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Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and Gaming & Leisure Properties, Inc. (GLPI). Click either name above to swap in a different company.
Gaming & Leisure Properties, Inc. is the larger business by last-quarter revenue ($420.0M vs $336.0M, roughly 1.2× Federal Realty Investment Trust). Gaming & Leisure Properties, Inc. runs the higher net margin — 57.0% vs 38.6%, a 18.4% gap on every dollar of revenue. On growth, Federal Realty Investment Trust posted the faster year-over-year revenue change (8.7% vs 6.3%). Over the past eight quarters, Federal Realty Investment Trust's revenue compounded faster (6.5% CAGR vs 5.0%).
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.
Gaming and Leisure Properties, Inc. is a real estate investment trust (REIT) specializing in casino properties, based in Wyomissing, Pennsylvania. It was formed in November 2013 as a corporate spin-off from Penn National Gaming. The company owns 62 casino properties, all of which are leased to other companies.
FRT vs GLPI — Head-to-Head
Income Statement — Q1 FY2026 vs Q1 FY2026
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $420.0M |
| Net Profit | $129.7M | $239.4M |
| Gross Margin | — | — |
| Operating Margin | 53.8% | 79.4% |
| Net Margin | 38.6% | 57.0% |
| Revenue YoY | 8.7% | 6.3% |
| Net Profit YoY | 103.5% | 40.5% |
| EPS (diluted) | $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 | $420.0M | ||
| Q4 25 | $336.0M | $407.0M | ||
| Q3 25 | $322.3M | $397.6M | ||
| Q2 25 | $311.5M | $394.9M | ||
| Q1 25 | $309.2M | $395.2M | ||
| Q4 24 | $311.4M | $389.6M | ||
| Q3 24 | $303.6M | $385.3M | ||
| Q2 24 | $296.1M | $380.6M |
| Q1 26 | $129.7M | $239.4M | ||
| Q4 25 | $129.7M | $275.4M | ||
| Q3 25 | $61.6M | $241.2M | ||
| Q2 25 | $155.9M | $151.4M | ||
| Q1 25 | $63.8M | $165.2M | ||
| Q4 24 | $65.5M | $223.6M | ||
| Q3 24 | $61.0M | $184.7M | ||
| Q2 24 | $112.0M | $208.3M |
| Q1 26 | 53.8% | 79.4% | ||
| Q4 25 | 53.8% | 89.3% | ||
| Q3 25 | 34.3% | 84.8% | ||
| Q2 25 | 65.1% | 61.3% | ||
| Q1 25 | 35.0% | 65.5% | ||
| Q4 24 | 35.1% | 79.1% | ||
| Q3 24 | 34.9% | 70.4% | ||
| Q2 24 | 53.0% | 77.1% |
| Q1 26 | 38.6% | 57.0% | ||
| Q4 25 | 38.6% | 67.6% | ||
| Q3 25 | 19.1% | 60.7% | ||
| Q2 25 | 50.0% | 38.4% | ||
| Q1 25 | 20.6% | 41.8% | ||
| Q4 24 | 21.0% | 57.4% | ||
| Q3 24 | 20.1% | 47.9% | ||
| Q2 24 | 37.8% | 54.7% |
| Q1 26 | $1.49 | — | ||
| Q4 25 | $1.49 | $0.96 | ||
| Q3 25 | $0.69 | $0.85 | ||
| Q2 25 | $1.78 | $0.54 | ||
| Q1 25 | $0.72 | $0.60 | ||
| Q4 24 | $0.74 | $0.79 | ||
| Q3 24 | $0.70 | $0.67 | ||
| Q2 24 | $1.32 | $0.77 |
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 | $274.5M |
| Total DebtLower is stronger | $5.0B | — |
| Stockholders' EquityBook value | $3.2B | $5.0B |
| Total Assets | $9.1B | $13.8B |
| Debt / EquityLower = less leverage | 1.53× | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | $274.5M | ||
| Q4 25 | $107.4M | — | ||
| Q3 25 | $111.3M | — | ||
| Q2 25 | $177.0M | — | ||
| Q1 25 | $109.2M | — | ||
| Q4 24 | $123.4M | $560.8M | ||
| Q3 24 | $97.0M | $560.8M | ||
| Q2 24 | $103.2M | $560.8M |
| Q1 26 | $5.0B | — | ||
| Q4 25 | $5.0B | $7.2B | ||
| Q3 25 | — | $7.2B | ||
| Q2 25 | — | $6.9B | ||
| Q1 25 | — | $6.9B | ||
| Q4 24 | $4.5B | $7.7B | ||
| Q3 24 | — | $7.4B | ||
| Q2 24 | — | $6.6B |
| Q1 26 | $3.2B | $5.0B | ||
| Q4 25 | $3.2B | $4.6B | ||
| Q3 25 | $3.2B | $4.6B | ||
| Q2 25 | $3.2B | $4.6B | ||
| Q1 25 | $3.2B | $4.2B | ||
| Q4 24 | $3.2B | $4.3B | ||
| Q3 24 | $3.1B | $4.3B | ||
| Q2 24 | $3.0B | $4.1B |
| Q1 26 | $9.1B | $13.8B | ||
| Q4 25 | $9.1B | $12.9B | ||
| Q3 25 | $8.9B | $12.8B | ||
| Q2 25 | $8.6B | $12.5B | ||
| Q1 25 | $8.6B | $12.1B | ||
| Q4 24 | $8.5B | $13.1B | ||
| Q3 24 | $8.5B | $12.7B | ||
| Q2 24 | $8.4B | $11.8B |
| Q1 26 | 1.53× | — | ||
| Q4 25 | 1.53× | 1.56× | ||
| Q3 25 | — | 1.57× | ||
| Q2 25 | — | 1.51× | ||
| Q1 25 | — | 1.63× | ||
| Q4 24 | 1.42× | 1.81× | ||
| Q3 24 | — | 1.74× | ||
| Q2 24 | — | 1.60× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
