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Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and GCM Grosvenor Inc. (GCMG). 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 $177.1M, roughly 1.9× GCM Grosvenor Inc.). Federal Realty Investment Trust runs the higher net margin — 38.6% vs 32.8%, a 5.8% gap on every dollar of revenue. On growth, Federal Realty Investment Trust posted the faster year-over-year revenue change (8.7% vs 7.2%). Over the past eight quarters, GCM Grosvenor Inc.'s revenue compounded faster (27.5% CAGR vs 6.5%).
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.
GCM Grosvenor is an American alternative asset management firm, with approximately $76 billion in assets under management and approximately 530 professionals as of 2023.
FRT vs GCMG — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $177.1M |
| Net Profit | $129.7M | $58.2M |
| Gross Margin | — | — |
| Operating Margin | 53.8% | 30.9% |
| Net Margin | 38.6% | 32.8% |
| Revenue YoY | 8.7% | 7.2% |
| Net Profit YoY | 103.5% | 149.2% |
| EPS (diluted) | $1.49 | $0.23 |
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 | $336.0M | $177.1M | ||
| Q3 25 | $322.3M | $135.0M | ||
| Q2 25 | $311.5M | $119.7M | ||
| Q1 25 | $309.2M | $125.8M | ||
| Q4 24 | $311.4M | $165.3M | ||
| Q3 24 | $303.6M | $122.9M | ||
| Q2 24 | $296.1M | $117.0M |
| Q1 26 | $129.7M | — | ||
| Q4 25 | $129.7M | $58.2M | ||
| Q3 25 | $61.6M | $10.5M | ||
| Q2 25 | $155.9M | $15.4M | ||
| Q1 25 | $63.8M | $463.0K | ||
| Q4 24 | $65.5M | $7.6M | ||
| Q3 24 | $61.0M | $4.2M | ||
| Q2 24 | $112.0M | $4.8M |
| Q1 26 | 53.8% | — | ||
| Q4 25 | 53.8% | 30.9% | ||
| Q3 25 | 34.3% | 32.7% | ||
| Q2 25 | 65.1% | 16.1% | ||
| Q1 25 | 35.0% | 12.2% | ||
| Q4 24 | 35.1% | 26.4% | ||
| Q3 24 | 34.9% | 20.3% | ||
| Q2 24 | 53.0% | 17.8% |
| Q1 26 | 38.6% | — | ||
| Q4 25 | 38.6% | 32.8% | ||
| Q3 25 | 19.1% | 7.8% | ||
| Q2 25 | 50.0% | 12.9% | ||
| Q1 25 | 20.6% | 0.4% | ||
| Q4 24 | 21.0% | 4.6% | ||
| Q3 24 | 20.1% | 3.4% | ||
| Q2 24 | 37.8% | 4.1% |
| Q1 26 | $1.49 | — | ||
| Q4 25 | $1.49 | $0.23 | ||
| Q3 25 | $0.69 | $0.16 | ||
| Q2 25 | $1.78 | $0.05 | ||
| Q1 25 | $0.72 | $-0.02 | ||
| Q4 24 | $0.74 | $0.09 | ||
| Q3 24 | $0.70 | $0.03 | ||
| Q2 24 | $1.32 | $0.04 |
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 | $242.1M |
| Total DebtLower is stronger | $5.0B | $428.4M |
| Stockholders' EquityBook value | $3.2B | $27.0M |
| Total Assets | $9.1B | $813.8M |
| Debt / EquityLower = less leverage | 1.53× | 15.87× |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | — | ||
| Q4 25 | $107.4M | $242.1M | ||
| Q3 25 | $111.3M | $182.7M | ||
| Q2 25 | $177.0M | $136.3M | ||
| Q1 25 | $109.2M | $94.5M | ||
| Q4 24 | $123.4M | $89.5M | ||
| Q3 24 | $97.0M | $98.4M | ||
| Q2 24 | $103.2M | $73.9M |
| Q1 26 | $5.0B | — | ||
| Q4 25 | $5.0B | $428.4M | ||
| Q3 25 | — | $429.3M | ||
| Q2 25 | — | $430.2M | ||
| Q1 25 | — | $431.1M | ||
| Q4 24 | $4.5B | $432.0M | ||
| Q3 24 | — | $432.9M | ||
| Q2 24 | — | $433.8M |
| Q1 26 | $3.2B | — | ||
| Q4 25 | $3.2B | $27.0M | ||
| Q3 25 | $3.2B | $-7.4M | ||
| Q2 25 | $3.2B | $-12.3M | ||
| Q1 25 | $3.2B | $-28.3M | ||
| Q4 24 | $3.2B | $-27.6M | ||
| Q3 24 | $3.1B | $-31.9M | ||
| Q2 24 | $3.0B | $-28.5M |
| Q1 26 | $9.1B | — | ||
| Q4 25 | $9.1B | $813.8M | ||
| Q3 25 | $8.9B | $685.9M | ||
| Q2 25 | $8.6B | $636.9M | ||
| Q1 25 | $8.6B | $579.8M | ||
| Q4 24 | $8.5B | $612.7M | ||
| Q3 24 | $8.5B | $575.0M | ||
| Q2 24 | $8.4B | $543.9M |
| Q1 26 | 1.53× | — | ||
| Q4 25 | 1.53× | 15.87× | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | 1.42× | — | ||
| Q3 24 | — | — | ||
| Q2 24 | — | — |
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 | — | $183.5M |
| Free Cash FlowOCF − Capex | — | $175.0M |
| FCF MarginFCF / Revenue | — | 98.8% |
| Capex IntensityCapex / Revenue | — | 4.8% |
| Cash ConversionOCF / Net Profit | — | 3.16× |
| TTM Free Cash FlowTrailing 4 quarters | — | $326.2M |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $622.4M | $183.5M | ||
| Q3 25 | $147.8M | $79.8M | ||
| Q2 25 | $150.7M | $42.0M | ||
| Q1 25 | $179.0M | $33.3M | ||
| Q4 24 | $574.6M | $148.8M | ||
| Q3 24 | $144.1M | $69.0M | ||
| Q2 24 | $169.7M | $17.5M |
| Q1 26 | — | — | ||
| Q4 25 | — | $175.0M | ||
| Q3 25 | — | $78.3M | ||
| Q2 25 | — | $40.8M | ||
| Q1 25 | — | $32.1M | ||
| Q4 24 | — | $132.0M | ||
| Q3 24 | — | $62.2M | ||
| Q2 24 | — | $12.8M |
| Q1 26 | — | — | ||
| Q4 25 | — | 98.8% | ||
| Q3 25 | — | 58.0% | ||
| Q2 25 | — | 34.1% | ||
| Q1 25 | — | 25.5% | ||
| Q4 24 | — | 79.9% | ||
| Q3 24 | — | 50.6% | ||
| Q2 24 | — | 10.9% |
| Q1 26 | — | — | ||
| Q4 25 | — | 4.8% | ||
| Q3 25 | — | 1.1% | ||
| Q2 25 | — | 1.0% | ||
| Q1 25 | — | 0.9% | ||
| Q4 24 | — | 10.1% | ||
| Q3 24 | — | 5.5% | ||
| Q2 24 | — | 4.0% |
| Q1 26 | — | — | ||
| Q4 25 | 4.80× | 3.16× | ||
| Q3 25 | 2.40× | 7.61× | ||
| Q2 25 | 0.97× | 2.72× | ||
| Q1 25 | 2.81× | 71.84× | ||
| Q4 24 | 8.77× | 19.54× | ||
| Q3 24 | 2.36× | 16.60× | ||
| Q2 24 | 1.52× | 3.64× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
FRT
Segment breakdown not available.
GCMG
| Asset Management1 | $108.6M | 61% |
| Management Service Incentive Performance Fees | $61.7M | 35% |
| Management Service Incentive Carried Interest | $5.1M | 3% |
| Service Other | $1.8M | 1% |
