Stock Analysis
Regency Centers CorporationREG
P/E 24.11×· 5Y range 23.59–27.50×· bottom 12% of history
Sector: Real Estate · Industry: Real Estate Investment Trusts
AnalystsBuy24 analystsP/E 24.1× sits at the 12th percentile of its 5.086926762491444-year history.
Cash covers 4% of debt · Q2 2026.
PMP Verdict
Cheap for a reason — weak fundamentals
Risks
- Financial Health32
- Growth36
Cheap for a reason — fundamentals remain weak.
Bull Case
- ✓Interest coverage 9.7× — debt well covered
- ✓P/E 24.1× at bottom 12% of 5-year history
What's happening with REG
Profile
moat, financial health, growth and earnings quality lag behind.
How is each axis scored?
- Valuation57/100 · Moderate
- P/E vs own history (12th pct)25/25
- FCF yield (n/a)10/25
- P/S (8.3x)12/25
- EV/EBIT (n/a)10/25
- Growth36/100 · Weak
- Revenue CAGR (7.4%)12/25
- Net income CAGR (9.9%)12/25
- EPS CAGR 5Y (8.1%)12/25
- Fwd implied growth (-17.2%)0/25
- Profitability55/100 · Moderate
- ROIC (n/a)0/25
- ROE (7.8%)5/25
- Net margin (34.4%)25/25
- Operating margin (36.9%)25/25
- Financial Health32/100 · Weak
- Altman Z (0.06)3/25
- Current ratio (0.71)6/25
- Interest coverage (9.7x)18/25
- Net cash / debt (D/A 38%)5/25
- Quality40/100 · Weak
- Piotroski F (6/9)15/25
- Beneish M (-2.54)25/25
- FCF conversion (n/a)0/25
- Margin stability (n/a)0/25
- Moat25/100 · Weak
- ROIC >12% years (n/a)0/25
- Median gross margin (n/a)0/25
- FCF-positive years (n/a)0/25
- Worst-year net margin (worst 21.1%)25/25
Risk Flags
- ⚠Altman Z 0.1 — distress-zone balance sheet
About Regency Centers Corporation
Regency Centers is one of the largest shopping center-focused retail REITs. Show more
The company's portfolio includes an interest in 482 properties, which includes over 58 million square feet of retail space following the completion of the Urstadt Biddle acquisition in August 2023. The portfolio is geographically diversified with 22 regional offices and no single market representing more than 12% of total company net operating income. Regency's retail portfolio is primarily composed of grocery-anchored centers, with 80% of properties featuring a grocery anchor and grocery stores representing 20% of annual base rent.
Headquarters: JACKSONVILLE, FL · Employees: 507 · Website ↗
Price History
Weekly Candlestick Chart — up to 5Y
Key Metrics
Financial snapshot · Tap any metric for its definition and grade
TTM Snapshot
trailing twelve months · YoYValuation
57CP/E (TTM)24.1xB
Grade B: FairPrice / TTM EPS (own statements) — vs own 5Y history: 23.6x–27.5x · 12th pct
P/FCF46.5xD
Grade D: ExpensivePrice / Free Cash Flow per share (Finnhub). Inverse of FCF yield — negative when FCF is negative
FCF Yield2.1%C
Grade C: LowInverse of Finnhub P/FCF (own TTM FCF unavailable)
P/S (TTM)8.29xC
Grade C: ExpensivePrice / TTM Revenue (own statements) — vs own 5Y history: 7.8x–9.4x · 27th pct
EV/EBITDA17.7xB
Grade B: FairEnterprise value / EBITDA (Finnhub) — capital-structure neutral
EV/Sales11.2xD
Grade D: Very expensiveEnterprise Value / TTM Revenue (Finnhub) — capital-structure neutral sales multiple
Forward P/E29.1xC
Grade C: ExpensivePrice / next-year EPS estimate — shows whether the TTM multiple is rich or just front-loading growth
P/B Ratio1.88xA
Grade A: FairPrice to Book Value. Neg. equity = heavy buybacks
PEG Ratio0.65A
Grade A: CheapFinnhub PEG — their P/E basis ÷ expected EPS growth. Suppressed when their P/E diverges >2× from our TTM P/E (different basis)
Dividend Yield4.08%A
Grade A: PaysTTM dividend yield (Finnhub) — annual dividends / price. None = no dividend; very high yield can signal distress
Payout Ratio98.1%D
Grade D: UnsustainableDividends / Net Income (Finnhub) — share of earnings paid out; >90% or negative = unsustainable
Profitability
55CROIC—
NOPAT (EBIT less ~21% tax) / invested capital (equity + debt − cash). Flagship quality metric — durable >15% signals a moat
ROE7.8%D
Grade D: WeakReturn on Equity. Neg. equity = heavy buybacks
ROA4.3%D
Grade D: WeakReturn on Assets (Finnhub) — Net Income / Total Assets; how efficiently assets produce profit
Net Margin34.4%A
Grade A: HighNet Income / Revenue
Operating Margin—
TTM EBIT / TTM Revenue
Gross Margin70.3%A
Grade A: PremiumGross Profit / Revenue
FCF Margin—
FCF / Revenue
True FCF Margin—
TTM (OCF − CapEx − SBC) / TTM Revenue — SBC treated as a real cost
Growth
36DRevenue CAGR7.4%C
Grade C: OkCompound annual revenue growth (up to 5Y depending on data availability)
Net Income CAGR9.9%C
Grade C: OkCompound annual net income growth (up to 5Y depending on data availability)
EPS CAGR (5Y)8.1%C
Grade C: OkCompound annual EPS growth over up to 5Y of per-share earnings (own statements). Null when either endpoint EPS ≤ 0
Implied EPS Growth-17.2%D
Grade D: Decl.Analyst forward EPS (normalized basis) vs our GAAP TTM EPS — different bases, so extreme values usually mark cyclically depressed TTM earnings, not real growth
Dilution (5Y)—
Share count change over 5Y
SBC / Net Income3.6%A
Grade A: LowStock-based comp/Net income. >30% = dilution risk
SBC / Revenue1.2%A
Grade A: LowTTM stock-based comp / TTM Revenue
Financial Health
32DAltman Z-Score0.06D
Grade D: DistressBankruptcy risk. >3 Safe, <1.8 Distress
Current Ratio0.71xD
Grade D: LowCurrent Assets/Liabilities
Quick Ratio0.66xC
Grade C: Ok(Current Assets − Inventory) / Current Liabilities (Finnhub) — stricter liquidity test, excludes inventory
Interest Coverage9.7xC
Grade C: OkEBIT/Interest. >10 Strong
Debt Repayment—
Years to repay net debt via FCF
Net Debt/EBIT—
Leverage. <2x Low, >4x High
Debt/Equity0.72xA
Grade A: LowDebt / Equity: <1 Conservative, >2 Risky. Not meaningful with non-positive equity; shown as unavailable rather than low debt.
Cash / Debt0.04xD
Grade D: ThinCash covers how much of total debt. >1 = could repay all debt from cash
Quality
40D+Piotroski F-Score6/9C
Grade C: AverageFinancial strength 0–9. >7 Strong
Beneish M-Score-2.54A
Grade A: SafeEarnings manipulation risk. < -2.22 Safe
FCF Conversion—
FCF / Net Income
Margin Stability—
EBIT margin std deviation. Lower = stable
Capex / Revenue—
TTM CapEx / TTM Revenue — high % = capital-hungry business
Asset Turnover0.12xD
Grade D: LowRevenue / Total Assets (Finnhub) — how efficiently the asset base generates sales
Insider Transactions
SEC Form 4 · 8 recordsP/S codes are the directional signal; grants, option exercises and tax withholding carry none. Form 4 doesn't flag 10b5-1 plans — scheduled sales may appear within open-market sells.
| Trade date | Insider | Transaction | Shares | Filed |
|---|---|---|---|---|
Klein Karin Filed | Klein Karin | Grant / award | +382 | |
Parrell Mark J. Filed | Parrell Mark J. | Grant / award | +334 | |
BLANKENSHIP C RONALD Filed | BLANKENSHIP C RONALD | Grant / award | +167 | |
LINNEMAN PETER Filed | LINNEMAN PETER | Grant / award | +318 | |
Devereaux Terah L Filed | Devereaux Terah L | Gift | -620 |
Show 3 more filingsShow fewer filings
| Trade date | Insider | Transaction | Shares | Filed |
|---|---|---|---|---|
Devereaux Terah L Filed | Devereaux Terah L | SellOpen market sale | -1240 | |
Simmons James H. III Filed | Simmons James H. III | Option exercise | -71 | |
Simmons James H. III Filed | Simmons James H. III | Option exercise | -1736 |
Option exercise (M) rows report a derivative leg, not an open-market sale — a paired negative entry is the option position being consumed.
More metrics — Moat, Per Share, Balance Sheet, MarketHide additional metrics
Moat
25EROIC >12% Years—
Share of completed fiscal years with ROIC > 12% — measures multi-year capital-return durability
Gross Margin (Med.)—
Median annual gross margin across available fiscal years — pricing-power durability
FCF-Positive Years—
Share of completed fiscal years with positive free cash flow
Net Margin Floor21.1%A
Grade A: DurableWeakest annual net margin across completed fiscal years — recession/downcycle resilience
Per Share
EPS (TTM)$3.04
Own TTM net income / shares — same earnings basis as P/E
Cash / Share$1.02
Cash & short-term investments per share (Finnhub)
Book Value / Share$37.63
Shareholders' equity per share (Finnhub). Negative = accumulated losses / heavy buybacks
Balance Sheet
Total Debt$5.14B
Total debt obligations (short + long term)
Cash & Equiv.$185.97M
Cash and short-term investments
Net Debt$4.96B
Total Debt minus Cash. Negative = Net Cash position
Total Equity$7.15B
Shareholders' equity (book value)
Asset / Liability—
Total Assets / Total Liabilities
Market
Market Cap$13.41B
Current Market Capitalization
Beta0.83B
Grade B: MarketPrice sensitivity vs the market (Finnhub) — 1.0 moves with market, >1.2 amplifies swings
How grades work: each metric is graded A–D against fixed thresholds (tap a row for the meaning). Card grades map the pillar score to A+–E — a card grade is that pillar's own score, not an average of the rows shown.
Financials as of Jun 2026 · Ratio snapshot Oct 17, 2026
Key Insights: Regency Centers Corporation (REG)
Piotroski F-Score of 6/9 indicates mixed fundamentals for Regency Centers Corporation. Altman Z-Score of 0.06 is below the 1.81 distress threshold — an elevated financial-risk flag.
- Beneish M-Score of -2.54 suggests a low likelihood of earnings manipulation.
- The stock currently yields 4.1% in dividends.
See how REG ranks on the Capex Tracker — top 50 capital spenders compared.
Recent Market Moves
See all REG moves →| Date | Session | Price | Move | Z-Score |
|---|---|---|---|---|
| Oct 15 | Regular | 73.01 | +1.73% | 3.02 |
| Oct 15 | After-hours | 73.60 | +2.55% | 4.36 |
| Oct 14 | Pre-market | 70.69 | -1.34% | -2.07 |
| Oct 9 | Regular | 72.26 | +1.08% | 2.18 |
| Oct 8 | Regular | 71.41 | +0.85% | 2.15 |
Frequently Asked Questions about REG
What is the current Regency Centers Corporation (REG) stock price?
REG is trading at $73.24 at the last market close, up 0.27% on the session. PreMarketPrice tracks REG pre-market, intraday and after-hours prices.
Is REG stock a buy right now?
PreMarketPrice's quantitative model rates Regency Centers Corporation's financial health at 32/100. This is a data-driven snapshot of fundamentals, not investment advice.
Is REG stock overvalued?
Regency Centers Corporation trades at a trailing P/E of 24.1 and our valuation score rates it 57/100 (higher = cheaper vs. its own history). See the Valuation History and Key Metrics sections for forward P/E, EV/EBITDA and PEG context.
When does Regency Centers Corporation report earnings?
No confirmed earnings date is currently scheduled for REG. The Earnings section lists recent reports and updates as dates are announced.
What sector does Regency Centers Corporation operate in?
Regency Centers Corporation operates in the Real Estate sector, within the Real Estate Investment Trusts industry. The Related Stocks section lists sector peers for comparison.
What does Regency Centers Corporation do?
Regency Centers is one of the largest shopping center-focused retail REITs.
About Regency Centers Corporation (REG) Stock
Regency Centers Corporation (REG) is a US-listed stock operating in the Real Estate sector, specifically the Real Estate Investment Trusts industry. As of the latest update, Regency Centers Corporation is trading at $73.24, up 0.27% on the day with a market capitalization of $13.4 billion. The financial health score for REG is 32/100, which indicates weak financial strength based on profitability, leverage, liquidity, and growth metrics. This page provides real-time pre-market pricing, earnings calendar, financial health analysis, and valuation metrics for REG stock.
REG Stock Analysis & Key Metrics
On PreMarketPrice, you can track Regency Centers Corporation (REG) across multiple dimensions:
- Pre-market price & movement: Real-time REG stock price with percentage change, updated continuously during pre-market and regular trading hours.
- Valuation & P/E history: Historical P/E, P/S, and P/B ratios for REG with trend analysis and normalized valuation multiples.
- Financial statements: Revenue, net income, assets, liabilities, and equity for Regency Centers Corporation across multiple reporting periods.
- Financial health score: A composite score of 32/100 based on Altman Z-Score, Piotroski F-Score, profitability, and leverage metrics for REG.
- Sector peers: Compare REG against 5 other real estate stocks on key financial metrics.
Is REG a Good Stock to Buy?
This page provides data-driven analysis to help you evaluate Regency Centers Corporation (REG) as an investment. The financial health score of 32/100 suggests weak financial fundamentals. Valuation metrics show whether the stock is trading above or below its historical average.However, this is not financial advice — always do your own research before investing.
Data on this page is sourced from real-time market feeds, Polygon.io, and Finnhub.Regency Centers Corporation (REG) trades on NYSE/NASDAQ. Pre-market trading occurs 4:00 AM – 9:30 AM ET. Regular market hours are 9:30 AM – 4:00 PM ET.