Check 35,000+ stocks against 26 valuation models and 37 quality factors
Data-driven stock valuation
Which stocks are undervalued right now? Check free
Discover now →
Regency Centers Corporation (R1EG34) fair value: what the stock is really worth
As of Oct 1, 2026: fair value of Regency Centers Corporation BRL 119, price BRL 193, upside -38.3%, quality 56 out of 100. Calculated from audited financials with 26 valuation models and 37 quality factors, updated daily.
- Fair value above price? No
- Good quality? Yes
- Add to watchlist
RC
Broad data
Sep 29, 2026
Regency Centers Corporation
R1EG34 · SAStretched ValuationStrong overvaluation with only moderate quality.
!Fair value R$119.26 · Strongly overvalued (−38.3%)
!Quality 56/100
!Expensive Growth (revenue 3y +8.3 %/yr)
✓Highly profitable · 33.1% net margin (TTM)
✓Moderate debt · generates free cash flow
✓1.5% dividend yield · Sustainable
!Moderate moat 64/100
What runs behind every stock
26
valuation models
8 families, DCF to NCAV
37
quality factors
margins, balance sheet, cashflow, debt
6
AI factors
moat, what no ratio measures
2,000+
data points
verified, per stock, median
69 individual criteria per stock, every one traceable See the method →
Price vs Fair Value
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Sep 29, 2026.
How to read this chart
60‑month range R$125.18 – R$218.97 · fair‑value band R$61.54 – R$158.75 · the R$193.18 price screens above the R$119.26 fair value. Dashed = 300-day average. As of Sep 29, 2026.
Company profile
Regency Centers Corporation is a fully integrated real estate company and self-administered and self-managed real estate investment trust that began its operations as a publicly-traded REIT in 1993. The Company conducts substantially all of its operations, and owns, directly or indirectly, substantially all of its assets.
Show more
Regency Centers Corporation is a fully integrated real estate company and self-administered and self-managed real estate investment trust that began its operations as a publicly-traded REIT in 1993. The Company conducts substantially all of its operations, and owns, directly or indirectly, substantially all of its assets. Our business consists of acquiring, developing, owning, and operating income-producing retail real estate principally located in suburban trade areas with compelling demographics within the United States of America. Regency has been an S&P 500 Index member since 2017. We are a preeminent national owner, operator, and developer of neighborhood and community shopping centers. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect with their neighborhoods, communities, and customers. Regency Centers Corporation was incorporated in 1963 and is based in Jacksonville, Florida.
Stock analysis
Regency Centers Corporation (R1EG34) currently trades at R$193.18, while our model-based Fair Value estimate is R$119.26, 38.3% below the price, so the stock looks overvalued today.
Show more
Valuation
Bull case: the DCF Models group reads highest at a median of R$185.50 per share, and 2 of the 16 models we run sit above the R$193.18 price.
Bear case: the Asset-Based group reads lowest at R$65.99, and 14 of the 16 models stay below the price. Evidence for this calculation is high.
Scenario range: R$61.54 (bear) to R$158.75 (bull), the price of R$193.18 sits above it. Bear and bull are the same models on cautious and optimistic assumptions, a range, not a price target.
Quality & growth
The Quality Score stands at 56/100 (solid quality), in the Real Estate sector.
Expensive Growth: The company is growing, but growth may require heavy reinvestment or weak cash conversion.
Regency Centers Corporation reported revenue of $1.6B in FY2025 versus $1.2B in FY2022, a compound +8.3%/yr. Reported net income was $527M in FY2025, compounding +3.0%/yr from FY2022.
Key figures
Market cap R$73.4B (≈ $14.1B) · P/E ratio 25.4 · P/S ratio 8.61 · EPS (TTM) R$7.54 · Dividend yield 1.5% · Net margin 34.0% · Return on equity 8.0% · Return on assets (EBIT) 4.1%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 42 out of 100 (low confidence).
What moves the price
The share trades about 7% below its 52-week high and 8% above its 52-week low, currently below its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −22% fair-value upside, at −38%, R1EG34 screens richer than that median.
Fair Value models
Bear R$61.54
Fair Value R$119.26
Bull R$158.75
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above is their evidence-weighted blend, not the output of a single model. Based on fiscal year 2025 figures (about 9 months old). Earnings retained since then (R$3.49 per share) are deliberately not added.
Bear ⓘBear = the cautious scenario: the same model computed with conservative anchors (lower growth, margins and valuation multiples). Together with Bull it frames a plausible valuation range, not a price target.BaseBull ⓘBull = the optimistic scenario: the same model computed with favourable anchors (higher growth, margins and valuation multiples). Together with Bear it frames a plausible valuation range, not a price target. If a model's bull case is above four times its base value, the table shows that limit with a > sign (like the overall Bull above): beyond it no assumption holds.
Evidence ⓘEvidence = how well-backed THIS model's estimate is for this stock (0–100): how complete and reliable its input data are, and how well the model fits the company. The final Fair Value is an evidence-weighted blend, so better-evidenced models count more. Green ≥70, amber 50–69, grey below 50.
Highest evidence
FCF DCF
R$98.59
R$198.46
R$355.15
73
Growth DCF
R$100.60
R$187.40
R$314.31
73
Residual Income
R$82.10
R$87.79
R$96.96
73
All 16 models by family
DCF Models
FCF DCF
R$98.59
R$198.46
R$355.15
73
5Y Revenue Exit
R$37.71
R$88.33
R$151.77
66
5Y EBITDA Exit
R$95.71
R$199.08
R$320.91
70
10Y Revenue Exit
R$55.57
R$107.74
R$176.59
62
10Y EBITDA Exit
R$95.19
R$185.50
R$308.21
63
Dividend Discount
Gordon GGM
R$68.77
R$142.99
R$226.84
63
DDM Multi-Stage
R$68.77
R$118.96
R$150.08
64
Multiples
P/S Multiple
R$95.91
R$127.88
R$159.85
58
P/B Multiple
R$95.91
R$127.88
R$159.85
55
EV/EBIT
R$70.02
R$115.39
R$160.76
64
EV/EBITDA
R$112.73
R$172.34
R$231.95
66
EV/Revenue
R$8.97
R$41.15
R$73.32
48
Asset-Based
NCAV (Graham)
R$49.25
R$65.99
R$98.50
54
Growth DCF
Growth DCF
R$100.60
R$187.40
R$314.31
73
Rev-Margin DCF
R$35.81
R$83.83
R$138.72
67
Economic Profit
Residual Income
R$82.10
R$87.79
R$96.96
73
Notify me when R1EG34 reaches fair value
Put R1EG34 on your watchlist. We get in touch as soon as price and fair value meet or the trend turns.
Set up alert →Quality Score breakdown
Overall quality
56/100
Of which business quality 52 · Market factors (momentum, volatility) 54
Profitability
38
Margins and returns on capital today
Quality Growth
51
Are margins and returns improving?
Cashflow
68
Earnings quality: real cash, not paper profit
Fin. Strength
42
Balance sheet, leverage, solvency risk
Investment
49
Disciplined investing over empire-building
Low Volatility
85
Calm price path (market factor)
Momentum
40
Price trend over the last 3–12 months (market factor)
52W Momentum
44
Distance to the 52-week high (market factor)
Net Issuance
66
Share count: buybacks or dilution?
Revenue & earnings trend
Growth Quality ⓘGrowth is valuable only when reinvestment earns attractive returns (Aswath Damodaran): sustainable growth depends on return on capital, reinvestment and efficiency. Basis: total company revenue over the periods shown on the cards (3Y/5Y/all years), not per share, so a merger can show up as a growth jump; per-share earnings growth is in the value-creation card.
62/100
The company is growing, but growth may require heavy reinvestment or weak cash conversion.
Revenue growth 1 year
+6.9%
Revenue growth 3 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+8.3%
’22
’23
’24
’25
What shareholders gained per year (last 3 years) ⓘWhat the business itself delivers per year: earnings growth per share plus the dividend yield. This is what you get IF the market keeps valuing the stock the same way: it contains no assumption about the market changing its mind. Computed per share, so buybacks count and a merger does not pass as growth. For a company that pays no dividend it is pure earnings growth per share. Period: earnings growth per share as CAGR over the last 3 reported fiscal years (annual statements), plus the current dividend yield. The start value is the median of the three years around the start, so a single crisis year (a pandemic or a write-down) does not distort the rate.
+7.8%
Earnings growth per share plus dividend.
Earnings per share, growth per year+6.3%
Dividend (yield on the price)1.5%
Profit margin 2022 to 2025 ⓘOperating margin then vs now, from reported annual statements. A falling margin after a boom year is the classic peak-earnings signal: the growth rate then leans on an inflated base.39% → 37%
Growth Forecast
A lot of optimism in the price
The price assumes about as much growth as the company has delivered so far and more than analysts expect.
What the price assumes ⓘThis turns our valuation around: instead of asking what the share is worth, it asks what growth the current price requires. It uses the cash the company keeps after all spending (free cash flow), the same discount rate as our models, five years of growth, then slowing evenly to 2 % a year by year ten. Compared with the analysts' sales forecasts extended to the same five years (at least three analysts, for context only, it does not enter the Fair Value): within 3 percentage points counts as "in line" (amber), below that little optimism (green), above that a lot of optimism (red).
+7.3%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect ⓘAnalysts publish sales forecasts for the next two fiscal years. For the years after that, growth slows evenly to 2 % a year by year ten (2 % is the long-run rate our models use). Projected years are marked as such.
+4.2%
Yearly sales growth analysts expect, extended to five years.
After inflation (figures in USD, USA: IMF forecast 2.4% a year to 2030, 3.1% from 2016 to 2025) that is about +4.8% a year for the price and +1.8% for the forecasts.
Forecast 2026 (sales)+6.2%
Forecast 2027 (sales)+4.1%
Projected 2028 (sales)+3.8%
Projected 2029 (sales)+3.6%
Projected 2030 (sales)+3.3%
R1EG34 screens overvalued: fair value 38% below the price. Compare with Simon Property Group →
Compare Regency Centers Corporation with another stock
Price, fair value, quality and upside side by side.
Free, no sign-up
Context: sector, industry, market
Values & ESG
Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.
None of the checked exposures detected
Similar stocks
10 more REIT - Retail stocks, each showing price versus our Fair Value estimate.
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| Simon Property Group SPG | $200.76 | $114.08 | −43% |
| Realty Income Corporation O | $55.35 | $87.76 | +59% |
| Kimco Realty Corporation KIM | $22.49 | $17.46 | −22% |
| Unibail-Rodamco-Westfield SE URW | €91.72 | €70.12 | −24% |
| CapitaLand Integrated Commercial Trust (CICT or the Trust) C38U | 2.24 SGD | 1.38 SGD | −38% |
| Scentre Group SCG | A$3.35 | A$3.49 | +4% |
| Link Real Estate Investment Trust (Link REIT) 0823 | HK$37.02 | HK$38.68 | +4% |
| Federal Realty Investment Trust FRT | $108.29 | $40.55 | −63% |
| Brixmor Property Group BRX | $28.07 | $18.82 | −33% |
| Agree Realty Corporation ADC | $66.81 | $99.94 | +50% |
Explore undervalued stocks
More undervalued Real Estate stocks →
All undervalued stocks
TechnologyFinancial ServicesHealthcareConsumer CyclicalConsumer DefensiveCommunication ServicesIndustrialsEnergyBasic MaterialsReal EstateUtilities Deeply Undervalued StocksUndervalued High-Quality StocksUndervalued Blue-Chip StocksUndervalued Small-Cap StocksUndervalued Dividend Stocks
Try a ready-made strategy
Pick a strategy and jump into the live analysis with that exact screen applied.
🥇 Backtested Best
🏆 Big Names
⭐ Top Rated
💎 Quality on Sale
🚀 Profitable Growth
🧊 Quality Compounders
💵 Dividend Stars
📈 Strong Momentum
📉 Fallen Angels
⚖️ Deeply Undervalued
🔍 Small-Cap Gems
🏰 Moat at a Fair Price
💼 Insider Buying
🎩 Buffett-Style Quality
📚 Peter Lynch GARP
🧮 Greenblatt Magic Formula
🛡️ Graham Defensive
Discover tools
Stock screenerFilter by region, size and sector
Compare toolTwo stocks side by side
Extrinsic Value Calculator…Calculator with industry benchmark
Peter Lynch Fair Value Formula &…Calculator with industry benchmark
Run the numbers yourself: free valuation calculators
Frequently asked questions
Is Regency Centers Corporation (R1EG34) overvalued or undervalued?
As of Sep 29, 2026, our model estimates a fair value of R$119.26 versus a price of R$193.18, about −38% upside (overvalued).
What is the fair value of R1EG34?
Our model-based fair value for Regency Centers Corporation is R$119.26 (as of Sep 29, 2026), built from audited fundamentals. The current price: R$193.18.
What is the quality score of R1EG34?
Regency Centers Corporation has a Quality Score of 56/100. It measures business quality (profitability, growth, cash flow, balance-sheet strength, investment discipline, share issuance). Market factors such as price momentum and volatility do not enter the number; they are shown separately in the detail view.
What is the price target for Regency Centers Corporation (R1EG34)?
Our model-based price target is the fair value of R$119.26 (as of Sep 29, 2026) from 16 valuation models. Cautious scenario R$61.54, optimistic scenario R$158.75. It is a calculation from audited fundamentals, not an analyst target.
What is the Regency Centers Corporation stock forecast for 2026?
Our models put fair value at R$119.26, about −38% upside versus a price of R$193.18 (overvalued). Cautious scenario R$61.54, optimistic scenario R$158.75. The calculation is refreshed regularly with new filings.
What is the revenue of Regency Centers Corporation (R1EG34)?
Regency Centers Corporation reported trailing-twelve-month revenue of about $1.7B (latest available figure, as of Sep 29, 2026).
Does Regency Centers Corporation pay a dividend?
Regency Centers Corporation currently shows a dividend yield of about 1.51% relative to its recent price (as of Sep 29, 2026).
What growth is priced into Regency Centers Corporation (R1EG34)?
For today's price to be fair in a discounted-cash-flow model, Regency Centers Corporation would have to grow free cash flow by +7.3 % per year for five years (discount rate 11.7 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 3 years revenue grew +8.3 % per year. As of Sep 29, 2026.
What discount rate (WACC) does the fair value of R1EG34 use?
Our models discount Regency Centers Corporation at 11.7 %: a base by market capitalisation (large), damped by beta 0.83, country premium for Brazil. The same rate applies in all 26 models.
What is a reverse DCF?
A reverse DCF turns the usual calculation around. Instead of deriving a value from assumptions, it takes today's price as given and asks: what free-cash-flow growth would a company have to deliver for exactly this price to be fair? The result is not a forecast but the expectation already priced in. For Regency Centers Corporation that is +7.3 % per year a year over ten years, using the same discount rate (11.7 %) and the same formula as our fair value.
How much growth has Regency Centers Corporation (R1EG34) delivered so far?
Over the past 3 years revenue at Regency Centers Corporation grew +8.3 % a year. The price currently implies +7.3 % per year free-cash-flow growth a year. Comparing the two shows how much confidence is in the price: if it demands more than has been delivered, the business has to accelerate for the maths to work.
How fast is the sector of Regency Centers Corporation (R1EG34) growing?
The median revenue growth in the sector is +1.8 % a year. That is the yardstick for the growth priced into Regency Centers Corporation (+7.3 % per year a year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of Regency Centers Corporation (R1EG34)?
The free-cash-flow yield on the price is 12.27 %: that much free cash flow Regency Centers Corporation produces per unit of market value. When it exceeds the discount rate of our models (11.7 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Regency Centers Corporation (R1EG34)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Regency Centers Corporation it is R$119.26 per share (as of Sep 29, 2026), against a price of R$193.18. It is the blended result of 16 valuation models (cash flow, earnings, asset, dividend).
Is Regency Centers Corporation stock overvalued or undervalued in 2026?
As of Sep 29, 2026, R1EG34 trades above its calculated fair value: price R$193.18, fair value R$119.26, a gap of about −38% (overvalued). The calculation is refreshed with each new quarterly report, so the verdict can change during the year.
Is fair value the same as the market price of R1EG34?
No. The price is what the market pays today (R$193.18); the fair value is what the company's own numbers justify (R$119.26). For Regency Centers Corporation the two are R$73.92 per share apart. That gap is exactly why we show both numbers side by side.
How much is Regency Centers Corporation worth?
The market values Regency Centers Corporation at about R$73.4B (market capitalisation, as of Sep 29, 2026). Per share that is R$193.18; our models calculate a fair value of R$119.26 per share.
What do the bullish and bearish scenarios say about R1EG34?
Our models span a range for Regency Centers Corporation: cautious scenario R$61.54, base R$119.26, optimistic R$158.75 per share (as of Sep 29, 2026, price R$193.18). The range comes from different growth and margin assumptions, not from analyst opinions.
How far is R1EG34 from its 52-week high?
Regency Centers Corporation trades at R$193.18, about 7% below its 52-week high of R$207.86 and 8% above the low of R$179.55 (as of Oct 1, 2026). Distance from the high says nothing about value: that is what the fair value of R$119.26 is for.
Which stocks are comparable to Regency Centers Corporation?
From the same area (Real Estate) we also value Simon Property Group, Realty Income Corporation, Kimco Realty Corporation, Unibail-Rodamco-Westfield SE, among others. Each of them has its own fair-value calculation on this site using the same models, so the comparison is like for like.
Is Regency Centers Corporation stock attractive at the current price?
The data as of Sep 29, 2026: price R$193.18, calculated fair value R$119.26 (−38%), Quality Score 56/100, from 16 models. Whether that fits your horizon and risk tolerance is your call. We provide the calculation, not investment advice.
How is the fair value of R1EG34 calculated?
We run Regency Centers Corporation through 16 models from four families: discounted cash flow, earnings models, asset and balance-sheet models, and dividend models. Every model gets the same audited fundamentals; the result is the weighted average of R$119.26, with the spread shown as a cautious and an optimistic scenario.
Is it still worth investing in stocks now?
The global stock market currently sits 14.5 % above its aggregate fair value. Regency Centers Corporation itself currently trades above fair value. An expensive market is no reason to stay out and no reason to buy everything at once: keep a broad savings plan running, buy single stocks only with money you can do without, and hold part of your money liquid while the market is high. The full picture including sectors is on is it worth investing now.
What is the share price of Regency Centers Corporation (R1EG34)?
The closing price on Oct 1, 2026 was R$193.18. Our model-based fair value is R$119.26, about −38% upside (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Regency Centers Corporation right now?
The price sits above even our optimistic bull case (R$158.75). The favourable scenario is already priced in. Solid but not exceptional quality (56/100) and above fair value, neither a clear bargain nor a standout compounder. A fairly wide model range (R$61.54 to R$158.75) leaves room in how you read the outcome. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Key figures of Regency Centers Corporation
How large is the market capitalisation of Regency Centers Corporation (R1EG34)?
The market capitalisation of Regency Centers Corporation is R$73.4B (≈ $14.1B). The stock-market value of the whole company: share price times number of shares. It is what the market asks for the entire business today.
What is the P/E ratio of Regency Centers Corporation (R1EG34)?
The price-to-earnings ratio of Regency Centers Corporation is 25.4. Price to earnings: how many years of current profit you pay for the stock. A P/E of 10 means ten years of profit.
What is the P/S ratio of Regency Centers Corporation (R1EG34)?
The price-to-sales ratio of Regency Centers Corporation is 8.61 (P/E × margin). Price to sales: market value relative to yearly revenue. Useful when profit is thin or distorted.
What are the earnings per share of Regency Centers Corporation (R1EG34)?
Earnings per share at Regency Centers Corporation are R$7.54 (price ÷ EPS = P/E 25.4). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Regency Centers Corporation (R1EG34)?
The dividend yield of Regency Centers Corporation is 1.5% (payout 38.7%). Yearly dividend relative to the share price. 3% pays 3 per 100 invested. Below: how much of profit is used for it.
What is the net margin of Regency Centers Corporation (R1EG34)?
The net margin of Regency Centers Corporation is 34.0% (fiscal year 2025). How much of every unit of revenue ends up as profit. 10% means 10 cents of profit per dollar of sales.
What is the return on equity of Regency Centers Corporation (R1EG34)?
The return on equity (ROE) of Regency Centers Corporation is 8.0% (last twelve months). Profit relative to shareholders' equity, how efficiently the company works with its owners' money.
What is the EBIT return on assets of Regency Centers Corporation (R1EG34)?
On an EBIT basis the return on assets of Regency Centers Corporation is 4.1% (avg 4y). Operating profit (EBIT) relative to everything the company owns, as a multi-year average. It describes the business model rather than one good or bad year.
What is the operating margin of Regency Centers Corporation (R1EG34)?
The operating margin of Regency Centers Corporation is 40.7% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Regency Centers Corporation (R1EG34)?
Revenue at Regency Centers Corporation is growing +10.0% versus a year earlier (3y avg +8.3%). How much revenue grew versus a year earlier (YoY). The 3-year average next to it puts the single year in context.
How fast are earnings growing at Regency Centers Corporation (R1EG34)?
Earnings per share at Regency Centers Corporation are growing +17.2% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Regency Centers Corporation (R1EG34) carry?
The net debt of Regency Centers Corporation is $4.6B (fiscal year 2025, ≈ 5.6 yrs of FCF). Debt minus cash on hand. The note shows how many years of free cash flow could in theory pay it off.
Free · no account needed
Continue in the live analysis
Fair value and trend for 35,000+ stocks, watchlist, comparison and the diversification check. You can also try 14 days of Pro there, no card.
Open the live analysis →Zero risk: nothing is ever charged. Your watchlist is yours, with or without an account.