.8% |
| Net Cash from Financing | -198,923 | -10,018 | -1885.7% |
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| Partnership Interest | -198,923 | -10,018 | -1885.7% |
| Amortization of Financing Costs (Q) | — | — | — |
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| 3.25% notes · Convertible Debt | 0.7 | 0.7 | 0.0% |
| Supplemental | |||
| Income Taxes Paid | 2 | 11 | -81.8% |
| Interest Paid | 40,819 | 34,997 | +16.6% |
| Other Cash Flow | |||
| Net Change in Cash | 6,187 | -12,740 | +148.6% |
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| Partnership Interest | 6,187 | -12,740 | +148.6% |
| Cash Cash Equivalents Restricted Cash And Restricted Cash Equivalents | 123,893 | 122,703 | +1.0% |
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| Partnership Interest | 123,893 | 122,703 | +1.0% |
Values in thousands USD. Source: SEC EDGAR 10-Q filing.