frt-20210505
0000034903false00000349032021-05-052021-05-050000034903frt:CommonSharesOfBeneficialInterestMember2021-05-052021-05-050000034903frt:DepositorySharesMember2021-05-052021-05-05

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported) May 05, 2021
Federal Realty Investment Trust
(Exact name of registrant as specified in its charter)
 
Maryland 1-07533 52-0782497
(State or other jurisdiction
of incorporation)
 (Commission
File Number)
 (IRS Employer
Identification No.)
 
909 Rose Avenue, Suite 200North Bethesda,Maryland 20852
(Address of principal executive offices) (Zip Code)
Registrant's telephone number including area code: 301/998-8100
 
Title of Each ClassTrading SymbolName of Each Exchange On Which Registered
Common Shares of Beneficial InterestFRTNew York Stock Exchange
$.01 par value per share, with associated Common Share Purchase Rights
Depositary Shares, each representing 1/1000 of a share FRT-CNew York Stock Exchange
of 5.00% Series C Cumulative Redeemable Preferred Stock, $.01 par value per share

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):
 
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
Emerging growth company
If an emerging growth company, indicate by checkmark if the registrant has elected not use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.




Item 2.02. Results of Operations and Financial Condition.

    The following information is being furnished under Item 2.02-Results of Operations and Financial Condition. This information, including the exhibits attached hereto, shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section. The information in this Current Report on Form 8-K shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended, or under the Exchange Act, regardless of any general incorporation language in such filing.

    On May 5, 2021, Federal Realty Investment Trust issued supplemental data pertaining to its operations, as well as a press release, to report its financial results for the quarter ended March 31, 2021. The supplemental data and press release are furnished as Exhibit 99.1 hereto.

Item 9.01.     Financial Statements and Exhibits.

    (c)    Exhibits

    99.1     Supplemental information at March 31, 2021 (including press release dated May 5, 2021)
    
    104    Cover Page Interactive Data File (the Cover Page Interactive Data File is embedded within the Inline XBRL document).

    

    
SIGNATURES


    Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.



FEDERAL REALTY INVESTMENT TRUST
Date:May 5, 2021
 /s/ Daniel Guglielmone
Daniel Guglielmone
Executive Vice President-
Chief Financial Officer and Treasurer






EXHIBIT INDEX

                        
Exhibit NumberDescription
Supplemental Information at March 31, 2021
104Cover Page Interactive Data File (the Cover Page Interactive Data File is embedded within the Inline XBRL Document




Document

FEDERAL REALTY INVESTMENT TRUST
SUPPLEMENTAL INFORMATION
March 31, 2021
TABLE OF CONTENTS
1First Quarter 2021 Earnings Press Release
2Financial Highlights
Consolidated Income Statements
Consolidated Balance Sheets
Funds From Operations / Other Supplemental Information
COVID-19 Collectibility Related Impacts
Components of Rental Income
Comparable Property Information
Market Data
3Summary of Debt
Summary of Outstanding Debt
Summary of Debt Maturities
4Summary of Redevelopment Opportunities
5Assembly Row, Pike & Rose, and Santana Row
6Future Redevelopment Opportunities
7Significant Property Acquisition, Disposition, and Other Transactions
8Real Estate Status Report
9Retail Leasing Summary
10Lease Expirations
11Portfolio Leased Statistics
12Summary of Top 25 Tenants
13Tenant Diversification by Category
14Reconciliation of FFO Guidance
15Glossary of Terms
909 Rose Avenue, Suite 200
North Bethesda, Maryland 20852-8688
301/998-8100

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Safe Harbor Language
Certain matters discussed within this Supplemental Information may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 11, 2021 and subsequent quarterly reports on Form 10-Q, and include the following:
risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire;
risks that we may not be able to proceed with or obtain necessary approvals for any redevelopment or renovation project, and that completion of anticipated or ongoing property redevelopment or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;
risk that we are investing a significant amount in ground-up development projects that may be dependent on third parties to deliver critical aspects of certain projects, requires spending a substantial amount upfront in infrastructure, and assumes receipt of public funding which has been committed but not entirely funded;
risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;
risks that our growth will be limited if we cannot obtain additional capital;
risks associated with general economic conditions, including local economic conditions in our geographic markets;
risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;
risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and
risks related to natural disasters, climate change and public health crises (such as the outbreak and worldwide spread of COVID-19), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 11, 2021 and subsequent quarterly reports on Form 10-Q and subsequent quarterly reports on Form 10-Q.


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NEWS RELEASEwww.federalrealty.com
FOR IMMEDIATE RELEASE
Investor Inquiries:Media Inquiries:
Leah Andress BradyBrenda Pomar
Investor Relations Senior ManagerCorporate Communications Manager
301.998.8265301.998.8316
lbrady@federalrealty.combpomar@federalrealty.com


Federal Realty Investment Trust Announces First Quarter 2021 Operating Results

NORTH BETHESDA, Md. (May 5, 2021) - Federal Realty Investment Trust (NYSE:FRT) today reported operating results for its first quarter ended March 31, 2021. For the three months ended March 31, 2021 and 2020, net income available for common shareholders was $0.60 per diluted share and $0.70 per diluted share, respectively.
Highlights for the quarter and subsequent events include:
Generated funds from operations available to common shareholders (FFO) per diluted share of $1.17 for the quarter compared to $1.50 for the first quarter 2020.
Signed leases for 506,307 square feet of comparable space in the first quarter at an average rent of $36.58 psf and achieved cash basis rollover growth of 9%.
Ended the quarter with $780 million of cash on hand, $1 billion of availability on its undrawn revolving credit facility and no public bonds maturing until 2023.
Acquired an 80% interest in Chesterbrook, a grocery-anchored shopping center, in McLean, Virginia subsequent to quarter end based on a gross value of $32.1 million.
Declared a regular quarterly cash dividend of $1.06 per common share, resulting in an indicated annual rate of $4.24 per common share payable on July 15, 2021 to common shareholders of record as of June 22, 2021.
Provided 2021 earnings per diluted share guidance of $1.54 to $1.70 and an FFO per diluted share guidance range of $4.54 to $4.70.
Provided 2022 earnings per diluted share guidance of $1.74 to $1.94 and an updated 2022 FFO per diluted share guidance range of $5.05 to $5.25.
“A strong quarter on all fronts as our markets continue the re-opening process,” said Donald C. Wood, Chief Executive Officer. “We saw another quarter of strong leasing demand from a broad base of high-quality tenants with first quarter 2021 leasing over 37% higher than our 10-year first quarter average. Federal’s high-quality open-air shopping centers and mixed-use communities remain at the top of the list as tenants look to relocate and expand their real estate presence.”
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Financial Results
Net income available for common shareholders was $46.2 million and earnings per diluted share was $0.60 for first quarter 2021 versus $52.8 million and $0.70, respectively, for first quarter 2020.
In the first quarter 2021, Federal Realty generated FFO of $91.1 million, or $1.17 per diluted share. This compares to FFO of $114.3 million, or $1.50 per diluted share, in first quarter 2020.
FFO is a non-GAAP supplemental earnings measure which the Trust considers meaningful in measuring its operating performance. A reconciliation of FFO to net income is attached to this press release.

Portfolio Results
The portfolio was 91.8% leased as of March 31, 2021, and the comparable portfolio was 91.7% leased.
During the first quarter 2021, Federal Realty signed 110 leases for 514,636 square feet of retail space. On a comparable space basis (i.e., spaces for which there was a former tenant), Federal Realty leased 506,307 square feet at an average rent of $36.58 per square foot compared to the average contractual rent of $33.64 per square foot for the last year of the prior leases, representing a cash basis rollover growth on those comparable spaces of 9%, 17% on a straight-line basis.

COVID-19 Operational Update
All 101 properties remain open and operating. Approximately 98% of our retail tenants based on annualized base rent were open and operating as of April 30, 2021. Annualized base rent reflects the aggregate, annualized in-place contractual (defined as rents billed on a cash basis without taking the impact of rent abatements into account) minimum rent for all occupied commercial spaces.
As of April 27, 2021, the Company has collected approximately 90% of total first quarter 2021 billed recurring rents. Including rent deferral and abatement agreements, total addressed recurring rent was 96%.
With $780 million of cash and cash equivalents as of March 31, 2021, Federal Realty has approximately $1.8 billion of liquidity in cash and undrawn availability under its $1 billion revolving credit facility.

Regular Quarterly Dividends
Federal Realty announced today that its Board of Trustees declared a regular quarterly cash dividend of $1.06 per common share, resulting in an indicated annual rate of $4.24 per common share. The regular common dividend will be payable on July 15, 2021 to common shareholders of record as of June 22, 2021.
Federal Realty’s Board of Trustees also declared a quarterly cash dividend on its Class C depositary shares, each representing 1/1000 of a 5.000% Series C Cumulative Preferred Share of Beneficial Interest, of $0.3125 per
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depositary share. All dividends on the depositary shares will be payable on July 15, 2021, to shareholders of record as of July 1, 2021.

Summary of Other Quarterly Activities and Recent Developments
March 19, 2021 – Federal Realty sold an 8-acre portion of Graham Park Plaza in Falls Church, Virginia for gross proceeds of $20.3 million.
April 16, 2021 – Federal Realty amended its term loan subsequent to quarter end extending the term to April 16, 2024 plus two one-year extensions, reducing the spread over LIBOR from 135 bps to 80 bps and repaying $100.0 million of the existing loan for a remaining balance of $300.0 million.
April 30, 2021 – Federal Realty acquired Chesterbrook, a 90,000 square foot shopping center anchored by Safeway and Rite Aid located in McLean, Virginia. The acquisition closed subsequent to quarter end based on a gross value of $32.1 million. This acquisition was completed through a newly formed joint venture, in which Federal Realty owns an 80% interest.
Guidance
Federal Realty provided 2021 guidance for earnings per diluted share of $1.54 to $1.70 and 2021 FFO per diluted share guidance of $4.54 to $4.70.
Additionally, Federal Realty provided 2022 guidance for earnings per diluted share of $1.74 to $1.94 and 2021 FFO per diluted share guidance of $5.05 to $5.25.

Conference Call Information
Federal Realty’s management team will present an in-depth discussion of Federal Realty’s operating performance on its first quarter 2021 earnings conference call, which is scheduled for Wednesday, May 5, 2021 at 5:00 PM ET. To participate, please call 877.407.9208 five to ten minutes prior to the call start time and use the passcode 13718245 (required). The teleconference can also be accessed via a live webcast at www.federalrealty.com in the Investors section. A replay of the webcast will be available on Federal Realty’s website at www.federalrealty.com. A telephonic replay of the conference call will also be available through May 19, 2021 by dialing 844.512.2921; Passcode: 13718245.

About Federal Realty
Federal Realty is a recognized leader in the ownership, operation and redevelopment of high-quality retail based properties located primarily in major coastal markets from Washington, D.C. to Boston as well as San Francisco and Los Angeles. Founded in 1962, Federal Realty’s mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. Its expertise includes creating urban, mixed-use neighborhoods
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like Santana Row in San Jose, California, Pike & Rose in North Bethesda, Maryland and Assembly Row in Somerville, Massachusetts. These unique and vibrant environments that combine shopping, dining, living and working provide a destination experience valued by their respective communities. Federal Realty's 101 properties include approximately 2,800 tenants, in 23 million square feet, and approximately 2,900 residential units.
Federal Realty has increased its quarterly dividends to its shareholders for 53 consecutive years, the longest record in the REIT industry. Federal Realty is an S&P 500 index member and its shares are traded on the NYSE under the symbol FRT. For additional information about Federal Realty and its properties, visit www.federalrealty.com.

Safe Harbor Language
Certain matters discussed within this Press Release may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 11, 2021, and include the following:
risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire;
risks that we may not be able to proceed with or obtain necessary approvals for any redevelopment or renovation project, and that completion of anticipated or ongoing property redevelopment or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;
risk that we are investing a significant amount in ground-up development projects that may be dependent on third parties to deliver critical aspects of certain projects, requires spending a substantial amount upfront in infrastructure, and assumes receipt of public funding which has been committed but not entirely funded;
risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;
risks that our growth will be limited if we cannot obtain additional capital;
risks associated with general economic conditions, including local economic conditions in our geographic markets;
risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;
risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and
risks related to natural disasters, climate change and public health crises (such as the outbreak and worldwide spread of COVID-19), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Press Release. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 11, 2021 and subsequent quarterly reports on Form 10-Q.

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Federal Realty Investment Trust
Consolidated Income Statements
March 31, 2021
Three Months Ended
March 31,
20212020
(in thousands, except per share data)
(unaudited)
REVENUE
Rental income$217,135 $230,798 
Mortgage interest income1,026 759 
Total revenue218,161 231,557 
EXPENSES
Rental expenses49,238 44,312 
Real estate taxes29,420 29,064 
General and administrative10,258 10,251 
Depreciation and amortization63,874 62,188 
Total operating expenses152,790 145,815 
Gain on sale of real estate and change in control of interest17,428 — 
OPERATING INCOME82,799 85,742 
OTHER INCOME/(EXPENSE)
Other interest income363 308 
Interest expense(32,085)(28,445)
Loss from partnerships(1,338)(1,164)
NET INCOME49,739 56,441 
   Net income attributable to noncontrolling interests(1,503)(1,678)
NET INCOME ATTRIBUTABLE TO THE TRUST48,236 54,763 
Dividends on preferred shares(2,010)(2,010)
NET INCOME AVAILABLE FOR COMMON SHAREHOLDERS$46,226 $52,753 
EARNINGS PER COMMON SHARE, BASIC AND DILUTED:
Net income available for common shareholders$0.60 $0.70 
Weighted average number of common shares76,842 75,360 

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Federal Realty Investment Trust
Consolidated Balance Sheets
March 31, 2021
March 31,December 31,
20212020
(in thousands, except share and per share data)
(unaudited)
ASSETS
Real estate, at cost
Operating (including $1,731,961 and $1,703,202 of consolidated variable interest entities, respectively)$7,840,664 $7,771,981 
Construction-in-progress (including $35,359 and $44,896 of consolidated variable interest entities, respectively)868,193 810,889 
8,708,857 8,582,870 
Less accumulated depreciation and amortization (including $347,041 and $335,735 of consolidated variable interest entities, respectively)(2,393,380)(2,357,692)
Net real estate6,315,477 6,225,178 
Cash and cash equivalents779,901 798,329 
Accounts and notes receivable, net161,249 159,780 
Mortgage notes receivable, net39,879 39,892 
Investment in partnerships12,148 22,128 
Operating lease right of use assets82,721 92,248 
Finance lease right of use assets50,795 51,116 
Prepaid expenses and other assets227,431 218,953 
TOTAL ASSETS$7,669,601 $7,607,624 
LIABILITIES AND SHAREHOLDERS’ EQUITY
Liabilities
Mortgages payable, net (including $397,084 and $413,681 of consolidated variable interest entities, respectively)$466,950 $484,111 
Notes payable, net403,081 402,776 
Senior notes and debentures, net3,404,879 3,404,488 
Accounts payable and accrued expenses254,515 228,641 
Dividends payable84,872 83,839 
Security deposits payable20,867 20,388 
Operating lease liabilities63,023 72,441 
Finance lease liabilities72,045 72,049 
Other liabilities and deferred credits156,227 152,424 
Total liabilities4,926,459 4,921,157 
Commitments and contingencies
Redeemable noncontrolling interests138,182 137,720 
Shareholders’ equity
Preferred shares, authorized 15,000,000 shares, $.01 par:
5.0% Series C Cumulative Redeemable Preferred Shares, (stated at liquidation preference $25,000 per share), 6,000 shares issued and outstanding150,000 150,000 
5.417% Series 1 Cumulative Convertible Preferred Shares, (stated at liquidation preference $25 per share), 399,896 shares issued and outstanding9,997 9,997 
Common shares of beneficial interest, $.01 par, 100,000,000 shares authorized, 77,706,466 and 76,727,394 shares issued and outstanding, respectively781 771 
Additional paid-in capital3,386,917 3,297,305 
Accumulated dividends in excess of net income(1,024,417)(988,272)
Accumulated other comprehensive loss(2,300)(5,644)
Total shareholders’ equity of the Trust2,520,978 2,464,157 
Noncontrolling interests83,982 84,590 
Total shareholders’ equity2,604,960 2,548,747 
TOTAL LIABILITIES AND SHAREHOLDERS’ EQUITY$7,669,601 $7,607,624 

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Federal Realty Investment Trust
Funds From Operations / Other Supplemental Information
March 31, 2021
Three Months Ended
March 31,
20212020
(in thousands, except per share data)
Funds from Operations available for common shareholders (FFO) (1)
Net income$49,739 $56,441 
Net income attributable to noncontrolling interests(1,503)(1,678)
Gain on sale of real estate and change in control of interest(17,428)— 
Depreciation and amortization of real estate assets57,103 56,046 
Amortization of initial direct costs of leases4,744 4,900 
Funds from operations92,655 115,709 
Dividends on preferred shares (2)(2,010)(1,875)
Income attributable to operating partnership units (3)785 790 
Income attributable to unvested shares(325)(356)
FFO$91,105 $114,268 
Weighted average number of common shares, diluted (2)(3)77,582 76,208 
FFO per diluted share$1.17 $1.50 
Dividends and Payout Ratios
Regular common dividends declared$82,371 $79,403 
Dividend payout ratio as a percentage of FFO90 %69 %
Summary of Capital Expenditures
Non-maintenance capital expenditures
Development, redevelopment and expansions$84,701 $116,765 
Tenant improvements and incentives12,771 10,661 
Total non-maintenance capital expenditures97,472 127,426 
Maintenance capital expenditures3,861 2,762 
Total capital expenditures$101,333 $130,188 
Noncontrolling Interests Supplemental Information (4)
Property operating income (1)$2,646 $2,927 
Depreciation and amortization(1,464)(1,457)
Interest expense(464)(582)
Net income$718 $888 
Notes:
1)See Glossary of Terms.
2)For the three months ended March 31, 2020, dividends on our Series 1 preferred stock were not deducted in the calculation of FFO available to common shareholders, as the related shares were dilutive and included in "weighted average common shares, diluted."
3)For the three months ended March 31, 2021 and 2020, the weighted average common shares used to compute FFO per diluted common share includes operating partnership units that were excluded from the computation of diluted EPS. Conversion of these operating partnership units is dilutive in the computation of FFO per diluted share but is anti-dilutive for the computation of dilutive EPS for these periods.
4)Amounts reflect the components of "net income attributable to noncontrolling interests," but exclude "income attributable to operating partnership units."

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Federal Realty Investment Trust
COVID-19 Collectibility Related Impacts
March 31, 2021

The following provides supplemental information regarding our collectibility related impacts resulting from COVID-19 for the three months ended March 31, 2021. The primary drivers of our collectibility impacts in the quarter are from tenants who we account for on a cash basis or converted to a cash basis of accounting during the quarter, as we did not receive full contractual rent payments, as well as COVID-19 related rent abatements. We change a tenant to a cash basis of accounting when we determine collection of substantially all lease payments during the lease term is not considered probable; revenue is then limited to the lesser of revenue recognized under accrual accounting or cash received. Our full revenue recognition policy with respect to leases can be found in Note 2 of our December 31, 2020 Annual Report on Form 10-K.

Collectibility Impacts for the Quarter Ended March 31, 2021
Accounts Receivable ImpactStraight-Line Rent Receivable ImpactTotal
(in thousands)
Total collectibility impact (1)$14,351 $449 $14,800 
Note:
1)Includes approximately $10 million related to the abatement of Q1 2021 contractual rents due to COVID-19.
Other Information on Cash Basis Tenants
As of March 31, 2021
Total% Recognized on a Cash Basis
Active commercial tenant leases2,770 34%
Annualized base rent from commercial tenants (in millions) (2)$625 26%
Rent Deferrals and Rent Abatements
Cumulative contractual rent deferred (in millions) (3)$36 
Cumulative deferral payments collected through March 31, 2021 (in millions) (4)$11 
Contractual rent abated (in millions) (5)$10 
Notes:
2)See Glossary of Terms.
3)Total contractual rent for April 2020 through March 2021 that has been deferred pursuant to modification agreements signed through March 31, 2021. Accrual basis tenants comprise approximately 58% of this cumulative deferred rent for executed agreements in place as of March 31, 2021.
4)Deferral payments collected to date represent approximately 85% of the amounts agreed to be repaid by March 31, 2021.
5)Total contractual rent abated related to the three months ended March 31, 2021.
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Federal Realty Investment Trust
Components of Rental Income (1)
March 31, 2021
Three Months Ended
March 31,
20212020
(in thousands)
Minimum rents (2)
Commercial$156,838 $158,805 
Residential19,297 20,618 
Cost reimbursements46,092 43,703 
Percentage rents1,045 1,820 
Other8,214 8,854 
Collectibility related impact(14,351)(3,002)
Total rental income$217,135 $230,798 

Notes:
1)All income from tenant leases is reported as a single line item called "rental income." We have provided the above supplemental information with a breakout of the contractual components of the rental income line, however, these breakouts are provided for informational purposes only and should be considered a non-GAAP presentation.
2)Minimum rents include the following:
Three Months Ended
March 31,
20212020
(in millions)
Straight-line rents$2.2 $4.2 
Amortization of in-place leases$1.6 $0.9 

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Federal Realty Investment Trust
Comparable Property Information
March 31, 2021
The following information is being provided for “Comparable Properties.” Comparable Properties represents our consolidated property portfolio other than those properties that distort comparability between periods in two primary categories: (1) assets that were not owned for the full quarter in both periods presented and (2) assets currently under development or being repositioned for significant redevelopment and investment. The assets excluded from Comparable Properties in Q1 include: Assembly Row Phase 3, Cocowalk, The Commons at Darien, Pike & Rose Phase 3, 700 Santana Row, Freedom Plaza, and all properties acquired or disposed of from Q1 2020 to Q1 2021. Comparable Property property operating income ("Comparable Property POI") is a non-GAAP measure used by management in evaluating the operating performance of our properties period over period. However, given the impacts of COVID-19, management believes this metric is less relevant in the current environment, and is not necessarily indicative of our results.
Reconciliation of GAAP operating income to Comparable Property POI
Three Months Ended
March 31,
20212020
(in thousands)
Operating income$82,799 $85,742 
Add:
Depreciation and amortization63,874 62,188 
General and administrative10,258 10,251 
Gain on sale of real estate and change in control of interest(17,428)— 
Property operating income (POI)139,503 158,181 
Less: Non-comparable POI - acquisitions/dispositions(18)(2,592)
Less: Non-comparable POI - redevelopment, development & other(6,078)(3,066)
Comparable property POI$133,407 $152,523 
Additional information regarding the components of Comparable Property POI
Three Months Ended
March 31,
20212020% Change
(in thousands)
Rental income$207,843 $220,921 
Rental expenses(46,416)(40,752)
Real estate taxes(28,020)(27,646)
(74,436)(68,398)
Comparable property POI$133,407 $152,523 (12.5)%
Comparable Property - Summary of Capital Expenditures (1)
Three Months Ended
March 31,
20212020
(in thousands)
Redevelopment and tenant improvements and incentives$23,782 $32,272 
Maintenance capital expenditures3,725 2,562 
$27,507 $34,834 
Comparable Property - Occupancy Statistics (2)
At March 31,
20212020
GLA - comparable commercial properties22,521,00022,628,000
Leased % - comparable commercial properties91.7 %94.3 %
Occupancy % - comparable commercial properties89.4 %92.3 %
Notes:
1) See page 9 for "Summary of Capital Expenditures" for our entire portfolio.
2)See page 27 for entire portfolio occupancy statistics.
12


Federal Realty Investment Trust
Market Data
March 31, 2021
March 31,
20212020
(in thousands, except per share data)
Market Data
Common shares outstanding and operating partnership units (1)78,446 76,367 
Market price per common share$101.45 $74.61 
Common equity market capitalization including operating partnership units$7,958,347 $5,697,742 
Series C preferred shares outstanding
Liquidation price per Series C preferred share$25,000 25,000 
Series C preferred equity market capitalization$150,000 $150,000 
Series 1 preferred shares outstanding (2)400 400 
Liquidation price per Series 1 preferred share$25.00 $25.00 
Series 1 preferred equity market capitalization$10,000 $10,000 
Equity market capitalization$8,118,347 $5,857,742 
Total debt$4,274,910 $4,354,413 
Less: cash and cash equivalents(779,901)(994,688)
Total net debt (3)$3,495,009 $3,359,725 
Total market capitalization$11,613,356 $9,217,467 
Total net debt to market capitalization at market price per common share30 %36 %

Notes:
1)Amounts include 739,601 and 744,617 operating partnership units outstanding at March 31, 2021 and 2020, respectively.
2)These shares, issued March 8, 2007, are unregistered.
3)Total net debt includes mortgages payable, notes payable, senior notes and debentures, net of premiums/discounts and debt issuance costs and net of cash and cash equivalents from our consolidated balance sheet



13


Federal Realty Investment Trust
Summary of Outstanding Debt
March 31, 2021
As of March 31, 2021
Stated maturity dateStated interest rateBalanceWeighted average effective rate (8)
(in thousands)
Mortgages Payable (1)
Secured fixed rate
Plaza Del Sol12/1/20215.23%$7,992 
The AVENUE at White Marsh1/1/20223.35%52,705 
Montrose Crossing1/10/20224.20%65,109 
Azalea11/1/20253.73%40,000 
Bell Gardens8/1/20264.06%12,339 
Plaza El Segundo6/5/20273.83%125,000 
The Grove at Shrewsbury (East)9/1/20273.77%43,600 
Brook 357/1/20294.65%11,500 
Hoboken (24 Buildings) (2)12/15/2029LIBOR + 1.95%56,450 
Various Hoboken (14 Buildings)Various through 2029Various (3)32,482 
Chelsea1/15/20315.36%5,140 
Hoboken (1 Building) (4)7/1/20423.75%16,478 
Subtotal468,795 
Net unamortized debt issuance costs and premium(1,845)
Total mortgages payable, net466,950 3.96%
Notes payable
Term loan (5)5/6/2021LIBOR + 1.35%400,000 
Revolving credit facility (6)1/19/2024LIBOR + 0.775%— 
Various Various through 202811.31%3,256 
Subtotal403,256 
Net unamortized debt issuance costs(175)
Total notes payable, net403,081 2.00%(9)
Senior notes and debentures
Unsecured fixed rate
2.75% notes6/1/20232.75%275,000 
3.95% notes1/15/20243.95%600,000 
1.25% notes2/15/20261.25%400,000 
7.48% debentures8/15/20267.48%29,200 
3.25% notes7/15/20273.25%475,000 
6.82% medium term notes8/1/20276.82%40,000 
3.20% notes6/15/20293.20%400,000 
3.50% notes6/1/20303.50%400,000 
4.50% notes12/1/20444.50%550,000 
3.625% notes8/1/20463.63%250,000 
Subtotal3,419,200 
Net unamortized debt issuance costs and premium(14,321)
Total senior notes and debentures, net3,404,879 3.49%
Total debt, net$4,274,910 (7)
Total fixed rate debt, net$3,875,033 91 %3.55%
Total variable rate debt, net399,877 %1.92%(9)
Total debt, net$4,274,910 100 %3.40%(9)

14


Three Months Ended
March 31,
20212020
Operational Statistics
Ratio of EBITDAre to combined fixed charges and preferred share dividends (10)3.07x3.95x

Notes:
1)Mortgages payable does not include our share of debt on our unconsolidated real estate partnerships. At March 31, 2021, our share of unconsolidated debt was approximately $27.9 million. At March 31, 2021, our noncontrolling interests' share of mortgages payable was $45.8 million.
2)We have two interest rate swap agreements that fix the interest rate on the mortgage loan at 3.67%.
3)The interest rates on these mortgages range from 3.91% to 5.00%.
4)The mortgage loan has a fixed interest rate; however, the rate resets every five years until maturity. The current rate is fixed until July 1, 2022, and the loan is prepayable at par anytime after this date.
5)On April 16, 2021, we repaid $100.0 million of the term loan, amended the agreement on the remaining $300.0 million to lower the current spread over LIBOR from 135 basis points to 80 basis points based on our current credit rating, and extended the maturity date to April 16, 2024, along with two one-year extensions, at our option.
6)During the three months ended March 31, 2021, there were no borrowings on our revolving credit facility.
7)The weighted average remaining term, including the amendment of our term loan agreement as described in Note 5, on our mortgages payable, notes payable, and senior notes and debentures is approximately 9 years.
8)The weighted average effective interest rate includes the amortization of any debt issuance costs and discounts and premiums, if applicable, except as described in Note 9.
9)The weighted average effective interest rate excludes $0.6 million in quarterly financing fees and quarterly debt fee amortization on our revolving credit facility.
10)Fixed charges consist of interest on borrowed funds and finance leases (including capitalized interest), amortization of debt discount/premium and debt costs, and the portion of rent expense representing an interest factor. EBITDAre is reconciled to net income in the Glossary of Terms.

15


Federal Realty Investment Trust
Summary of Debt Maturities
March 31, 2021
YearScheduled AmortizationMaturitiesTotalPercent of Debt MaturingCumulative Percent of Debt MaturingWeighted Average Rate (3)
(in thousands)
2021$3,805 $107,718 (1)$111,523 2.6 %2.6 %2.1 %
20224,134 116,323 120,457 2.8 %5.4 %3.9 %
20234,314 275,000 279,314 6.5 %11.9 %3.0 %
20244,344 900,000 (1)904,344 21.1 %33.0 %3.1 %(4)
20254,068 44,298 48,366 1.1 %34.1 %3.9 %
20263,465 452,450 455,915 10.6 %44.7 %2.1 %
20273,048 690,570 693,618 16.2 %60.9 %3.8 %
20282,934 — 2,934 0.1 %61.0 %6.6 %
20292,770 458,099 460,869 10.7 %71.7 %3.3 %
20301,141 400,000 401,141 9.4 %81.1 %3.8 %
Thereafter6,871 805,899 812,770 18.9 %100.0 %4.2 %
Total$40,894 $4,250,357 $4,291,251 (2)100.0 %

Notes:
1)The "maturities" and "weighted average rate" reflect the April 16, 2021 amendment of our $400.0 million term loan, where we repaid $100.0 million, amended the agreement on the remaining $300.0 million to lower the current spread over LIBOR from 135 basis points to 80 basis points based on our current credit rating, and extended the maturity date to April 16, 2024, along with two one-year extensions, at our option.
2)The total debt maturities differ from the total reported on the consolidated balance sheet due to the debt issuance costs and unamortized net premium/discount and on certain mortgage loans, notes payable, and senior notes as of March 31, 2021.
3)The weighted average rate reflects the weighted average interest rate on debt maturing in the respective year.
4)The weighted average rate excludes $0.6 million in quarterly financing fees and quarterly debt fee amortization on our revolving credit facility, which had no balance outstanding at March 31, 2021. Our revolving credit facility matures on January 19, 2024, plus two six-month extensions at our option.

16


Federal Realty Investment Trust
Summary of Redevelopment Opportunities
March 31, 2021
The following redevelopment opportunities have received or will shortly receive all necessary approvals to proceed and are actively being worked on by the Trust. (1)
Impacts of COVID-19 Pandemic:
Information provided below reflects management’s best estimate based on current available information, however the completion of construction, final costs, return on investment, and timing of stabilization may be impacted by COVID-19.
PropertyLocationOpportunityProjected ROI (2)Projected Cost (1)Cost to DateAnticipated Stabilization (3)
(in millions)(in millions)
The Commons at DarienDarien, CTDemolition of a 45,000 square foot anchor space to construct 75,000 square feet of new retail space, 122 rental apartments, and 720 parking spaces% $110 - $120 $342023
CocowalkCoconut Grove, FLEntire shopping center redevelopment to include: demolition of three story east wing of the property and construction of a 106,000 square foot 5-story office/retail building with 24,000 square feet of retail; complete renovation of the west wing.% $93 - $97 $772021
Freedom Plaza (5)Los Angeles, CADevelopment of a new 113,000 square foot single-story grocery anchored neighborhood shopping center% $38 - $42 $332021
Bala CynwydBala Cynwyd, PANew 87 unit residential apartment building to be constructed on underutilized land behind our existing shopping center%$22$222021
7021 Hollywood BlvdLos Angeles, CARenovation of the center and three vacant spaces to accommodate a new 39,000 square foot anchor tenant%$19$152021
Lawrence ParkBroomall, PAFull shopping center redevelopment to include expansion of Main Line Health into vacant lower level space, creation of 17,800 square feet of small shop space converted from vacated anchor space, a new 2,000 square foot bank pad building, and a façade renovation for the entire center.%$12$62022
Melville MallHuntington, NYDevelopment of a new 15,000 square foot pad site consisting of two multi-tenant retail buildings%$11$102021
FlourtownFlourtown, PADevelopment of a new 4,550 square foot two-tenant pad building%$3$02021
Sylmar Towne CenterSylmar, CADevelopment of a new 3,800 square foot two-tenant pad building%$3$22021
AzaleaSouthgate, CADevelopment of a new 3,000 square foot single tenant pad building%$3$02022
Total Active Redevelopment projects (4)% $314 - $332 $199 
Active Property Improvement Projects (6)
Various PropertiesOngoing improvements at 17 properties to better position properties to capture a disproportionate amount of retail demand post-COVID7% - 13%$76 $10 
Notes:
(1)There is no guarantee that the Trust will ultimately complete any or all of these opportunities, that the Projected Return on Investment (ROI) or Projected Costs will be the amounts shown or that stabilization will occur as anticipated. The projected ROI and Projected Cost are management's best estimate based on current information and may change over time.
(2)Projected ROI for redevelopment projects generally reflects only the deal specific cash, unleveraged incremental Property Operating Income (POI) generated by the redevelopment and is calculated as Incremental POI divided by incremental cost. Incremental POI is the POI generated by the redevelopment after deducting rent being paid or management's estimate of rent to be paid for the redevelopment space and any other space taken out of service to accommodate the redevelopment. Projected ROI for redevelopment projects generally does not include peripheral impacts, such as the impact on future lease rollovers at the property or the impact on the long-term value of the property but may for certain property improvement projects.
(3)Stabilization is generally the year in which 90% physical occupancy of the redeveloped space is achieved. Economic stabilization may occur at a later point in time.
(4)All subtotals and totals reflect cost weighted-average ROIs.
(5)Project formerly known as Jordan Downs Plaza. Cost to date and projected cost are net of the proceeds we will receive from our New Market Tax Credit structure. See Note 3 of our December 31, 2019 Form 10-K for additional information. Stabilization has been impacted by the COVID-19 pandemic.
(6)Property improvements projects generally consist of façade renovations, site improvements, landscaping, improved outdoor amenity spaces, and other upgrades to improve the overall look and environment of the property. These projects improve overall tenant and customer experiences, improve market rents, drive leasing demand, and/or provide outdoor spaces critical to meeting the needs of the current environment. Returns on these projects are typically seen over one to five years, however, some projects could extend beyond that. Projected ROI range reflects management’s best estimate of the long term expected return on cost of these investments.
17


Federal Realty Investment Trust
Assembly Row, Pike & Rose, and Santana Row
March 31, 2021
Impacts of COVID-19 Pandemic:
Information provided below reflects management’s best estimate based on current available information, however the completion of construction, final costs, return on investment, and timing of stabilization may be impacted by COVID-19.
ProjectedTotalCosts to
Property (1) OpportunityROI (2)Cost (3)DateExpected Opening Timeframe
(in millions)(in millions)
Assembly Row, Somerville, MA
Phase III- 277,000 SF of office
- 500 residential units
- 56,000 SF of retail
6%$465 - 485$379150,000 square feet of office space pre-leased
Opening projected to begin in 2021
Future Phases- 1.5M SF of commercial
- 329 residential units
TBDTBD
Pike & Rose, North Bethesda, MD
Phase III-212,000 SF of office
-7,000 SF of retail
6-7%$128 - 135$103(4)Opening began in Q3 2020
138,000 square feet leased
Future Phases- 740,000 SF of commercial
- 741 residential units
TBDTBD
Santana Row, San Jose, CA
Santana West - 376,000 SF of office
- 1,750 parking spaces
6-7%$250 - 270$141Opening projected to begin in 2022
Future Phases-321,000 SF of commercial
-395 residential units
-604,000 SF of commercial at Santana West
TBDTBD

Notes:
(1)Anticipated opening dates, total cost, and projected return on investment (ROI) are subject to adjustment as a result of factors inherent in the development process, some of which may not be under the direct control of the Company. Refer to the Company's filings with the Securities and Exchange Commission on Form 10-K and Form 10-Q for other risk factors.
(2)Projected ROI for development projects reflects the unleveraged Property Operating Income (POI) generated by the development and is calculated as POI divided by cost.
(3)Projected costs for Assembly Row and Pike & Rose include an allocation of infrastructure costs for the entire project. Phase I of Santana West includes an allocation of infrastructure for the Santana West site.
(4)Federal Realty Investment Trust is leasing 45,000 square feet of office space at a market rent in Pike & Rose Phase III, which delivered in August 2020. Revenue related to this rent will be eliminated in the consolidated financial statements.
18


Federal Realty Investment Trust
Future Redevelopment Opportunities
March 31, 2021
We have identified the following potential opportunities to create future shareholder value. Executing these opportunities could be subject to government approvals, tenant consents, market conditions, etc. Work on many of these new opportunities is in its preliminary stages and may not ultimately come to fruition. This list will change from time to time as we identify hurdles that cannot be overcome in the near term, and focus on those opportunities that are most likely to lead to the creation of shareholder value over time.
Pad Site Opportunities - Opportunities to add both single tenant and multi-tenant stand alone pad buildings at existing retail properties. Many of these opportunities are "by right" and construction is awaiting appropriate retailer demand.
Escondido PromenadeEscondido, CAMercer MallLawrenceville, NJ
Federal PlazaRockville, MDPan AmFairfax, VA
Fresh MeadowsQueens, NYSylmar Towne CenterSylmar, CA
Property Expansion or Conversion - Opportunities at successful retail properties to convert previously underutilized land into new GLA and to convert other existing uses into more productive uses for the property.
Barracks RoadCharlottesville, VAHuntingtonHuntington, NY
Bethesda RowBethesda, MDPlaza El SegundoEl Segundo, CA
Dedham PlazaDedham, MARiverpoint CenterChicago, IL
Fairfax JunctionFairfax, VAThird Street PromenadeSanta Monica, CA
Fourth StreetBerkeley, CAWildwoodBethesda, MD
Fresh MeadowsQueens, NYWillow GroveWillow Grove, PA
Hastings Ranch PlazaPasadena, CA
Residential Opportunities - Opportunity to add residential units to existing retail and mixed-use properties.
Barracks RoadCharlottesville, VAVillage at ShirlingtonArlington, VA
Bala CynwydBala Cynwyd, PA
Longer Term Mixed-Use Opportunities
Assembly Row (1)Somerville, MAPike & Rose (2)North Bethesda, MD
Bala CynwydBala Cynwyd, PASantana Row (3)San Jose, CA
Pike 7 PlazaVienna, VASantana Row - Santana West (3)San Jose, CA
Notes:
(1)Assembly RowRemaining entitlements after Phase III include approximately 1.5 million square feet of commercial-use buildings and 329 residential units.
(2)Pike & RoseRemaining entitlements after Phase III include approximately 740,000 square feet of commercial-use buildings, and 741 residential units.
(3)Santana RowRemaining entitlements include approximately 321,000 square feet of commercial space and 395 residential units, as well as approximately 604,000 square feet of commercial space at Santana West.

19


Federal Realty Investment Trust
Significant Property Acquisition, Disposition, and Other Transactions
March 31, 2021



Significant Property Acquisition

DatePropertyCity/StateGLAPurchase PricePrincipal Tenants
(in square feet)(in millions)
April 30, 2021ChesterbrookMcLean, Virginia90,000$32.1 Safeway / Walgreens / Rite Aid / Starbucks (1)
(1) This acquisition was completed through a newly formed joint venture, in which we own an 80% interest.

Significant Disposition
DatePropertyCity/StateSales Price
(in millions)
March 19, 2021Graham Park Plaza (portion)Falls Church, Virginia$20.3 

Significant Other Transactions

DateTypePropertyCity/StatePurchase Price
(in millions)
January 4, 2021Acquisition of partner interestPike & Rose (hotel)North Bethesda, Maryland$2.3 (2)
February 22, 2021Acquisition of fee interest (24 acres)Mount Vernon PlazaAlexandria, Virginia$5.6 (3)
(2) We acquired our partner's 20% interest; and consequently, now own 100% of the hotel and consolidated the asset. Additionally, we repaid the $31.5 million mortgage loan encumbering the hotel.
(3) We now own the entire fee interest on this property.



20


Federal Realty Investment Trust
Real Estate Status Report
March 31, 2021
Property NameMSA DescriptionReal Estate at Cost (1)Mortgage/Finance Lease Liabilities (2)AcreageGLA (3)% Leased (3)Residential Units Grocery Anchor GLAGrocery AnchorOther Retail Tenants
(in thousands) (in thousands)
  Washington Metropolitan Area
Barcroft PlazaWashington-Arlington-Alexandria, DC-VA-MD-WV$49,479 10 113,000 93 %46,000Harris Teeter
Bethesda RowWashington-Arlington-Alexandria, DC-VA-MD-WV245,732 17 529,000 93 %18040,000Giant FoodApple / Equinox / Anthropologie / Multiple Restaurants
Birch & BroadWashington-Arlington-Alexandria, DC-VA-MD-WV16,346 10 144,000 87 %51,000Giant FoodCVS / Staples
Congressional Plaza(4)Washington-Arlington-Alexandria, DC-VA-MD-WV105,956 21 323,000 86 %19425,000The Fresh MarketBuy Buy Baby / Ulta / Barnes & Noble
Courthouse CenterWashington-Arlington-Alexandria, DC-VA-MD-WV7,093 37,000 76 %
Fairfax Junction(5)Washington-Arlington-Alexandria, DC-VA-MD-WV41,228 11 124,000 99 %23,000AldiCVS / Planet Fitness
Federal PlazaWashington-Arlington-Alexandria, DC-VA-MD-WV70,727 18 249,000 96 %14,000Trader Joe'sTJ Maxx / Micro Center / Ross Dress For Less
Friendship CenterWashington-Arlington-Alexandria, DC-VA-MD-WV38,218 119,000 100 %Marshalls / Nordstrom Rack / DSW / Maggiano's
Gaithersburg SquareWashington-Arlington-Alexandria, DC-VA-MD-WV31,029 16 208,000 87 %Ross Dress For Less / Ashley Furniture HomeStore / CVS
Graham Park PlazaWashington-Arlington-Alexandria, DC-VA-MD-WV21,655 10 132,000 83 %58,000Giant Food
Idylwood PlazaWashington-Arlington-Alexandria, DC-VA-MD-WV17,495 73,000 100 %30,000Whole Foods
LaurelWashington-Arlington-Alexandria, DC-VA-MD-WV59,937 26 360,000 90 %61,000Giant FoodMarshalls / L.A. Fitness / HomeGoods
Leesburg PlazaWashington-Arlington-Alexandria, DC-VA-MD-WV37,684 26 235,000 93 %55,000Giant FoodPetsmart / Office Depot
Montrose CrossingWashington-Arlington-Alexandria, DC-VA-MD-WV165,101 65,109 36 368,000 93 %73,000Giant FoodMarshalls / Home Depot Design Center / Old Navy / Bob's Discount Furniture
Mount Vernon/South Valley/7770 Richmond Hwy(5)Washington-Arlington-Alexandria, DC-VA-MD-WV93,008 29 564,000 97 %62,000Shoppers Food WarehouseTJ Maxx / Home Depot / Bed, Bath & Beyond / Results Fitness
Old Keene MillWashington-Arlington-Alexandria, DC-VA-MD-WV13,069 10 91,000 95 %24,000Whole FoodsWalgreens / Planet Fitness
Pan AmWashington-Arlington-Alexandria, DC-VA-MD-WV30,101 25 228,000 95 %65,000SafewayMicro Center / CVS / Michaels
Pentagon RowWashington-Arlington-Alexandria, DC-VA-MD-WV106,982 14 297,000 84 %45,000Harris Teeter TJ Maxx / DSW / Ulta
Pike & Rose(6)Washington-Arlington-Alexandria, DC-VA-MD-WV699,057 24 527,000 97 %765Porsche / Uniqlo / REI / H&M / L.L. Bean / Multiple Restaurants
Pike 7 PlazaWashington-Arlington-Alexandria, DC-VA-MD-WV49,625 13 172,000 90 %TJ Maxx / DSW / Crunch Fitness / Staples
Plaza del MercadoWashington-Arlington-Alexandria, DC-VA-MD-WV46,888 10 116,000 94 %18,000AldiCVS / L.A. Fitness
Quince OrchardWashington-Arlington-Alexandria, DC-VA-MD-WV41,146 16 268,000 96 %19,000AldiHomeGoods / L.A. Fitness / Staples
Rockville Town Square(7)Washington-Arlington-Alexandria, DC-VA-MD-WV49,829 4,386 12 187,000 74 %25,000Dawson's MarketCVS / Gold's Gym / Multiple Restaurants
Rollingwood ApartmentsWashington-Arlington-Alexandria, DC-VA-MD-WV11,683 14 N/A98 %282
Tower Shopping CenterWashington-Arlington-Alexandria, DC-VA-MD-WV22,728 12 111,000 88 %26,000L.A. MartTalbots / Total Wine & More
Tyson's StationWashington-Arlington-Alexandria, DC-VA-MD-WV5,786 50,000 90 %11,000Trader Joe's
Village at Shirlington(7)Washington-Arlington-Alexandria, DC-VA-MD-WV69,103 6,851 16 262,000 79 %28,000Harris TeeterCVS / AMC / Carlyle Grand Café
Wildwood Shopping CenterWashington-Arlington-Alexandria, DC-VA-MD-WV27,453 12 88,000 98 %20,000Balducci'sCVS / Flower Child
Total Washington Metropolitan Area2,174,138 423 5,975,000 91 %
  California
Azalea(4)Los Angeles-Long Beach-Anaheim, CA107,480 40,000 22 223,000 99 %Marshalls / Ross Dress for Less / Ulta / Michaels
Bell Gardens(4)Los Angeles-Long Beach-Anaheim, CA111,203 12,339 32 330,000 91 %67,000Food 4 LessMarshalls / Ross Dress for Less / Bob's Discount Furniture
21


Federal Realty Investment Trust
Real Estate Status Report
March 31, 2021
Property NameMSA DescriptionReal Estate at Cost (1)Mortgage/Finance Lease Liabilities (2)AcreageGLA (3)% Leased (3)Residential Units Grocery Anchor GLAGrocery AnchorOther Retail Tenants
(in thousands) (in thousands)
Colorado BlvdLos Angeles-Long Beach-Anaheim, CA13,294 42,000 88 %Banana Republic / True Food Kitchen
Crow Canyon CommonsSan Francisco-Oakland-Hayward, CA90,605 22 243,000 94 %32,000SproutsTotal Wine & More / Rite Aid
East Bay BridgeSan Francisco-Oakland-Hayward, CA179,304 32 440,000 100 %59,000Pak-N-SaveHome Depot / Target / Nordstrom Rack
Escondido Promenade(4)San Diego-Carlsbad, CA54,061 18 298,000 94 %TJ Maxx / Dick’s Sporting Goods / Ross Dress For Less / Bob's Discount Furniture
Fourth Street(4)San Francisco-Oakland-Hayward, CA27,076 71,000 78 %CB2
Freedom Plaza(4) Los Angeles-Long Beach-Anaheim, CA40,814 100,000 100 %31,000Smart & FinalNike / Blink Fitness / Ross Dress For Less
Hastings Ranch PlazaLos Angeles-Long Beach-Anaheim, CA25,283 15 273,000 100 %Marshalls / HomeGoods / CVS / Sears
Hollywood BlvdLos Angeles-Long Beach-Anaheim, CA61,737 181,000 86 %Target / Marshalls / L.A. Fitness
Kings Court(5)San Jose-Sunnyvale-Santa Clara, CA 11,610 81,000 100 %31,000Lunardi'sCVS
Old Town CenterSan Jose-Sunnyvale-Santa Clara, CA 37,877 97,000 90 %Anthropologie / Banana Republic / Gap
Olivo at Mission Hills(4)Los Angeles-Long Beach-Anaheim, CA81,547 12 155,000 94 %Target / 24 Hour Fitness / Ross Dress For Less
Plaza Del Sol(4)Los Angeles-Long Beach-Anaheim, CA17,858 7,992 48,000 93 %Marshalls
Plaza El Segundo / The Point(4)Los Angeles-Long Beach-Anaheim, CA297,111 125,000 50 500,000 90 %66,000Whole FoodsNordstrom Rack / HomeGoods / Dick's Sporting Goods / Multiple Restaurants
San Antonio Center(5)San Jose-Sunnyvale-Santa Clara, CA 46,690 22 211,000 100 %11,000Trader Joe'sWalmart / 24 Hour Fitness
Santana RowSan Jose-Sunnyvale-Santa Clara, CA 1,182,366 45 1,199,000 96 %662Crate & Barrel / H&M / Best Buy / Multiple Restaurants
Sylmar Towne Center(4)Los Angeles-Long Beach-Anaheim, CA46,037 12 148,000 93 %43,000Food 4 LessCVS
Third Street PromenadeLos Angeles-Long Beach-Anaheim, CA80,675 209,000 61 %adidas / Old Navy / J. Crew
Westgate CenterSan Jose-Sunnyvale-Santa Clara, CA 157,611 44 648,000 97 %Target / Nordstrom Rack / Nike Factory / TJ Maxx
Total California2,670,239 364 5,497,000 94 %
  NY Metro/New Jersey
Brick PlazaNew York-Newark-Jersey City, NY-NJ-PA103,235 46 408,000 90 %14,000Trader Joe'sAMC / HomeGoods / Ulta / Burlington
Brook 35(4) (5)New York-Newark-Jersey City, NY-NJ-PA48,627 11,500 11 99,000 92 %Banana Republic / Gap / Williams-Sonoma
Fresh MeadowsNew York-Newark-Jersey City, NY-NJ-PA93,790 17 409,000 94 %15,000Island of GoldAMC / Kohl's / Michaels
Georgetowne Shopping CenterNew York-Newark-Jersey City, NY-NJ-PA83,658 147,000 88 %43,000FoodwayFive Below / IHOP
Greenlawn PlazaNew York-Newark-Jersey City, NY-NJ-PA32,300 13 102,000 93 %46,000Greenlawn FarmsTuesday Morning / Planet Fitness
Greenwich AvenueBridgeport-Stamford-Norwalk, CT23,748 35,000 100 %Saks Fifth Avenue
HauppaugeNew York-Newark-Jersey City, NY-NJ-PA30,088 15 133,000 71 %61,000Shop Rite
Hoboken(4) (8)New York-Newark-Jersey City, NY-NJ-PA215,885 105,410 171,000 93 %129CVS / New York Sports Club / Sephora / Multiple Restaurants
HuntingtonNew York-Newark-Jersey City, NY-NJ-PA48,507 21 265,000 90 %Nordstrom Rack / Buy Buy Baby / Michaels / Ulta
Huntington SquareNew York-Newark-Jersey City, NY-NJ-PA13,613 18 74,000 81 %Barnes & Noble
Melville MallNew York-Newark-Jersey City, NY-NJ-PA103,791 21 243,000 100 %53,000Uncle Giuseppe's MarketplaceMarshalls / Dick's Sporting Goods / Field & Stream / Macy's Backstage
Mercer Mall(7)Trenton, NJ128,422 55,276 50 551,000 88 %75,000Shop RiteRoss Dress For Less / Nordstrom Rack / Bed, Bath & Beyond / REI
22


Federal Realty Investment Trust
Real Estate Status Report
March 31, 2021
Property NameMSA DescriptionReal Estate at Cost (1)Mortgage/Finance Lease Liabilities (2)AcreageGLA (3)% Leased (3)Residential Units Grocery Anchor GLAGrocery AnchorOther Retail Tenants
(in thousands) (in thousands)
The Commons at DarienBridgeport-Stamford-Norwalk, CT83,053 58,000 89 %2Equinox / Walgreens
The Grove at Shrewsbury(4) (5)New York-Newark-Jersey City, NY-NJ-PA127,539 43,600 21 193,000 94 %Lululemon / Anthropologie / Pottery Barn / Williams-Sonoma
TroyNew York-Newark-Jersey City, NY-NJ-PA41,094 19 211,000 100 %Target / L.A. Fitness / Michaels
Total NY Metro/New Jersey1,177,350 274 3,099,000 91 %
  Philadelphia Metropolitan Area
AndorraPhiladelphia-Camden-Wilmington, PA-NJ-DE-MD31,264 22 270,000 87 %24,000Acme MarketsKohl's / L.A. Fitness
Bala CynwydPhiladelphia-Camden-Wilmington, PA-NJ-DE-MD64,823 23 174,000 96 %8745,000Acme MarketsMichaels / L.A. Fitness
EllisburgPhiladelphia-Camden-Wilmington, PA-NJ-DE-MD34,358 28 262,000 82 %47,000Whole FoodsBuy Buy Baby
FlourtownPhiladelphia-Camden-Wilmington, PA-NJ-DE-MD16,985 24 156,000 95 %75,000Giant FoodMovie Tavern
Langhorne SquarePhiladelphia-Camden-Wilmington, PA-NJ-DE-MD22,469 21 223,000 96 %55,000Redner's Warehouse MarketsMarshalls / Planet Fitness
Lawrence ParkPhiladelphia-Camden-Wilmington, PA-NJ-DE-MD43,258 29 362,000 98 %53,000Acme MarketsTJ Maxx / HomeGoods / Barnes & Noble
NortheastPhiladelphia-Camden-Wilmington, PA-NJ-DE-MD34,059 15 227,000 82 %Marshalls / Ulta / Skechers / Crunch Fitness
Town Center of New BritainPhiladelphia-Camden-Wilmington, PA-NJ-DE-MD16,584 17 125,000 85 %36,000Giant FoodRite Aid / Dollar Tree
Willow GrovePhiladelphia-Camden-Wilmington, PA-NJ-DE-MD28,667 13 183,000 82 %Marshalls / HomeGoods
WynnewoodPhiladelphia-Camden-Wilmington, PA-NJ-DE-MD42,567 14 249,000 93 %998,000Giant FoodBed, Bath & Beyond / Old Navy / DSW
Total Philadelphia Metropolitan Area335,034 206 2,231,000 90 %
  New England
Assembly Row / Assembly Square Marketplace(6)Boston-Cambridge-Newton, MA-NH990,967 65 863,000 95 %44718,000Trader Joe'sTJ Maxx / AMC / LEGOLAND Discovery Center / Multiple Restaurants
Campus PlazaBoston-Cambridge-Newton, MA-NH30,448 15 114,000 96 %46,000Roche Bros.Burlington
Chelsea CommonsBoston-Cambridge-Newton, MA-NH30,486 5,140 37 223,000 93 %Home Depot / Planet Fitness
Dedham PlazaBoston-Cambridge-Newton, MA-NH47,269 19 245,000 90 %80,000Star MarketPlanet Fitness
Linden SquareBoston-Cambridge-Newton, MA-NH150,812 19 220,000 90 %750,000Roche Bros.CVS
North DartmouthProvidence-Warwick, RI-MA9,369 28 48,000 100 %48,000Stop & Shop
Queen Anne PlazaBoston-Cambridge-Newton, MA-NH18,473 17 149,000 95 %50,000Big Y FoodsTJ Maxx / HomeGoods
Saugus PlazaBoston-Cambridge-Newton, MA-NH17,079 15 166,000 97 %55,000Super Stop & ShopFloor & Décor
Total New England 1,294,903 215 2,028,000 94 %
  Baltimore
Governor PlazaBaltimore-Columbia-Towson, MD26,253 24 242,000 79 %16,500AldiDick's Sporting Goods
Perring PlazaBaltimore-Columbia-Towson, MD32,165 29 397,000 88 %58,000Shoppers Food WarehouseHome Depot / Micro Center / Burlington
THE AVENUE at White Marsh(5)Baltimore-Columbia-Towson, MD122,614 52,705 35 315,000 85 %AMC / Ulta / Old Navy / Barnes & Noble
The Shoppes at Nottingham SquareBaltimore-Columbia-Towson, MD18,372 32,000 96 %
Towson Residential (Flats @ 703)Baltimore-Columbia-Towson, MD22,393 4,000 100 %105
White Marsh PlazaBaltimore-Columbia-Towson, MD26,428 80,000 94 %54,000Giant Food
23


Federal Realty Investment Trust
Real Estate Status Report
March 31, 2021
Property NameMSA DescriptionReal Estate at Cost (1)Mortgage/Finance Lease Liabilities (2)AcreageGLA (3)% Leased (3)Residential Units Grocery Anchor GLAGrocery AnchorOther Retail Tenants
(in thousands) (in thousands)
White Marsh OtherBaltimore-Columbia-Towson, MD31,719 18 70,000 97 %
Total Baltimore279,944 118 1,140,000 87 %
  South Florida
Cocowalk(4) (9)Miami-Fort Lauderdale-West Palm Beach, FL184,059 208,000 88 %Cinepolis Theaters / Youfit Health Club / Planta Restaurant
Del Mar VillageMiami-Fort Lauderdale-West Palm Beach, FL73,828 17 186,000 88 %44,000Winn DixieCVS / L.A. Fitness
Tower ShopsMiami-Fort Lauderdale-West Palm Beach, FL98,597 67 426,000 95 %12,000Trader Joe'sTJ Maxx / Ross Dress For Less / Best Buy / Ulta
Total South Florida356,484 87 820,000 92 %
  Chicago
CrossroadsChicago-Naperville-Elgin, IL-IN-WI35,913 14 168,000 92 %L.A. Fitness / Ulta / Binny's / Ferguson's Bath, Kitchen & Lighting Gallery
Finley SquareChicago-Naperville-Elgin, IL-IN-WI41,426 21 280,000 90 %Bed, Bath & Beyond / Buy Buy Baby / Michaels / Portillo's
Garden MarketChicago-Naperville-Elgin, IL-IN-WI14,698 11 139,000 97 %63,000Mariano's Fresh MarketWalgreens
Riverpoint CenterChicago-Naperville-Elgin, IL-IN-WI121,534 17 211,000 91 %86,000Jewel OscoMarshalls / Old Navy
Total Chicago213,571 63 798,000 92 %
  Other
Barracks RoadCharlottesville, VA69,574 40 497,000 91 %99,000Harris Teeter / KrogerAnthropologie / Nike / Bed, Bath & Beyond / Old Navy
Bristol PlazaHartford-West Hartford-East Hartford, CT33,012 22 264,000 81 %74,000Stop & ShopTJ Maxx
Gratiot PlazaDetroit-Warren-Dearborn, MI20,098 20 215,000 100 %69,000KrogerBed, Bath & Beyond / Best Buy / DSW
Lancaster(7)Lancaster, PA13,155 5,532 11 126,000 81 %75,000Giant Food
29th PlaceCharlottesville, VA38,802 15 168,000 96 %HomeGoods / DSW / Staples
Willow LawnRichmond, VA104,412 37 464,000 96 %66,000KrogerOld Navy / Ross Dress For Less / Gold's Gym / Dick's Sporting Goods
Total Other279,053 145 1,734,000 92 %
Grand Total$8,780,716 $540,840 1,895 23,322,000 92 %2,869
Notes:
(1)Includes "Finance lease right of use assets."
(2)The mortgage or finance lease liabilities differ from the total reported on the consolidated balance sheet due to the unamortized discount, premium, and/or debt issuance costs on certain mortgages payable.
(3)Represents the GLA and the percentage leased of the commercial portion of the property. Some of our properties include office space which is included in this square footage. Excludes newly created redevelopment square footage not yet in service, as well as residential and hotel square footage.
(4)The Trust has a controlling financial interest in this property.
(5)All or a portion of the property is owned in a "downREIT" partnership, of which a wholly owned subsidiary of the Trust is the sole general partner, with third party partners holding operating partnership units.
(6)Portion of property is currently under development. See further discussion in the Assembly Row and Pike & Rose schedules.
(7)All or a portion of the property is subject to finance lease liabilities.
(8)This property includes 39 buildings primarily along Washington Street and 14th Street in Hoboken, New Jersey.
(9)This property includes interests in five buildings in addition to our initial acquisition.
24


Federal Realty Investment Trust
Retail Leasing Summary (1)
March 31, 2021
Total Lease Summary - Comparable (2)
QuarterNumber of Leases Signed% of Comparable Leases SignedGLA SignedContractual Rent (3) Per Sq. Ft.Prior Rent (4) Per Sq. Ft. Annual (Decrease) Increase in RentCash Basis % (Decrease) Increase Over Prior RentStraight-lined Basis % Increase Over Prior RentWeighted Average Lease Term (5)Tenant Improvements & Incentives (6)Tenant Improvements & Incentives Per Sq. Ft.
1st Quarter 2021103 100 %506,307 $36.58 $33.64 $1,488,763 %17 %7.7 $16,231,682 $32.06 
4th Quarter 202096 100 %449,783 $32.16 $31.95 $93,635 %11 %6.0 $12,945,573 $28.78 (7)
3rd Quarter 202098 100 %471,726 $37.38 $37.74 $(169,801)(1)%%5.6 $16,274,556 $34.50 (7)
2nd Quarter 202047 100 %277,681 $28.55 $25.64 $805,618 11 %23 %8.2 $8,590,153 $30.94 
Total - 12 months344 100 %1,705,497 $34.33 $33.03 $2,218,215 %13 %6.7 $54,041,964 $31.69 
New Lease Summary - Comparable (2)
QuarterNumber of Leases Signed% of Comparable Leases SignedGLA SignedContractual Rent (3) Per Sq. Ft.Prior Rent (4) Per Sq. Ft. Annual (Decrease) Increase in RentCash Basis % (Decrease) Increase Over Prior RentStraight-lined Basis % Increase Over Prior RentWeighted Average Lease Term (5)Tenant Improvements & Incentives (6)Tenant Improvements & Incentives Per Sq. Ft.
1st Quarter 202154 52 %220,014 $39.70 $33.62 $1,337,437 18 %23 %8.5 $14,773,582 $67.15 
4th Quarter 202039 41 %156,262 $35.65 $37.27 $(253,720)(4)%%9.1 $12,731,293 $81.47 (7)
3rd Quarter 202039 40 %164,712 $36.23 $36.84 $(100,451)(2)%%8.5 $15,427,773 $93.67 (7)
2nd Quarter 202012 26 %122,726 $26.79 $20.36 $789,852 32 %52 %14.9 $8,483,168 $69.12 
Total - 12 months144 42 %663,714 $35.50 $32.83 $1,773,118 %17 %9.5 $51,415,816 $77.47 
Renewal Lease Summary - Comparable (2) (8)
QuarterNumber of Leases Signed% of Comparable Leases SignedGLA SignedContractual Rent (3) Per Sq. Ft.Prior Rent (4) Per Sq. Ft. Annual (Decrease) Increase in RentCash Basis % (Decrease) Increase Over Prior RentStraight-lined Basis % Increase Over Prior RentWeighted Average Lease Term (5)Tenant Improvements & Incentives (6)Tenant Improvements & Incentives Per Sq. Ft.
1st Quarter 202149 48 %286,293 $34.18 $33.65 $151,326 %11 %7.0 $1,458,100 $5.09 
4th Quarter 202057 59 %293,521 $30.30 $29.12 $347,355 %13 %4.0 $214,280 $0.73 
3rd Quarter 202059 60 %307,014 $38.00 $38.23 $(69,350)(1)%%4.1 $846,783 $2.76 
2nd Quarter 202035 74 %154,955 $29.93 $29.83 $15,766 — %%3.4 $106,985 $0.69 
Total - 12 months200 58 %1,041,783 $33.58 $33.15 $445,097 %10 %4.8 $2,626,148 $2.52 
Total Lease Summary - Comparable and Non-comparable (2) (9)
QuarterNumber of Leases SignedGLA Signed Contractual Rent (3) Per Sq. Ft.Weighted Average Lease Term (5)Tenant Improvements & Incentives (6)Tenant Improvements & Incentives Per Sq. Ft.
1st Quarter 2021110 514,636 $36.94 7.7 $17,005,312 $33.04 
4th Quarter 2020103 468,901 $32.67 6.1 $13,430,989 $28.64 
3rd Quarter 2020101 481,105 $37.66 5.7 $16,304,772 $33.89 
2nd Quarter 202050 314,679 $26.16 8.2 $9,314,002 $29.60 
Total - 12 months364 1,779,321 $34.10 6.8 $56,055,075 $31.50 
Notes:
(1)Information reflects activity in retail spaces only; office and residential spaces are not included. See Glossary of Terms for further discussion of information included above.
(2)Comparable leases represent those leases signed on spaces for which there was a former tenant.
(3)Contractual rent represents annual market rent under the new lease.
(4)Prior rent represents contractual rent from the prior tenant in the final 12 months of the term.
(5)Weighted average is determined on the basis of contractual rent for the lease.
(6)See Glossary of Terms.
(7)Approximately $0.1 million ($0.03 per square foot) in 4th Quarter 2020 and $0.5 million ($0.90 per square foot) in 3rd Quarter 2020 of the Tenant Improvements & Incentives are for properties under active redevelopment and are included in the Projected Cost for those properties on the Summary of Redevelopment Opportunities.
(8)Renewal leases represent expiring leases rolling over with the same tenant in the same location. All other leases are categorized as new.
(9)The Number of Leases Signed, GLA Signed, Contractual Rent Per Sq. Ft. and Weighted Average Lease Term columns include information for leases signed at Phase 3 of both of our Assembly Row and Pike & Rose projects. The Tenant Improvements & Incentives and Tenant Improvements & Incentives Per Sq. Ft. columns do not include the tenant improvements and incentives on leases signed for those projects; these amounts for leases signed for Phase 3 of Assembly Row and Pike & Rose are included in the Projected Cost column for those projects shown on the Assembly Row and Pike & Rose schedule.

25


Federal Realty Investment Trust
Lease Expirations
March 31, 2021
Assumes no exercise of lease options
Anchor Tenants (1)Small Shop TenantsTotal
Year Expiring SF % of Anchor SF Minimum Rent PSF (2) Expiring SF % of Small Shop SF Minimum Rent PSF (2) Expiring SF (4) % of Total SF Minimum Rent PSF (2)
2021443,000 %$22.95 547,000 %$38.62 991,000 %$31.61 
20221,704,000 12 %$17.10 877,000 14 %$45.01 2,581,000 12 %$26.59 
20231,352,000 10 %$20.50 938,000 14 %$44.35 2,290,000 11 %$30.27 
20242,421,000 17 %$18.12 904,000 14 %$46.63 3,324,000 16 %$25.87 
20251,613,000 11 %$22.35 780,000 12 %$45.00 2,393,000 11 %$29.73 
20261,183,000 %$22.12 628,000 10 %$49.42 1,811,000 %$31.59 
20271,050,000 %$31.18 519,000 %$50.42 1,569,000 %$37.54 
2028883,000 %$20.96 400,000 %$52.65 1,283,000 %$30.84 
20291,000,000 %$27.72 376,000 %$47.15 1,376,000 %$33.03 
2030981,000 %$28.31 260,000 %$50.98 1,242,000 %$33.06 
Thereafter1,719,000 12 %$25.01 286,000 %$46.43 2,005,000 10 %$28.07 
Total (3)14,349,000 100 %$22.50 6,515,000 100 %$46.35 20,865,000 100 %$29.95 
Assumes all lease options are exercised
Anchor Tenants (1)Small Shop TenantsTotal
Year Expiring SF % of Anchor SF Minimum Rent PSF (2) Expiring SF % of Small Shop SF Minimum Rent PSF (2) Expiring SF (4) % of Total SF Minimum Rent PSF (2)
2021215,000 %$25.42 508,000 %$38.41 722,000 %$34.55 
2022340,000 %$20.68 589,000 %$45.05 928,000 %$36.13 
2023354,000 %$20.08 598,000 %$41.27 953,000 %$33.39 
2024578,000 %$20.61 488,000 %$45.04 1,067,000 %$31.80 
2025327,000 %$24.65 454,000 %$43.09 781,000 %$35.37 
2026392,000 %$24.05 332,000 %$50.14 724,000 %$36.01 
2027610,000 %$20.94 430,000 %$48.65 1,039,000 %$32.40 
2028657,000 %$18.19 383,000 %$48.28 1,041,000 %$29.27 
2029794,000 %$25.06 367,000 %$44.25 1,162,000 %$31.13 
2030524,000 %$19.62 343,000 %$45.61 867,000 %$29.89 
Thereafter9,558,000 67 %$22.91 2,023,000 31 %$50.31 11,581,000 56 %$27.69 
Total (3)14,349,000 100 %$22.50 6,515,000 100 %$46.35 20,865,000 100 %$29.95 

Notes:
(1)Anchor is defined as a commercial tenant leasing 10,000 square feet or more.
(2)Minimum Rent reflects in-place contractual (defined as rents on a cash-basis without taking the impacts of rent abatements into account) rent as of March 31, 2021.
(3)Represents occupied square footage of the commercial portion of our portfolio as of March 31, 2021.
(4)Individual items may not add up to total due to rounding.

26


Federal Realty Investment Trust
Portfolio Leased Statistics
March 31, 2021
Overall Portfolio Statistics (1)At March 31, 2021At March 31, 2020
TypeSizeLeasedLeased %SizeLeasedLeased %
Commercial Properties (2) (3) (4) (sf)23,322,000 21,411,000 91.8 %24,055,000 22,508,000 93.6 %
Residential Properties (units) (5)2,782 2,673 96.1 %2,794 2,670 95.6 %
Comparable Property Statistics (1)At March 31, 2021At March 31, 2020
TypeSizeLeasedLeased %SizeLeasedLeased %
Commercial Properties (2) (4) (sf)22,521,000 20,643,000 91.7 %22,628,000 21,328,000 94.3 %
Residential Properties (5) (units)2,780 2,671 96.1 %2,780 2,656 95.5 %

Notes

(1)See Glossary of Terms.
(2)Leasable square feet excludes redevelopment square footage not yet placed in service.
(3)At March 31, 2021, leased percentage was 96.0% for anchor tenants and 83.8% for small shop tenants.
(4)Occupied percentage was 89.5% and 91.5% at March 31, 2021 and 2020, respectively, and comparable property occupied percentage was 89.4% and 92.3% at March 31, 2021 and 2020, respectively.
(5)Our residential metrics exclude "The Delwyn," our 87 unit residential building that opened at Bala Cynwyd in late 2020, and is currently in the process of being leased-up for the first time. If these units were included, our total residential units would be 2,869 and our percentage leased would be 94.6%.
27


Federal Realty Investment Trust
Summary of Top 25 Tenants
March 31, 2021
RankTenant NameCredit Ratings (S&P/Moody's/Fitch) (1)Annualized Base RentPercentage of Total Annualized Base Rent (3)Tenant GLAPercentage of Total GLA (3)Number of Locations Leased
Splunk, Inc.NR / NR / NR$25,818,000 3.67 %536,000 2.06 %
TJX Companies, TheA / A2 / NR$19,605,000 2.78 %984,000 3.78 %31 
Ahold DelhaizeBBB / Baa1 / BBB+$15,166,000 2.15 %852,000 3.27 %14 
Gap, Inc., TheBB- / Ba2 / NR$12,064,000 1.71 %311,000 1.19 %28 
L.A. Fitness International LLCCCC+ / Caa3 / NR$10,383,000 1.47 %415,000 1.59 %10 
CVS CorporationBBB / Baa2 / NR$9,573,000 1.36 %248,000 0.95 %19 
Bed, Bath & Beyond, Inc.B+ / Ba3 / NR$7,258,000 1.03 %491,000 1.89 %12 
Home Depot, Inc.A / A2 / A$7,193,000 1.02 %478,000 1.84 %
Ross Stores, Inc.BBB+ / A2 / NR$6,591,000 0.94 %315,000 1.21 %11 
10 Michaels Stores, Inc.B / Ba3 / NR$6,383,000 0.91 %327,000 1.26 %14 
11 Dick's Sporting Goods, Inc.NR / NR / NR$6,318,000 0.90 %289,000 1.11 %
12 Bank of America, N.A.A- / A2 / A+$6,296,000 0.89 %107,000 0.41 %25 
13 Kroger Co., TheBBB / Baa1 / NR$6,162,000 0.88 %529,000 2.03 %11 
14 Nordstrom, Inc.BB+ / Baa3 / BBB-$6,136,000 0.87 %218,000 0.84 %
15 Albertsons Companies, Inc. (Acme, Balducci's, Safeway)BB- / Ba3 / NR$5,783,000 0.82 %432,000 1.66 %
16 DSW, IncNR / NR / NR$5,692,000 0.81 %224,000 0.86 %11 
17 Best Buy Co., Inc.BBB / A3 / NR$5,670,000 0.81 %186,000 0.71 %
18 AMC Entertainment Inc.CCC- / Caa3 / NR$5,424,000 0.77 %233,000 0.90 %
19 Ulta Beauty, Inc.NR / NR / NR$5,388,000 0.77 %152,000 0.58 %14 
20 Hudson's Bay Company (Saks)NR / NR / NR$5,042,000 0.72 %100,000 0.38 %
21 Whole Foods Market, Inc.A+ / A2 / NR$4,772,000 0.68 %167,000 0.64 %
22 Starbucks CorporationBBB+ / Baa1 / BBB$4,438,000 0.63 %67,000 0.26 %38 
23 Wells Fargo Bank, N.A.BBB+ / A2 / A+$4,329,000 0.61 %51,000 0.20 %13 
24 JPMorgan Chase BankA- / A2 / AA-$4,275,000 0.61 %71,000 0.27 %17 
25 Target CorporationA / A2 / A-$4,004,000 0.57 %443,000 1.70 %
Totals - Top 25 Tenants$199,763,000 28.37 %8,226,000 31.61 %317 
Total (5):$704,113,000 (2)26,027,000 (4)
Notes:
(1)Credit Ratings are as of March 31, 2021. Subsequent rating changes have not been reflected.
(2)See Glossary of Terms.
(3)Individual items may not add up to total due to rounding.
(4)Excludes redevelopment square footage not yet placed in service.
(5)Totals reflect both the commercial and residential portions of our properties.


28


Federal Realty Investment Trust
Tenant Diversification by Category
March 31, 2021


The below reflects the breakout of our Annualized Base Rent1 as of March 31, 2021 by type of tenant:
https://cdn.kscope.io/97874f556df0adf62e5425ace1110b91-chart-7b0e5cb22761458da141.jpg
25% of Annualized Base Rent comes from Essential Retail
21% of Annualized Base Rent comes from Office and Residential


Notes:
(1)See Glossary of Terms. Excludes redevelopment square footage not yet placed in service.
(2)Communications & Home Office includes: Telecommunications, Electronics, and Office Supply.
(3)Other Essential includes: Auto, Liquor, Home Improvement, Pets, and Medical.
(4)Total Restaurants comprise full service (8%) and quick service (8%).
(5)Experiential includes: Activity, Cinema, and Entertainment.

29


Federal Realty Investment Trust
Reconciliation of FFO Guidance
March 31, 2021


The following tables provide a reconciliation of the range of estimated earnings per diluted share to estimated FFO per diluted share for the full year 2021 and 2022. Estimates do not include the impact from potential acquisitions or dispositions which have not closed as of May 5, 2021.

Full Year 2021 Guidance Range
LowHigh
Estimated net income available to common shareholders, per diluted share$1.54 $1.70 
Adjustments:
Estimated gain on sale of real estate, net(0.22)(0.22)
Estimated depreciation and amortization3.22 3.22 
Estimated FFO per diluted share (1)$4.54 $4.70 


Full Year 2022 Guidance Range
LowHigh
Estimated net income available to common shareholders, per diluted share$1.74 $1.94 
Adjustments:
Estimated depreciation and amortization3.31 3.31 
Estimated FFO per diluted share (1)$5.05 $5.25 

Note:
(1) See Glossary of Terms. Individual items may not add up to total due to rounding.
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Glossary of Terms
EBITDA for Real Estate ("EBITDAre"): EBITDAre is a non-GAAP measure that the National Association of Real Estate Investment Trusts ("NAREIT") defines as: net income computed in accordance with GAAP plus net interest expense, income tax expense, depreciation and amortization, gain or loss on sale of real estate, impairments of real estate and change in control of interest, and adjustments to reflect the entity's share of EBITDAre of unconsolidated affiliates. We calculate EBITDAre consistent with the NAREIT definition. As EBITDA is a widely known and understood measure of performance, management believes EBITDAre represents an additional non-GAAP performance measure, independent of a company's capital structure, that will provide investors with a uniform basis to measure the enterprise value of a company. EBITDAre also approximates a key performance measure in our debt covenants, but it should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. The reconciliation of net income to EBITDAre for the three months ended March 31, 2021 and 2020 is as follows:
Three Months Ended
March 31,
20212020
(in thousands)
Net income$49,739 $56,441 
Interest expense32,085 28,445 
Other interest income(363)(308)
Income tax benefit(262)(75)
Depreciation and amortization63,874 62,188 
Gain on sale of real estate and change in control of interest(17,428)— 
Adjustments of EBITDAre of unconsolidated affiliates970 1,730 
EBITDAre$128,615 $148,421 

Funds From Operations (FFO): FFO is a supplemental measure of real estate companies' operating performances. NAREIT defines FFO as follows: net income, computed in accordance with GAAP plus real estate related depreciation and amortization, gains and losses on sale of real estate, and impairment write-downs of depreciable real estate. NAREIT developed FFO as a relative measure of performance and liquidity of an equity REIT in order to recognize that the value of income-producing real estate historically has not depreciated on the basis determined under GAAP. However, FFO does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); should not be considered an alternative to net income as an indication of our performance; and is not necessarily indicative of cash flow as a measure of liquidity or ability to pay dividends. We consider FFO a meaningful, additional measure of operating performance primarily because it excludes the assumption that the value of real estate assets diminishes predictably over time, and because industry analysts have accepted it as a performance measure. Comparison of our presentation of FFO to similarly titled measures for other REITs may not necessarily be meaningful due to possible differences in the application of the NAREIT definition used by such REITs.
Property Operating Income: Rental income and mortgage interest income, less rental expenses and real estate taxes.
Overall Portfolio: Includes all operating properties owned in reporting period.
Comparable Properties: Represents our consolidated property portfolio other than those properties that distort comparability between periods in two primary categories: (1) assets that were not owned for the full quarter in both periods presented and (2) assets currently under development or being repositioned for significant redevelopment and investment. Comparable property growth statistics are calculated on a GAAP basis.
Annualized Base Rent (ABR): Represents aggregate, annualized in-place contractual (defined as rents billed on a cash basis without taking the impact of rent abatements into account) minimum rent for all occupied spaces as of the reporting period.
Retail Leasing Summary - Lease Rollover Calculation: The rental increases associated with comparable spaces generally include all leases signed for retail space in arms-length transactions reflecting market leverage between landlords and tenants during the period. The comparison between average rent for expiring leases and new leases is determined by including contractual rent on the expiring lease and annual market rent and in some instances, projections of percentage rent, to be paid on the new lease. In atypical circumstances, management may exercise judgement as to how to most effectively reflect the comparability of rents reported in the calculation. As a result of accommodations made to certain tenants to help them stay open during and after the COVID-19 pandemic, we have found it necessary to exercise more judgement in 2020 and 2021 than in prior years in order to appropriately reflect the comparability of rents in the calculation. The change in rental income on comparable space leases is impacted by numerous factors including current market rates, location, individual tenant creditworthiness, use of space, market conditions when the expiring lease was signed, capital investment made in the space and the specific lease structure. Rent abatement and short term rent restructuring agreements that are a result of COVID-19 impacts are not included in this calculation.
Tenant Improvements and Incentives: Represents the total dollars committed for the improvement (fit-out) of a space as it relates to a specific lease. Incentives include amounts paid to tenants as an inducement to sign a lease that do not represent building improvements.
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