FRT
Federal Realty Investment Trust Real Estate - REIT - Retail Investor Relations →
Federal Realty Investment Trust (FRT) closed at $120.39 as of 2026-06-19, trading 27.4% above its 200-week moving average of $94.52. The stock is currently moving closer to the line, down from 33.3% last week. With a 14-week RSI of 72, FRT is in overbought territory.
Trading volume is running at 1.2x of its 14-week average, which is in the normal range. The balance between buying and selling volume (1.22 ratio) is neutral — neither side is clearly dominating.
Over the past 2724 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 +10.2%.
With a market cap of $10.5 billion, FRT is a large-cap stock. The company generates a free cash flow yield of 4.3%. Return on equity stands at 14.8%. The stock trades at 3.3x book value.
FRT is a Dividend Aristocrat, having increased its dividend for 25 or more consecutive years. Share count has increased 6.1% over three years, indicating dilution.
Over the past 33.5 years, a hypothetical investment of $100 in FRT would have grown to $2397, compared to $3097 for the S&P 500. FRT has returned 9.9% annualized vs 10.8% for the index, underperforming the broader market over this period.
Free cash flow has been growing at a 49% compound annual rate, with 4 consecutive years of positive cash generation.
Business Health
Annual financials — how the underlying business has performed over the past several years.
Cash Flow Free cash flow & net income ($M)
Revenue Annual revenue ($M) — business growth proxy
Total Debt Balance sheet debt ($M)
ROIC Return on invested capital (%)
FCF Yield Free cash flow / market cap (%) — Yartseva signal
Gross Margin Pricing power & competitive moat (%)
Shares Outstanding Buybacks vs dilution (millions)
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 +9.2% after 12 months (median +8.0%), compared to +16.2% for the S&P 500 over the same periods. 81% 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.
Bean Score Experimental
The Bean Score measures how far a stock's free cash flow yield has deviated from its own quarterly baseline, normalized by the stock's historical behavior. Between earnings dates, FCF is constant — so the score is purely a function of stock price. The levels below show at what prices FRT would reach each dislocation threshold.
Dislocation Price Levels
Prices where FRT's Bean Score would hit each σ threshold. Valid until next earnings report (date TBD — last report: 2026-03-31).
| Level | σ | Price | Signal |
|---|---|---|---|
| Deep Value | +2σ | $107.53 | Unusually cheap — potential buy zone |
| Value | +1σ | $110.77 | Cheap vs. own history |
| Fair Value | +0σ | $114.21 | Historical mean behavior |
| Expensive | -1σ | $117.88 | Expensive vs. own history |
| Deep Expensive | -2σ | $121.79 | Unusually expensive — potential trim zone |
Quarterly FCF & Yield Trailing twelve-month free cash flow and yield at each quarter end
Signal Accuracy Collecting Data
The Bean Score system is accumulating weekly data to validate signal accuracy. After 13+ weeks of history, this section will display win rates and average returns for each σ threshold crossing — answering the question: "When this score says cheap or expensive, does the price subsequently move in the expected direction?"
Theoretical framework — not backtested or forward-tested. The Bean Score uses trailing twelve-month free cash flow yield as a dislocation identifier. It measures whether the market has pushed a stock's yield unusually far from its own baseline behavior. These levels are reference points for identifying potential swing trade opportunities, not buy/sell signals. FCF values update quarterly with earnings; between reports, all movement is price-driven.
Dislocation Scores Experimental
Each score measures deviation from FRT's own historical baseline — the same idea as the Bean Score, applied to different fundamentals. Positive means cheaper or more dislocated than this stock's norm. Scores marked σ are normalized by the stock's own variability; pp values are simple deltas from its recent baseline.
Theoretical framework — not backtested. These scores describe how unusual today's readings are for this specific company. They are starting points for research, not buy or sell signals. Annual-statement scores (buyback, accruals, FCF vs history) rest on only ~4 yearly data points and are deltas, not sigmas.
Historical Touches
FRT has crossed below its 200-week MA 35 times with an average 1-year return of +10.2% after recovery.
| Crossed Below | Recovered | Weeks | Max Depth | 1-Year Return | Return Since Touch |
|---|---|---|---|---|---|
| Apr 1974 | Feb 1975 | 43 | 24.4% | +12.7% | +28588.9% |
| Oct 1979 | Dec 1979 | 10 | 5.8% | +35.6% | +17162.0% |
| Jul 1990 | Apr 1991 | 35 | 34.3% | +13.4% | +3672.0% |
| Nov 1991 | Dec 1991 | 1 | 0.5% | +40.5% | +3583.1% |
| Oct 1994 | Oct 1994 | 1 | 0.8% | +22.2% | +2526.2% |
| Dec 1994 | Jan 1995 | 1 | 1.6% | +18.7% | +2478.5% |
| Mar 1995 | Mar 1995 | 3 | 1.2% | +15.2% | +2401.6% |
| Apr 1995 | May 1995 | 3 | 4.7% | +18.3% | +2495.0% |
| Oct 1995 | Nov 1995 | 5 | 3.0% | +19.6% | +2268.0% |
| Aug 1998 | Sep 1998 | 2 | 7.1% | +32.2% | +1997.1% |
| Feb 1999 | Feb 1999 | 3 | 0.9% | +1.8% | +1798.7% |
| Sep 1999 | Apr 2000 | 28 | 15.7% | +6.6% | +1730.4% |
| Sep 2000 | Oct 2000 | 1 | 4.4% | +26.4% | +1713.2% |
| Oct 2000 | Dec 2000 | 7 | 3.0% | +23.0% | +1642.0% |
| Dec 2000 | Jan 2001 | 2 | 2.4% | +31.0% | +1658.9% |
| Jul 2008 | Jul 2008 | 1 | 0.1% | -23.5% | +240.4% |
| Oct 2008 | Dec 2009 | 62 | 41.7% | +1.8% | +262.0% |
| Jan 2010 | Feb 2010 | 4 | 2.6% | +22.5% | +223.1% |
| May 2017 | Jul 2017 | 9 | 3.1% | -2.4% | +36.8% |
| Aug 2017 | Sep 2017 | 3 | 1.0% | +5.3% | +34.1% |
| Sep 2017 | Nov 2017 | 7 | 5.8% | +7.3% | +38.3% |
| Jan 2018 | Aug 2018 | 32 | 15.5% | -5.8% | +30.6% |
| Sep 2018 | Nov 2018 | 7 | 7.9% | +8.4% | +28.9% |
| Nov 2018 | Nov 2018 | 1 | 0.2% | +4.7% | +27.3% |
| Dec 2018 | Jan 2019 | 5 | 8.3% | +9.7% | +36.6% |
| Dec 2019 | Jan 2020 | 1 | 0.2% | -29.5% | +25.6% |
| Jan 2020 | Feb 2020 | 1 | 0.1% | -26.6% | +25.7% |
| Feb 2020 | Apr 2021 | 59 | 46.3% | -8.8% | +35.1% |
| Jun 2022 | Jul 2022 | 7 | 10.9% | -1.5% | +40.6% |
| Aug 2022 | Oct 2022 | 10 | 13.5% | -2.7% | +35.3% |
| Dec 2022 | Jan 2023 | 3 | 1.6% | +7.1% | +36.6% |
| Mar 2023 | Jul 2023 | 18 | 12.2% | +10.6% | +43.6% |
| Aug 2023 | Aug 2023 | 1 | 0.7% | +22.7% | +40.6% |
| Sep 2023 | Nov 2023 | 10 | 8.8% | +27.0% | +45.9% |
| Mar 2025 | Aug 2025 | 23 | 10.4% | +13.7% | +32.4% |
| Average | 12 | — | +10.2% | — |
Frequently Asked Questions
Is FRT below its 200-week moving average?
No. Federal Realty Investment Trust (FRT) is currently 27.4% above its 200-week moving average of $94.52. It would need to fall to $94.52 to cross below the line.
What is FRT's 200-week moving average price?
Federal Realty Investment Trust's 200-week moving average is $94.52 as of 2026-06-19. This is the average weekly closing price over roughly the last 4 years, and it acts as a long-term trend line. When a stock drops below this level, it can signal that the price has fallen far enough from the long-term trend to attract value-oriented investors.
What happens when FRT drops below its 200-week moving average?
FRT has crossed below its 200-week moving average 35 times in our data. On average, buying at that moment produced a one-year return of +10.2%. These dips have historically been decent entry points. These episodes lasted 12 weeks on average.
Is FRT a good value right now?
Here's what our data says about FRT as of 2026-06-19: The stock is above its 200-week moving average, so it doesn't currently meet our primary signal. The 14-week RSI is 72 (overbought). Free cash flow yield is 4.3%. Return on equity is 14.8%. Price-to-book is 3.3x. This is not a buy or sell recommendation — always do your own research.
How does FRT compare to the S&P 500?
Over the past 33.5 years, $100 invested in FRT would have grown to $2397, compared to $3097 for the S&P 500. That's 9.9% annualized vs 10.8% for the index. FRT has underperformed the broader market over this period.
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 week of 2026-06-19