Share count
2Mpeak FY2018
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REG, Regency Centers Corporation
A property business, read on funds from operations and net asset value rather than reported earnings.
The business
What it sells, where the money comes from, the kind of company it is.
Revenue · FY2025
$1.6B
+6.9% YoY · 9% 5-yr CAGR
Vital signs · TTM, with 5-yr average
Revenue $1.6B 5-yr avg $1.3B
Revenue $412M +8.3% vs yr-ago qtr
Operating margin 71.9% yr-ago 71.8%
Net income $133M yr-ago $112M
Net margin 32.2% yr-ago 29.4%
The business in brief
read the 10-K →What this business is and what moves its needle, from its own SEC filings.
- What moves the needle
- Occupancy, rents, and the cost of debt. Read on funds from operations and net asset value, because GAAP depreciation distorts the earnings, and a property downturn meets a balance sheet built on leverage. On its own account, the filing leans hardest on cyclicality & demand, set against the numbers in what the filing emphasizes, below.
- Is it a good business?
- Funds from operations per share have compounded about 84% a year across the record. The dividend takes 55% of FFO, and is covered. Debt is 38% of assets, conservative for a REIT. The quality and location of the properties, the lease terms and occupancy, and the cost of the debt are what the 10-K settles, and no single ratio captures them.
Every line is arithmetic on the company's filings, shown in full in the sections below.
The record
Ten years of arithmetic, read across the cycle.
The record, 2017–2025
realized figures from each filing · older years to the left| 2017’17 | 2018’18 | 2019’19 | 2020’20 | 2021’21 | 2022’22 | 2023’23 | 2024’24 | 2025’25 | TTMTTMMar 2026 | |
|---|---|---|---|---|---|---|---|---|---|---|
| Income statement | ||||||||||
| $984M | $1.1B | $1.1B | $1.0B | $1.2B | $1.2B | $1.3B | $1.5B | $1.6B | $1.6B | RevenueRevenue |
| $176M | $249M | $239M | $45M | $361M | $483M | $365M | $400M | $527M | $546M | Net incomeNet inc. |
| Cash flow & returns | ||||||||||
| $483M | $580M | $589M | $323M | $574M | $694M | $716M | $761M | $908M | $930M | Funds from operationsFFO |
| Balance sheet | ||||||||||
| 67% | 65% | 66% | 93% | 70% | 62% | 63% | 64% | 56% | 55% | Dividend payout (FFO)Payout |
| $10.9B | $10.9B | $11.1B | $11.1B | $11.5B | $11.9B | $13.5B | $13.7B | $14.6B | $14.7B | Real estate (gross)RE gross |
| — | $10.9B | $11.1B | $10.9B | $10.8B | $10.9B | $12.4B | $12.4B | $13.0B | $13.0B | Total assetsAssets |
| — | 34% | 35% | 36% | 34% | 34% | 33% | 36% | 36% | 38% | Debt / assetsDebt/assets |
| $3.6B | $3.7B | $3.9B | $3.9B | $3.7B | $3.7B | $4.2B | $4.4B | $4.7B | $5.0B | Total debtDebt |
| $3.5B | $3.7B | $3.8B | $3.5B | $3.6B | $3.7B | $4.1B | $4.3B | $4.6B | $4.9B | Net debt / (cash)Net debt |
| 2.3× | 2.7× | 2.6× | 1.3× | 3.5× | 6.1× | 6.2× | — | — | 7.4× | Interest coverageInt. cov. |
| $6.7B | $6.4B | $6.2B | $6.0B | $6.0B | $6.1B | $7.0B | $6.7B | $6.9B | $6.9B | Shareholders’ equityEquity |
| Per share | ||||||||||
| 320M | 340M | 336M | 339M | 1.5M | 1.5M | 1.9M | 2.2M | 2.3M | 3.8M | Shares out (diluted)Shares |
| $1.51 | $1.71 | $1.76 | $0.95 | $376.42 | $463.40 | $375.72 | $346.14 | $394.10 | $242.19 | FFO / shareFFO/sh |
| $1.01 | $1.11 | $1.16 | $0.89 | $264.51 | $286.15 | $237.68 | $223.06 | $222.03 | $133.28 | Dividends / shareDiv/sh |
| $21.05 | $18.81 | $18.52 | $17.66 | $3961.76 | $4073.69 | $3689.43 | $3058.69 | $2997.68 | $1795.86 | Book value / shareBVPS |
The diluted share count moved ×1/222.4 into 2021 — shares retired, not a split the totals corroborate — and the per-share figures carry the counts as filed.
Share counts before 2025 are restated ×2 for a stock split, so per-share figures sit on one basis.
The diluted share count moved ×1.67 into TTM — shares issued, not a split the totals corroborate — and the per-share figures carry the counts as filed.
Per-share growththe realized rate an owner's share compounded
| 8-yr | 5-yr | |
|---|---|---|
| Revenue / share | +96.2%/yr | +195.4%/yr |
| EPS | +112.5%/yr | +344.2%/yr |
| Dividends / share | +96.3%/yr | +201.8%/yr |
| Book value / share | +85.9%/yr | +179.2%/yr |
The record, charted
FY2017–2025Each measure over its full record; the current point and the worst year marked. Share counts on the current split basis.
Revenue
$1.6Blow FY2017
Quality & stewardship
Returns, the balance sheet, capital allocation, and pay.
Owner’s Scorecard
FY2025 10-K · source on SEC EDGAR →
Is it a good business?
- about $394.10 per shareNet income $527M + depreciation $405M − gains on sale $24M
What this means
GAAP net income with property depreciation added back, because the buildings a REIT charges against earnings usually hold or grow their value. This, not net income, is what a REIT is actually priced on. It is an approximation here: where a filing reports gains on property sales, we remove them, the way the NAREIT definition does.
- Lightly coveredDividends $512M ÷ FFO $908MIndustry peers: median 55%
What this means
A REIT must distribute most of its taxable income, so a high payout is normal and the question is whether FFO covers it. Above 100%, the trust is funding the dividend with debt or asset sales, and a cut usually follows.
Is it sound?
- Debt / assets 36%ConservativeTotal debt $4.7B ÷ assets $13.0BIndustry peers: median 51%
What this means
Every REIT runs on leverage; how much is the question. Heavy debt is what turns a property downturn into a wipeout, as 2008 showed, so a conservative balance sheet is part of the moat here, not a drag on it.
- Strong(operating income + depreciation) ÷ interest $154MIndustry peers: median 3.8×
What this means
How many times the property cash earnings cover the interest bill. Comfortable coverage is what lets a REIT refinance through a tight credit market instead of being forced to sell into one.
Does AI threaten the moat?
Low contestabilityThe moat is physical, regulated or balance-sheet-funded, the kind AI cuts costs within but does not contest.
In its own filing Raised, but not as a competitor
The filing raises AI among its risks, but in other terms (security, regulation, energy or the like), not as a competitor to its product.
AI is unlikely to contest a moat that is physical, regulated or balance-sheet-funded; here it reads more as a cost tool than a threat.
Read from the filing's own risk factors, paired with the industry's structure under its SIC code; the durability is read above, the price below.
All figures as filed; the source filing is linked above.
Acquisitions & goodwill
from the balance sheet & the 9-year cash-flow recordGoodwill grows only when a company acquires and falls only when it concedes it overpaid. The size of that bet, the cash put into buying rather than building, and how much has already been written off.
Goodwill & intangibles$421M3% of all assets; the premium carried on the balance sheet for businesses acquired
Against book equity2%goodwill is this share of book equity; the rest is the company’s own retained and paid-in capital
Cash spent acquiring$2.3Bover 9 years buying other businesses
$132M written down across 1 year (2020): goodwill the company has already conceded it overpaid for, charged against earnings. A write-down costs no cash (the cash went out when the deal was signed), but it is management marking its own past judgment to market.
Goodwill, acquired intangibles and equity from the latest balance sheet; acquisition spend and write-downs summed across the 9-year record, from the company's own filings.
Management, ownership & pay
read the proxy →From the proxy: how much of the business the people running it own, and how they are paid, beside what the business earned for its owners in the same years.
| Fiscal year | Chief executive | Pay, as filed | “Actually paid” | Net income |
|---|---|---|---|---|
| 2021 | Ms. Palmer | $7.0M | $14.7M | $361M |
| 2022 | Ms. Palmer | $8.6M | $6.3M | $483M |
| 2023 | Ms. Palmer | $9.3M | $9.5M | $365M |
| 2024 | Ms. Palmer | $9.6M | $10.8M | $400M |
| 2025 | Ms. Palmer | $11.1M | $11.3M | $527M |
Both pay figures are the company’s own, from the pay-versus-performance table its proxy statement files. “As filed” is the Summary Compensation Table total: salary, bonus, and equity awards at their value on the day of grant. “Actually paid” is the SEC’s prescribed recalculation, which re-marks those equity awards to what they became as they vested; it can swing far above or below the filed figure in either direction, and negative years occur. Net income is the whole business's, as filed, for the same fiscal years.
- Insider ownership1%
The stake all directors and executive officers hold together, per the 2026 proxy: skin in the game, the first thing Munger reads.
- Stock-based compensation$19M
The slice of the business handed to employees in shares this year, 1% of revenue, equal to 2% of operating profit. Buffett's oldest accounting fight: this is compensation, compensation is an expense, real whether or not the headline earnings admit it. One trap: the cash-flow statement adds SBC back, so the operating cash, and the owner earnings drawn from it, are flattered by exactly this amount; counted as the cost it is, what an owner keeps is lower.
Peers, Retail REITs
The same industry, side by side on the REIT lens. Each figure is a through-cycle median, so a peak or trough year can’t distort it; the group median at the foot is the line to read each against.
| Company | Revenue | FFO margin | FFO / assets | Payout (FFO) | Debt / assets |
|---|---|---|---|---|---|
| KIMKimco Realty Corporation (HC) | $2.1B | 58% | 6.2% | 66% | 39% |
| REGRegency Centers Corporation | $1.6B | 52% | 5.5% | 65% | 35% |
| BRXBrixmor | $1.4B | 48% | 6.8% | 26% | 60% |
| FRTFederal Realty Investment Trust | $1.3B | 51% | 7.3% | — | 53% |
| MACMacerich | $1.0B | 34% | 3.5% | 110% | 51% |
| KRGKite Realty Group Trust | $844M | 43% | 4.4% | 60% | 45% |
| PECOPhillips Edison | $727M | 43% | 4.6% | 50% | 45% |
| CBLCBL & Associates Properties Inc. | $578M | 35% | 5.8% | 26% | 76% |
| Group median | — | 45% | 5.7% | 60% | 48% |
The price
What a price has to assume.
What the price implies
price / FFOA REIT is priced on a multiple of its funds from operations (FFO), the cash it earns once the depreciation on its buildings is added back. Type today’s price; we show the multiple you would pay and the income and growth it implies.
$
The assumptions
FFO / share, delivered−15%/yr’20→’25
The justified multiple is 1 ÷ (required return − growth), a perpetuity on FFO. At an 8% required return and 3% growth, a REIT is worth about 20× FFO.
Enter a price above to run it.
Price / FFO—
Justified by growth—
Dividend yield—
A dated snapshot of the price you typed, the assumptions you set, and what the page showed for them. A snapshot is never edited after it is saved. Your notebook is yours alone — the commitment states what is stored and what we will never do.
FFO about $242.19 per share on 183M shares. The dials set the multiple they justify; your price sets the multiple you are paying. FFO here adds back depreciation and removes property-sale gains, the NAREIT method; it does not net out maintenance capex (AFFO), occupancy or lease terms, which the 10-K does.
Cite: Owner Scorecard, "Regency Centers Corporation (REG), the owner's record," https://ownerscorecard.com/c/REG, data as of 2026-07-09.
Manual order: ← REAL its page in the Manual REGCO →
Industry order: ← PSTL the REITs — Specialty & Diversified chapter REGCO →