Federal Realty Investment Trust (FRT) vs Kimco Realty Corporation (KIM)
A side-by-side comparison of Federal Realty Investment Trust and Kimco Realty Corporation across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of September 11, 2026. Differences are shown without an overall score or investment verdict.
Total return — FRT vs KIM
growth of $100 · dividends reinvested · last 10yFRT vs KIM: by the numbers
- •KIM is the larger company ($15.70B vs $9.92B market cap).
- •FRT converts more revenue to profit (32.66% vs 27.73% net margin).
- •KIM grew revenue faster over the past five years (14.73% vs 8.77% CAGR).
- •KIM pays the higher dividend yield (4.42% vs 3.94%).
Metrics side by side
Valuation
| Metric | FRT | KIM |
|---|---|---|
| P/E ratio | 22.88 | 26.16 |
| Forward P/E | 26.95 | 27.79 |
| P/S ratio | 7.43 | 7.18 |
| P/B ratio | 2.95 | 1.53 |
| EV / EBITDA | N/A | 16.95 |
| FCF yield | 3.15% | 5.46% |
For REITs like Federal Realty Investment Trust, GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
For REITs like Kimco Realty Corporation, GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
Profitability
| Metric | FRT | KIM |
|---|---|---|
| Gross margin | 9.73% | 54.85% |
| Operating margin | 34.49% | 35.80% |
| Net margin | 32.66% | 27.73% |
| ROE | 12.96% | 5.91% |
| ROIC | 5.08% | 3.95% |
Dividends
| Metric | FRT | KIM |
|---|---|---|
| Dividend yield | 3.94% | 4.42% |
| Payout ratio | 90.04% | 115.73% |
Federal Realty Investment Trust's payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Kimco Realty Corporation's payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Growth (annualized)
| Metric | FRT | KIM |
|---|---|---|
| Revenue CAGR (5Y) | 8.77% | 14.73% |
| EPS CAGR (5Y) | 24.22% | -18.16% |
| FCF CAGR (5Y) | 69.34% | 5.82% |
| Total return CAGR (5Y) | 3.79% | 6.61% |
Frequently asked
- Which has grown faster, FRT or KIM?
- Over the past five years, KIM grew revenue faster — FRT at a 8.77% CAGR versus KIM at 14.73%.
- Does FRT or KIM pay a bigger dividend?
- FRT yields 3.94% and KIM yields 4.42% based on trailing dividends and the latest price.
- Is FRT or KIM more profitable?
- FRT runs the higher net margin — FRT at 32.66% versus KIM at 27.73%.
- How have FRT and KIM total returns compared?
- Over the past 10 years, FRT delivered 0.91% and KIM delivered 2.91% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Federal Realty Investment & Kimco Realty 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 September 11, 2026.