Is Federal Realty Stock Underperforming the Nasdaq?

Company Overview - Federal Realty Investment Trust (FRT) has a market cap of $8.8 billion and is a leading owner, operator, and redeveloper of high-quality retail-based and mixed-use properties primarily located in major coastal markets with strong economic and demographic fundamentals [1] - The company focuses on creating community-driven destinations where retail demand exceeds supply [1] - FRT is categorized as a "mid-cap" stock, with a diversified portfolio that includes 103 properties, millions of square feet of commercial space, and thousands of residential units [2] Stock Performance - FRT shares have declined 12% from their 52-week high of $115.59, but have risen 2.4% over the past three months, outperforming the broader Nasdaq Composite's 1.9% gain during the same period [3] - Year-to-date, FRT stock is down 9.2%, lagging behind the Nasdaq Composite's 17.5% increase, and has decreased 11.1% over the past 52 weeks compared to the Nasdaq's 12.9% return [4] - The stock has been trading below its 50-day moving average since late October [4] Financial Performance - On October 31, FRT reported better-than-expected Q3 2025 FFO of $1.77 per share and revenue of $322.3 million [5] - The company achieved record leasing volume of 727,029 square feet with rent growth of 28% on a cash basis and comparable property operating income growth of 4.4% [5] - Federal Realty raised its full-year 2025 FFO guidance to a range of $7.05 to $7.11 per share [5] Competitive Landscape - In comparison, rival Simon Property Group, Inc. (SPG) has outperformed FRT, with SPG stock returning nearly 7% year-to-date and 7.4% over the past 52 weeks [6] - Despite FRT's weak performance, analysts maintain a moderately optimistic outlook, with a consensus rating of "Moderate Buy" among 19 analysts and a mean price target of $109.47, representing a 7.6% premium to current levels [6]