NAS10031,283+0.66%S&P7,829+0.71%GOLD$4,200+1.03%BTC$85,499−0.34%VIX15.03−3.16%live tape · as of 19:04 UTC
The Screen · Real Estate · REIT - Retail
Regency Centers
REG · a US exchange · USD · Market cap $13.7B · 503 employees
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.
FAIL · Does not pass the screen
73.33 USD
Screen close, 2026-09-28 · not a live quote Last reviewed 8 days ago
Screened 2026-09-28 · the tape above runs as of 19:04 UTC · two dates, stated on purpose · verdict and workings shown in full · never trimmed
PRICE · FAIR-VALUE RANGE1M3M6MYTD1Y3Y5Y
What this means: price 73.33 against the desk's fair-value range, base estimate 60.41, over the last year.
Positioning no disclosures inside 60 days, left as found
Options no verdict drawn today, left as found
Ethical does not pass the values gate
Price73.33 USD
Fair value60.41
Ethical score10.0/100
RatingAVOID
Our investment reviews on this name
2026-09-11Read Markdown75.34-2.7% to today ✓
2026-08-11Read Distribution76.96-4.7% to today ✓
2026-07-02Read Markdown77.72-5.6% to today ✓
Our analytic regime reads on this name, dated and marked against the screened price. Small sample per name, and separate from the daily-framework accuracy on the Track Record page.
Regency Centers holds its Markdown at $73.33. Consolidating, no directional conviction, held for 281 days.
As held on the ledger · 2026-09-28
Phase
Markdown · caution
Quantitative state
Consolidating, no directional conviction, held for 281 days
Price at the screen
$73.33
Valuation
24.69 trailing · 29.13 forward price to earnings
Values screen
FAIL· score 10.0
Beta
0.81
The Workings
Five Screens, Shown in Full
Does not pass. Debt ratio
Test
Figure
Limit
What it means
Status
Business activity
Permissible
Core business clean
Its core business isn't built on prohibited lines: no gambling, alcohol, tobacco, weapons, or interest-based lending.
Pass
Debt load
41.06%
Below 33%
Interest-bearing debt is 41.1% of its assets, above the one-third ceiling the screen allows.
Fail
Interest-bearing cash
3.09%
Below 33%
Cash held in interest-bearing accounts and securities is 3.1% of assets, under the one-third limit.
Pass
Receivables
2.42%
Below 49%
Money owed to the company is 2.4% of assets, under the 49% limit.
Pass
Revenue purity
0.50%
Below 5%
Only 0.5% of revenue comes from non-compliant sources, under the 5% line.
Pass
Five checks adapted from AAOIFI screening standards: business activity plus four balance-sheet ratios. All five must pass for ethical clearance. Every figure is arithmetic on public accounts, not judgement.
The Ethical Read
Why It Falls Short, in Plain English
Regency Centers's business is in a permissible area, but its interest-bearing debt is about 41% of the company, well over the ~33% line, so it does not pass on the financial screens.
Read as at 2026-10-04. It updates when the underlying figures move, and past reads are kept below.
What the Numbers Say It Is Worth
The Fair Value Range
Our framework reads AVOID: it trades above our $60.41 fair value estimate, narrow competitive moat, 8.90% revenue growth.
Fair value range in USD, drawn from the 2026-09-28 screen. The gold marker is the market price at the same screen. The price runs 17.6% above the base estimate.
Third-party analyst targets: 18 covering, consensus Buy. The average target sits +16% from the screen price.
Reading the gap · Our more conservative model reads it as fully-to-richly valued here, while the Street is more bullish: a quality-at-a-fair-price name rather than a deep-value one.
Price History & Projections
Where it has been, where the models see it going. History from market close data; projection points are our fair-value estimates and third-party analyst targets, dated to the 2026-09-28 screen.
Fair value and rating are our own model estimates; the Street's range reflects third-party analyst estimates. Analysis, not advice.
The Business, in Plain Words
Retail REITs Priced Like Premium Growth Stocks
Picture a strip mall landlord whose centres fill up steadily yet still charges investors a premium for the stability. Regency Centers sits in that spot right now. Revenue is expanding at 10 percent with a 33 percent profit margin, yet the shares change hands at 32.8 times forward earnings while our fair value sits 26 percent below the current price. A narrow moat and an 8 percent return on equity do not justify stretching that far, so we pass.
The ethical screen flags the balance sheet first. High debt levels breach our limits and leave little room for the next retail downturn. Nineteen analysts may cluster around an 85 dollar target and a buy rating, but their optimism cannot override the simple arithmetic of paying more than the business is worth on conservative numbers.
Cyclical retail property values can swing quickly when consumer spending slows or interest rates stay elevated. That combination of stretched valuation, leverage concerns and modest returns on capital is exactly why the name fails both our financial and ethical checks. Analysis, not advice.
The risks · The main risks here are ordinary market swings and the chance our fair-value read proves too optimistic.
Plain-English interpretation of our own screen data. Analysis, not advice.
Where & How to Trade
REG trades on a US exchange. As a listed security it is accessible through almost any international broker offering its home market. New to this, or investing from abroad? Our guide to accessing global markets covers brokers, currencies and the practical steps.
The Dated Journal · Newest First, Never Edited
Every Entry, As Written
2026-10-02Markdown$73.33-2.7%Entry 6
The framework reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 2.7% since our last review. Ethical screening: FAIL. This security does not pass our values-based screening criteria. The risk-adjusted return profile shows good risk-adjusted returns. Our composite framework grades it B, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 15%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (19 analysts) rates it buy, with a mean price target of $84.
2026-09-11Markdown · changed$75.34-2.1%Entry 5
The framework has shifted from distribution to markdown since the last review. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 2.1% since our last review. Ethical screening: FAIL. This security does not pass our values-based screening criteria. The risk-adjusted return profile shows good risk-adjusted returns. Our composite framework grades it B, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 15%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (19 analysts) rates it buy, with a mean price target of $84.
The framework has shifted from markdown to distribution since the last review. Smart money appears to be selling into strength. Institutional holders may be rotating out. Price has moved down 1.0% since our last review. Ethical screening: FAIL. This security does not pass our values-based screening criteria. The risk-adjusted return profile shows excellent risk-adjusted returns. Our composite framework grades it B, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 15%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (19 analysts) rates it buy, with a mean price target of $84.
2026-07-18Markdown$77.72+0.0%Entry 3
The framework reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.0% since our last review. Ethical screening: FAIL. This security does not pass our values-based screening criteria. The risk-adjusted return profile shows excellent risk-adjusted returns. Our composite framework grades it B, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 15%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (19 analysts) rates it buy, with a mean price target of $84.
2026-07-03Markdown$77.72+0.0%Entry 2
The framework reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.0% since our last review. Ethical screening: FAIL. This security does not pass our values-based screening criteria. The risk-adjusted return profile shows excellent risk-adjusted returns.
2026-07-02Markdown$77.72Entry 1
The framework reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Ethical screening: FAIL. This security does not pass our values-based screening criteria. The risk-adjusted return profile shows excellent risk-adjusted returns.
Each entry above was written on its date, before the outcome. A journal you can prune is not a journal.
