Sifting through countless of stocks in the Retail REITs industry can be tedious, and sometimes two stocks are just too similar to judge which is the better investment. If you’re on the fence about investing in Federal Realty Investment Trust or EPR Properties because you’re not sure how they measure up, it’s important to compare them on a few factors before making your decision.

Read on to learn how Federal Realty Investment Trust and EPR Properties compare based on key financial metrics to determine which better meets your investment needs.

About Federal Realty Investment Trust and EPR Properties

Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinations—such as Santana Row, Pike & Rose, and Assembly Row, which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. Federal Realty's 103 properties include approximately 3,700 tenants in 28.8 million commercial square feet, and approximately 2,500 residential units. Federal Realty has increased its quarterly dividends to its shareholders for 59 consecutive years, the longest record in the REIT industry. Federal Realty Investment Trust is based in North Bethesda, Maryland. Federal Realty Investment Trust was incorporated in 1962 in Maryland.

EPR Properties is the leading diversified experiential net lease real estate investment trust (REIT), specializing in select enduring experiential properties in the real estate industry. We focus on real estate venues that create value by facilitating out-of-home leisure and recreation experiences where consumers choose to spend their discretionary time and money. We have total assets of approximately 6.1 billion dollars (after accumulated depreciation of approximately 1.8 billion dollars) across 43 states and Canada. We adhere to rigorous underwriting and investing criteria centered on key industry, property and tenant level cash flow standards. We believe our focused approach provides a competitive advantage and the potential for stable and attractive returns. EPR Properties was established on August 22, 1997 and is based in Kansas City, United States.

Latest Retail REITs and Federal Realty Investment Trust, EPR Properties Stock News

As of September 4, 2026, Federal Realty Investment Trust had a $10.2 billion market capitalization, compared to the Retail REITs median of $4.7 million. Federal Realty Investment Trust’s stock is up 16.2% in 2026, up 0.3% in the previous five trading days and up 15.94% in the past year.

Currently, Federal Realty Investment Trust’s price-earnings ratio is 23.6. Federal Realty Investment Trust’s trailing 12-month revenue is $1.3 billion with a 32.7% net profit margin. Year-over-year quarterly sales growth most recently was 7.2%. Analysts expect adjusted earnings to reach $4.229 per share for the current fiscal year. Federal Realty Investment Trust currently has a 3.9% dividend yield.

As of September 4, 2026, EPR Properties had a $4.6 billion market cap, putting it in the 66th percentile of all stocks. EPR Properties’s stock is up 20.2% in 2026, up 0.7% in the previous five trading days and up 12.64% in the past year.

Currently, EPR Properties’s price-earnings ratio is 19.2. EPR Properties’s trailing 12-month revenue is $739.0 million with a 35.6% net profit margin. Year-over-year quarterly sales growth most recently was 10.6%. Analysts expect adjusted earnings to reach $3.060 per share for the current fiscal year. EPR Properties currently has a 6.2% dividend yield.

How We Compare Federal Realty Investment Trust and EPR Properties Stock Grades

Stock evaluation requires access to huge amounts of data and the knowledge and time to sift through it all, make sense of financial ratios, read income statements and analyze recent stock movements. AAII created A+ Investor, a robust data suite that condenses data research in an actionable and customizable way suitable for investors of all knowledge levels, to help investors streamline and work through such data.

AAII’s proprietary stock grades come with A+ Investor. These offer intuitive A‐F grades for each of five key investing factors: value, growth, momentum, earnings estimate revisions and quality. Here, we’ll take a closer look at Federal Realty Investment Trust and EPR Properties’s stock grades to see how they measure up against one another.

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Federal Realty Investment Trust and EPR Properties Stock Value Grades

Company	Ticker	Value
Federal Realty Investment Trust	FRT	D
EPR Properties	EPR	D

Successful stock investing involves buying low and selling high, so stock valuation is an important consideration for stock selection.

Buying stocks that are going to go up typically means buying stocks that are undervalued in the first place, although momentum investors may argue that point.

AAII’s A+ Investor Value Grade derives from a stock’s value score. The Value Score is the percentile rank of the average of the percentile ranks of the price-to-sales ratio, price-earnings ratio, enterprise-value-to-EBITDA (EV/EBITDA) ratio, shareholder yield, price-to-book-value ratio and price-to-free-cash-flow ratio. The score is variable, meaning it can consider all six ratios or, should any of the six ratios not be valid, the remaining ratios that are valid. To be assigned a Value Score, stocks must have a valid (non-null) ratio and corresponding ranking for at least two of the six valuation ratios.

Stocks with a Value Score from 81 to 100 are considered deep value, those with a score between 61 and 80 are a good value and so on.

Federal Realty Investment Trust has a Value Score of 23, which is Expensive. EPR Properties has a Value Score of 40, which is Expensive.

The Value Stock Winner: No Clear Winner

Neither Federal Realty Investment Trust or EPR Properties has a high enough value grade to be considered a “winner.” Investors who are considering these companies should do additional due diligence and research to see if either could be a good addition to their portfolio. It’s important to look at a wide range of financial metrics in order to determine if Federal Realty Investment Trust or EPR Properties is the better investment when it comes to value.

Federal Realty Investment Trust and EPR Properties Growth Grades

Company	Ticker	Growth
Federal Realty Investment Trust	FRT	A
EPR Properties	EPR	A

The foundation of growth investing is seeking out stocks of companies exhibiting strong, consistent and prolonged growth that is expected to continue into the future.

In order to compute the growth score and assign it a letter grade, the percentile ranks for each of three components‐consistency of annual sales growth, five-year sales growth rankings adjusted for extreme levels, and consistency of positive annual cash from operations‐must be determined. These three rank figures are added together, and the sum is ranked against the entire stock universe to arrive at a company’s Growth Score to create an equal distribution of grades.

The companies in the bottom 20% of the stock universe receive Growth Grades of F, considered to be very weak, while those in the top 20% receive A grades, which are considered very strong.

Federal Realty Investment Trust has a Growth Score of 100, which is Very Strong. EPR Properties has a Growth Score of 83, which is Very Strong.

The Growth Grade Winner: It’s a Tie!

Looking at the Growth Grade breakdown above, both Federal Realty Investment Trust and EPR Properties have a grade of A. For investors who focus solely on a company’s upward growth, further research should be conducted into both companies’ other financial metrics before deciding whether to invest.

Federal Realty Investment Trust and EPR Properties’s Estimate Revisions Grades

Company	Ticker	Earnings Estimate
Federal Realty Investment Trust	FRT	A
EPR Properties	EPR	C

Earnings estimate revisions scores consider the magnitude of a company’s earnings surprise in its last two reported fiscal quarters. Often, positive surprises beget further positive surprises‐or at least continued sales growth (the exact opposite is generally true, too).

Estimate revisions offer an indication of what analysts are thinking about the short-term prospects of a firm. Estimate revisions are based on the statistical significance of a firm’s last two quarterly earnings surprises and the percentage change in its consensus estimate for the current fiscal year over the past month and past three months.

Federal Realty Investment Trust has a Earnings Estimate Score of 91, which is Very Positive. EPR Properties has a Earnings Estimate Score of 51, which is Neutral.

The Earnings Estimate Revisions Grade Winner: Federal Realty Investment Trust

As you can clearly see from the Earnings Estimate Revisions Grade breakdown above, Federal Realty Investment Trust has a better Earnings Estimate Revisions Grade than EPR Properties. For those who are specifically looking for companies with better short-term prospects when compared to other companies in the same industry, Federal Realty Investment Trust could be a good stock to invest in. However, it’s important to analyze multiple factors based on a wide range of metrics before deciding whether to buy.

Other Federal Realty Investment Trust and EPR Properties Grades

In addition to Growth, Value and Estimate Revisions, A+ Investor also provides grades for Momentum and Quality.

Momentum grades help uncover stocks experiencing anomalously high rates of return; research finds that stocks with high relative levels of momentum tend to outperform, whereas those with low levels of momentum tend to continue underperforming.

AAII’s A+ Investor Quality Grade comes from the ranking of key metrics. Specifically, the quality grade is the percentile rank of the composite of return on assets (ROA), return on invested capital (ROIC), gross profit relative to assets, buyback yield, change in total liabilities to assets, accruals, Z double prime bankruptcy risk (Z) score and F-Score.

These 2 key factors, when combined with the above, provide a holistic view into a particular stock. Further, by joining A+ Investor you can see whether Federal Realty Investment Trust and EPR Properties pass any of our 60+ stock screens that have outperformed the market since their creation.

So, Which Is the Better Investment, Federal Realty Investment Trust or EPR Properties Stock?

Overall, Federal Realty Investment Trust stock has a Value Score of 23, Growth Score of 100 and Estimate Revisions Score of 91.

EPR Properties stock has a Value Score of 40, Growth Score of 83 and Estimate Revisions Score of 51.

Comparing Federal Realty Investment Trust and EPR Properties’s grades, scores and metrics can act as a solid basis to determine whether they may be a good investment or not. You’ll also want to look at your portfolio’s asset allocation as well as your risk tolerance and financial goals to see if either of these stocks would make a good fit for you. AAII can help you figure out which investments align with your individual needs and preferences.

Investors are encouraged to do their own due diligence and research. In this way, individuals can effectively become managers of their own assets‐without having to rely on others for financial independence. You can count on AAII for timeless articles on financial planning and stock-picking, unbiased research and actionable analysis.

A+ Investor adds to our qualitative teaching with a powerful data suite to help you whittle down investment choices to find stocks, exchange-traded funds (ETFs) or mutual funds that meet your needs.

AAII Disclaimer

We make no representations or warranties that any investor will, or is likely to, achieve profits similar to those shown, because past, hypothetical or simulated performance is not necessarily indicative of future results. Before making an investment decision, you should consider your circumstances and whether the information on our content is applicable to your situation. This information was prepared in good faith, and we accept no liability for any errors or omissions. The full disclaimer can be read here.