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Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and KILROY REALTY CORP (KRC). 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 $272.2M, roughly 1.2× KILROY REALTY CORP). Federal Realty Investment Trust runs the higher net margin — 38.6% vs 6.3%, a 32.3% gap on every dollar of revenue. On growth, Federal Realty Investment Trust posted the faster year-over-year revenue change (8.7% vs -5.0%). Over the past eight quarters, Federal Realty Investment Trust's revenue compounded faster (6.5% CAGR vs -1.2%).
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.
Kilroy Realty Corp is a leading U.S. real estate investment trust that develops, owns, and operates premium office, life science, and mixed-use properties primarily across high-growth West Coast markets including Los Angeles, San Francisco, Seattle, and San Diego. It serves tenants across the technology, life sciences, media, and creative sectors, with a core focus on delivering sustainable, future-ready workspaces tailored to modern business needs.
FRT vs KRC — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $272.2M |
| Net Profit | $129.7M | $17.1M |
| Gross Margin | — | — |
| Operating Margin | 53.8% | — |
| Net Margin | 38.6% | 6.3% |
| Revenue YoY | 8.7% | -5.0% |
| Net Profit YoY | 103.5% | -73.7% |
| EPS (diluted) | $1.49 | $0.11 |
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 | $272.2M | ||
| Q3 25 | $322.3M | $279.7M | ||
| Q2 25 | $311.5M | $289.9M | ||
| Q1 25 | $309.2M | $270.8M | ||
| Q4 24 | $311.4M | $286.4M | ||
| Q3 24 | $303.6M | $289.9M | ||
| Q2 24 | $296.1M | $280.7M |
| Q1 26 | $129.7M | — | ||
| Q4 25 | $129.7M | $17.1M | ||
| Q3 25 | $61.6M | $162.3M | ||
| Q2 25 | $155.9M | $79.6M | ||
| Q1 25 | $63.8M | $43.7M | ||
| Q4 24 | $65.5M | $65.0M | ||
| Q3 24 | $61.0M | $57.7M | ||
| Q2 24 | $112.0M | $54.5M |
| Q1 26 | 53.8% | — | ||
| Q4 25 | 53.8% | — | ||
| Q3 25 | 34.3% | — | ||
| Q2 25 | 65.1% | — | ||
| Q1 25 | 35.0% | — | ||
| Q4 24 | 35.1% | — | ||
| Q3 24 | 34.9% | — | ||
| Q2 24 | 53.0% | — |
| Q1 26 | 38.6% | — | ||
| Q4 25 | 38.6% | 6.3% | ||
| Q3 25 | 19.1% | 58.0% | ||
| Q2 25 | 50.0% | 27.4% | ||
| Q1 25 | 20.6% | 16.1% | ||
| Q4 24 | 21.0% | 22.7% | ||
| Q3 24 | 20.1% | 19.9% | ||
| Q2 24 | 37.8% | 19.4% |
| Q1 26 | $1.49 | — | ||
| Q4 25 | $1.49 | $0.11 | ||
| Q3 25 | $0.69 | $1.31 | ||
| Q2 25 | $1.78 | $0.57 | ||
| Q1 25 | $0.72 | $0.33 | ||
| Q4 24 | $0.74 | $0.50 | ||
| Q3 24 | $0.70 | $0.44 | ||
| Q2 24 | $1.32 | $0.41 |
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 | $179.3M |
| Total DebtLower is stronger | $5.0B | — |
| Stockholders' EquityBook value | $3.2B | $5.4B |
| Total Assets | $9.1B | $10.9B |
| Debt / EquityLower = less leverage | 1.53× | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | — | ||
| Q4 25 | $107.4M | $179.3M | ||
| Q3 25 | $111.3M | $372.4M | ||
| Q2 25 | $177.0M | $193.1M | ||
| Q1 25 | $109.2M | $146.7M | ||
| Q4 24 | $123.4M | $165.7M | ||
| Q3 24 | $97.0M | $625.4M | ||
| Q2 24 | $103.2M | $835.9M |
| Q1 26 | $5.0B | — | ||
| Q4 25 | $5.0B | — | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | $4.5B | — | ||
| Q3 24 | — | — | ||
| Q2 24 | — | — |
| Q1 26 | $3.2B | — | ||
| Q4 25 | $3.2B | $5.4B | ||
| Q3 25 | $3.2B | $5.5B | ||
| Q2 25 | $3.2B | $5.4B | ||
| Q1 25 | $3.2B | $5.4B | ||
| Q4 24 | $3.2B | $5.4B | ||
| Q3 24 | $3.1B | $5.4B | ||
| Q2 24 | $3.0B | $5.4B |
| Q1 26 | $9.1B | — | ||
| Q4 25 | $9.1B | $10.9B | ||
| Q3 25 | $8.9B | $11.0B | ||
| Q2 25 | $8.6B | $10.9B | ||
| Q1 25 | $8.6B | $10.9B | ||
| Q4 24 | $8.5B | $10.9B | ||
| Q3 24 | $8.5B | $11.4B | ||
| Q2 24 | $8.4B | $11.5B |
| Q1 26 | 1.53× | — | ||
| Q4 25 | 1.53× | — | ||
| 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 | — | $566.3M |
| Free Cash FlowOCF − Capex | — | $450.3M |
| FCF MarginFCF / Revenue | — | 165.4% |
| Capex IntensityCapex / Revenue | — | 42.6% |
| Cash ConversionOCF / Net Profit | — | 33.10× |
| TTM Free Cash FlowTrailing 4 quarters | — | $833.0M |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $622.4M | $566.3M | ||
| Q3 25 | $147.8M | $176.6M | ||
| Q2 25 | $150.7M | $143.7M | ||
| Q1 25 | $179.0M | $136.9M | ||
| Q4 24 | $574.6M | $541.1M | ||
| Q3 24 | $144.1M | $176.3M | ||
| Q2 24 | $169.7M | $88.7M |
| Q1 26 | — | — | ||
| Q4 25 | — | $450.3M | ||
| Q3 25 | — | $148.7M | ||
| Q2 25 | — | $118.4M | ||
| Q1 25 | — | $115.6M | ||
| Q4 24 | — | $440.8M | ||
| Q3 24 | — | $147.2M | ||
| Q2 24 | — | $69.5M |
| Q1 26 | — | — | ||
| Q4 25 | — | 165.4% | ||
| Q3 25 | — | 53.1% | ||
| Q2 25 | — | 40.9% | ||
| Q1 25 | — | 42.7% | ||
| Q4 24 | — | 153.9% | ||
| Q3 24 | — | 50.8% | ||
| Q2 24 | — | 24.7% |
| Q1 26 | — | — | ||
| Q4 25 | — | 42.6% | ||
| Q3 25 | — | 10.0% | ||
| Q2 25 | — | 8.7% | ||
| Q1 25 | — | 7.9% | ||
| Q4 24 | — | 35.0% | ||
| Q3 24 | — | 10.1% | ||
| Q2 24 | — | 6.8% |
| Q1 26 | — | — | ||
| Q4 25 | 4.80× | 33.10× | ||
| Q3 25 | 2.40× | 1.09× | ||
| Q2 25 | 0.97× | 1.81× | ||
| Q1 25 | 2.81× | 3.13× | ||
| Q4 24 | 8.77× | 8.32× | ||
| Q3 24 | 2.36× | 3.06× | ||
| Q2 24 | 1.52× | 1.63× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
