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Side-by-side financial comparison of FIRST INDUSTRIAL REALTY TRUST INC (FR) 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 $194.8M, roughly 1.7× FIRST INDUSTRIAL REALTY TRUST INC). FIRST INDUSTRIAL REALTY TRUST INC runs the higher net margin — 75.9% vs 38.6%, a 37.3% gap on every dollar of revenue. On growth, FIRST INDUSTRIAL REALTY TRUST INC posted the faster year-over-year revenue change (10.0% vs 8.7%). Over the past eight quarters, FIRST INDUSTRIAL REALTY TRUST INC's revenue compounded faster (8.9% CAGR vs 6.5%).
First Potomac Realty Trust was a real estate investment trust that invested in industrial properties and business parks in the suburbs of the Washington metropolitan area. In 2017, it was acquired by Government Properties Income Trust.
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.
FR vs FRT — Head-to-Head
Income Statement — Q1 FY2026 vs Q1 FY2026
| Metric | | |
|---|---|---|
| Revenue | $194.8M | $336.0M |
| Net Profit | $147.9M | $129.7M |
| Gross Margin | — | — |
| Operating Margin | — | 53.8% |
| Net Margin | 75.9% | 38.6% |
| Revenue YoY | 10.0% | 8.7% |
| Net Profit YoY | 179.7% | 103.5% |
| EPS (diluted) | $1.08 | $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 | $194.8M | $336.0M | ||
| Q4 25 | $188.4M | $336.0M | ||
| Q3 25 | $181.4M | $322.3M | ||
| Q2 25 | $180.2M | $311.5M | ||
| Q1 25 | $177.1M | $309.2M | ||
| Q4 24 | $175.6M | $311.4M | ||
| Q3 24 | $167.6M | $303.6M | ||
| Q2 24 | $164.1M | $296.1M |
| Q1 26 | $147.9M | $129.7M | ||
| Q4 25 | $78.8M | $129.7M | ||
| Q3 25 | $65.3M | $61.6M | ||
| Q2 25 | $55.2M | $155.9M | ||
| Q1 25 | $48.1M | $63.8M | ||
| Q4 24 | $68.4M | $65.5M | ||
| Q3 24 | $99.4M | $61.0M | ||
| Q2 24 | $51.3M | $112.0M |
| Q1 26 | — | 53.8% | ||
| Q4 25 | 34.6% | 53.8% | ||
| Q3 25 | 37.0% | 34.3% | ||
| Q2 25 | 31.7% | 65.1% | ||
| Q1 25 | 31.2% | 35.0% | ||
| Q4 24 | 40.1% | 35.1% | ||
| Q3 24 | 62.6% | 34.9% | ||
| Q2 24 | 31.8% | 53.0% |
| Q1 26 | 75.9% | 38.6% | ||
| Q4 25 | 41.8% | 38.6% | ||
| Q3 25 | 36.0% | 19.1% | ||
| Q2 25 | 30.6% | 50.0% | ||
| Q1 25 | 27.2% | 20.6% | ||
| Q4 24 | 39.0% | 21.0% | ||
| Q3 24 | 59.3% | 20.1% | ||
| Q2 24 | 31.3% | 37.8% |
| Q1 26 | $1.08 | $1.49 | ||
| Q4 25 | $0.60 | $1.49 | ||
| Q3 25 | $0.49 | $0.69 | ||
| Q2 25 | $0.42 | $1.78 | ||
| Q1 25 | $0.36 | $0.72 | ||
| Q4 24 | $0.51 | $0.74 | ||
| Q3 24 | $0.75 | $0.70 | ||
| Q2 24 | $0.39 | $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 | — | $107.4M |
| Total DebtLower is stronger | — | $5.0B |
| Stockholders' EquityBook value | $2.9B | $3.2B |
| Total Assets | $5.8B | $9.1B |
| Debt / EquityLower = less leverage | — | 1.53× |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | $107.4M | ||
| Q4 25 | $78.0M | $107.4M | ||
| Q3 25 | $33.5M | $111.3M | ||
| Q2 25 | $34.9M | $177.0M | ||
| Q1 25 | $35.7M | $109.2M | ||
| Q4 24 | $44.5M | $123.4M | ||
| Q3 24 | $47.1M | $97.0M | ||
| Q2 24 | $38.5M | $103.2M |
| Q1 26 | — | $5.0B | ||
| Q4 25 | — | $5.0B | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | — | $4.5B | ||
| Q3 24 | — | — | ||
| Q2 24 | — | — |
| Q1 26 | $2.9B | $3.2B | ||
| Q4 25 | $2.7B | $3.2B | ||
| Q3 25 | $2.7B | $3.2B | ||
| Q2 25 | $2.6B | $3.2B | ||
| Q1 25 | $2.7B | $3.2B | ||
| Q4 24 | $2.7B | $3.2B | ||
| Q3 24 | $2.6B | $3.1B | ||
| Q2 24 | $2.6B | $3.0B |
| Q1 26 | $5.8B | $9.1B | ||
| Q4 25 | $5.7B | $9.1B | ||
| Q3 25 | $5.5B | $8.9B | ||
| Q2 25 | $5.5B | $8.6B | ||
| Q1 25 | $5.4B | $8.6B | ||
| Q4 24 | $5.3B | $8.5B | ||
| Q3 24 | $5.2B | $8.5B | ||
| Q2 24 | $5.2B | $8.4B |
| Q1 26 | — | 1.53× | ||
| Q4 25 | — | 1.53× | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | — | 1.42× | ||
| Q3 24 | — | — | ||
| Q2 24 | — | — |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
