Core Viewpoint - The S&P 500 index has declined over 15% from its recent peak, raising concerns about potential recession due to tariffs, making dividend-paying stocks like ExxonMobil, Federal Realty, and PepsiCo more attractive for investors seeking stable income [1][10] ExxonMobil - ExxonMobil's shares have dropped over 15%, resulting in a dividend yield of 3.8%, which is more than double the S&P 500's yield of 1.4% [2] - The company has a strong dividend history, recently increasing its payment by 4%, marking 42 consecutive years of dividend growth, a milestone achieved by only 4% of S&P 500 companies [2] - ExxonMobil generated $34.4 billion in free cash flow after capital expenses last year, significantly covering its $16.7 billion dividend payout [3] - The company's long-term strategy aims to boost annual cash flow by $30 billion by 2030 through cost savings and investments in low-cost assets [3] Federal Realty Investment Trust - Federal Realty's stock has fallen over 20%, leading to a dividend yield of 4.8%, with 57 consecutive years of dividend increases, placing it among the elite Dividend Kings [4] - The company focuses on high-quality shopping centers and mixed-use properties in affluent suburban areas, ensuring high demand and enabling steady rental rate increases [5] - Federal Realty invests in upgrading its portfolio, redeveloping existing properties, adding new property types, and acquiring high-quality shopping centers while divesting lower-quality assets [6] PepsiCo - PepsiCo announced a 5% dividend increase, extending its growth streak to 53 years, with its stock down over 20%, resulting in a forward dividend yield of 4% [7] - The company has a diverse portfolio of brands that generate stable and growing earnings, targeting organic revenue growth of 4% to 6% annually while aiming for high-single-digit earnings-per-share growth [8] - PepsiCo maintains a strong balance sheet, allowing for strategic acquisitions to accelerate growth, including a recent $1.7 billion deal for Poppi and a $1.2 billion acquisition of Siete [9]

Group 1: Federal Realty Investment Trust - Federal Realty Investment Trust is a REIT focused on high-quality shopping centers and mixed-use properties, emphasizing quality over quantity [2] - The company owns about 100 properties in prime suburban locations of major cities, appealing to high-income households [3] - Federal Realty invests in upgrading its portfolio and enhancing traffic to retail tenants by developing adjacent residential and commercial properties [4] - The company has a strong track record, having increased its dividend for 57 consecutive years, the longest streak in the REIT sector [5] Group 2: VICI Properties - VICI Properties is a REIT that owns experiential properties such as casinos and sports complexes, leasing them back to tenants under long-term triple net leases [6] - The leases provide stable rental income, with 42% of leases tied to inflation, increasing to 90% by 2035 [7] - VICI Properties has consistently increased its dividend every year since its formation, achieving seven straight years of dividend growth [7] Group 3: W.P. Carey - W.P. Carey is a diversified REIT owning single-tenant industrial, warehouse, and retail properties across North America and Europe, primarily secured by long-term net leases [8] - The company invests over $1 billion annually into income-generating properties with built-in rent growth features [9] - W.P. Carey has a history of steadily increasing its dividend, typically providing small raises each quarter [9] Group 4: Investment Summary - Federal Realty, VICI Properties, and W.P. Carey generate stable income from long-term leases, enabling them to pay safe dividends and invest in portfolio growth, making them attractive for passive income generation [10]

Federal Realty (FRT 0.15%) stands alone among real estate investment trusts (REITs) as a Dividend King. This highly elite group of companies has increased their dividends for at least 50 years. Add in a well-above-market dividend yield of 4.9%, and income investors should be very interested in this high-yield REIT.But the real story is how Federal Realty managed the feat of becoming a Dividend King. Here's one key aspect of the company's approach you need to understand before you buy it.What does Federal Re ...

Group 1 - The focus is on growth and dividend income as a strategy for retirement planning [1] - The portfolio is structured to generate monthly dividend income that grows through reinvestment and annual increases [1] Group 2 - The article expresses personal opinions and is not intended as investment advice [2] - It emphasizes the importance of conducting individual research before making investment decisions [2]

Company Overview - Federal Realty Investment Trust (FRT) shares increased by 8.2% to close at $90.38, following a 15% loss over the past four weeks, indicating a significant recovery in investor sentiment [1] - The anticipated quarterly funds from operations (FFO) for FRT is projected at $1.70 per share, reflecting a year-over-year growth of 3.7%, with revenues expected to reach $307.2 million, a 5.5% increase from the previous year [2] - The consensus estimate for FRT's FFO per share has remained stable over the last 30 days, suggesting that the stock's price movement may not sustain without changes in FFO estimate revisions [3] Industry Insights - Federal Realty Investment Trust operates within the Zacks REIT and Equity Trust - Retail industry, where American Assets Trust (AAT) also resides, having closed 7.2% higher at $18.53, despite a -15.2% return over the past month [3] - AAT's consensus estimate for FFO per share is $0.53, which represents a decline of 25.4% compared to the previous year, indicating potential challenges within the industry [4]

Federal Realty's (FRT) high-quality retail properties, located in affluent communities with strong demographic trends, provide a solid foundation for growth. Its broad tenant mix and emphasis on essential retail support consistent and stable cash flow generation.The company’s initiatives to broaden its portfolio and expand into mixed-use developments are expected to drive long-term value. Redevelopment efforts aimed at enhancing operational efficiency are a positive sign. Its solid balance sheet should supp ...

Core Viewpoint - Federal Realty is highlighted as a resilient investment option, particularly during volatile market conditions, due to its status as a Dividend King with a 4.5% yield and a strong track record of dividend increases [1][4]. Company Overview - Federal Realty has achieved 57 consecutive annual dividend increases, making it the only REIT classified as a Dividend King, significantly outpacing its peers [2]. - The company focuses on quality over quantity, managing around 100 well-located retail properties, primarily in affluent and densely populated areas [3]. Business Resilience - Federal Realty's properties are strategically located in areas where retailers prefer to operate, contributing to its robust business model [4]. - The company demonstrated resilience during economic downturns, such as the Great Recession and the COVID-19 pandemic, using challenging times to acquire new assets and enhance its portfolio [5][9]. Financial Performance - During the Great Recession (2007-2009), while its peer group experienced a 2.1% decline in funds from operations (FFO) in 2008, Federal Realty's FFO grew by 7.5% [7]. - In 2009, when the peer average FFO declined by 33.2%, Federal Realty's FFO only decreased by 2.8%, showcasing its superior performance [8]. - Federal Realty continued to grow its FFO in subsequent years, contrasting with its peers, which struggled to recover [8]. Investment Consideration - Given its strong track record and ability to navigate economic challenges, Federal Realty is positioned as a potential safe haven for investors concerned about market volatility [10].

NORTH BETHESDA, Md., March 31, 2025 /PRNewswire/ -- Federal Realty Investment Trust (NYSE:FRT) will announce first quarter 2025 earnings in a press release to be issued after market close on Thursday, May 8, 2025. The Company will host a conference call on Thursday, May 8 at 5:00 PM ET. Event: Federal Realty Investment Trust's First Quarter 2025 Earnings Conference Call Live Webcast: FRT First Quarter 2025 Earnings Conference Call or www.federalrealty.com Inquiries: Brenda Pomar Senior Director, Corporate C ...

Core Viewpoint - Federal Realty (FRT) operates differently from most REITs by focusing on quality over quantity, owning around 100 high-quality assets with a market cap of approximately $8 billion and offering a 4.5% dividend yield, making it attractive for conservative investors [1][4][8] Company Overview - Federal Realty is a property-owning REIT primarily focused on strip malls and mixed-use assets, with a significant emphasis on retail, office space, and apartments [2] - Approximately 80% of Federal Realty's properties include grocery stores, which drive traffic to the strip malls, enhancing their attractiveness to retail tenants [3] Investment Strategy - The company prioritizes high-quality locations, boasting higher average incomes and population density around its properties compared to peers, which is crucial for attracting retailers [4] - Federal Realty engages in redevelopment and capital investment, focusing on properties where it can enhance performance through improvements [5][6] Portfolio Management - The REIT actively buys and sells properties, reinvesting proceeds from sold, fully valued properties into new acquisitions, maintaining a relatively small portfolio while rewarding investors with 57 consecutive years of annual dividend increases [7] - This consistent dividend growth positions Federal Realty as a Dividend King, the only REIT with such a long streak [8] Economic Resilience - While the retail focus may pose risks during economic downturns, Federal Realty's investment-grade balance sheet and strategic focus on wealthier regions help mitigate these impacts [9] - The company capitalizes on economic downturns by acquiring undervalued assets, as demonstrated during the coronavirus pandemic when it expanded into Phoenix, Arizona [10] Investment Appeal - Federal Realty is characterized as a boring yet reliable investment, providing a stable foundation for portfolios and appealing to conservative income investors amid market volatility [11]

Company Overview - Federal Realty is a retail landlord primarily owning strip malls and mixed-use developments, with a focus on retail assets that drive performance [1][2] - The company has a long-standing reputation for quality over quantity, owning around 100 properties with higher average population densities and incomes compared to peers [2] Business Model - Federal Realty emphasizes development and redevelopment, particularly in its mixed-use assets, which provide ongoing capital investment opportunities [3] - The company targets well-located strip malls that require improvements, allowing for attractive pricing and value enhancement through redevelopment efforts [4] Investment Strategy - When properties reach their full potential, Federal Realty sells them at favorable prices, using the proceeds to reinvest in new properties [5] - The company views economic downturns as opportunities to acquire properties at attractive prices, indicating a robust business plan resilient to market fluctuations [7] Dividend Performance - Federal Realty has increased its dividend annually for 57 consecutive years, making it the longest dividend streak among publicly traded REITs [1] - The current dividend yield is approximately 4.5%, significantly higher than the S&P 500 index fund's yield of 1.2% and the average REIT yield of 3.6%, making it attractive for dividend investors [8][10] Market Position - Although the yield has been higher during past recessions, the current yield is near the high end of its 10-year range, suggesting reasonable attractiveness for investment at the current price below $100 [9][10] - Long-term dividend investors are encouraged to consider adding Federal Realty to their portfolios as a foundational investment, while those seeking lower entry points may place it on their wish list [11]