Federal Realty Investment Trust (FRT)vsNNN REIT, Inc. (NNN)
FRT
Federal Realty Investment Trust
$122.56
+1.45%
REAL ESTATE · Cap: $10.94B
NNN
NNN REIT, Inc.
$44.96
+2.23%
REAL ESTATE · Cap: $8.86B
Smart Verdict
WallStSmart Research — data-driven comparison
Federal Realty Investment Trust generates 40% more annual revenue ($1.31B vs $935.78M). NNN leads profitability with a 41.4% profit margin vs 38.6%. FRT appears more attractively valued with a PEG of 3.65. FRT earns a higher WallStSmart Score of 65/100 (C+).
FRT
Buy65
out of 100
Grade: C+
NNN
Hold50
out of 100
Grade: D+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+35.5%
Fair Value
$165.94
Current Price
$122.56
$43.38 discount
Margin of Safety
+39.4%
Fair Value
$71.14
Current Price
$44.96
$26.18 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 39 of every $100 in revenue as profit
Strong operational efficiency at 34.1%
Earnings expanding 152.5% YoY
Keeps 41 of every $100 in revenue as profit
Strong operational efficiency at 60.6%
Reasonable price relative to book value
Areas to Watch
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Distress zone — elevated risk
4.1% revenue growth
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Comparative Analysis Report
WallStSmart ResearchBull Case : FRT
The strongest argument for FRT centers on Profit Margin, Operating Margin, EPS Growth. Profitability is solid with margins at 38.6% and operating margin at 34.1%. Revenue growth of 10.3% demonstrates continued momentum.
Bull Case : NNN
The strongest argument for NNN centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 41.4% and operating margin at 60.6%.
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 Revenue Growth, Debt/Equity, Piotroski F-Score.
Key Dynamics to Monitor
FRT profiles as a mature stock while NNN is a value play — different risk/reward profiles.
FRT carries more volatility with a beta of 0.94 — expect wider price swings.
FRT is growing revenue faster at 10.3% — sustainability is the question.
NNN generates stronger free cash flow (187M), providing more financial flexibility.
Bottom Line
FRT scores higher overall (65/100 vs 50/100), backed by strong 38.6% margins and 10.3% revenue growth. NNN offers better value entry with a 39.4% margin of safety. Both earn "Buy" and "Hold" 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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