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Side-by-side financial comparison of EPR PROPERTIES (EPR) and Federal Realty Investment Trust (FRT). Click either name above to swap in a different company.
Federal Realty Investment Trust is the larger business by last-quarter revenue ($336.0M vs $182.9M, roughly 1.8× EPR PROPERTIES). Federal Realty Investment Trust runs the higher net margin — 38.6% vs 36.6%, a 2.0% gap on every dollar of revenue. On growth, Federal Realty Investment Trust posted the faster year-over-year revenue change (8.7% vs 3.2%). Over the past eight quarters, Federal Realty Investment Trust's revenue compounded faster (6.5% CAGR vs 4.6%).
EPR Properties, formerly Entertainment Properties Trust, is a real estate investment trust based in Kansas City, Missouri, that invests in amusement parks, movie theaters, ski resorts, and other entertainment properties. It owns 353 properties as of 2022.
Federal Realty Investment Trust is a real estate investment trust that invests in shopping centers in the Northeastern United States, the Mid-Atlantic states, California, and South Florida.
EPR vs FRT — Head-to-Head
Income Statement — Q4 FY2025 vs Q1 FY2026
| Metric | | |
|---|---|---|
| Revenue | $182.9M | $336.0M |
| Net Profit | $66.9M | $129.7M |
| Gross Margin | — | — |
| Operating Margin | 56.8% | 53.8% |
| Net Margin | 36.6% | 38.6% |
| Revenue YoY | 3.2% | 8.7% |
| Net Profit YoY | 897.0% | 103.5% |
| EPS (diluted) | $0.80 | $1.49 |
Green = leading value per metric. Periods may differ when fiscal calendars don't align.
8-Quarter Revenue & Profit Trend
Side-by-side quarterly history. Quarters aligned by calendar period so offset fiscal years line up.
| Q1 26 | — | $336.0M | ||
| Q4 25 | $182.9M | $336.0M | ||
| Q3 25 | $182.3M | $322.3M | ||
| Q2 25 | $178.1M | $311.5M | ||
| Q1 25 | $175.0M | $309.2M | ||
| Q4 24 | $177.2M | $311.4M | ||
| Q3 24 | $180.5M | $303.6M | ||
| Q2 24 | $173.1M | $296.1M |
| Q1 26 | — | $129.7M | ||
| Q4 25 | $66.9M | $129.7M | ||
| Q3 25 | $66.6M | $61.6M | ||
| Q2 25 | $75.6M | $155.9M | ||
| Q1 25 | $65.8M | $63.8M | ||
| Q4 24 | $-8.4M | $65.5M | ||
| Q3 24 | $46.6M | $61.0M | ||
| Q2 24 | $45.1M | $112.0M |
| Q1 26 | — | 53.8% | ||
| Q4 25 | 56.8% | 53.8% | ||
| Q3 25 | 53.5% | 34.3% | ||
| Q2 25 | 62.5% | 65.1% | ||
| Q1 25 | 58.1% | 35.0% | ||
| Q4 24 | 25.5% | 35.1% | ||
| Q3 24 | 51.4% | 34.9% | ||
| Q2 24 | 45.9% | 53.0% |
| Q1 26 | — | 38.6% | ||
| Q4 25 | 36.6% | 38.6% | ||
| Q3 25 | 36.5% | 19.1% | ||
| Q2 25 | 42.5% | 50.0% | ||
| Q1 25 | 37.6% | 20.6% | ||
| Q4 24 | -4.7% | 21.0% | ||
| Q3 24 | 25.8% | 20.1% | ||
| Q2 24 | 26.1% | 37.8% |
| Q1 26 | — | $1.49 | ||
| Q4 25 | $0.80 | $1.49 | ||
| Q3 25 | $0.79 | $0.69 | ||
| Q2 25 | $0.91 | $1.78 | ||
| Q1 25 | $0.78 | $0.72 | ||
| Q4 24 | $-0.19 | $0.74 | ||
| Q3 24 | $0.53 | $0.70 | ||
| Q2 24 | $0.51 | $1.32 |
Balance Sheet & Financial Strength
Snapshot of each company's liquidity, leverage and book value from the latest quarter.
| Metric | | |
|---|---|---|
| Cash + ST InvestmentsLiquidity on hand | $90.6M | $107.4M |
| Total DebtLower is stronger | $2.9B | $5.0B |
| Stockholders' EquityBook value | $2.3B | $3.2B |
| Total Assets | $5.7B | $9.1B |
| Debt / EquityLower = less leverage | 1.26× | 1.53× |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | $107.4M | ||
| Q4 25 | $90.6M | $107.4M | ||
| Q3 25 | $13.7M | $111.3M | ||
| Q2 25 | $13.0M | $177.0M | ||
| Q1 25 | $20.6M | $109.2M | ||
| Q4 24 | $22.1M | $123.4M | ||
| Q3 24 | $35.3M | $97.0M | ||
| Q2 24 | $33.7M | $103.2M |
| Q1 26 | — | $5.0B | ||
| Q4 25 | $2.9B | $5.0B | ||
| Q3 25 | $2.8B | — | ||
| Q2 25 | $2.8B | — | ||
| Q1 25 | $2.8B | — | ||
| Q4 24 | $2.9B | $4.5B | ||
| Q3 24 | $2.9B | — | ||
| Q2 24 | $2.8B | — |
| Q1 26 | — | $3.2B | ||
| Q4 25 | $2.3B | $3.2B | ||
| Q3 25 | $2.3B | $3.2B | ||
| Q2 25 | $2.3B | $3.2B | ||
| Q1 25 | $2.3B | $3.2B | ||
| Q4 24 | $2.3B | $3.2B | ||
| Q3 24 | $2.4B | $3.1B | ||
| Q2 24 | $2.4B | $3.0B |
| Q1 26 | — | $9.1B | ||
| Q4 25 | $5.7B | $9.1B | ||
| Q3 25 | $5.5B | $8.9B | ||
| Q2 25 | $5.6B | $8.6B | ||
| Q1 25 | $5.5B | $8.6B | ||
| Q4 24 | $5.6B | $8.5B | ||
| Q3 24 | $5.7B | $8.5B | ||
| Q2 24 | $5.6B | $8.4B |
| Q1 26 | — | 1.53× | ||
| Q4 25 | 1.26× | 1.53× | ||
| Q3 25 | 1.19× | — | ||
| Q2 25 | 1.20× | — | ||
| Q1 25 | 1.20× | — | ||
| Q4 24 | 1.23× | 1.42× | ||
| Q3 24 | 1.19× | — | ||
| Q2 24 | 1.16× | — |
Cash Flow & Capital Efficiency
How much cash each business actually produces after reinvestment. Cash flow is harder to manipulate than net income.
| Metric | | |
|---|---|---|
| Operating Cash FlowLast quarter | $421.0M | — |
| Free Cash FlowOCF − Capex | $269.2M | — |
| FCF MarginFCF / Revenue | 147.1% | — |
| Capex IntensityCapex / Revenue | 82.9% | — |
| Cash ConversionOCF / Net Profit | 6.29× | — |
| TTM Free Cash FlowTrailing 4 quarters | $568.5M | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $421.0M | $622.4M | ||
| Q3 25 | $136.5M | $147.8M | ||
| Q2 25 | $87.3M | $150.7M | ||
| Q1 25 | $99.4M | $179.0M | ||
| Q4 24 | $393.1M | $574.6M | ||
| Q3 24 | $122.0M | $144.1M | ||
| Q2 24 | $78.7M | $169.7M |
| Q1 26 | — | — | ||
| Q4 25 | $269.2M | — | ||
| Q3 25 | $132.1M | — | ||
| Q2 25 | $82.4M | — | ||
| Q1 25 | $84.7M | — | ||
| Q4 24 | $129.2M | — | ||
| Q3 24 | $121.5M | — | ||
| Q2 24 | $71.3M | — |
| Q1 26 | — | — | ||
| Q4 25 | 147.1% | — | ||
| Q3 25 | 72.5% | — | ||
| Q2 25 | 46.3% | — | ||
| Q1 25 | 48.4% | — | ||
| Q4 24 | 72.9% | — | ||
| Q3 24 | 67.3% | — | ||
| Q2 24 | 41.2% | — |
| Q1 26 | — | — | ||
| Q4 25 | 82.9% | — | ||
| Q3 25 | 2.4% | — | ||
| Q2 25 | 2.7% | — | ||
| Q1 25 | 8.4% | — | ||
| Q4 24 | 148.9% | — | ||
| Q3 24 | 0.3% | — | ||
| Q2 24 | 4.2% | — |
| Q1 26 | — | — | ||
| Q4 25 | 6.29× | 4.80× | ||
| Q3 25 | 2.05× | 2.40× | ||
| Q2 25 | 1.15× | 0.97× | ||
| Q1 25 | 1.51× | 2.81× | ||
| Q4 24 | — | 8.77× | ||
| Q3 24 | 2.62× | 2.36× | ||
| Q2 24 | 1.74× | 1.52× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
EPR
| Experiential Reportable Operating Segment | $173.3M | 95% |
| Education Reportable Operating Segment | $9.5M | 5% |
FRT
Segment breakdown not available.
