What if you'd held FRT?
A $1,000 investment in Federal Realty Investment Trust (FRT) at the month-end close of 1973-05 would be worth $241,893 at the close of 2026-08 — +24089.3% total return, dividends reinvested. The same $1,000 in the S&P 500 would be worth $73,444.
Your scenario
Result
If you'd bought $1,000 at the start of each year
Value of $1,000 invested on January 1 of each year, held to 2026-08, dividends included.
Every year, $1,000 from 1973
| Year | Value of $1,000 | Year return |
|---|---|---|
| 1973 | $1,000 | — |
| 1974 | $758 | -24.2% |
| 1975 | $1,189 | +57.0% |
| 1976 | $1,420 | +19.4% |
| 1977 | $1,758 | +23.7% |
| 1978 | $1,610 | -8.4% |
| 1979 | $1,624 | +0.9% |
| 1980 | $2,312 | +42.4% |
| 1981 | $2,164 | -6.4% |
| 1982 | $2,921 | +35.0% |
| 1983 | $3,760 | +28.7% |
| 1984 | $4,381 | +16.5% |
| 1985 | $5,478 | +25.0% |
| 1986 | $6,450 | +17.7% |
| 1987 | $6,552 | +1.6% |
| 1988 | $7,402 | +13.0% |
| 1989 | $8,173 | +10.4% |
| 1990 | $5,783 | -29.2% |
| 1991 | $8,238 | +42.5% |
| 1992 | $11,667 | +41.6% |
| 1993 | $12,356 | +5.9% |
| 1994 | $10,880 | -11.9% |
| 1995 | $12,903 | +18.6% |
| 1996 | $16,483 | +27.7% |
| 1997 | $16,691 | +1.3% |
| 1998 | $16,471 | -1.3% |
| 1999 | $14,296 | -13.2% |
| 2000 | $15,834 | +10.8% |
| 2001 | $20,942 | +32.3% |
| 2002 | $27,508 | +31.4% |
| 2003 | $39,760 | +44.5% |
| 2004 | $55,873 | +40.5% |
| 2005 | $68,337 | +22.3% |
| 2006 | $99,021 | +44.9% |
| 2007 | $98,418 | -0.6% |
| 2008 | $77,081 | -21.7% |
| 2009 | $88,155 | +14.4% |
| 2010 | $105,028 | +19.1% |
| 2011 | $126,254 | +20.2% |
| 2012 | $148,783 | +17.8% |
| 2013 | $149,323 | +0.4% |
| 2014 | $201,910 | +35.2% |
| 2015 | $226,827 | +12.3% |
| 2016 | $226,330 | -0.2% |
| 2017 | $218,210 | -3.6% |
| 2018 | $200,533 | -8.1% |
| 2019 | $225,626 | +12.5% |
| 2020 | $156,460 | -30.7% |
| 2021 | $259,672 | +66.0% |
| 2022 | $200,824 | -22.7% |
| 2023 | $213,982 | +6.6% |
| 2024 | $239,813 | +12.1% |
| 2025 | $225,651 | -5.9% |
| 2026 | $271,501 | +20.3% |
Best and worst month-end to buy
The best single month-end close to have bought FRT was 1974-09 ($0.32): $1,000 then is $365,093 today. The worst was 2026-07 ($124): $1,000 then is $947.
FAQ
What would $1,000 in FRT be worth today?
A $1,000 investment in Federal Realty Investment Trust (FRT) at the start of 1973 would be worth about $241,893 today, a total return of +24089.3%. Dividends are reinvested in these figures.
What were the best and worst years for FRT?
Federal Realty Investment Trust (FRT)'s strongest calendar year since 1973 was 2021, a +66.0% return — $1,000 held through that year became about $1,660 by year-end. Its weakest year was 2020, at -30.7%.
Does the calculator include dividends and splits?
Yes where available. Prices are adjusted for both stock splits and reinvested dividends (total return), the same measure brokerages use.
How much would $100 per month in FRT have grown?
Investing $100 at the end of every month since 1973-05 would have grown to about $2.97M on $64,000 invested.
Did FRT beat the S&P 500?
Over the same period, $1,000 in the S&P 500 index would be worth $73,444. FRT beat the S&P 500 by +229.4% in total return.
Is this investment advice?
No. What If I'd Held is an entertainment and education tool. Every number is a historical calculation, not a prediction, and past performance never guarantees future results.
Methodology
Federal Realty Investment Trust (FRT) historical total-return data from 1973-05 to 2026-08, reduced to month-end closes for the tables above.
Returns use adjusted close prices from Yahoo Finance historical data — adjusted for stock splits and reinvested dividends — the same convention used by major brokerages. A "year" scenario invests $1,000 at the prior December's month-end close and values it at the latest available month-end close. Non-USD amounts are converted at historical month-end exchange rates (Yahoo Finance): to USD on the buy date and back to your currency at the latest rate, so the return reflects the currency move as well as the asset.
Month-end resolution means intra-month extremes are not captured in tables; the calculator uses exact trading-day closes where daily data is available. Figures ignore taxes, fees, and the currency effects of non-USD listings. History is not a forecast. What If I'd Held is entertainment, not investment advice.
What if you'd held…
Data: adjusted close prices via Yahoo Finance. As of 2026-08. Not financial advice.