Federal Realty Investment (FRT) vs Rexford Industrial Realty (REXR)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Federal Realty Investment (FRT) has outperformed Rexford Industrial Realty (REXR) over the past year, gaining 7.7% versus a loss of 13.1%. Over five years, FRT leads with a -15.3% price change compared with -40.7% for REXR. Federal Realty Investment is the larger company by market cap ($9.22 billion vs $8.53 billion), about 1.1 times the size, while Rexford Industrial Realty is growing revenue faster (+7.1% vs +6.4%).
On valuation, Federal Realty Investment trades at a lower forward P/E (32.1x vs 37.8x for Rexford Industrial Realty). Rexford Industrial Realty offers the higher dividend yield (4.64% vs 4.29%). Federal Realty Investment converts more of its revenue into profit, with a net margin of 32.1% versus 21.1%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | FRT | REXR |
|---|---|---|
| Share price | $105.45 | $37.30 |
| Market cap | $9.22B | $8.53B |
| 1-day change | +0.32% | +3.15% |
| YTD return | +4.28% | -6.61% |
| 1-year return | +7.69% | -13.06% |
| 5-year return | -15.25% | -40.70% |
| P/E ratio (TTM) | 21.30 | — |
| Forward P/E | 32.08 | 37.77 |
| EPS (TTM) | $4.95 | $-1.79 |
| Dividend yield | 4.29% | 4.64% |
| Annual dividend | $4.52 | $1.73 |
| Revenue (latest FY) | $1.28B | $1.00B |
| Revenue growth (YoY) | +6.36% | +7.13% |
| Net income (latest FY) | $411.08M | $212.03M |
| Operating margin | 47.08% | — |
| Net margin | 32.14% | 21.14% |
| 52-week high | $128.21 | $44.38 |
| 52-week low | $90.03 | $32.14 |
| Distance from 52-week high | -17.76% | -15.95% |
| Analyst consensus | buy | hold |
| Avg. price target upside | +23.99% | +8.26% |
| Average volume | 854.28K | 2.74M |
| Shares outstanding | 86.89M | 222.99M |
| Employees | 314 | 256 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- FRT has outperformed REXR by 20.8 percentage points over the past year.
- Federal Realty Investment is more profitable, keeping 32.1 cents of every revenue dollar as net income versus 21.1 cents for Rexford Industrial Realty.
About Federal Realty Investment
FRT stock →Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply.
Real Estate · Real Estate Investment Trusts · 314 employees
About Rexford Industrial Realty
REXR stock →Rexford Industrial Realty, Inc. creates value by investing in, operating and repositioning industrial properties throughout infill Southern California, the world's fourth largest industrial market and consistently the highest-demand with lowest-supply major market in the nation over the long term.
Real Estate · Real Estate Investment Trusts · 256 employees
FRT vs REXR FAQ
Which is bigger, Federal Realty Investment or Rexford Industrial Realty?
Federal Realty Investment (FRT) is larger, with a market capitalization of $9.22B compared with $8.53B for Rexford Industrial Realty (REXR).
Which stock has performed better over the past year, FRT or REXR?
FRT returned +7.69% over the past 12 months, compared with -13.06% for REXR (price return, excluding dividends). Past performance does not predict future results.
Which pays a higher dividend, Federal Realty Investment or Rexford Industrial Realty?
Rexford Industrial Realty has the higher yield at 4.64%, compared with 4.29% for Federal Realty Investment.
Are Federal Realty Investment and Rexford Industrial Realty in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.