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FRT vs KIM
Which Stock Would AI Choose? Federal Realty Investment Trust (FRT) vs. Kimco Realty Corporation (KIM) Stock Comparison
Key Takeaways
- Federal Realty Investment Trust (FRT) and Kimco Realty Corporation (KIM) are premier retail REITs (real estate investment trusts) focused on high-quality, grocery-anchored shopping centers, offering yields around 4%.
- KIM maintains a larger portfolio of 565 properties totaling 100 million square feet, dwarfing FRT's 104 properties and 28.8 million square feet.
- KIM has delivered stronger year-to-date gains of 19.78%, outpacing FRT's 13.40% amid resilient retail demand.
- FRT exhibits superior profitability with a 32.09% profit margin and 12.23% ROE (return on equity), compared to KIM's 27.32% and 5.54%.
- Both stocks benefit from necessity-based retail strength, with recent analyst upgrades highlighting dividend reliability and pre-earnings optimism.
Introduction
Federal Realty Investment Trust (FRT) and Kimco Realty Corporation (KIM) stand out as leading players in the retail REIT (real estate investment trust) sector, owning premium open-air shopping centers anchored by grocery stores. These properties thrive on essential retail demand, making them resilient in varying economic conditions. This comparison is particularly relevant for income-oriented investors and traders seeking stable dividends and relative performance insights amid interest rate fluctuations and sector rotation. By examining recent market positioning, growth drivers, and valuation metrics, readers can gauge which stock aligns better with current trends in retail real estate.
FRT Overview and Recent Performance
Federal Realty Investment Trust (FRT) owns and redevelops high-quality retail properties in affluent coastal markets and underserved regions, emphasizing mixed-use destinations like Santana Row. With 104 properties spanning 28.8 million square feet and 58 consecutive years of dividend increases—the longest in the REIT industry—it prioritizes long-term community-focused growth. In recent market activity, FRT has experienced a share price rally, trading near its 52-week high of $113.09 with year-to-date gains of 13.40%. Sentiment has been bolstered by anticipation of funds from operations (FFO) growth, resilient grocery-anchored occupancy, and a robust development pipeline, despite pressures from rising interest expenses. Analyst targets average $116.05, reflecting confidence in its premium assets.
KIM Overview and Recent Performance
Kimco Realty Corporation (KIM) is a dominant owner of open-air, grocery-anchored shopping centers in first-ring suburbs of major U.S. metros, with 565 properties encompassing 100 million square feet. Its tenant mix emphasizes necessity-based retailers driving frequent visits, supporting steady cash flows. Recent weeks have seen positive momentum, with shares approaching the 52-week high of $24.31 and year-to-date returns of 19.78%. Key influences include record small-shop occupancy, 3% same-property net operating income (NOI) growth, and leasing strength in essential retail. Pre-earnings buzz underscores its dividend appeal, though higher interest rates pose challenges. Analysts project a $25.08 target, driven by portfolio scale and market barriers.
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Head-to-Head Comparison
Both FRT and KIM operate similar business models centered on grocery-anchored retail, but KIM leverages greater scale for diversification, while FRT excels in premium redevelopment. Growth drivers differ: KIM's acquisitions expand its footprint, versus FRT's mixed-use enhancements boosting rents. Recent momentum favors KIM with higher YTD returns, though FRT shows one-year outperformance in some metrics. Risk factors include interest rate sensitivity—FRT's debt-to-equity at 143.64% exceeds KIM's 78.68%—and occupancy shifts. Sector exposure is identical in resilient retail, but sentiment tilts toward KIM for dividend growth amid economic steadiness.
Tickeron AI Verdict
Tickeron’s AI tools would likely favor KIM in the current environment, given its superior year-to-date momentum, larger market cap of $16.2 billion, and strong necessity-retail positioning with record occupancies. While FRT offers better margins and stability, KIM's scale and dividend yield provide a probabilistic edge for trend-following strategies amid retail resilience.
Disclaimer
The information on this webpage is provided for general informational and educational purposes only and is not intended as investment advice, a recommendation to purchase or sell any security, or an offer or solicitation related to investments. It does not consider your personal financial situation, goals, or risk profile, and all investing carries inherent risks, including the possibility of losing your entire investment. For more details, please review our full disclaimer. Disclaimers and Limitations
To compare these two companies we present long-term analysis, their fundamental ratings and make comparative short-term technical analysis which are presented below. The conclusion is FRT is a Hold and KIM is a StrongBuy.
Long-Term Analysis
It is best to consider a long-term outlook for a ticker by using Fundamental Analysis (FA) ratings. The rating of 1 to 100, where 1 is best and 100 is worst, is divided into thirds. The first third (a green rating of 1-33) indicates that the ticker is undervalued; the second third (a grey number between 34 and 66) means that the ticker is valued fairly; and the last third (red number of 67 to 100) reflects that the ticker is undervalued. We use an FA Score to show how many ratings show the ticker to be undervalued (green) or overvalued (red).
FRT’s FA Score shows that 1 FA rating(s) are green whileKIM’s FA Score has 1 green FA rating(s).
- FRT’s FA Score: 1 green, 4 red.
- KIM’s FA Score: 1 green, 4 red.
Short-Term Analysis
It is best to consider a short-term outlook for a ticker by using Technical Analysis (TA) indicators. We use Odds of Success as the percentage of outcomes which confirm successful trade signals in the past.
If the Odds of Success (the likelihood of the continuation of a trend) for each indicator are greater than 50%, then the generated signal is confirmed. A green percentage from 90% to 51% indicates that the ticker is in a bullish trend. A red percentage from 90% - 51% indicates that the ticker is in a bearish trend. All grey percentages are below 50% and are considered not to confirm the trend signal.
FRT’s TA Score shows that 4 TA indicator(s) are bullish while KIM’s TA Score has 4 bullish TA indicator(s).
- FRT’s TA Score: 4 bullish, 4 bearish.
- KIM’s TA Score: 4 bullish, 5 bearish.
Price Growth
FRT (@Real Estate Investment Trusts) experienced а +2.45% price change this week, while KIM (@Real Estate Investment Trusts) price change was +1.72% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was +0.25%. For the same industry, the average monthly price growth was +0.54%, and the average quarterly price growth was +15.33%.
Reported Earning Dates
FRT is expected to report earnings on Aug 05, 2026.
KIM is expected to report earnings on Jul 23, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (+0.25% weekly)A real estate investment trust (REIT) is a company any that owns, and in most cases, operates, income-producing real estate – ranging from office and apartment buildings to warehouses, hospitals, shopping centers, hotels and timberlands. Some REITs are involved in financing real estate. Equity REITs invest in and own properties, while mortgage REITs own and invest in property mortgages. REITs are required by law to pay out at least 90% of their annual taxable income (excluding capital gains) to shareholders in the form of dividends. Some REITs could be more cyclical than others; for example, when an economy is undergoing a recession, hotel REITs could be more vulnerable, compared to say healthcare REIT given that healthcare needs are less likely to depend on economic cycles. American Tower Corporation, Prologis, Inc. and Crown Castle International Corp are some of the biggest REIT companies in the U.S.
| FRT | KIM | FRT / KIM | |
| Capitalization | 10.6B | 16.3B | 65% |
| EBITDA | 1.09B | 1.48B | 74% |
| Gain YTD | 24.288 | 22.196 | 109% |
| P/E Ratio | 21.24 | 27.85 | 76% |
| Revenue | 1.31B | 2.16B | 61% |
| Total Cash | 116M | N/A | - |
| Total Debt | 4.93B | 8.31B | 59% |
FRT | KIM | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 24 | 20 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 67 Overvalued | 34 Fair valued | |
PROFIT vs RISK RATING 1..100 | 59 | 65 | |
SMR RATING 1..100 | 54 | 85 | |
PRICE GROWTH RATING 1..100 | 22 | 31 | |
P/E GROWTH RATING 1..100 | 74 | 50 | |
SEASONALITY SCORE 1..100 | 50 | 55 |
Tickeron ratings are formulated such that a rating of 1 designates the most successful stocks in a given industry, while a rating of 100 points to the least successful stocks for that industry.
KIM's Valuation (34) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FRT (67). This means that KIM’s stock grew somewhat faster than FRT’s over the last 12 months.
FRT's Profit vs Risk Rating (59) in the Real Estate Investment Trusts industry is in the same range as KIM (65). This means that FRT’s stock grew similarly to KIM’s over the last 12 months.
FRT's SMR Rating (54) in the Real Estate Investment Trusts industry is in the same range as KIM (85). This means that FRT’s stock grew similarly to KIM’s over the last 12 months.
FRT's Price Growth Rating (22) in the Real Estate Investment Trusts industry is in the same range as KIM (31). This means that FRT’s stock grew similarly to KIM’s over the last 12 months.
KIM's P/E Growth Rating (50) in the Real Estate Investment Trusts industry is in the same range as FRT (74). This means that KIM’s stock grew similarly to FRT’s over the last 12 months.
| FRT | KIM | |
|---|---|---|
| RSI ODDS (%) | 1 day ago 54% | 1 day ago 63% |
| Stochastic ODDS (%) | 1 day ago 48% | 1 day ago 50% |
| Momentum ODDS (%) | 1 day ago 58% | 1 day ago 63% |
| MACD ODDS (%) | 1 day ago 50% | 1 day ago 66% |
| TrendWeek ODDS (%) | 1 day ago 48% | 1 day ago 57% |
| TrendMonth ODDS (%) | 1 day ago 47% | 1 day ago 56% |
| Advances ODDS (%) | 1 day ago 49% | 1 day ago 57% |
| Declines ODDS (%) | 6 days ago 50% | 6 days ago 52% |
| BollingerBands ODDS (%) | 1 day ago 58% | 1 day ago 46% |
| Aroon ODDS (%) | 1 day ago 39% | 1 day ago 64% |
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FRT and
Correlation & Price change
A.I.dvisor indicates that over the last year, FRT has been closely correlated with AKR. These tickers have moved in lockstep 84% of the time. This A.I.-generated data suggests there is a high statistical probability that if FRT jumps, then AKR could also see price increases.