vs
Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and PROGRESS SOFTWARE CORP (PRGS). 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 $252.7M, roughly 1.3× PROGRESS SOFTWARE CORP). Federal Realty Investment Trust runs the higher net margin — 38.6% vs 10.2%, a 28.4% gap on every dollar of revenue. On growth, PROGRESS SOFTWARE CORP posted the faster year-over-year revenue change (17.5% vs 8.7%). Over the past eight quarters, PROGRESS SOFTWARE CORP's revenue compounded faster (17.0% 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.
Progress Software Corporation develops and sells enterprise software products including application development platforms, data connectivity tools, and digital experience solutions. It serves global enterprise clients across finance, healthcare, manufacturing, retail and other sectors, helping organizations build scalable, high-performance business applications and streamline operational workflows.
FRT vs PRGS — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $252.7M |
| Net Profit | $129.7M | $25.7M |
| Gross Margin | — | 81.6% |
| Operating Margin | 53.8% | 15.2% |
| Net Margin | 38.6% | 10.2% |
| Revenue YoY | 8.7% | 17.5% |
| Net Profit YoY | 103.5% | 2144.6% |
| EPS (diluted) | $1.49 | $0.59 |
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 | $252.7M | ||
| Q3 25 | $322.3M | $249.8M | ||
| Q2 25 | $311.5M | $237.4M | ||
| Q1 25 | $309.2M | $238.0M | ||
| Q4 24 | $311.4M | $215.0M | ||
| Q3 24 | $303.6M | $178.7M | ||
| Q2 24 | $296.1M | $175.1M |
| Q1 26 | $129.7M | — | ||
| Q4 25 | $129.7M | $25.7M | ||
| Q3 25 | $61.6M | $19.4M | ||
| Q2 25 | $155.9M | $17.0M | ||
| Q1 25 | $63.8M | $10.9M | ||
| Q4 24 | $65.5M | $1.1M | ||
| Q3 24 | $61.0M | $28.5M | ||
| Q2 24 | $112.0M | $16.2M |
| Q1 26 | — | — | ||
| Q4 25 | — | 81.6% | ||
| Q3 25 | — | 81.0% | ||
| Q2 25 | — | 80.1% | ||
| Q1 25 | — | 80.6% | ||
| Q4 24 | — | 83.0% | ||
| Q3 24 | — | 83.7% | ||
| Q2 24 | — | 81.7% |
| Q1 26 | 53.8% | — | ||
| Q4 25 | 53.8% | 15.2% | ||
| Q3 25 | 34.3% | 17.6% | ||
| Q2 25 | 65.1% | 16.3% | ||
| Q1 25 | 35.0% | 13.6% | ||
| Q4 24 | 35.1% | 10.0% | ||
| Q3 24 | 34.9% | 22.6% | ||
| Q2 24 | 53.0% | 15.5% |
| Q1 26 | 38.6% | — | ||
| Q4 25 | 38.6% | 10.2% | ||
| Q3 25 | 19.1% | 7.8% | ||
| Q2 25 | 50.0% | 7.2% | ||
| Q1 25 | 20.6% | 4.6% | ||
| Q4 24 | 21.0% | 0.5% | ||
| Q3 24 | 20.1% | 15.9% | ||
| Q2 24 | 37.8% | 9.2% |
| Q1 26 | $1.49 | — | ||
| Q4 25 | $1.49 | $0.59 | ||
| Q3 25 | $0.69 | $0.44 | ||
| Q2 25 | $1.78 | $0.39 | ||
| Q1 25 | $0.72 | $0.24 | ||
| Q4 24 | $0.74 | $0.01 | ||
| Q3 24 | $0.70 | $0.65 | ||
| Q2 24 | $1.32 | $0.37 |
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 | $94.8M |
| Total DebtLower is stronger | $5.0B | $1.4B |
| Stockholders' EquityBook value | $3.2B | $478.3M |
| Total Assets | $9.1B | $2.5B |
| Debt / EquityLower = less leverage | 1.53× | 2.93× |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | — | ||
| Q4 25 | $107.4M | $94.8M | ||
| Q3 25 | $111.3M | $99.0M | ||
| Q2 25 | $177.0M | $102.0M | ||
| Q1 25 | $109.2M | $124.2M | ||
| Q4 24 | $123.4M | $118.1M | ||
| Q3 24 | $97.0M | $232.7M | ||
| Q2 24 | $103.2M | $190.4M |
| Q1 26 | $5.0B | — | ||
| Q4 25 | $5.0B | $1.4B | ||
| Q3 25 | — | $1.4B | ||
| Q2 25 | — | $1.5B | ||
| Q1 25 | — | $1.5B | ||
| Q4 24 | $4.5B | $1.5B | ||
| Q3 24 | — | — | ||
| Q2 24 | — | — |
| Q1 26 | $3.2B | — | ||
| Q4 25 | $3.2B | $478.3M | ||
| Q3 25 | $3.2B | $477.7M | ||
| Q2 25 | $3.2B | $452.7M | ||
| Q1 25 | $3.2B | $431.8M | ||
| Q4 24 | $3.2B | $438.8M | ||
| Q3 24 | $3.1B | $425.6M | ||
| Q2 24 | $3.0B | $401.7M |
| Q1 26 | $9.1B | — | ||
| Q4 25 | $9.1B | $2.5B | ||
| Q3 25 | $8.9B | $2.4B | ||
| Q2 25 | $8.6B | $2.4B | ||
| Q1 25 | $8.6B | $2.5B | ||
| Q4 24 | $8.5B | $2.5B | ||
| Q3 24 | $8.5B | $1.6B | ||
| Q2 24 | $8.4B | $1.6B |
| Q1 26 | 1.53× | — | ||
| Q4 25 | 1.53× | 2.93× | ||
| Q3 25 | — | 2.97× | ||
| Q2 25 | — | 3.22× | ||
| Q1 25 | — | 3.50× | ||
| Q4 24 | 1.42× | 3.48× | ||
| 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 | — | $62.8M |
| Free Cash FlowOCF − Capex | — | $59.9M |
| FCF MarginFCF / Revenue | — | 23.7% |
| Capex IntensityCapex / Revenue | — | 1.1% |
| Cash ConversionOCF / Net Profit | — | 2.44× |
| TTM Free Cash FlowTrailing 4 quarters | — | $229.5M |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $622.4M | $62.8M | ||
| Q3 25 | $147.8M | $73.4M | ||
| Q2 25 | $150.7M | $30.0M | ||
| Q1 25 | $179.0M | $68.9M | ||
| Q4 24 | $574.6M | $19.7M | ||
| Q3 24 | $144.1M | $57.7M | ||
| Q2 24 | $169.7M | $63.7M |
| Q1 26 | — | — | ||
| Q4 25 | — | $59.9M | ||
| Q3 25 | — | $72.4M | ||
| Q2 25 | — | $29.5M | ||
| Q1 25 | — | $67.7M | ||
| Q4 24 | — | $16.8M | ||
| Q3 24 | — | $56.6M | ||
| Q2 24 | — | $62.7M |
| Q1 26 | — | — | ||
| Q4 25 | — | 23.7% | ||
| Q3 25 | — | 29.0% | ||
| Q2 25 | — | 12.4% | ||
| Q1 25 | — | 28.4% | ||
| Q4 24 | — | 7.8% | ||
| Q3 24 | — | 31.7% | ||
| Q2 24 | — | 35.8% |
| Q1 26 | — | — | ||
| Q4 25 | — | 1.1% | ||
| Q3 25 | — | 0.4% | ||
| Q2 25 | — | 0.2% | ||
| Q1 25 | — | 0.5% | ||
| Q4 24 | — | 1.3% | ||
| Q3 24 | — | 0.6% | ||
| Q2 24 | — | 0.5% |
| Q1 26 | — | — | ||
| Q4 25 | 4.80× | 2.44× | ||
| Q3 25 | 2.40× | 3.78× | ||
| Q2 25 | 0.97× | 1.76× | ||
| Q1 25 | 2.81× | 6.30× | ||
| Q4 24 | 8.77× | 17.13× | ||
| Q3 24 | 2.36× | 2.03× | ||
| Q2 24 | 1.52× | 3.93× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
FRT
Segment breakdown not available.
PRGS
| Maintenanceand Services | $187.5M | 74% |
| Share File Acquisition | $67.5M | 27% |
