REG
REGENCY CENTERS CORP
Next earnings Jul 29, 2026 (after close) · consensus $0.60 EPS, $417M rev
Last earnings -1.2% on 2026-04-29
$80.96
▼ -0.42%$80.96▲ +19.47%
over 1Y
L $65.19H $81.81
Earnings Dividend Split Congress buy Congress sellGrouped by date · hover a pin to expand
Today-0.4%
1W+0.9%
1M+7.5%
3M+6.2%
YTD+21.4%
1Y+19.5%
Buy
Conviction
Horizon
Long (>12mo)
12-mo target
$•••
Street · 25 analysts
Buy
Best-in-class grocery-anchored REIT with low leverage, rising occupancy and a steadily growing dividend.
Revenue $1.55B · FY2025
Regency Centers is a premier owner of grocery-anchored neighborhood and community shopping centers — 481 properties spanning ~58.4 million SF of GLA in suburban trade areas with compelling demographics. The portfolio is defensively positioned around necessity, service and value-based retail, and FY2025 results show healthy organic momentum: total revenue rose 6.9% to $1.55B, with base rent up $62.9 million driven by higher occupancy, contractual rent steps, positive renewal spreads, and contributions from redevelopment and acquisitions. Net income jumped 31.7% to $527M and operating cash flow grew 4.7% to $828M.
The balance sheet is a relative standout for a REIT: liabilities/equity of just 0.84x with $4.74B of long-term debt against $6.91B of equity, leaving ample capacity to fund development and acquisitions. The company is returning cash steadily, paying $512M in dividends (+4.3%), consistent with its reputation as a reliable dividend grower, and the multi-year record (revenue from $1.17B in FY2021 to $1.55B in FY2025) reflects durable NOI growth.
Is REG a buy? The one-page verdict, explained →
The options angle
model · matches our verdictBull call spread~90d expiry
- Long call 81 @ ~3.14 est
- Short call 89 @ ~0.60 est
debit $254max +$546max −$254BE 83.54
BUY verdict with defined risk: the short call finances part of the long one; max loss is the net debit.
Educational template, not a trade recommendation. Strikes and premiums are Black-Scholes model estimates from the last close and 30-day realized volatility — real chains, spreads and IV will differ. Options involve substantial risk.
Financials · annual, by fiscal year
| Line item | FY21 | FY22 | FY23 | FY24 | FY25 |
|---|---|---|---|---|---|
| Revenue | $1.17B | $1.22B | $1.32B | $1.45B | $1.55B |
| Gross profit | — | — | — | — | — |
| Operating income | — | $897M | $951M | $1.05B | $1.12B |
| Net income | $361M | $483M | $365M | $400M | $527M |
| Diluted EPS | — | — | — | — | — |
| Net margin | 31.0% | 39.4% | 27.6% | 27.5% | 34.0% |
10-year statements — income, cash flow, balance sheet & CSV export →
Annual figures from SEC 10-K XBRL filings. Open the filing links below for full statement detail.
Key statistics
Valuation
Enterprise value—
EV / EBITDA—
EV / Sales—
EV / FCF—
P / FCF—
PEG (trailing)—
Earnings yield3.5%
FCF yield—
Quality & risk
ROIC (est.)7.6%
Free cash flow—
Total debt$4.74B
Net cash-$4.62B
Piotroski F-Score5/7
Capital returns
Buyback yield1.3%
Dividend yield (est.)3.4%
Shareholder yield4.7%
Shares Δ YoY+0.8%
Computed from SEC XBRL annual figures + the current quote. EV and ROIC use long-term + current debt where filed; estimates, not investment advice.
Disclosure timeline
SEC · 8-Ks + reportsRoutine disclosure cadence — no material red flags in recent filings.
Recent filings
all on EDGAR ↗11-KPeriod ending 2025-12-312026-06-17open ↗4Period ending 2026-06-122026-06-15open ↗8-KPeriod ending 2026-06-012026-06-01open ↗8-KPeriod ending 2026-05-282026-05-28open ↗8-KPeriod ending 2026-05-272026-05-27open ↗8-KPeriod ending 2026-05-182026-05-18open ↗SCHEDULE 13GFiling2026-05-12open ↗4Period ending 2026-05-112026-05-12open ↗4Period ending 2026-05-112026-05-12open ↗4Period ending 2026-05-112026-05-12open ↗4Period ending 2026-05-112026-05-12open ↗4Period ending 2026-05-112026-05-12open ↗
Frequently asked
- Is REGENCY CENTERS CORP (REG) a buy?
- REG currently carries a Buy rating with 3/5 conviction, derived from its latest SEC filings. Best-in-class grocery-anchored REIT with low leverage, rising occupancy and a steadily growing dividend.
- What is REGENCY CENTERS CORP's quality score?
- REG scores 73.41680315539313/100 (grade B) on a SEC-grounded quality model spanning value, growth, profitability, financial health and momentum.
Sources: SEC EDGAR (CIK 0000910606, latest 10-Q filed 2026-05-04) · EODHD · Proprietary analysis · as of 6/21/2026, 8:44:59 PM.
About this recommendation — produced by TENK/calls (tenkcalls.com), Luxembourg · not investment advice
AI-generated analysis, produced by our proprietary engine from SEC filing data.
Investment recommendation produced by TENK/calls (tenkcalls.com), Luxembourg. Completed Jun 21, 2026, 4:44 PM ET. Ratings & methodology: definitions · All recommendations to date: track record · Conflicts: disclosures. Not investment advice.
Research and education only — not financial advice. TENKis not a registered investment adviser or broker-dealer and gives no personalized advice. Every call is impersonal — identical for all users, generated on a schedule from SEC filings plus a delayed/third-party price feed — may be wrong or out of date, and is not a recommendation to buy or sell any security. The operator and an affiliated trading operation may hold or trade the securities TENK rates; see Disclosures. Past performance does not guarantee future results. Do your own research.