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Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and MARCUS CORP (MCS). 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 $193.5M, roughly 1.7× MARCUS CORP). On growth, Federal Realty Investment Trust posted the faster year-over-year revenue change (8.7% vs 2.8%). Over the past eight quarters, MARCUS CORP's revenue compounded faster (18.2% 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.
Marcus & Millichap, Inc. is an American company that provides real estate brokerage, mortgage brokerage, research, and advisory services in the U.S. and Canada in the field of commercial property. It popularized the practice of listing properties exclusively with one brokerage firm. The company has over 1,800 employees in more than 80 offices across the U.S. and Canada.
FRT vs MCS — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $193.5M |
| Net Profit | $129.7M | — |
| Gross Margin | — | — |
| Operating Margin | 53.8% | 0.9% |
| Net Margin | 38.6% | — |
| Revenue YoY | 8.7% | 2.8% |
| Net Profit YoY | 103.5% | — |
| 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 | — | ||
| Q4 25 | $336.0M | $193.5M | ||
| Q3 25 | $322.3M | $210.2M | ||
| Q2 25 | $311.5M | $206.0M | ||
| Q1 25 | $309.2M | $148.8M | ||
| Q4 24 | $311.4M | $188.3M | ||
| Q3 24 | $303.6M | $232.7M | ||
| Q2 24 | $296.1M | $176.0M |
| Q1 26 | $129.7M | — | ||
| Q4 25 | $129.7M | — | ||
| Q3 25 | $61.6M | $16.2M | ||
| Q2 25 | $155.9M | $7.3M | ||
| Q1 25 | $63.8M | $-16.8M | ||
| Q4 24 | $65.5M | $986.0K | ||
| Q3 24 | $61.0M | $23.3M | ||
| Q2 24 | $112.0M | $-20.2M |
| Q1 26 | 53.8% | — | ||
| Q4 25 | 53.8% | 0.9% | ||
| Q3 25 | 34.3% | 10.8% | ||
| Q2 25 | 65.1% | 6.3% | ||
| Q1 25 | 35.0% | -13.7% | ||
| Q4 24 | 35.1% | -1.2% | ||
| Q3 24 | 34.9% | 14.1% | ||
| Q2 24 | 53.0% | 1.3% |
| Q1 26 | 38.6% | — | ||
| Q4 25 | 38.6% | — | ||
| Q3 25 | 19.1% | 7.7% | ||
| Q2 25 | 50.0% | 3.6% | ||
| Q1 25 | 20.6% | -11.3% | ||
| Q4 24 | 21.0% | 0.5% | ||
| Q3 24 | 20.1% | 10.0% | ||
| Q2 24 | 37.8% | -11.5% |
| Q1 26 | $1.49 | — | ||
| Q4 25 | $1.49 | — | ||
| Q3 25 | $0.69 | — | ||
| Q2 25 | $1.78 | — | ||
| Q1 25 | $0.72 | — | ||
| Q4 24 | $0.74 | — | ||
| Q3 24 | $0.70 | — | ||
| Q2 24 | $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 | $23.4M |
| Total DebtLower is stronger | $5.0B | $159.0M |
| Stockholders' EquityBook value | $3.2B | $457.4M |
| Total Assets | $9.1B | $1.0B |
| Debt / EquityLower = less leverage | 1.53× | 0.35× |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | — | ||
| Q4 25 | $107.4M | $23.4M | ||
| Q3 25 | $111.3M | $7.4M | ||
| Q2 25 | $177.0M | $14.9M | ||
| Q1 25 | $109.2M | $11.9M | ||
| Q4 24 | $123.4M | $40.8M | ||
| Q3 24 | $97.0M | $28.4M | ||
| Q2 24 | $103.2M | $32.8M |
| Q1 26 | $5.0B | — | ||
| Q4 25 | $5.0B | $159.0M | ||
| Q3 25 | — | $162.0M | ||
| Q2 25 | — | $179.9M | ||
| Q1 25 | — | $198.9M | ||
| Q4 24 | $4.5B | $159.1M | ||
| Q3 24 | — | $173.1M | ||
| Q2 24 | — | $175.7M |
| Q1 26 | $3.2B | — | ||
| Q4 25 | $3.2B | $457.4M | ||
| Q3 25 | $3.2B | $454.3M | ||
| Q2 25 | $3.2B | $448.4M | ||
| Q1 25 | $3.2B | $441.8M | ||
| Q4 24 | $3.2B | $464.9M | ||
| Q3 24 | $3.1B | $462.3M | ||
| Q2 24 | $3.0B | $449.4M |
| Q1 26 | $9.1B | — | ||
| Q4 25 | $9.1B | $1.0B | ||
| Q3 25 | $8.9B | $1.0B | ||
| Q2 25 | $8.6B | $1.0B | ||
| Q1 25 | $8.6B | $1.0B | ||
| Q4 24 | $8.5B | $1.0B | ||
| Q3 24 | $8.5B | $1.0B | ||
| Q2 24 | $8.4B | $1.1B |
| Q1 26 | 1.53× | — | ||
| Q4 25 | 1.53× | 0.35× | ||
| Q3 25 | — | 0.36× | ||
| Q2 25 | — | 0.40× | ||
| Q1 25 | — | 0.45× | ||
| Q4 24 | 1.42× | 0.34× | ||
| Q3 24 | — | 0.37× | ||
| Q2 24 | — | 0.39× |
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 | — | $48.8M |
| Free Cash FlowOCF − Capex | — | $26.4M |
| FCF MarginFCF / Revenue | — | 13.6% |
| Capex IntensityCapex / Revenue | — | 11.6% |
| Cash ConversionOCF / Net Profit | — | — |
| TTM Free Cash FlowTrailing 4 quarters | — | $989.0K |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $622.4M | $48.8M | ||
| Q3 25 | $147.8M | $39.1M | ||
| Q2 25 | $150.7M | $31.6M | ||
| Q1 25 | $179.0M | $-35.3M | ||
| Q4 24 | $574.6M | $52.6M | ||
| Q3 24 | $144.1M | $30.5M | ||
| Q2 24 | $169.7M | $36.0M |
| Q1 26 | — | — | ||
| Q4 25 | — | $26.4M | ||
| Q3 25 | — | $18.2M | ||
| Q2 25 | — | $14.7M | ||
| Q1 25 | — | $-58.3M | ||
| Q4 24 | — | $27.1M | ||
| Q3 24 | — | $12.0M | ||
| Q2 24 | — | $16.1M |
| Q1 26 | — | — | ||
| Q4 25 | — | 13.6% | ||
| Q3 25 | — | 8.7% | ||
| Q2 25 | — | 7.1% | ||
| Q1 25 | — | -39.2% | ||
| Q4 24 | — | 14.4% | ||
| Q3 24 | — | 5.2% | ||
| Q2 24 | — | 9.2% |
| Q1 26 | — | — | ||
| Q4 25 | — | 11.6% | ||
| Q3 25 | — | 9.9% | ||
| Q2 25 | — | 8.2% | ||
| Q1 25 | — | 15.5% | ||
| Q4 24 | — | 13.5% | ||
| Q3 24 | — | 7.9% | ||
| Q2 24 | — | 11.3% |
| Q1 26 | — | — | ||
| Q4 25 | 4.80× | — | ||
| Q3 25 | 2.40× | 2.41× | ||
| Q2 25 | 0.97× | 4.32× | ||
| Q1 25 | 2.81× | — | ||
| Q4 24 | 8.77× | 53.31× | ||
| Q3 24 | 2.36× | 1.31× | ||
| Q2 24 | 1.52× | — |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
FRT
Segment breakdown not available.
MCS
| Theatres | $123.1M | 64% |
| Concessions | $51.0M | 26% |
| Food And Beverage | $21.2M | 11% |
