Federal Realty Investment Trust (FRT)vsPhillips Edison & Co Inc (PECO)
FRT
Federal Realty Investment Trust
$118.69
+0.66%
REAL ESTATE · Cap: $10.79B
PECO
Phillips Edison & Co Inc
$40.75
+0.07%
REAL ESTATE · Cap: $6.00B
Smart Verdict
WallStSmart Research — data-driven comparison
Federal Realty Investment Trust generates 78% more annual revenue ($1.34B vs $750.89M). FRT leads profitability with a 32.7% profit margin vs 19.1%. FRT trades at a lower P/E of 25.1x. PECO earns a higher WallStSmart Score of 58/100 (C).
FRT
Buy53
out of 100
Grade: C-
PECO
Buy58
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+36.2%
Fair Value
$167.60
Current Price
$118.69
$48.91 discount
Margin of Safety
-31.0%
Fair Value
$28.78
Current Price
$40.75
$11.97 premium
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%
Earnings expanding 219.2% YoY
Reasonable price relative to book value
Strong operational efficiency at 28.8%
Areas to Watch
Moderate valuation
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Premium valuation, high expectations priced in
ROE of 5.1% — below average capital efficiency
Elevated debt levels
Weak financial health signals
Comparative Analysis Report
WallStSmart ResearchBull Case : FRT
The strongest argument for FRT centers on Profit Margin, Operating Margin. Profitability is solid with margins at 32.7% and operating margin at 35.0%.
Bull Case : PECO
The strongest argument for PECO centers on EPS Growth, Price/Book, Operating Margin. Profitability is solid with margins at 19.1% and operating margin at 28.8%.
Bear Case : FRT
The primary concerns for FRT are P/E Ratio, Debt/Equity, Piotroski F-Score.
Bear Case : PECO
The primary concerns for PECO are P/E Ratio, Return on Equity, Debt/Equity.
Key Dynamics to Monitor
FRT carries more volatility with a beta of 0.93 — expect wider price swings.
FRT is growing revenue faster at 7.2% — sustainability is the question.
FRT generates stronger free cash flow (121M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
PECO scores higher overall (58/100 vs 53/100), backed by strong 19.1% margins. FRT offers better value entry with a 36.2% 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.
Phillips Edison & Co Inc
REAL ESTATE · REIT - RETAIL · USA
Phillips Edison & Company, Inc. (PECO) is a prominent real estate investment trust (REIT) specializing in the acquisition, management, and development of grocery-anchored shopping centers throughout the United States. With over 300 strategically located properties, PECO effectively capitalizes on demographic trends and evolving consumer behaviors to optimize asset performance and enhance shareholder value. The company maintains robust relationships with both national and regional tenants, providing a stable cash flow while adhering to disciplined capital management and sustainability practices that reinforce its commitment to responsible operations and long-term returns for investors.
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