REG
NEUTRAL
$80.93
Live
Regency Centers Corporation · NASDAQ
Target $82.68
(+2.2%)
$66.86
52W Range
$81.14
At a glance
Key valuation, profitability, growth, and risk metrics.
Updated Apr 18, 2026
Market cap
$15.13B
P/E
28.7
ROE
7.7%
Profit margin
32.7%
Debt/Equity
0.69
Dividend yield
3.73%
AI Analysis
AI-powered fundamental assessment
Confidence
85%
REG exhibits stable operational health with a Piotroski F-Score of 6/9 and strong credit ratings (A-/A3), but is currently facing valuation and sustainability headwinds. While the stock trades near its growth-based intrinsic value ($83.19), it is significantly above its defensive Graham Number ($48.21). The operational strength—evidenced by 96.1% occupancy and positive rent spreads—is offset by a concerning dividend payout ratio of 101.77% and aggressive insider selling across the C-suite. Consequently, the stock appears fully valued with limited immediate upside.
Key Strengths
High portfolio occupancy rate of 96.1% indicating strong asset demand
Strong credit profile with S&P A- and Moody's A3 ratings
Consistent earnings track record with 3/4 recent quarters beating estimates
Positive rent spreads of 10.8% on new and renewal leases
Robust operating margins (38.76%) and profit margins (32.74%)
Key Risks
Unsustainable dividend payout ratio of 101.77%, risking future cuts
Aggressive insider selling by CEO, CFO, and COO totaling $18.66M
High valuation relative to growth, indicated by a PEG ratio of 2.61
Recent net income growth heavily influenced by a non-recurring $72.2M distribution-in-kind gain
Bearish technical trend (10/100) and low insider sentiment (30/100)
AI Fair Value Estimate
Based on comprehensive analysis
$76.5
-5.5% below current price
Performance Snowflake
Multi-dimensional analysis across 5 key categories
Overall
58
Moderate
40
70
85
75
20
AI Verdict
Fairly Valued / High Risk
Key drivers: Operational stability, Dividend sustainability, Insider divestment, Valuation premiums
Confidence
90%
Value
40/100
Ref P/E, PEG, Graham Number
Positives
- Trades near intrinsic value
Watchpoints
- P/E of 28.7 is high for the sector
- Price is 67% above Graham Number
- PEG ratio of 2.61 suggests overvaluation
Future
70/100
Ref Growth rates
Positives
- Steady revenue growth (8.9%)
- Active development pipeline ($597.4M)
- Positive rent spreads
Watchpoints
- Growth may slow as occupancy peaks
Past
85/100
Ref Historical trends
Positives
- Strong 5Y price change (+65.4%)
- Consistent EPS surprises
- Successful credit rating upgrades
Watchpoints
No urgent risks highlighted.
Health
75/100
Ref Altman Z-Score, Piotroski F-Score
Positives
- Piotroski F-Score 6/9 (Stable)
- Low Debt/Equity (0.69)
- Investment grade credit ratings
Watchpoints
- Low current ratio (0.62)
Dividend
20/100
Ref Yield, Payout
Positives
- Consistent yield of 3.73%
Watchpoints
- Payout ratio > 100% is a critical red flag for REITs
Stock Price & Analyst Targets
Real-time price movements and analyst price targets
Current Price
$80.93
Analyst Target
$82.68
Upside/Downside
+2.2%
Multi-Horizon Performance vs Peers
Price momentum across 5Y → 1W horizons for REG and closest competitors.
Updated 2026-04-17
| Company | 5Y | 3Y | 1Y | 6M | 1M | 1W |
|---|---|---|---|---|---|---|
|
REG
Regency Centers Corporation
Primary
|
+65.4% | +50.7% | +17.6% | +14.4% | +5.9% | +3.2% |
|
HST
Host Hotels & Resorts, Inc.
Peer
|
+42.8% | +44.2% | +58.1% | +31.2% | +6.1% | +5.2% |
|
LAMR
Lamar Advertising Company
Peer
|
+77.0% | +53.2% | +28.1% | +16.8% | +0.3% | +4.5% |
|
AMH
American Homes 4 Rent
Peer
|
+17.8% | +5.7% | -4.3% | -9.5% | +0.5% | -1.1% |
|
GLPI
Gaming and Leisure Properties, Inc.
Peer
|
+47.1% | +9.3% | +4.1% | +7.3% | -2.2% | +4.8% |
REG
Regency Centers Corporation
Primary
5Y
+65.4%
3Y
+50.7%
1Y
+17.6%
6M
+14.4%
1M
+5.9%
1W
+3.2%
HST
Host Hotels & Resorts, Inc.
Peer
5Y
+42.8%
3Y
+44.2%
1Y
+58.1%
6M
+31.2%
1M
+6.1%
1W
+5.2%
LAM
Lamar Advertising Company
Peer
5Y
+77.0%
3Y
+53.2%
1Y
+28.1%
6M
+16.8%
1M
+0.3%
1W
+4.5%
AMH
American Homes 4 Rent
Peer
5Y
+17.8%
3Y
+5.7%
1Y
-4.3%
6M
-9.5%
1M
+0.5%
1W
-1.1%
GLP
Gaming and Leisure Properties, Inc.
Peer
5Y
+47.1%
3Y
+9.3%
1Y
+4.1%
6M
+7.3%
1M
-2.2%
1W
+4.8%
Positive values indicate cumulative gains over the specified period. Comparables pulled from the same sector to highlight whether momentum is stock-specific or industry-wide.
Historical Performance Trends
Long-term financial metrics and growth patterns
Revenue & Net Income
Profit & Operating Margins
Return on Equity (ROE)
Quarterly Revenue Growth
Historical data shows last 12 quarters (3 years)
Valuation Metrics
Key valuation ratios and pricing indicators
P/E Ratio
28.7
Forward P/E
31.87
PEG Ratio
2.61
P/B Ratio
2.21
P/S Ratio
9.39
EV/Revenue
12.5
EV/EBITDA
19.68
Market Cap
$15.13B
Profitability
Profit margins and return metrics
Profit Margin
32.74%
Operating Margin
38.76%
Gross Margin
71.62%
ROE
7.68%
ROA
3.15%
Growth
Revenue and earnings growth rates
Revenue Growth
+8.9%
Earnings Growth
+141.9%
Q/Q Revenue Growth
+8.5%
Q/Q Earnings Growth
+134.1%
Financial Health
Balance sheet strength and liquidity metrics
Debt/Equity
0.69
Moderate
Current Ratio
0.62
Weak
Quick Ratio
0.55
Poor
Cash/Share
$0.61
Financial Statement Flow
Interactive flow visualization showing how money moves through the company Q4 2025
Revenue
$0.4B
Gross Margin
69.9%
Op. Margin
36.6%
Net Margin
50.1%
Total Assets
$13.0B
Liabilities
$5.8B
Equity
$6.9B
Debt/Equity
0.84x
Operating CF
$0.2B
Free Cash Flow
$0.2B
FCF Yield
100%
Quarterly Earnings History
EPS performance vs analyst estimates
2026-04-29
$N/A
2026-02-05
$1.09
+87.2% surprise
2025-10-28
$0.58
+4.6% surprise
2025-07-29
$0.56
+1.9% surprise
Real Estate Sector Comparison
Comparing REG against 96 companies in the Real Estate sector
(4 bullish, 15 neutral, 77 bearish)
P/E Ratio
28.7
This Stock
vs
43.23
Sector Avg
-33.6%
(Discount)
Return on Equity (ROE)
7.68%
This Stock
vs
-59.26%
Sector Avg
-113.0%
(Below Avg)
Profit Margin
32.74%
This Stock
vs
9.38%
Sector Avg
+248.9%
(Superior)
Debt to Equity
0.69
This Stock
vs
2.48
Sector Avg
-72.0%
(Less Debt)
Revenue Growth
8.9%
This Stock
vs
28456.08%
Sector Avg
-100.0%
(Slower)
Current Ratio
0.62
This Stock
vs
6.48
Sector Avg
-90.5%
(Weaker)
Similar Companies
Peer comparison within the same industry
| Company | AI Rating | Market Cap | P/E | ROE | Profit Margin | Price | |
|---|---|---|---|---|---|---|---|
|
REG
Regency Centers Corporation
|
NEUTRAL | $15.13B | 28.7 | 7.7% | 32.7% | $80.93 | |
|
HST
Host Hotels & Resorts, Inc.
|
NEUTRAL | $14.03B | 18.31 | 11.5% | 12.5% | $20.14 | Compare |
|
LAMR
Lamar Advertising Company
|
BEARISH | $13.54B | 23.16 | 57.2% | 25.9% | $133.43 | Compare |
|
AMH
American Homes 4 Rent
|
NEUTRAL | $13.52B | 26.66 | 6.6% | 24.7% | $31.99 | Compare |
|
GLPI
Gaming and Leisure Properties, Inc.
|
NEUTRAL | $13.18B | 15.67 | 17.6% | 51.7% | $46.54 | Compare |
REG
Regency Centers...
NEUTRAL
Mkt Cap
$15.1B
P/E
28.7
ROE
7.7%
Price
$80.93
Recent Insider Trading
Insider buy and sell transactions from the last 6 months
| Date | Insider | Position | Transaction | Shares | Value |
|---|---|---|---|---|---|
| 2026-03-11 | STEIN MARTIN EDWARD JR | Officer and Director | Sale | 167,490 | $13,077,598 |
| 2026-03-10 | STEIN MARTIN EDWARD JR | Officer and Director | Stock Award | 6,460 | - |
| 2026-02-20 | STEIN MARTIN EDWARD JR | Officer and Director | Sale | 10,000 | $763,001 |
| 2026-02-12 | DEVEREAUX TERAH L | Officer | Stock Award | 3,506 | - |
| 2026-02-12 | STEIN MARTIN EDWARD JR | Officer and Director | Stock Award | 15,247 | - |
| 2026-02-12 | PALMER LISA | Chief Executive Officer | Stock Award | 82,877 | - |
| 2026-02-12 | ROTH ALAN TODD | Chief Operating Officer | Stock Award | 17,374 | - |
| 2026-02-12 | WIBBENMEYER NICHOLAS ANDREW | Chief Investment Officer | Stock Award | 17,345 | - |
| 2026-02-12 | MAS MICHAEL J | Chief Financial Officer | Stock Award | 26,196 | - |
| 2026-02-12 | HERMAN MICHAEL R. | General Counsel | Stock Award | 7,459 | - |
| 2026-02-10 | PALMER LISA | Chief Executive Officer | Gift | 6,233 | - |
| 2026-02-10 | PALMER LISA | Chief Executive Officer | Sale | 26,000 | $1,995,500 |
| 2026-02-10 | ROTH ALAN TODD | Chief Operating Officer | Sale | 8,000 | $616,400 |
| 2026-02-10 | MAS MICHAEL J | Chief Financial Officer | Sale | 15,000 | $1,152,752 |
| 2026-02-04 | BLANKENSHIP CHARLES RONALD | Director | Stock Award | 481 | - |
STEIN MARTIN EDWARD JR
Officer and Director
2026-03-11
167,490 shares
·
$13,077,598
STEIN MARTIN EDWARD JR
Officer and Director
2026-03-10
6,460 shares
STEIN MARTIN EDWARD JR
Officer and Director
2026-02-20
10,000 shares
·
$763,001
DEVEREAUX TERAH L
Officer
2026-02-12
3,506 shares
STEIN MARTIN EDWARD JR
Officer and Director
2026-02-12
15,247 shares
PALMER LISA
Chief Executive Officer
2026-02-12
82,877 shares
ROTH ALAN TODD
Chief Operating Officer
2026-02-12
17,374 shares
WIBBENMEYER NICHOLAS ANDREW
Chief Investment Officer
2026-02-12
17,345 shares
MAS MICHAEL J
Chief Financial Officer
2026-02-12
26,196 shares
HERMAN MICHAEL R.
General Counsel
2026-02-12
7,459 shares
PALMER LISA
Chief Executive Officer
2026-02-10
6,233 shares
PALMER LISA
Chief Executive Officer
2026-02-10
26,000 shares
·
$1,995,500
ROTH ALAN TODD
Chief Operating Officer
2026-02-10
8,000 shares
·
$616,400
MAS MICHAEL J
Chief Financial Officer
2026-02-10
15,000 shares
·
$1,152,752
BLANKENSHIP CHARLES RONALD
Director
2026-02-04
481 shares
Insider transactions can signal confidence or concerns about company prospects
SEC Filings
Recent regulatory filings from the SEC EDGAR database
8-K
DEF 14A
8-K
8-K
8-K
8-K
10-K
REG reported 2025 net income of $513.8 million, up from $386.7 million in 2024, driven by a $72.2 million distribution-in-kind gain and a $45.2 million increase in base rent. Pro-rata same property NOI grew 5.3%, supported by 10.8% positive rent spreads and a total portfolio occupancy rate of 96.1%. Risks include potential material adverse effects on operating results as detailed in Item 1A and uncertainties surrounding evolving ESG reporting standards.
8-K
8-K
8-K
Data sourced from SEC EDGAR. AI summaries generated automatically.
Wall Street Analysts
Professional analyst ratings and price targets
Consensus
BUY
19 analysts
Scotiabank
2026-03-24
Sector Perform
Sector Perform
Wells Fargo
2026-03-19
Overweight
Overweight
Barclays
2026-03-02
Overweight
Overweight
Truist Securities
2026-03-02
Buy
Buy
Citigroup
2026-02-10
Neutral
Neutral
Scotiabank
2026-01-14
Sector Perform
Sector Perform
Mizuho
2026-01-09
Outperform
Neutral
UBS
2026-01-08
Neutral
Neutral
JP Morgan
2025-12-18
Overweight
Neutral
Keybanc
2025-12-04
Overweight
Sector Weight
Past News Coverage
Recent headlines mentioning REG from our newsroom.
Newest → oldest
No matching news yet.