FRT
Federal Realty Investment Trust Real Estate - REIT - Retail Investor Relations →
Federal Realty Investment Trust (FRT) closed at $105.76 as of 2026-02-02, trading 13.0% above its 200-week moving average of $93.58. The stock moved further from the line this week, up from 8.1% last week. With a 14-week RSI of 71, FRT is in overbought territory.
Over the past 2705 weeks of data, FRT has crossed below its 200-week moving average 35 times. On average, these episodes lasted 12 weeks. Historically, investors who bought FRT at the start of these episodes saw an average one-year return of +10.1%.
With a market cap of $9.2 billion, FRT is a mid-cap stock. The company generates a free cash flow yield of 4.5%. Return on equity stands at 10.5%. The stock trades at 3.0x book value.
FRT is a Dividend Aristocrat, having increased its dividend for 25 or more consecutive years. The current yield is 427.00%. Share count has increased 9.0% over three years, indicating dilution.
Over the past 33.2 years, a hypothetical investment of $100 in FRT would have grown to $2083, compared to $2849 for the S&P 500. FRT has returned 9.6% annualized vs 10.6% for the index, underperforming the broader market over this period.
Free cash flow has been growing at a 119.9% compound annual rate, with 4 consecutive years of positive cash generation.
Growth of $100: FRT vs S&P 500
Monthly data normalized to $100 at start. Vertical dashed lines mark 200-week MA touches.
What Happens After FRT Crosses Below the Line?
Across 32 historical episodes, buying FRT when it crossed below its 200-week moving average produced an average return of +8.7% after 12 months (median +8.0%), compared to +16.1% for the S&P 500 over the same periods. 80% of those episodes were profitable after one year. After 24 months, the average return was +23.0% vs +31.3% for the index.
Each line shows $100 invested at the moment FRT crossed below its 200-week MA. Bold blue = stock average. Gray dashed = S&P 500 average over same periods.
Historical Touches
FRT has crossed below its 200-week MA 35 times with an average 1-year return of +10.1% after recovery.
| Crossed Below | Recovered | Weeks | Max Depth | 1-Year Return | Return Since Touch |
|---|---|---|---|---|---|
| Apr 1974 | Feb 1975 | 43 | 24.4% | +12.7% | +24834.4% |
| Oct 1979 | Dec 1979 | 10 | 5.8% | +35.6% | +14902.9% |
| Jul 1990 | Apr 1991 | 35 | 34.3% | +13.4% | +3178.3% |
| Nov 1991 | Dec 1991 | 1 | 0.5% | +40.5% | +3101.1% |
| Oct 1994 | Oct 1994 | 1 | 0.8% | +22.2% | +2182.5% |
| Dec 1994 | Jan 1995 | 1 | 1.6% | +18.7% | +2141.0% |
| Mar 1995 | Mar 1995 | 3 | 1.2% | +15.2% | +2074.2% |
| Apr 1995 | May 1995 | 3 | 4.7% | +18.3% | +2155.4% |
| Oct 1995 | Nov 1995 | 5 | 3.0% | +19.6% | +1958.1% |
| Aug 1998 | Sep 1998 | 2 | 7.1% | +32.2% | +1722.6% |
| Feb 1999 | Feb 1999 | 3 | 0.9% | +1.8% | +1550.2% |
| Sep 1999 | Apr 2000 | 28 | 15.7% | +6.6% | +1490.8% |
| Sep 2000 | Oct 2000 | 1 | 4.4% | +26.4% | +1475.9% |
| Oct 2000 | Dec 2000 | 7 | 3.0% | +23.0% | +1414.0% |
| Dec 2000 | Jan 2001 | 2 | 2.4% | +31.0% | +1428.8% |
| Jul 2008 | Jul 2008 | 1 | 0.1% | -23.5% | +195.8% |
| Oct 2008 | Dec 2009 | 62 | 41.7% | +1.8% | +214.6% |
| Jan 2010 | Feb 2010 | 4 | 2.6% | +22.5% | +180.8% |
| May 2017 | Jul 2017 | 9 | 3.1% | -2.4% | +18.9% |
| Aug 2017 | Sep 2017 | 3 | 1.0% | +5.3% | +16.6% |
| Sep 2017 | Nov 2017 | 7 | 5.8% | +7.3% | +20.2% |
| Jan 2018 | Aug 2018 | 32 | 15.5% | -5.8% | +13.5% |
| Sep 2018 | Nov 2018 | 7 | 7.9% | +8.4% | +12.1% |
| Nov 2018 | Nov 2018 | 1 | 0.2% | +4.7% | +10.7% |
| Dec 2018 | Jan 2019 | 5 | 8.3% | +9.7% | +18.7% |
| Dec 2019 | Jan 2020 | 1 | 0.2% | -29.5% | +9.2% |
| Jan 2020 | Feb 2020 | 1 | 0.1% | -26.6% | +9.3% |
| Feb 2020 | Apr 2021 | 59 | 46.3% | -8.8% | +17.4% |
| Jun 2022 | Jul 2022 | 7 | 10.9% | -1.5% | +22.2% |
| Aug 2022 | Oct 2022 | 10 | 13.5% | -2.7% | +17.6% |
| Dec 2022 | Jan 2023 | 3 | 1.6% | +7.1% | +18.7% |
| Mar 2023 | Jul 2023 | 18 | 12.2% | +10.6% | +24.8% |
| Aug 2023 | Aug 2023 | 1 | 0.7% | +22.7% | +22.2% |
| Sep 2023 | Nov 2023 | 10 | 8.8% | +27.0% | +26.8% |
| Mar 2025 | Aug 2025 | 23 | 10.4% | N/A | +15.1% |
| Average | 12 | — | +10.1% | — |
Not financial advice. This is an educational tool. Past performance does not guarantee future results. Do your own research before making investment decisions.
Data as of Friday close, 2026-02-02