Federal Realty Investment Trust (FRT)vsNNN REIT, Inc. (NNN)
FRT
Federal Realty Investment Trust
$108.24
-1.30%
REAL ESTATE · Cap: $9.29B
NNN
NNN REIT, Inc.
$40.90
-2.01%
REAL ESTATE · Cap: $7.97B
Smart Verdict
WallStSmart Research — data-driven comparison
Federal Realty Investment Trust generates 40% more annual revenue ($1.34B vs $953.25M). NNN leads profitability with a 40.4% profit margin vs 32.7%. FRT appears more attractively valued with a PEG of 3.65. FRT earns a higher WallStSmart Score of 56/100 (C).
FRT
Buy56
out of 100
Grade: C
NNN
Buy54
out of 100
Grade: C-
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+34.9%
Fair Value
$164.31
Current Price
$108.24
$56.07 discount
Margin of Safety
+38.5%
Fair Value
$70.06
Current Price
$40.90
$29.16 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 35.0%
Reasonable price relative to book value
Keeps 40 of every $100 in revenue as profit
Strong operational efficiency at 61.7%
Reasonable price relative to book value
Areas to Watch
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Earnings declined 45.6%
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Earnings declined 3.7%
Comparative Analysis Report
WallStSmart ResearchBull Case : FRT
The strongest argument for FRT centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 32.7% and operating margin at 35.0%.
Bull Case : NNN
The strongest argument for NNN centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 40.4% and operating margin at 61.7%.
Bear Case : FRT
The primary concerns for FRT are Debt/Equity, Piotroski F-Score, PEG Ratio.
Bear Case : NNN
The primary concerns for NNN are Debt/Equity, Piotroski F-Score, PEG Ratio.
Key Dynamics to Monitor
FRT carries more volatility with a beta of 0.94 — expect wider price swings.
NNN is growing revenue faster at 7.7% — sustainability is the question.
FRT generates stronger free cash flow (118M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
FRT scores higher overall (56/100 vs 54/100), backed by strong 32.7% margins. NNN offers better value entry with a 38.5% margin of safety. Both earn "Buy" and "Buy" ratings respectively — the choice depends on your investment horizon and risk tolerance.
This analysis is generated from publicly available financial data. Not financial advice.
Federal Realty Investment Trust
REAL ESTATE · REIT - RETAIL · USA
Federal Realty Investment Trust is a real estate investment trust that invests in shopping centers in the Northeastern United States, the Mid-Atlantic states, California, and South Florida.
NNN REIT, Inc.
REAL ESTATE · REIT - RETAIL · USA
National Retail Properties invests primarily in high-quality retail properties generally subject to long-term net leases.
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