Core Viewpoint - Federal Realty Investment Trust (FRT) is highlighted as a leading REIT with a remarkable track record of 58 consecutive years of dividend growth, making it a strong candidate for income-focused investors [2][10]. Company Overview - Federal Realty Investment Trust, headquartered in North Bethesda, Maryland, was established in 1962 and is one of the original REITs [4][6]. - The company has successfully navigated various economic conditions, maintaining a consistent increase in cash distributions [2][6]. Financial Performance - The current market capitalization of Federal Realty Investment Trust is $9 billion, with a current stock price of $98.57 and a dividend yield of 4.49% [3]. - The REIT's gross margin stands at 38.79%, indicating a healthy operational efficiency [3]. Dividend Growth - Federal Realty has a forward dividend yield of 4.52%, and a hypothetical investment of $1.5 million could yield approximately $67,800 annually in dividend income [9]. - The recent dividend increase for 2025 raised quarterly payouts by about 2.7%, from $1.10 to $1.13 per share, reflecting a sustainable growth policy [10]. Investment Considerations - The REIT is particularly appealing to retirees and income-focused investors due to its ability to generate significant investment income [3][11]. - Investors seeking real estate exposure may find Federal Realty a strong choice, supported by its asset quality and strong balance sheet [12].