REGENCY CENTERS CORPORATION (REG) valuation

Bring your own price

Enter a share price and a discount rate — every multiple, the earning-power value and the reverse-DCF below recompute on the spot from REGENCY CENTERS CORPORATION's latest SEC EDGAR filings. Change either input and the whole page follows.

Share price (USD)

Discount rate (% per year)

Enter a share price to run the model.

The prefilled 9.6% is a plain CAPM cost of equity at β = 1: the 10-year Treasury yield (5.19%, 2026-10-14, U.S. Treasury 10-yr) plus the U.S. equity risk premium (4.42%, Damodaran 2026-07-01). Build a firmer per-company rate with the cost-of-equity and WACC calculators, then paste it here.

Share price — · awaiting your input

Market Capitalization

Equity value at your price

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Price-to-Earnings

P/E · Trailing Diluted

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Earnings Yield

EPS ÷ Price · Trailing

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Price-to-Free-Cash-Flow

P/FCF · Trailing

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Free-Cash-Flow Yield

FCF Yield · Trailing

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Price-to-Sales

P/S · Trailing

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Price-to-Book

P/B · Latest filing

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Fundamentals from the filings

Every model input below comes straight from REGENCY CENTERS CORPORATION's SEC EDGAR XBRL filings — these are the denominators and bridge inputs the calculator pairs with your price and rate.

Trailing twelve months · TTM as of 2026-06-30 (Q2 FY2026)

Revenue: $1.62B
EBIT (GAAP): $1.17B
EBIT margin: 72.0%
Operating cash flow: $856.6M
CapEx: —
D&A: $424.0M
Free cash flow: —
Stock-based comp: $20.2M
YoY revenue growth: 8.2%

Balance sheet · 10-Q · period ending 2026-06-30

Cash & equivalents: $191.6M
Total debt: $5.14B
Stockholders' equity: $6.87B
Preferred stock: $225.0M
Excess cash: $191.6M

Total debt = Long-term debt ($4.90B) + Operating lease liability ($240.3M) .

Share count

Diluted shares (TSM-scaled): 183.1M

Method: point-in-time shares outstanding (no diluted ÷ basic ratio tagged). See the diluted-shares methodology for why this count denominates EPV/share and the reverse-DCF equity bridge.

Earning-Power-Value, reverse-DCF, and EV/EBITDA are hidden for this real-estate investment trust. These frameworks capitalise GAAP operating earnings, but a REIT runs on funds from operations (FFO/AFFO) — GAAP EBIT is depressed by non-cash real-estate depreciation, and EV/EBITDA ignores the mortgage debt that funds the property book. The trailing multiples above (P/E, P/S, P/B, P/FCF) still render, but the right lens for a REIT is P/FFO or P/AFFO and dividend coverage — applied manually, outside this page.