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Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and Mid-America Apartment Communities (MAA). Click either name above to swap in a different company.
Mid-America Apartment Communities is the larger business by last-quarter revenue ($553.7M vs $336.0M, roughly 1.6× Federal Realty Investment Trust). On growth, Mid-America Apartment Communities posted the faster year-over-year revenue change (438.7% vs 8.7%). Over the past eight quarters, Federal Realty Investment Trust's revenue compounded faster (6.5% CAGR vs 0.7%).
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.
Mid-America Apartment Communities, Inc. (MAA) is a publicly traded real estate investment trust based in Memphis, Tennessee that invests in apartments in the Southeastern United States and the Southwestern United States.
FRT vs MAA — Head-to-Head
Income Statement — Q1 FY2026 vs Q1 FY2026
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $553.7M |
| Net Profit | $129.7M | — |
| Gross Margin | — | — |
| Operating Margin | 53.8% | — |
| Net Margin | 38.6% | — |
| Revenue YoY | 8.7% | 438.7% |
| Net Profit YoY | 103.5% | — |
| EPS (diluted) | $1.49 | $4.34 |
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 | $553.7M | ||
| Q4 25 | $336.0M | $555.6M | ||
| Q3 25 | $322.3M | $554.4M | ||
| Q2 25 | $311.5M | $549.9M | ||
| Q1 25 | $309.2M | $549.3M | ||
| Q4 24 | $311.4M | $549.8M | ||
| Q3 24 | $303.6M | $551.1M | ||
| Q2 24 | $296.1M | $546.4M |
| Q1 26 | $129.7M | — | ||
| Q4 25 | $129.7M | $57.6M | ||
| Q3 25 | $61.6M | $99.5M | ||
| Q2 25 | $155.9M | $108.1M | ||
| Q1 25 | $63.8M | $181.7M | ||
| Q4 24 | $65.5M | $166.6M | ||
| Q3 24 | $61.0M | $115.2M | ||
| Q2 24 | $112.0M | $102.0M |
| Q1 26 | 53.8% | — | ||
| Q4 25 | 53.8% | 10.4% | ||
| Q3 25 | 34.3% | 18.7% | ||
| Q2 25 | 65.1% | 20.2% | ||
| Q1 25 | 35.0% | 34.0% | ||
| Q4 24 | 35.1% | 31.3% | ||
| Q3 24 | 34.9% | 21.5% | ||
| Q2 24 | 53.0% | 19.3% |
| Q1 26 | 38.6% | — | ||
| Q4 25 | 38.6% | 10.4% | ||
| Q3 25 | 19.1% | 18.0% | ||
| Q2 25 | 50.0% | 19.7% | ||
| Q1 25 | 20.6% | 33.1% | ||
| Q4 24 | 21.0% | 30.3% | ||
| Q3 24 | 20.1% | 20.9% | ||
| Q2 24 | 37.8% | 18.7% |
| Q1 26 | $1.49 | $4.34 | ||
| Q4 25 | $1.49 | $0.48 | ||
| Q3 25 | $0.69 | $0.84 | ||
| Q2 25 | $1.78 | $0.92 | ||
| Q1 25 | $0.72 | $1.54 | ||
| Q4 24 | $0.74 | $1.43 | ||
| Q3 24 | $0.70 | $0.98 | ||
| Q2 24 | $1.32 | $0.86 |
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 | $3.2B | — |
| Total Assets | $9.1B | — |
| Debt / EquityLower = less leverage | 1.53× | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | — | ||
| Q4 25 | $107.4M | $60.3M | ||
| Q3 25 | $111.3M | $32.2M | ||
| Q2 25 | $177.0M | $54.5M | ||
| Q1 25 | $109.2M | $55.8M | ||
| Q4 24 | $123.4M | $43.0M | ||
| Q3 24 | $97.0M | $50.2M | ||
| Q2 24 | $103.2M | $62.8M |
| 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 | $5.7B | ||
| Q3 25 | $3.2B | $5.8B | ||
| Q2 25 | $3.2B | $5.9B | ||
| Q1 25 | $3.2B | $5.9B | ||
| Q4 24 | $3.2B | $5.9B | ||
| Q3 24 | $3.1B | $5.9B | ||
| Q2 24 | $3.0B | $6.0B |
| Q1 26 | $9.1B | — | ||
| Q4 25 | $9.1B | $12.0B | ||
| Q3 25 | $8.9B | $11.9B | ||
| Q2 25 | $8.6B | $11.8B | ||
| Q1 25 | $8.6B | $11.8B | ||
| Q4 24 | $8.5B | $11.8B | ||
| Q3 24 | $8.5B | $11.8B | ||
| Q2 24 | $8.4B | $11.6B |
| 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.
Revenue Breakdown by Segment
FRT
Segment breakdown not available.
MAA
| Same Store Communities | $517.0M | 93% |
| Non-Same Store Communities | $22.1M | 4% |
| Lease-up/Development Communities | $7.7M | 1% |
| Commercial Property/Land | $7.0M | 1% |
