What is Regency Centers Corporation (REG) DCF Fair Value and Intrinsic Value in 2026?

Regency Centers Corporation (REG) intrinsic value is calculated using conservative multi-stage Discounted Cash Flow (DCF) models, 5-year free cash flow trajectories, Graham Numbers, and owner earnings multiples. LocalAlpha tracks real-time margin of safety against live market prices.

What is Regency Centers Corporation's historical Return on Invested Capital (ROIC) and Moat Rating?

Regency Centers Corporation operates in the Real Estate sector (REIT - Retail) with an economic moat rating of NONE. LocalAlpha tracks 5-year audited quarterly ROIC, operating margin stability, and balance sheet solvency ratios.

What is Regency Centers Corporation's financial health rating and Piotroski F-Score?

Regency Centers Corporation's balance sheet quality is evaluated using the 9-point Piotroski F-Score, Altman Z-Score solvency model, debt-to-equity ratio, and quick/current liquidity coverage to guard against financial distress.

How does LocalAlpha monitor Regency Centers Corporation (REG) for quarterly SEC filing thesis breaks?

LocalAlpha audits Regency Centers Corporation's 10-K, 10-Q, and 8-K regulatory filings on SEC EDGAR within 15 minutes of release. If reported metrics breach an investor's custom ROIC floor, operating margin boundary, or qualitative risk criteria, an autonomous breach audit is dispatched immediately.

StocksREG

REG

Regency Centers CorporationReal Estate / REIT - RetailINTACT

Regency Centers Corporation is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member. Regency Centers Corporation was incorporated in 1963 and is based in Jacksonville, Florida.

Share Price

$74.62

52W: $66.86 - $83.66

DCF Fair Value

$102.55

+27.2% MoS

Thesis Hub

P/E (TTM)

25.1x

ROIC

29.7%

Operating Margin

39.6%

FCF Yield

5.3%

Debt / Equity

0.72x

Piotroski Score

6/9

Altman Z-Score

2.72

Market Cap

$14B

Price vs. Intrinsic Value Corridor

Margin of Safety Buy Zone (<25% Discount)

Historical market price overlaid against conservative DCF Fair Value & Benjamin Graham Margin of Safety bands.

Period Return (1Y)

—()

Period Range

$— - $—

DCF Fair Value

$102.55

MOS Buy Target (-25%)

$76.91

Valuation Overlays: DCF Fair Value ($102.55) 25% MOS Buy Target ($76.91) Revised Graham ($104.00) Graham Number ($49.32)

2-Stage Discounted Cash Flow (DCF) Workbench

Conservative intrinsic value model based on owner cash generation over a 10-year investment horizon. Opens with LocalAlpha's baseline assumptions (matching the fair value shown above) — adjust any input to stress-test.

Current Market Price

$74.62

DCF Fair Value

$102.89

+27.5% MoS

Starting Free Cash Flow ($M)$743M

$100M$743M (Reported)$50,000M

Stage 1 Growth (Years 1-5)18.0%

-5%10% (Target)35%

Stage 2 Growth (Years 6-10)4.5%

0%5%20%

Discount Rate (WACC / Hurdle)9.0%

6%9% (Standard)15% (High Risk)

Terminal Perpetual Growth2.5%

1% (GDP Floor)2.5% (Inflation)4.0%

Net Debt ($M)$4,900M

-$100B CashBalance Sheet+$150B Debt

10-Yr PV of Cash Flows

$9.6B

PV of Terminal Value

$14.1B

Implied Enterprise Value

$23.7B

Implied Equity Value

$18.8B

Year	Yr 1	Yr 2	Yr 3	Yr 4	Yr 5	Yr 6	Yr 7	Yr 8	Yr 9	Yr 10
Projected FCF ($M)	$877	$1,035	$1,221	$1,441	$1,700	$1,776	$1,856	$1,940	$2,027	$2,118
Present Value (PV)	$804	$871	$943	$1,020	$1,105	$1,059	$1,015	$974	$933	$895

Benjamin Graham & Buffett Value Models

Classical deep value metrics based on asset backing, normalized earnings power, and owner cash yield.

Graham Number-51.3% Premium

$49.32

Calculated as √(22.5 × EPS × BVPS). The maximum theoretical price a defensive investor should pay based purely on asset book value and current earnings.

EPS: $2.97BVPS: $36.40

Revised Graham Formula+28.3% MoS

$104.00

Formula: V = (EPS × (8.5 + 2g) × 4.4) / Y where g is the conservative 7-10 yr growth rate and Y is AAA Bond Yield.

Growth Rate (g%)

Bond Yield (Y%)

Buffett Owner Earnings5.2% Yield

$3.86 / share

True distributable cash flow: Net Income + D&A - Maintenance CapEx. Reflects the cash Buffett would extract without hurting unit volume.

Total: $0.7BYield: 5.2%

Reverse DCF: Market Growth Expectation

MODEST BARRIER

4.5% CAGR (Next 10 Yrs)

At the current price of $74.62, the market is assuming the business will compound Free Cash Flow at 4.5% per year for the next decade with a 9% hurdle rate.

Value Investor Verdict

✓ Low market hurdle: Easy for a wide-moat compounder to beat.

Autonomous Thesis Underwriting

Surveil REG with Mathematical Margin of Safety Rules

Set non-negotiable floor rules for Regency Centers Corporation. If a newly filed quarterly 10-Q breaks your ROIC floor, operating margin boundary, or balance sheet leverage rules, receive an autonomous breach audit within 15 minutes.

Buffett Quality

ROIC > 15% • Margin > 15% • D/E < 0.5x

Margin Floor Guard

Current Margin 39.6% • Floor > 10%

Solvency Guard

Altman-Z > 2.6 • Current Ratio > 1.5x

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Frequently Asked Questions: Regency Centers Corporation (REG) Intrinsic Valuation

Audited fundamentals, DCF intrinsic value sensitivity, and thesis break detection parameters for Regency Centers Corporation.

Based on institutional multi-stage Discounted Cash Flow (DCF) modeling on audited SEC cash flows, Regency Centers Corporation has an estimated DCF intrinsic fair value of $102.55 per share compared to its current market price of $74.62. This represents an estimated 27.2% margin of safety (trading below fair value). Additionally, its classic Benjamin Graham Number stands at $49.32.