First Industrial Realty Trust, Inc. (FR) vs Federal Realty Investment Trust (FRT)
A side-by-side comparison of First Industrial Realty Trust, Inc. and Federal Realty Investment Trust across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of August 4, 2026. Differences are shown without an overall score or investment verdict.
FR
First Industrial Realty Trust, Inc.
$64.52Real EstateDelayed quote: Aug 4, 2026, 10:40 AM EDT
FRT
Federal Realty Investment Trust
$122.40Real EstateDelayed quote: Aug 4, 2026, 10:40 AM EDT
Total return — FR vs FRT
growth of $100 · dividends reinvested · last 30yFR +967.6%FRT +2102.9%FRT compounded faster
FR FRT
FR vs FRT: by the numbers
- •FRT is the larger company ($10.57B vs $8.55B market cap).
- •FR trades at the lower trailing earnings multiple (23.91 vs 24.63 P/E), one valuation lens rather than an overall verdict.
- •FR converts more revenue to profit (47.96% vs 32.66% net margin).
- •FR grew revenue faster over the past five years (10.47% vs 8.77% CAGR).
- •FRT pays the higher dividend yield (3.66% vs 2.88%).
Metrics side by side
Valuation
| Metric | FR | FRT |
|---|---|---|
| P/E ratio | 23.91 | 24.63 |
| Forward P/E | 26.56 | 30.87 |
| P/S ratio | 11.43 | 7.98 |
| P/B ratio | 3.13 | 3.17 |
| PEG ratio | 5.83 | 0.53 |
| EV / EBITDA | 21.98 | 17.80 |
| FCF yield | 4.72% | 6.21% |
Profitability
| Metric | FR | FRT |
|---|---|---|
| Gross margin | 22.60% | 9.73% |
| Operating margin | 41.59% | 36.03% |
| Net margin | 47.96% | 32.66% |
| ROE | 13.12% | 12.96% |
| ROIC | 5.76% | 5.84% |
Dividends
| Metric | FR | FRT |
|---|---|---|
| Dividend yield | 2.88% | 3.66% |
| Payout ratio | 101.07% | 94.36% |
Growth (annualized)
| Metric | FR | FRT |
|---|---|---|
| Revenue CAGR (5Y) | 10.47% | 8.77% |
| EPS CAGR (5Y) | 4.10% | 24.22% |
| FCF CAGR (5Y) | 7.52% | 73.82% |
| Total return CAGR (5Y) | 6.44% | 5.52% |
Frequently asked
- Which has the lower trailing P/E, FR or FRT?
- FR has the lower trailing P/E: FR trades at 23.91 and FRT at 24.63. P/E is one valuation measure and does not by itself establish which business is cheaper.
- Which has grown faster, FR or FRT?
- Over the past five years, FR grew revenue faster — FR at a 10.47% CAGR versus FRT at 8.77%.
- Does FR or FRT pay a bigger dividend?
- FR yields 2.88% and FRT yields 3.66% based on trailing dividends and the latest price.
- Is FR or FRT more profitable?
- FR runs the higher net margin — FR at 47.96% versus FRT at 32.66%.
- How have FR and FRT total returns compared?
- Over the past 10 years, FR delivered 11.46% and FRT delivered 0.89% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
First Industrial Realty Trust P/E ratioFederal Realty Investment P/E ratioFirst Industrial Realty Trust dividend yieldFederal Realty Investment dividend yieldFirst Industrial Realty Trust ROEFederal Realty Investment ROEFirst Industrial Realty Trust operating marginFederal Realty Investment operating marginFirst Industrial Realty Trust revenue growthFederal Realty Investment revenue growthFirst Industrial Realty Trust free cash flowFederal Realty Investment free cash flow
First Industrial Realty Trust & Federal Realty Investment appear in these rankings
Figures are sourced from reported fundamentals and the latest end-of-day price. This comparison is informational only and is not investment advice. Past performance does not predict future results. See our methodology. Compiled by TGMCharts Research · data verified August 4, 2026.