Federal Realty Investment Trust (FRT) vs Rexford Industrial Realty, Inc. (REXR)
A side-by-side comparison of Federal Realty Investment Trust and Rexford Industrial Realty, Inc. across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of October 2, 2026. Differences are shown without an overall score or investment verdict.
Total return — FRT vs REXR
growth of $100 · dividends reinvested · last 10yFRT vs REXR: by the numbers
- •FRT is the larger company ($9.24B vs $8.42B market cap).
- •FRT is profitable (32.66% net margin) while REXR runs a net loss (-39.74%).
- •REXR grew revenue faster over the past five years (21.19% vs 8.77% CAGR).
- •REXR pays the higher dividend yield (4.73% vs 4.21%).
Metrics side by side
Valuation
| Metric | FRT | REXR |
|---|---|---|
| P/E ratio | 21.31 | N/A |
| Forward P/E | 25.10 | N/A |
| PEG ratio | 0.88 | N/A |
| P/S ratio | 6.92 | 8.55 |
| P/B ratio | 2.75 | 1.12 |
| EV / EBITDA | N/A | 16.94 |
| FCF yield | N/A | 2.70% |
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 Rexford Industrial Realty, Inc., 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 | REXR |
|---|---|---|
| Gross margin | 9.73% | 77.30% |
| Operating margin | 34.49% | 39.57% |
| Net margin | 32.66% | -39.74% |
| ROE | 12.96% | -5.19% |
| ROIC | 5.08% | 3.46% |
Dividends
| Metric | FRT | REXR |
|---|---|---|
| Dividend yield | 4.21% | 4.73% |
| Payout ratio | 90.64% | N/A |
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.
Rexford Industrial Realty, Inc.'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 | REXR |
|---|---|---|
| Revenue CAGR (5Y) | 8.77% | 21.19% |
| EPS CAGR (5Y) | 24.22% | 11.02% |
| FCF CAGR (5Y) | N/A | 13.91% |
| Total return CAGR (5Y) | 1.99% | -5.80% |
Frequently asked
- Which has grown faster, FRT or REXR?
- Over the past five years, REXR grew revenue faster — FRT at a 8.77% CAGR versus REXR at 21.19%.
- Does FRT or REXR pay a bigger dividend?
- FRT yields 4.21% and REXR yields 4.73% based on trailing dividends and the latest price.
- Is FRT or REXR more profitable?
- FRT runs the higher net margin — FRT at 32.66% versus REXR at -39.74%.
- How have FRT and REXR total returns compared?
- Over the past 10 years, FRT delivered 0.37% and REXR delivered 7.51% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Federal Realty Investment & Rexford Industrial 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 October 2, 2026.