← Back to FRTPortrait, one to two pages. Turn on “background graphics” in the print dialog to keep the table rules.

SPZCOFEDERAL REALTY INVESTMENT TRUST · FRTData at close 2026-07-30

Real Estate · Real Estate Investment Trusts · NYSE · CIK 34903 · FYE Dec 31 · Prices AT CLOSE 2026-07-30 (USD) — end-of-day, never a live or intraday quote

Last $124.09Day −1.34%Mkt cap $10.7BP/E (FY) 26.5×1Y +38.3%Off 52W high −3.2%Vol (1Y) 17.3%

Price2023-07-31 → 2026-07-30

FRT close: $102 on 2023-07-31 to $124 on 2026-07-30.

Daily closing price, split-adjusted to the current basis; 3y shown of 5,296 bars on file. Sampled to 240 points — every point is a real close, none averaged. Price return, not total return (dividends excluded). Source marketstack.

At a glance

Fair value (model)$38.87

Implied upside−68.7%

Valuation confidenceLOW

Short interest3.5% of sh out

Days to cover4.4d

13F net flow (QoQ)+1.78%

Top-10 13F concentration53.2%

Next report (est.)2026-10-28

Fair value, confidence and the reverse-DCF grade are the MATERIALIZED daily snapshot (the same columns the screener serves), not a live model run. Short interest is FINRA semi-monthly, settlement 2026-07-15. 13F figures are quarterly filings, period 2026-Q1 — a lower bound on true ownership.

Key fundamentalsFY 2025

P/E (FY)26.5×

Sales (TTM)$1.31B

Earnings (TTM)$506.4M

ROE12.8%

Trailing returns

YTD+27.0%

1Y+38.3%

3Y+38.9%

5Y+30.2%

10Y+7.1%

Since incept. (ann.)+7.1%

Total return through 2026-07-30 · series begins 2005-07-08. Only the windows this history actually covers are shown.

Risk

Ann. volatility (1Y)17.3%

Ann. volatility (3Y)20.5%

Sharpe (1Y)1.91

Sharpe (3Y)0.64

Max drawdown (1Y)−7.0%

Max drawdown (3Y)−27.4%

Beta (3Y vs SPY)0.54

Daily simple returns, annualized; drawdown is peak-to-trough within the window. Beta is the OLS slope of monthly returns on SPY's over three years. Each figure is labeled by the window it was measured over — they are not comparable across windows.

Top institutional holders13F 2026-Q1

Manager	Shares	Value	% sh out	QoQ
BlackRock, Inc.	8.6M	$918M	10.02%	−0.4%
VANGUARD PORTFOLIO MANAGEMENT LLC	7.3M	$774M	8.44%	new
STATE STREET CORP	6.4M	$677M	7.39%	−2.8%
VANGUARD CAPITAL MANAGEMENT LLC	5.4M	$571M	6.24%	new
Resolution Capital Ltd	3.6M	$387M	4.22%	+10.3%
Invesco Ltd.	2.7M	$286M	3.12%	−1.6%
GEODE CAPITAL MANAGEMENT, LLC	2.3M	$243M	2.66%	+4.3%
AQR CAPITAL MANAGEMENT LLC	2.1M	$222M	2.46%	+16.8%

Reported 13F long positions as filed for 2026-Q1 (change vs 2025-Q4). 13F covers US-listed long equity only — the sum is a LOWER BOUND on institutional ownership, never a total.

Latest reported quarterslast report 2026-05-01

Period end	Reported	EPS	EPS YoY	Revenue	Rev YoY
2026-03-31	2026-05-01	$1.81	+151.4%	$341.1M	+10.3%
2025-12-31	2026-02-12	—	—	$336.0M	+7.9%
2025-09-30	2025-10-31	$0.69	−1.4%	$322.3M	+6.1%
2025-06-30	2025-08-06	$1.78	+34.8%	$311.5M	+5.2%

EPS and revenue as reported in this filer's own XBRL — our extraction of the filings, not a vendor consensus feed, and never a beat/miss claim (we carry no estimates). YoY compares the same fiscal quarter a year earlier. Next report 2026-10-28 is ESTIMATED from filing cadence (median gap 90d) — not company-confirmed.

Basis & disclosures

End-of-day only. Every price on this sheet is a stored CLOSE — the last one is 2026-07-30. Nothing here is live, intraday or delayed-real-time, and the sheet does not update after it is printed.
Nothing is imputed. A figure that is not in the underlying filing or feed renders as “—”. We never fill a gap with an estimate, a peer median or a carried-forward value.
Mixed as-of dates by design. Prices are at the last close; fundamentals are at the latest reported fiscal period; 13F ownership is at the latest filed quarter (45+ days in arrears); short interest is the latest FINRA settlement. Each block states its own basis above.
Not investment advice. Model fair values, reverse-DCF grades and confidence labels are the output of published, disclosed methods on public filings — they are analysis, not a recommendation, a price target or a solicitation.
Fundamentals and ownership derive from SEC EDGAR (and equivalent foreign registers); prices from a licensed end-of-day vendor, shown under a neutral source label. Full methodology at spzco.com/methodology.