Financial Data and Key Metrics Changes - The company reported a total of 85,780,069 common shares of Beneficial Interest outstanding as of the record date of March 18, 2025 [4] - Proxies totaling at least 78,214,221 shares, or approximately 91% of the outstanding shares, were received and tallied for the annual meeting [5] Business Line Data and Key Metrics Changes - No specific business line data or key metrics were discussed during the meeting [10] Market Data and Key Metrics Changes - No specific market data or key metrics were provided during the meeting [10] Company Strategy and Development Direction and Industry Competition - The company did not present any formal updates on strategy or competitive positioning during the meeting [10] Management's Comments on Operating Environment and Future Outlook - Management did not provide comments on the operating environment or future outlook during the meeting [10] Other Important Information - The Board recommended a vote for the election of seven trustees, an advisory vote on executive compensation, and the ratification of the independent auditor for the fiscal year ending December 31, 2025 [8] - All proposals were reported to have passed based on preliminary results [11] Q&A Session All Questions and Answers Question: Were there any questions on the proposals? - No questions were received regarding any of the proposals during the meeting [10][13] Conclusion - The meeting concluded without any questions from participants [14]

Core Viewpoint - Federal Realty Investment Trust (FRT) is expected to report quarterly earnings of $1.69 per share, a 3.1% increase year-over-year, with revenues projected at $306.93 million, reflecting a 5.4% year-over-year growth [1]. Earnings Estimates - Over the last 30 days, the consensus EPS estimate has been revised downward by 0.5%, indicating a collective reassessment by analysts [2]. - Changes in earnings estimates are crucial for predicting investor reactions, as empirical research shows a strong correlation between earnings estimate revisions and short-term stock performance [3]. Revenue Projections - Analysts estimate 'Revenue- Rental income' to reach $305.73 million, a 5% year-over-year increase [5]. - 'Revenue- Rental income- Percentage rents' is projected at $4.70 million, indicating a decrease of 1.6% year-over-year [5]. - 'Revenue- Rental income- Cost reimbursement' is expected to be $57.62 million, reflecting a 1.9% year-over-year increase [5]. - 'Revenue- Rental income- Other' is anticipated to be $12.56 million, showing a 2.7% increase from the previous year [6]. Depreciation and Amortization - 'Depreciation and amortization' is projected to be $89.02 million, compared to $83.40 million reported in the same quarter last year [6]. Stock Performance - Over the past month, FRT shares have returned +9.3%, while the Zacks S&P 500 composite has changed by +11.5% [7]. - FRT holds a Zacks Rank 3 (Hold), suggesting its performance will likely align with the overall market in the near term [7].

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]

1. Vici Properties owns the most important gaming asset If you are watching the market volatility and worried about the future, you might want to shift the way you look at things. An easy win is to add some dividend-paying stocks to your portfolio so you can pay attention to dividend checks instead of the ups and downs of the S&P 500 index. Three great starting points are Vici Properties (VICI 1.21%), Realty Income (O 0.98%), and Dividend King Federal Realty (FRT 0.96%). Federal Realty's claim to fame is it ...

Relative to the broader stock market, Dividend Kings are a very tiny group. A company becomes a Dividend King after increasing its dividend annually for 50 consecutive years. That doesn't happen by accident: It requires a good business model that's executed well in any economic cycle. Here's the only real estate investment trust (REIT) to have achieved this feat -- while yielding 4.7% today. The only Dividend King REIT Federal Realty owns strip malls and mixed-use developments, which usually include retail, ...

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]

Group 1: Company Overview - Federal Realty is a unique real estate investment trust (REIT) recognized as a Dividend King, having increased its dividends for at least 50 years, with a dividend yield of 4.9% [1] - The company primarily focuses on owning retail properties, particularly in strip malls, with approximately 80% of its properties featuring a grocery store component, which drives repeat visits and attracts other tenants [2] Group 2: Growth Strategy - Unlike its peers that expand by acquiring more assets, Federal Realty grows by concentrating on well-located properties in markets with high population density and average incomes, outperforming its competitors in these metrics [3] - The company employs a three-step strategy: acquiring undervalued assets, enhancing their value through development and redevelopment, and selling them at favorable prices [6] Group 3: Value Addition and Development - Federal Realty enhances the value of its properties through various improvements, ranging from cosmetic upgrades to complete redevelopment, resulting in higher-performing assets [7] - Currently, the company has $515 million in development projects and $270 million in redevelopment projects, with additional projects in the pipeline awaiting final approval [8] Group 4: Future Growth Potential - Federal Realty is also rezoning approximately 7 million square feet of space, which is expected to increase asset values due to the groundwork for future redevelopment being completed [9] - The company's focus on development and redevelopment has been integral to its sustained dividend growth, positioning it as a strong option for long-term dividend investors [10][11]

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]

Core Viewpoint - Federal Realty's high-quality retail properties and strategic initiatives position the company for long-term growth despite challenges from e-commerce and elevated interest expenses [1][2][10][11]. Company Overview - Federal Realty operates a portfolio of premium retail assets primarily located in affluent coastal markets, benefiting from strong demographic trends and a diverse tenant base [5]. - The company has a solid balance sheet with $123.4 million in cash and $1.25 billion in total unsecured revolving credit facility as of Q4 2024, indicating ample liquidity for future growth [7]. Financial Performance - The Zacks Consensus Estimate for Federal Realty's 2025 FFO per share has been revised upward to $7.16, reflecting an optimistic outlook despite a 17.8% decline in shares over the past three months [3]. - Year-over-year growth in rental income is projected at 5.4%, 4%, and 4.4% for 2025, 2026, and 2027, respectively, supported by a well-located portfolio [6][9]. Dividend Policy - Federal Realty has a strong commitment to dividend payouts, having increased its common dividends for 57 consecutive years, which is attractive to REIT shareholders [8]. Market Challenges - The rise of e-commerce poses a significant challenge to brick-and-mortar retail, potentially impacting market share and consumer spending due to macroeconomic uncertainties [10]. - Elevated interest rates remain a concern, with total debt at approximately $4.47 billion as of Dec. 31, 2024, and a projected 2.3% increase in interest expenses for 2025 [11].