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Side-by-side financial comparison of Federal Realty Investment Trust (FRT) and STARWOOD PROPERTY TRUST, INC. (STWD). Click either name above to swap in a different company.
STARWOOD PROPERTY TRUST, INC. is the larger business by last-quarter revenue ($492.9M vs $336.0M, roughly 1.5× Federal Realty Investment Trust). Federal Realty Investment Trust runs the higher net margin — 38.6% vs 19.7%, a 18.9% gap on every dollar of revenue. On growth, Federal Realty Investment Trust posted the faster year-over-year revenue change (8.7% vs 8.5%). Over the past eight quarters, Federal Realty Investment Trust's revenue compounded faster (6.5% CAGR vs -2.9%).
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.
Starwood Hotels and Resorts Worldwide, Inc. was one of the largest companies that owned, operated, franchised and managed hotels, resorts, spas, residences, and vacation ownership properties. Starwood was founded in 1969 as a real estate investment trust named Hotel Investors Trust. In 1995, it was acquired and reorganized by Barry Sternlicht, who was its chairman until 2005 and founder of the Starwood Capital Group. Starwood had 11 brands and owned, managed, or franchised 1,297 properties co...
FRT vs STWD — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $336.0M | $492.9M |
| Net Profit | $129.7M | $96.9M |
| Gross Margin | — | — |
| Operating Margin | 53.8% | 26.6% |
| Net Margin | 38.6% | 19.7% |
| Revenue YoY | 8.7% | 8.5% |
| Net Profit YoY | 103.5% | 87.7% |
| 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 | $492.9M | ||
| Q3 25 | $322.3M | $488.9M | ||
| Q2 25 | $311.5M | $444.3M | ||
| Q1 25 | $309.2M | $418.2M | ||
| Q4 24 | $311.4M | $454.4M | ||
| Q3 24 | $303.6M | $479.5M | ||
| Q2 24 | $296.1M | $489.8M |
| Q1 26 | $129.7M | — | ||
| Q4 25 | $129.7M | $96.9M | ||
| Q3 25 | $61.6M | $72.6M | ||
| Q2 25 | $155.9M | $129.8M | ||
| Q1 25 | $63.8M | $112.3M | ||
| Q4 24 | $65.5M | $51.6M | ||
| Q3 24 | $61.0M | $76.1M | ||
| Q2 24 | $112.0M | $77.9M |
| Q1 26 | 53.8% | — | ||
| Q4 25 | 53.8% | 26.6% | ||
| Q3 25 | 34.3% | 19.1% | ||
| Q2 25 | 65.1% | 30.5% | ||
| Q1 25 | 35.0% | 28.7% | ||
| Q4 24 | 35.1% | 15.1% | ||
| Q3 24 | 34.9% | 17.2% | ||
| Q2 24 | 53.0% | 19.1% |
| Q1 26 | 38.6% | — | ||
| Q4 25 | 38.6% | 19.7% | ||
| Q3 25 | 19.1% | 14.8% | ||
| Q2 25 | 50.0% | 29.2% | ||
| Q1 25 | 20.6% | 26.8% | ||
| Q4 24 | 21.0% | 11.4% | ||
| Q3 24 | 20.1% | 15.9% | ||
| Q2 24 | 37.8% | 15.9% |
| Q1 26 | $1.49 | — | ||
| Q4 25 | $1.49 | $0.25 | ||
| Q3 25 | $0.69 | $0.19 | ||
| Q2 25 | $1.78 | $0.38 | ||
| Q1 25 | $0.72 | $0.33 | ||
| Q4 24 | $0.74 | $0.15 | ||
| Q3 24 | $0.70 | $0.23 | ||
| Q2 24 | $1.32 | $0.24 |
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 | $499.5M |
| Total DebtLower is stronger | $5.0B | — |
| Stockholders' EquityBook value | $3.2B | $6.8B |
| Total Assets | $9.1B | $63.2B |
| Debt / EquityLower = less leverage | 1.53× | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $107.4M | — | ||
| Q4 25 | $107.4M | $499.5M | ||
| Q3 25 | $111.3M | $301.1M | ||
| Q2 25 | $177.0M | $259.9M | ||
| Q1 25 | $109.2M | $440.6M | ||
| Q4 24 | $123.4M | $377.8M | ||
| Q3 24 | $97.0M | $357.9M | ||
| Q2 24 | $103.2M | $259.3M |
| 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 | $6.8B | ||
| Q3 25 | $3.2B | $6.9B | ||
| Q2 25 | $3.2B | $6.4B | ||
| Q1 25 | $3.2B | $6.4B | ||
| Q4 24 | $3.2B | $6.4B | ||
| Q3 24 | $3.1B | $6.5B | ||
| Q2 24 | $3.0B | $6.2B |
| Q1 26 | $9.1B | — | ||
| Q4 25 | $9.1B | $63.2B | ||
| Q3 25 | $8.9B | $62.4B | ||
| Q2 25 | $8.6B | $62.4B | ||
| Q1 25 | $8.6B | $62.2B | ||
| Q4 24 | $8.5B | $62.6B | ||
| Q3 24 | $8.5B | $64.2B | ||
| Q2 24 | $8.4B | $64.1B |
| 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 | — | $488.8M |
| Free Cash FlowOCF − Capex | — | — |
| FCF MarginFCF / Revenue | — | — |
| Capex IntensityCapex / Revenue | — | — |
| Cash ConversionOCF / Net Profit | — | 5.04× |
| TTM Free Cash FlowTrailing 4 quarters | — | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $622.4M | $488.8M | ||
| Q3 25 | $147.8M | $337.6M | ||
| Q2 25 | $150.7M | $-87.4M | ||
| Q1 25 | $179.0M | $238.9M | ||
| Q4 24 | $574.6M | $295.6M | ||
| Q3 24 | $144.1M | $241.8M | ||
| Q2 24 | $169.7M | $53.3M |
| Q1 26 | — | — | ||
| Q4 25 | 4.80× | 5.04× | ||
| Q3 25 | 2.40× | 4.65× | ||
| Q2 25 | 0.97× | -0.67× | ||
| Q1 25 | 2.81× | 2.13× | ||
| Q4 24 | 8.77× | 5.72× | ||
| Q3 24 | 2.36× | 3.18× | ||
| Q2 24 | 1.52× | 0.68× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
FRT
Segment breakdown not available.
STWD
| Commercial And Residential Lending Segment | $335.2M | 68% |
| Infrastructure Lending Segment | $70.3M | 14% |
| Property Segment | $57.8M | 12% |
| Other | $29.7M | 6% |
