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Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and PROCORE TECHNOLOGIES, INC. (PCOR). Click either name above to swap in a different company.
PROCORE TECHNOLOGIES, INC. is the larger business by last-quarter revenue ($349.1M vs $336.0M, roughly 1.0× Federal Realty Investment Trust). Federal Realty Investment Trust runs the higher net margin — 38.6% vs -10.8%, a 49.4% gap on every dollar of revenue. On growth, PROCORE TECHNOLOGIES, INC. posted the faster year-over-year revenue change (15.6% vs 8.7%). Over the past eight quarters, PROCORE TECHNOLOGIES, INC.'s revenue compounded faster (13.8% 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.
Procore Technologies is an American construction management software as a service company founded in 2002, with headquarters in Carpinteria, California. Procore hosts a platform to connect those involved in the construction industry on a global platform. The software allows for the creation of simplified workflows and displays a consolidated view of construction products that includes the tracking of tasks, management of project workflows, and scheduling.
FRT vs PCOR — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $349.1M |
| Net Profit | $129.7M | $-37.6M |
| Gross Margin | — | 80.1% |
| Operating Margin | 53.8% | -12.3% |
| Net Margin | 38.6% | -10.8% |
| Revenue YoY | 8.7% | 15.6% |
| Net Profit YoY | 103.5% | 39.6% |
| EPS (diluted) | $1.49 | $-0.25 |
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 | $349.1M | ||
| Q3 25 | $322.3M | $338.9M | ||
| Q2 25 | $311.5M | $323.9M | ||
| Q1 25 | $309.2M | $310.6M | ||
| Q4 24 | $311.4M | $302.0M | ||
| Q3 24 | $303.6M | $295.9M | ||
| Q2 24 | $296.1M | $284.3M |
| Q1 26 | $129.7M | — | ||
| Q4 25 | $129.7M | $-37.6M | ||
| Q3 25 | $61.6M | $-9.1M | ||
| Q2 25 | $155.9M | $-21.1M | ||
| Q1 25 | $63.8M | $-33.0M | ||
| Q4 24 | $65.5M | $-62.3M | ||
| Q3 24 | $61.0M | $-26.4M | ||
| Q2 24 | $112.0M | $-6.3M |
| Q1 26 | — | — | ||
| Q4 25 | — | 80.1% | ||
| Q3 25 | — | 79.7% | ||
| Q2 25 | — | 79.1% | ||
| Q1 25 | — | 79.1% | ||
| Q4 24 | — | 81.2% | ||
| Q3 24 | — | 81.4% | ||
| Q2 24 | — | 83.1% |
| Q1 26 | 53.8% | — | ||
| Q4 25 | 53.8% | -12.3% | ||
| Q3 25 | 34.3% | -4.4% | ||
| Q2 25 | 65.1% | -9.3% | ||
| Q1 25 | 35.0% | -11.7% | ||
| Q4 24 | 35.1% | -21.9% | ||
| Q3 24 | 34.9% | -12.3% | ||
| Q2 24 | 53.0% | -5.2% |
| Q1 26 | 38.6% | — | ||
| Q4 25 | 38.6% | -10.8% | ||
| Q3 25 | 19.1% | -2.7% | ||
| Q2 25 | 50.0% | -6.5% | ||
| Q1 25 | 20.6% | -10.6% | ||
| Q4 24 | 21.0% | -20.6% | ||
| Q3 24 | 20.1% | -8.9% | ||
| Q2 24 | 37.8% | -2.2% |
| Q1 26 | $1.49 | — | ||
| Q4 25 | $1.49 | $-0.25 | ||
| Q3 25 | $0.69 | $-0.06 | ||
| Q2 25 | $1.78 | $-0.14 | ||
| Q1 25 | $0.72 | $-0.22 | ||
| Q4 24 | $0.74 | $-0.42 | ||
| Q3 24 | $0.70 | $-0.18 | ||
| 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 | $768.5M |
| Total DebtLower is stronger | $5.0B | — |
| Stockholders' EquityBook value | $3.2B | $1.3B |
| Total Assets | $9.1B | $2.2B |
| Debt / EquityLower = less leverage | 1.53× | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | — | ||
| Q4 25 | $107.4M | $768.5M | ||
| Q3 25 | $111.3M | $684.0M | ||
| Q2 25 | $177.0M | $620.9M | ||
| Q1 25 | $109.2M | $566.7M | ||
| Q4 24 | $123.4M | $775.4M | ||
| Q3 24 | $97.0M | $756.9M | ||
| Q2 24 | $103.2M | $735.4M |
| 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 | $1.3B | ||
| Q3 25 | $3.2B | $1.2B | ||
| Q2 25 | $3.2B | $1.2B | ||
| Q1 25 | $3.2B | $1.2B | ||
| Q4 24 | $3.2B | $1.3B | ||
| Q3 24 | $3.1B | $1.3B | ||
| Q2 24 | $3.0B | $1.3B |
| Q1 26 | $9.1B | — | ||
| Q4 25 | $9.1B | $2.2B | ||
| Q3 25 | $8.9B | $2.1B | ||
| Q2 25 | $8.6B | $2.0B | ||
| Q1 25 | $8.6B | $1.9B | ||
| Q4 24 | $8.5B | $2.1B | ||
| Q3 24 | $8.5B | $2.0B | ||
| Q2 24 | $8.4B | $2.0B |
| 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 | — | $114.9M |
| Free Cash FlowOCF − Capex | — | $109.2M |
| FCF MarginFCF / Revenue | — | 31.3% |
| Capex IntensityCapex / Revenue | — | 1.6% |
| Cash ConversionOCF / Net Profit | — | — |
| TTM Free Cash FlowTrailing 4 quarters | — | $282.2M |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $622.4M | $114.9M | ||
| Q3 25 | $147.8M | $88.5M | ||
| Q2 25 | $150.7M | $30.8M | ||
| Q1 25 | $179.0M | $66.0M | ||
| Q4 24 | $574.6M | $29.1M | ||
| Q3 24 | $144.1M | $39.3M | ||
| Q2 24 | $169.7M | $58.7M |
| Q1 26 | — | — | ||
| Q4 25 | — | $109.2M | ||
| Q3 25 | — | $83.1M | ||
| Q2 25 | — | $27.9M | ||
| Q1 25 | — | $62.0M | ||
| Q4 24 | — | $17.4M | ||
| Q3 24 | — | $35.7M | ||
| Q2 24 | — | $56.8M |
| Q1 26 | — | — | ||
| Q4 25 | — | 31.3% | ||
| Q3 25 | — | 24.5% | ||
| Q2 25 | — | 8.6% | ||
| Q1 25 | — | 20.0% | ||
| Q4 24 | — | 5.8% | ||
| Q3 24 | — | 12.1% | ||
| Q2 24 | — | 20.0% |
| Q1 26 | — | — | ||
| Q4 25 | — | 1.6% | ||
| Q3 25 | — | 1.6% | ||
| Q2 25 | — | 0.9% | ||
| Q1 25 | — | 1.3% | ||
| Q4 24 | — | 3.9% | ||
| Q3 24 | — | 1.2% | ||
| Q2 24 | — | 0.7% |
| Q1 26 | — | — | ||
| Q4 25 | 4.80× | — | ||
| Q3 25 | 2.40× | — | ||
| Q2 25 | 0.97× | — | ||
| Q1 25 | 2.81× | — | ||
| Q4 24 | 8.77× | — | ||
| Q3 24 | 2.36× | — | ||
| 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.
PCOR
| US | $298.3M | 85% |
| Non Us | $50.9M | 15% |
