Is Regency Centers Stock Underperforming the Dow?

Company Overview - Regency Centers Corporation (REG) is based in Jacksonville, Florida, and specializes in owning, operating, and developing shopping centers in suburban trade areas with strong demographics [1] - The company's portfolio is anchored by leading grocers and complemented by restaurants, service providers, and top-tier retailers, creating vibrant hubs of neighborhood commerce [1][2] Market Position - Regency is a fully integrated real estate company and a qualified REIT, with a market capitalization around $13 billion, placing it in the "large-cap" category [2] Stock Performance - Shares of Regency fell 8.5% from its 52-week high of $78.18 in March, but the stock has gained 1.4% over the past three months [3] - Year-to-date (YTD), REG is down 3.3%, while the Dow Jones Industrial Average has rallied 9.7% in the past year and 8.7% YTD [4] Technical Analysis - REG trades at $71.52, showing mixed signals as it oscillates between bullish surges and bearish pullbacks, with repeated crossings of the 50-day and 200-day moving averages [5] Financial Performance - In Q2 2025, REG's revenue reached $369.85 million, up 6.6% year-over-year, and Nareit FFO was $1.16, up 9.4% from the previous year, exceeding Wall Street's estimates [6] - The management raised its full-year FFO and earnings forecast, now expecting fiscal 2025 Nareit FFO per share between $4.59 and $4.63, up from the previous range of $4.52 to $4.58 [7] - Annual core operating EPS is forecasted between $4.36 and $4.40, compared to the previous guidance of $4.30 to $4.36, driven by rising rental rates and strong leasing demand [8]