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Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and PEGASYSTEMS INC (PEGA). Click either name above to swap in a different company.
PEGASYSTEMS INC is the larger business by last-quarter revenue ($430.0M vs $336.0M, roughly 1.3× Federal Realty Investment Trust). Federal Realty Investment Trust runs the higher net margin — 38.6% vs 7.6%, a 31.0% gap on every dollar of revenue. On growth, Federal Realty Investment Trust posted the faster year-over-year revenue change (8.7% vs -9.6%). Over the past eight quarters, PEGASYSTEMS INC's revenue compounded faster (10.7% 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.
Pegasystems Inc. (Pega) is a global software company based in Waltham, Massachusetts, in the United States, and founded in 1983. The company has been publicly traded since 1996 as PEGA (NASDAQ). Pega is a low-code platform for workflow automation and generative AI-powered decision-making for businesses.
FRT vs PEGA — Head-to-Head
Income Statement — Q1 FY2026 vs Q1 FY2026
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $430.0M |
| Net Profit | $129.7M | $32.8M |
| Gross Margin | — | 75.2% |
| Operating Margin | 53.8% | 8.6% |
| Net Margin | 38.6% | 7.6% |
| Revenue YoY | 8.7% | -9.6% |
| Net Profit YoY | 103.5% | — |
| EPS (diluted) | $1.49 | $0.18 |
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 | $430.0M | ||
| Q4 25 | $336.0M | $504.3M | ||
| Q3 25 | $322.3M | $381.4M | ||
| Q2 25 | $311.5M | $384.5M | ||
| Q1 25 | $309.2M | $475.6M | ||
| Q4 24 | $311.4M | $490.8M | ||
| Q3 24 | $303.6M | $325.1M | ||
| Q2 24 | $296.1M | $351.2M |
| Q1 26 | $129.7M | $32.8M | ||
| Q4 25 | $129.7M | $234.6M | ||
| Q3 25 | $61.6M | $43.4M | ||
| Q2 25 | $155.9M | $30.1M | ||
| Q1 25 | $63.8M | $85.4M | ||
| Q4 24 | $65.5M | $119.1M | ||
| Q3 24 | $61.0M | $-14.4M | ||
| Q2 24 | $112.0M | $6.6M |
| Q1 26 | — | 75.2% | ||
| Q4 25 | — | 79.5% | ||
| Q3 25 | — | 72.2% | ||
| Q2 25 | — | 71.5% | ||
| Q1 25 | — | 78.5% | ||
| Q4 24 | — | 79.1% | ||
| Q3 24 | — | 70.2% | ||
| Q2 24 | — | 72.4% |
| Q1 26 | 53.8% | 8.6% | ||
| Q4 25 | 53.8% | 20.7% | ||
| Q3 25 | 34.3% | 3.8% | ||
| Q2 25 | 65.1% | 4.5% | ||
| Q1 25 | 35.0% | 26.7% | ||
| Q4 24 | 35.1% | 29.1% | ||
| Q3 24 | 34.9% | -3.6% | ||
| Q2 24 | 53.0% | 3.7% |
| Q1 26 | 38.6% | 7.6% | ||
| Q4 25 | 38.6% | 46.5% | ||
| Q3 25 | 19.1% | 11.4% | ||
| Q2 25 | 50.0% | 7.8% | ||
| Q1 25 | 20.6% | 18.0% | ||
| Q4 24 | 21.0% | 24.3% | ||
| Q3 24 | 20.1% | -4.4% | ||
| Q2 24 | 37.8% | 1.9% |
| Q1 26 | $1.49 | $0.18 | ||
| Q4 25 | $1.49 | $0.81 | ||
| Q3 25 | $0.69 | $0.24 | ||
| Q2 25 | $1.78 | $0.17 | ||
| Q1 25 | $0.72 | $0.91 | ||
| Q4 24 | $0.74 | $1.35 | ||
| Q3 24 | $0.70 | $-0.17 | ||
| Q2 24 | $1.32 | $0.07 |
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 | $270.0M |
| Total DebtLower is stronger | $5.0B | — |
| Stockholders' EquityBook value | $3.2B | $705.9M |
| Total Assets | $9.1B | $1.6B |
| Debt / EquityLower = less leverage | 1.53× | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | $270.0M | ||
| Q4 25 | $107.4M | $425.8M | ||
| Q3 25 | $111.3M | $351.4M | ||
| Q2 25 | $177.0M | $411.6M | ||
| Q1 25 | $109.2M | $371.7M | ||
| Q4 24 | $123.4M | $740.0M | ||
| Q3 24 | $97.0M | $703.0M | ||
| Q2 24 | $103.2M | $665.1M |
| 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 | $705.9M | ||
| Q4 25 | $3.2B | $787.4M | ||
| Q3 25 | $3.2B | $596.8M | ||
| Q2 25 | $3.2B | $624.5M | ||
| Q1 25 | $3.2B | $611.3M | ||
| Q4 24 | $3.2B | $585.5M | ||
| Q3 24 | $3.1B | $473.0M | ||
| Q2 24 | $3.0B | $435.4M |
| Q1 26 | $9.1B | $1.6B | ||
| Q4 25 | $9.1B | $1.6B | ||
| Q3 25 | $8.9B | $1.3B | ||
| Q2 25 | $8.6B | $1.3B | ||
| Q1 25 | $8.6B | $1.3B | ||
| Q4 24 | $8.5B | $1.8B | ||
| Q3 24 | $8.5B | $1.6B | ||
| Q2 24 | $8.4B | $1.5B |
| 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 | — | — |
| Free Cash FlowOCF − Capex | — | $206.5M |
| FCF MarginFCF / Revenue | — | 48.0% |
| Capex IntensityCapex / Revenue | — | — |
| Cash ConversionOCF / Net Profit | — | — |
| TTM Free Cash FlowTrailing 4 quarters | — | $494.9M |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $622.4M | $158.4M | ||
| Q3 25 | $147.8M | $56.3M | ||
| Q2 25 | $150.7M | $86.3M | ||
| Q1 25 | $179.0M | $204.2M | ||
| Q4 24 | $574.6M | $95.2M | ||
| Q3 24 | $144.1M | $30.5M | ||
| Q2 24 | $169.7M | $40.1M |
| Q1 26 | — | $206.5M | ||
| Q4 25 | — | $152.4M | ||
| Q3 25 | — | $51.8M | ||
| Q2 25 | — | $84.1M | ||
| Q1 25 | — | $202.3M | ||
| Q4 24 | — | $92.4M | ||
| Q3 24 | — | $27.4M | ||
| Q2 24 | — | $38.8M |
| Q1 26 | — | 48.0% | ||
| Q4 25 | — | 30.2% | ||
| Q3 25 | — | 13.6% | ||
| Q2 25 | — | 21.9% | ||
| Q1 25 | — | 42.5% | ||
| Q4 24 | — | 18.8% | ||
| Q3 24 | — | 8.4% | ||
| Q2 24 | — | 11.1% |
| Q1 26 | — | — | ||
| Q4 25 | — | 1.2% | ||
| Q3 25 | — | 1.2% | ||
| Q2 25 | — | 0.6% | ||
| Q1 25 | — | 0.4% | ||
| Q4 24 | — | 0.6% | ||
| Q3 24 | — | 0.9% | ||
| Q2 24 | — | 0.4% |
| Q1 26 | — | — | ||
| Q4 25 | 4.80× | 0.68× | ||
| Q3 25 | 2.40× | 1.30× | ||
| Q2 25 | 0.97× | 2.87× | ||
| Q1 25 | 2.81× | 2.39× | ||
| Q4 24 | 8.77× | 0.80× | ||
| Q3 24 | 2.36× | — | ||
| Q2 24 | 1.52× | 6.06× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
FRT
Segment breakdown not available.
PEGA
| Pega Cloud | $205.0M | 48% |
| Subscription license | $94.9M | 22% |
| Maintenance | $75.3M | 18% |
| Consulting | $54.8M | 13% |
