Federal Realty Investment Trust reported QQ1 2025 results with revenue of USD 309.154 million and a robust gross margin of approximately 66.2%. Operating income reached USD 108.133 million, contributing to a net income of USD 63.768 million and an EPS of USD 0.72. The company generated USD 179.044 million in operating cash flow and USD 120.015 million of free cash flow, underscoring resilient cash generation despite ongoing redevelopment activity. Year-over-year metrics show segment strength with revenue up about 6.1% and net income up roughly 12.4%, while quarter-on-quarter performance softened modestly as expected for a retail REIT with capital-intensive redevelopment and leasing activity.