Is FR or REG cheaper?

On trailing earnings, REG is cheaper: FR trades at a 23.95 P/E and REG at 22.09.

Which has grown faster, FR or REG?

Over the past five years, FR grew revenue faster — FR at a 10.42% CAGR versus REG at 10.37%.

Does FR or REG pay a bigger dividend?

FR yields 2.97% and REG yields 3.86% based on trailing dividends and the latest price.

Is FR or REG more profitable?

FR runs the higher net margin — FR at 45.99% versus REG at 38.12%.

Which has been the better investment, FR or REG?

Over the past 10-year, FR delivered the higher annualized total return — FR at 11.67% versus REG at 3.68%. Past performance doesn't predict future results.

First Industrial Realty Trust, Inc. (FR) vs Regency Centers Corporation (REG)

REG leads on 9 of 13 compared metrics.

A side-by-side comparison of First Industrial Realty Trust, Inc. and Regency Centers Corporation across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of June 20, 2026. The ● marks the stronger figure on each row (cheaper multiple, higher margin/return).

First Industrial Realty Trust, Inc.

$8.19B

$61.80Real Estate

REG

Regency Centers Corporation

$14.08B

$76.88Real Estate

Total return — FR vs REG

growth of $100 · last 30y

FR +158.8%REG +277.2%REG compounded faster

FR REG

FR vs REG: by the numbers

•REG is the larger company ($14.08B vs $8.19B market cap).
•REG trades at the lower earnings multiple (22.09 vs 23.95 P/E).
•FR converts more revenue to profit (45.99% vs 38.12% net margin).
•REG pays the higher dividend yield (3.86% vs 2.97%).

Which is better, FR or REG?

Metric tally: FR 4 · REG 9

It depends on what you're optimizing for:

ValueREG(lower P/E)

IncomeREG(higher dividend yield)

QualityFR(higher ROIC)

Metrics side by side

Valuation

Metric	FR	REG
P/E ratio	23.95	22.09●
Forward P/E	32.65	30.15●
P/S ratio	11.00	8.28●
P/B ratio	2.97	2.05●
PEG ratio	5.84	0.78●
EV / EBITDA	16.36●	16.84

Profitability

Metric	FR	REG
Gross margin	47.03%	47.88%
Operating margin	38.28%	47.19%●
Net margin	45.99%●	38.12%
ROE	12.41%●	9.41%
ROIC	5.34%●	4.43%

Dividends

Metric	FR	REG
Dividend yield	2.97%	3.86%●
Payout ratio	98.13%	106.45%

Growth (annualized)

Metric	FR	REG
Revenue CAGR (5Y)	10.42%	10.37%
EPS CAGR (5Y)	4.10%	59.54%●
Total return CAGR (5Y)	6.32%	8.20%●

Frequently asked

Which is better, FR or REG?: It depends on your goal. value: REG (lower P/E); income: REG (higher dividend yield); quality: FR (higher ROIC). Across all compared metrics, REG leads 9 to 4.
Is FR or REG cheaper?: On trailing earnings, REG is cheaper: FR trades at a 23.95 P/E and REG at 22.09.
Which has grown faster, FR or REG?: Over the past five years, FR grew revenue faster — FR at a 10.42% CAGR versus REG at 10.37%.
Does FR or REG pay a bigger dividend?: FR yields 2.97% and REG yields 3.86% based on trailing dividends and the latest price.
Is FR or REG more profitable?: FR runs the higher net margin — FR at 45.99% versus REG at 38.12%.
Which has been the better investment, FR or REG?: Over the past 10-year, FR delivered the higher annualized total return — FR at 11.67% versus REG at 3.68%. Past performance doesn't predict future results.

Go deeper

Full FR analysis Full REG analysis Interactive comparison tool

Dig into the metrics

First Industrial Realty Trust P/E ratio Regency Centers P/E ratio First Industrial Realty Trust dividend yield Regency Centers dividend yield First Industrial Realty Trust ROE Regency Centers ROE First Industrial Realty Trust operating margin Regency Centers operating margin First Industrial Realty Trust revenue growth Regency Centers revenue growth First Industrial Realty Trust free cash flow Regency Centers free cash flow

First Industrial Realty Trust & Regency Centers appear in these rankings

Highest Dividend Yield Stocks Highest Operating Margin Stocks Highest FCF Yield Stocks

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 June 20, 2026.