REG
Regency CentersDNasdaq / Equity Real Estate Investment Trusts (REITs)
Last Price
At close
2026-07-21
Current thesis
The bullish read is that grocery-anchored fundamentals remain healthy: same-property NOI grew 4.4%, leasing spreads stayed strong at 12.1% cash and 24.3% straight-line, commenced occupancy improved year over year, and the $635 million pipeline offers visible embedded growth [#8-K-2026-04-29]. Against direct shopping-center REIT peers such as KIM, BRX, and FRT, the most relevant watch items are rent spreads, leased-to-commenced occupancy conversion, redevelopment yield, and same-property NOI rather than broad REIT market-cap comparisons.
Posture
Defensive
Lead driver
Value
What changed
Value remains the lead driver in the composite.
What can break
Development and redevelopment spend guidance increased to approximately $350 million from $325 million, raising execution and capital-allocation risk if project timing, leasing, or yields slip [#8-K-2026-04-29].
Momentum
42
Value
57
Sentiment
41
Setup hits (3d)
0 · Net Neutral
AI TargetsBase $81.00 · Bull $86.00 · Bear $74.00
Data freshness
Prices
As of 2026-07-21
Fundamentals
As of 2026-07-20 • Vendor: Data Vendor v1
Scores
As of 2026-07-21 • Model: HYBRID_IC_RP
AI Memo
As of 2026-04-29 • Model: RankAlpha Sentiment Codex
Investment thesisAs of 2026-07-21
Investment thesis
As of 2026-07-21
Supporting evidence
What
Grade D · Defensive
Confidence Medium · Net Neutral
Target $86.11
Why
Momentum42 · Δ7d -6.4
Value57 · Δ7d -
Sentiment41 · Δ7d -5.6
So what
Weak posture (Net Neutral). Prioritize risk control and patience.
Lead driver: Value · See fundamentals
Momentum
42
26% active weight
Current posture
7d trendSoftening
Δ7d
-6.4
Δ21d
-1.3
Value
57
39% active weight
Current posture
7d trendSoftening
Δ7d
-
Δ21d
-
Sentiment
41
34% active weight
Current posture
7d trendSoftening
Δ7d
-5.6
Δ21d
-4.8
Why this grade
Composite grade D. Momentum 42.0 / Value 56.6 / Sentiment 40.9
Fundamentals (TTM)As of 2026-07-20
Fundamentals (TTM)
As of 2026-07-20
Market Cap
$15.04B
Beta
0.96
Shares Out
183.1M
P/E (TTM)
31.4
P/S (TTM)
8.24
P/FCF (TTM) · Derived
-51.76
Rev YoY
+8.6%
EPS YoY
+16.8%
Gross Margin
+44.5%
Op Margin
+36.2%
Net Debt
$5.22B
Current Ratio
1.17
As of 2026-07-21 • Updated nightlySource: Internal modelMethodology