Comparing FRT, SPG, and STAG brings together three distinct corners of the U.S. real estate market. Although all three are REITs that pay dividends, their underlying businesses are quite different: Federal Realty owns neighborhood and mixed-use retail centers, Simon Property owns regional malls and premium outlets, and STAG Industrial owns single-tenant warehouses and distribution facilities. This stock comparison is especially relevant for income-oriented investors and traders evaluating how consumer spending trends, e-commerce growth, and interest-rate sensitivity shape relative performance and market positioning across retail and industrial property sectors.
Federal Realty Investment Trust (FRT) is an equity REIT that owns, manages, and redevelops retail and mixed-use properties concentrated in affluent, supply-constrained metropolitan markets. The company is best known for its unmatched dividend record, having increased its common dividend for 59 consecutive years — the longest streak in the REIT sector, earning it "Dividend King" status.
In recent weeks, FRT has been underpinned by strong operating fundamentals. In its most recent quarterly results, the company reported core FFO (funds from operations, a widely used REIT earnings measure) of $1.88 per share, up roughly 6.8% year over year, driven by record comparable leasing volume and double-digit cash rent growth. Portfolio occupancy held near 94%, and the leased rate remained near 96%. Management raised full-year core FFO guidance and lifted the quarterly dividend. Despite this, the stock has pulled back modestly in recent market activity, reflecting a lower-beta profile (a measure of price volatility) that tends to trade more defensively than its retail peers.
Simon Property Group (SPG) is the largest retail real estate company in the United States, owning and operating a portfolio of regional malls, Premium Outlets, and The Mills properties, along with international holdings and mixed-use redevelopments. Its scale and focus on Class A (top-quality) retail destinations give it substantial pricing power and resilient occupancy.
Over recent weeks, SPG has exhibited comparatively strong momentum, with shares gaining meaningfully over the past six months and trading near elevated levels after a brief pullback. In its latest results, the company reported FFO of $3.17 per share, surpassing analyst estimates, and raised its full-year guidance. U.S. mall and outlet occupancy stood at about 96%. The company also increased its quarterly dividend to $2.25 per share and continues to invest in redevelopment and mixed-use projects. Sentiment has been supported by disciplined capital allocation and a reasonable valuation relative to earnings, though e-commerce and consumer-spending trends remain key watch items.
STAG Industrial (STAG) is an industrial REIT specializing in single-tenant warehouses, distribution centers, and light-manufacturing properties across secondary U.S. markets. Its tenant base is diversified across industries, and it has increasingly captured demand tied to e-commerce, logistics, and data-center-related users.
In recent market activity, STAG has delivered steady operational growth. Its most recent quarterly core FFO of $0.65 per share rose about 3.2% year over year, supported by same-store cash net operating income (NOI, or property income before financing and overhead costs) growth and strong leasing spreads. Occupancy on the operating portfolio remained in the mid-90% range. The company has been active on the acquisition and development front, targeting higher-yield projects, and recently raised its dividend. Relative to FRT and SPG, STAG offers a distinct growth angle but has shown more moderate share-price momentum, with near-term occupancy pressure tied to an elevated lease-expiration schedule.
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From a business-model standpoint, the three names diverge sharply. FRT emphasizes premium, necessity-anchored retail and mixed-use assets in dense, affluent markets, offering lower volatility and a defensive income profile. SPG operates at a much larger scale in discretionary mall retail, giving it stronger cyclical exposure but also significant scale advantages and redevelopment upside. STAG sits outside consumer retail altogether, in industrial logistics, where e-commerce and supply-chain demand are the primary growth drivers.
On growth drivers, SPG's momentum has been supported by record leasing and pricing power, while FRT's record leasing volume and rent spreads point to durable, if steadier, growth. STAG's growth is more closely tied to industrial market fundamentals, including net absorption and data-center-adjacent leasing. Risk profiles also differ: SPG carries higher debt and a higher beta, making it more sensitive to interest rates and consumer cycles, whereas FRT's lower beta reflects its defensive mix. STAG's main near-term risk is occupancy pressure from lease expirations. Valuation sensitivity to interest rates is a shared trait across all three REITs, but the degree of cyclicality — and thus sentiment swing — is greatest for SPG.
Based on observable factors such as trend consistency, relative momentum, and catalysts, Tickeron's AI would most likely lean toward SPG in the current environment. The stock has demonstrated stronger and more sustained upward price momentum than its peers, supported by above-consensus FFO, raised guidance, near-record occupancy, and dividend growth. FRT offers a defensively stable, lower-volatility profile that may appeal in risk-off conditions, while STAG presents a steadier growth trajectory with a differentiated industrial catalyst. The verdict is probabilistic rather than definitive: an AI model would weigh SPG's trend strength and catalysts as currently more favorable, while acknowledging that shifting consumer or rate conditions could reorder relative positioning.
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The Moving Average Convergence Divergence (MACD) for FRT turned positive on October 12, 2026. Looking at past instances where FRT's MACD turned positive, the stock continued to rise in 31 of 49 cases over the following month. The odds of a continued upward trend are 63%.
The RSI Indicator points to a transition from a downward trend to an upward trend -- in cases where FRT's RSI Oscillator exited the oversold zone, 15 of 28 resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 54%.
The Momentum Indicator moved above the 0 level on October 20, 2026. You may want to consider a long position or call options on FRT as a result. In 51 of 102 past instances where the momentum indicator moved above 0, the stock continued to climb. The odds of a continued upward trend are 50%.
Following a +1.31% 3-day Advance, the price is estimated to grow further. Considering data from situations where FRT advanced for three days, in 148 of 304 cases, the price rose further within the following month. The odds of a continued upward trend are 49%.
The Stochastic Oscillator has been in the overbought zone for 1 day. Expect a price pull-back in the near future.
Following a 3-day decline, the stock is projected to fall further. Considering past instances where FRT declined for three days, the price rose further in 50 of 62 cases within the following month. The odds of a continued downward trend are 51%.
FRT broke above its upper Bollinger Band on October 22, 2026. This could be a sign that the stock is set to drop as the stock moves back below the upper band and toward the middle band. You may want to consider selling the stock or exploring put options.
The Aroon Indicator for FRT entered a downward trend on October 23, 2026. This could indicate a strong downward move is ahead for the stock. Traders may want to consider selling the stock or buying put options.
The Tickeron Price Growth Rating for this company is 56 (best 1 - 100 worst), indicating steady price growth. FRT’s price grows at a higher rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron PE Growth Rating for this company is 59 (best 1 - 100 worst), pointing to consistent earnings growth. The PE Growth rating is based on a comparative analysis of stock PE ratio increase over the last 12 months compared against S&P 500 index constituents.
The Tickeron SMR rating for this company is 59 (best 1 - 100 worst), indicating strong sales and a profitable business model. SMR (Sales, Margin, Return on Equity) rating is based on comparative analysis of weighted Sales, Income Margin and Return on Equity values compared against S&P 500 index constituents. The weighted SMR value is a proprietary formula developed by Tickeron and represents an overall profitability measure for a stock.
The Tickeron Valuation Rating of 73 (best 1 - 100 worst) indicates that the company is slightly overvalued in the industry. This rating compares market capitalization estimated by our proprietary formula with the current market capitalization. This rating is based on the following metrics, as compared to industry averages: P/B Ratio (2.948) is normal, around the industry mean (2.718). P/E Ratio (21.919) is within average values for comparable stocks, (34.982). Projected Growth (PEG Ratio) (3.591) is also within normal values, averaging (12.808). Dividend Yield (0.043) settles around the average of (365.798) among similar stocks. P/S Ratio (7.289) is also within normal values, averaging (6.739).
The Tickeron Seasonality Score of 75 (best 1 - 100 worst) indicates that the company is slightly overvalued in the industry. The Tickeron Seasonality score describes the variance of predictable price changes around the same period every calendar year. These changes can be tied to a specific month, quarter, holiday or vacation period, as well as a meteorological or growing season.
The Tickeron Profit vs. Risk Rating rating for this company is 78 (best 1 - 100 worst), indicating that the returns do not compensate for the risks. FRT’s unstable profits reported over time resulted in significant Drawdowns within these last five years. A stable profit reduces stock drawdown and volatility. The average Profit vs. Risk Rating rating for the industry is 62, placing this stock worse than average.
The RSI Indicator for SPG moved out of oversold territory on October 08, 2026. This could be a sign that the stock is shifting from a downward trend to an upward trend. Traders may want to buy the stock or call options. The A.I.dvisor looked at 22 similar instances when the indicator left oversold territory. In 17 of the 22 cases the stock moved higher. This puts the odds of a move higher at 77%.
The Momentum Indicator moved above the 0 level on October 15, 2026. You may want to consider a long position or call options on SPG as a result. In 68 of 97 past instances where the momentum indicator moved above 0, the stock continued to climb. The odds of a continued upward trend are 70%.
The Moving Average Convergence Divergence (MACD) for SPG just turned positive on October 09, 2026. Looking at past instances where SPG's MACD turned positive, the stock continued to rise in 33 of 47 cases over the following month. The odds of a continued upward trend are 70%.
SPG moved above its 50-day moving average on October 22, 2026 date and that indicates a change from a downward trend to an upward trend.
Following a +3.39% 3-day Advance, the price is estimated to grow further. Considering data from situations where SPG advanced for three days, in 191 of 326 cases, the price rose further within the following month. The odds of a continued upward trend are 59%.
The Stochastic Oscillator demonstrated that the ticker has stayed in the overbought zone for 4 days. The longer the ticker stays in the overbought zone, the sooner a price pull-back is expected.
Following a 3-day decline, the stock is projected to fall further. Considering past instances where SPG declined for three days, the price rose further in 50 of 62 cases within the following month. The odds of a continued downward trend are 49%.
SPG broke above its upper Bollinger Band on October 22, 2026. This could be a sign that the stock is set to drop as the stock moves back below the upper band and toward the middle band. You may want to consider selling the stock or exploring put options.
The Aroon Indicator for SPG entered a downward trend on October 19, 2026. This could indicate a strong downward move is ahead for the stock. Traders may want to consider selling the stock or buying put options.
The Tickeron SMR rating for this company is 12 (best 1 - 100 worst), indicating very strong sales and a profitable business model. SMR (Sales, Margin, Return on Equity) rating is based on comparative analysis of weighted Sales, Income Margin and Return on Equity values compared against S&P 500 index constituents. The weighted SMR value is a proprietary formula developed by Tickeron and represents an overall profitability measure for a stock.
The Tickeron Profit vs. Risk Rating rating for this company is 23 (best 1 - 100 worst), indicating low risk on high returns. The average Profit vs. Risk Rating rating for the industry is 62, placing this stock better than average.
The Tickeron Price Growth Rating for this company is 47 (best 1 - 100 worst), indicating steady price growth. SPG’s price grows at a higher rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron Seasonality Score of 85 (best 1 - 100 worst) indicates that the company is significantly overvalued in the industry. The Tickeron Seasonality score describes the variance of predictable price changes around the same period every calendar year. These changes can be tied to a specific month, quarter, holiday or vacation period, as well as a meteorological or growing season.
The Tickeron PE Growth Rating for this company is 87 (best 1 - 100 worst), pointing to worse than average earnings growth. The PE Growth rating is based on a comparative analysis of stock PE ratio increase over the last 12 months compared against S&P 500 index constituents.
The Tickeron Valuation Rating of 100 (best 1 - 100 worst) indicates that the company is significantly overvalued in the industry. This rating compares market capitalization estimated by our proprietary formula with the current market capitalization. This rating is based on the following metrics, as compared to industry averages: SPG's P/B Ratio (15.583) is very high in comparison to the industry average of (2.718). P/E Ratio (14.935) is within average values for comparable stocks, (34.982). Projected Growth (PEG Ratio) (4.576) is also within normal values, averaging (12.808). Dividend Yield (0.043) settles around the average of (365.798) among similar stocks. P/S Ratio (9.515) is also within normal values, averaging (6.739).
STAG may jump back above the lower band and head toward the middle band. Traders may consider buying the stock or exploring call options. In 27 of 35 cases where STAG's price broke its lower Bollinger Band, its price rose further in the following month. The odds of a continued upward trend are 77%.
The Momentum Indicator moved above the 0 level on October 20, 2026. You may want to consider a long position or call options on STAG as a result. In 40 of 89 past instances where the momentum indicator moved above 0, the stock continued to climb. The odds of a continued upward trend are 45%.
The Moving Average Convergence Divergence (MACD) for STAG just turned positive on October 12, 2026. Looking at past instances where STAG's MACD turned positive, the stock continued to rise in 23 of 42 cases over the following month. The odds of a continued upward trend are 55%.
Following a +1.62% 3-day Advance, the price is estimated to grow further. Considering data from situations where STAG advanced for three days, in 185 of 316 cases, the price rose further within the following month. The odds of a continued upward trend are 59%.
The Stochastic Oscillator has been in the overbought zone for 1 day. Expect a price pull-back in the near future.
STAG moved below its 50-day moving average on October 23, 2026 date and that indicates a change from an upward trend to a downward trend.
The 50-day moving average for STAG moved below the 200-day moving average on September 29, 2026. This could be a long-term bearish signal for the stock as the stock shifts to an downward trend.
Following a 3-day decline, the stock is projected to fall further. Considering past instances where STAG declined for three days, the price rose further in 50 of 62 cases within the following month. The odds of a continued downward trend are 54%.
The Aroon Indicator for STAG entered a downward trend on October 19, 2026. This could indicate a strong downward move is ahead for the stock. Traders may want to consider selling the stock or buying put options.
The Tickeron PE Growth Rating for this company is 52 (best 1 - 100 worst), pointing to average earnings growth. The PE Growth rating is based on a comparative analysis of stock PE ratio increase over the last 12 months compared against S&P 500 index constituents.
The Tickeron Valuation Rating of 58 (best 1 - 100 worst) indicates that the company is fair valued in the industry. This rating compares market capitalization estimated by our proprietary formula with the current market capitalization. This rating is based on the following metrics, as compared to industry averages: P/B Ratio (1.934) is normal, around the industry mean (2.571). P/E Ratio (28.023) is within average values for comparable stocks, (17.312). Projected Growth (PEG Ratio) (0.640) is also within normal values, averaging (11.190). Dividend Yield (0.043) settles around the average of (0.050) among similar stocks. P/S Ratio (7.974) is also within normal values, averaging (8.208).
The Tickeron Seasonality Score of 65 (best 1 - 100 worst) indicates that the company is fair valued in the industry. The Tickeron Seasonality score describes the variance of predictable price changes around the same period every calendar year. These changes can be tied to a specific month, quarter, holiday or vacation period, as well as a meteorological or growing season.
The Tickeron Price Growth Rating for this company is 69 (best 1 - 100 worst), indicating slightly worse than average price growth. STAG’s price grows at a lower rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron SMR rating for this company is 79 (best 1 - 100 worst), indicating weak sales and an unprofitable business model. SMR (Sales, Margin, Return on Equity) rating is based on comparative analysis of weighted Sales, Income Margin and Return on Equity values compared against S&P 500 index constituents. The weighted SMR value is a proprietary formula developed by Tickeron and represents an overall profitability measure for a stock.
The Tickeron Profit vs. Risk Rating rating for this company is 85 (best 1 - 100 worst), indicating that the returns do not compensate for the risks. STAG’s unstable profits reported over time resulted in significant Drawdowns within these last five years. A stable profit reduces stock drawdown and volatility. The average Profit vs. Risk Rating rating for the industry is 88, placing this stock better than average.
FRT | SPG | STAG | ||
|---|---|---|---|---|
OUTLOOK RATING 1..100 | 9 | 28 | 17 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 73 Overvalued | 100 Overvalued | 58 Fair valued | |
PROFIT vs RISK RATING 1..100 | 78 | 23 | 85 | |
SMR RATING 1..100 | 59 | 12 | 79 | |
PRICE GROWTH RATING 1..100 | 56 | 47 | 69 | |
P/E GROWTH RATING 1..100 | 59 | 87 | 52 | |
SEASONALITY SCORE 1..100 | 75 | 85 | 65 |
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.
STAG's Valuation (58) in the Real Estate Investment Trusts industry is in the same range as FRT (73) and is somewhat better than the same rating for SPG (100). This means that STAG's stock grew similarly to FRT’s and somewhat faster than SPG’s over the last 12 months.
SPG's Profit vs Risk Rating (23) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FRT (78) and is somewhat better than the same rating for STAG (85). This means that SPG's stock grew somewhat faster than FRT’s and somewhat faster than STAG’s over the last 12 months.
SPG's SMR Rating (12) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FRT (59) and is significantly better than the same rating for STAG (79). This means that SPG's stock grew somewhat faster than FRT’s and significantly faster than STAG’s over the last 12 months.
SPG's Price Growth Rating (47) in the Real Estate Investment Trusts industry is in the same range as FRT (56) and is in the same range as STAG (69). This means that SPG's stock grew similarly to FRT’s and similarly to STAG’s over the last 12 months.
STAG's P/E Growth Rating (52) in the Real Estate Investment Trusts industry is in the same range as FRT (59) and is somewhat better than the same rating for SPG (87). This means that STAG's stock grew similarly to FRT’s and somewhat faster than SPG’s over the last 12 months.
| FRT | SPG | STAG | |
|---|---|---|---|
| RSI ODDS (%) | 3 days ago 54% | 3 days ago 77% | N/A |
| Stochastic ODDS (%) | 3 days ago 46% | 3 days ago 43% | 3 days ago 52% |
| Momentum ODDS (%) | 3 days ago 50% | 3 days ago 70% | 3 days ago 45% |
| MACD ODDS (%) | 3 days ago 63% | 3 days ago 70% | 3 days ago 55% |
| TrendWeek ODDS (%) | 3 days ago 46% | 3 days ago 59% | 3 days ago 54% |
| TrendMonth ODDS (%) | 3 days ago 47% | 3 days ago 60% | 3 days ago 47% |
| Advances ODDS (%) | 10 days ago 49% | 10 days ago 59% | 14 days ago 59% |
| Declines ODDS (%) | 12 days ago 51% | 12 days ago 49% | 11 days ago 54% |
| BollingerBands ODDS (%) | 3 days ago 44% | 3 days ago 40% | 3 days ago 77% |
| Aroon ODDS (%) | 3 days ago 48% | 3 days ago 49% | 3 days ago 42% |
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 overvalued. 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 0 FA rating(s) are green while SPG’s FA Score has 2 green FA rating(s), and STAG’s FA Score reflects 0 green FA rating(s).
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 SPG’s TA Score has 5 bullish TA indicator(s), and STAG’s TA Score reflects 4 bullish TA indicator(s).
FRT (@Real Estate Investment Trusts) experienced а +2.26% price change this week, while SPG (@Real Estate Investment Trusts) price change was +3.01% , and STAG (@Miscellaneous Manufacturing) price fluctuated +1.67% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was +1.41%. For the same industry, the average monthly price growth was -0.68%, and the average quarterly price growth was -4.28%.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was +2.42%. For the same industry, the average monthly price growth was +1.30%, and the average quarterly price growth was +3.39%.
FRT is expected to report earnings on Oct 30, 2026.
SPG is expected to report earnings on Nov 05, 2026.
STAG is expected to report earnings on Oct 27, 2026.
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.
@Miscellaneous Manufacturing (+2.42% weekly)Miscellaneous manufacturing refers to a diverse range of products that cannot readily be categorized into other specific sectors of manufacturing. Major U.S. players in this industry include AMETEK, Inc.( analytical instruments, precision components and specialty materials), Dover Corporation (solutions for efficiency and safety of extracting oil and gas, e.g. rod lifts, progressing cavity pumps, gas lifts etc.; solutions for the transportation/transformation of solid waste; products for safe handling of critical fluids for various industries; systems for commercial-refrigeration, heating and cooling, and food and beverage packaging), and Carlisle Companies Incorporated (niche markets including commercial roofing, energy, lawn and garden, mining and construction equipment, aerospace and electronics, dining and food delivery, and healthcare), among others.
A.I.dvisor indicates that over the last year, FRT has been closely correlated with REG. These tickers have moved in lockstep 79% of the time. This A.I.-generated data suggests there is a high statistical probability that if FRT jumps, then REG could also see price increases.