FRT vs GOOGL: Federal Realty Investment Trust vs Alphabet Inc. Historical Returns & Investment Comparison
This FRT vs GOOGL comparison analyzes the historical stock performance of Federal Realty Investment Trust and Alphabet Inc. side-by-side. Using real, adjusted market data, this tool shows how identical investments in both stocks would have performed over time—highlighting differences in returns, volatility, and consistency across market cycles.
Use the interactive calculator below to adjust the investment amount and time period, visualizing how Federal Realty Investment Trust and Alphabet Inc. have historically performed against each other.
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Performance Summary
$10,000 invested from 1986 to 2025 (40 years)
Head-to-Head Record
Over the 22-year comparison period, Federal Realty Investment Trust outperformed Alphabet Inc. in 8 years, while Alphabet Inc. outperformed Federal Realty Investment Trust in 14 years.
FRT - Federal Realty Investment Trust
GOOGL - Alphabet Inc.
Overall Winner: GOOGL with an average annual return of 30.42% (vs 11.97% for FRT)
Understanding FRT vs GOOGL Performance
When comparing Federal Realty Investment Trust and Alphabet Inc., investors should consider multiple factors beyond just total returns. Volatility, consistency of growth, dividend payments, and sector-specific risks all play crucial roles in determining which stock might be better suited for your investment strategy and risk tolerance.
Historical performance data shows how each stock responded to market downturns, economic expansions, and company-specific events. While past performance doesn't guarantee future results, understanding these patterns can help inform investment decisions and portfolio allocation strategies.
Cumulative Growth Comparison
A $10,000 investment in Federal Realty Investment Trust grew to $427,850, compared to $978,142 for Alphabet Inc. over the same period.
Year-by-Year Comparison
| Year | FRT Return | FRT Cumulative | GOOGL Return | GOOGL Cumulative | Difference | Winner |
|---|---|---|---|---|---|---|
| 1986 (Start) | - | $10,000.00 | - | $10,000.00 | - | Initial Investment |
| 1987 | +18.66% | $11,865.67 | - | - | - | Tie |
| 1988 | -0.32% | $11,827.91 | - | - | - | Tie |
| 1989 | +10.21% | $13,035.03 | - | - | - | Tie |
| 1990 | +12.42% | $14,653.41 | - | - | - | Tie |
| 1991 | -29.24% | $10,368.53 | - | - | - | Tie |
| 1992 | +43.68% | $14,897.54 | - | - | - | Tie |
| 1993 | +41.64% | $21,100.48 | - | - | - | Tie |
| 1994 | +5.89% | $22,344.04 | - | - | - | Tie |
| 1995 | -11.05% | $19,875.72 | - | - | - | Tie |
| 1996 | +16.48% | $23,150.36 | - | - | - | Tie |
| 1997 | +26.35% | $29,250.06 | - | - | - | Tie |
| 1998 | +2.68% | $30,034.86 | - | - | - | Tie |
| 1999 | -1.80% | $29,494.65 | - | - | - | Tie |
| 2000 | -12.75% | $25,734.48 | - | - | - | Tie |
| 2001 | +10.77% | $28,506.73 | - | - | - | Tie |
| 2002 | +31.83% | $37,579.97 | - | - | - | Tie |
| 2003 | +31.75% | $49,511.13 | - | - | - | Tie |
| 2004 | +43.37% | $70,983.30 | - | - | - | Tie |
| 2005 | +39.94% | $99,331.51 | +92.14% | $19,213.68 | -52.20% (GOOGL) | GOOGL |
| 2006 | +23.55% | $122,728.87 | +104.66% | $39,322.12 | -81.10% (GOOGL) | GOOGL |
| 2007 | +42.60% | $175,005.53 | +5.80% | $41,603.40 | +36.79% (FRT) | FRT |
| 2008 | +0.03% | $175,053.17 | +47.88% | $61,523.82 | -47.85% (GOOGL) | GOOGL |
| 2009 | -21.44% | $137,520.95 | -55.10% | $27,624.17 | +33.66% (FRT) | FRT |
| 2010 | +19.48% | $164,316.26 | +92.95% | $53,300.22 | -73.46% (GOOGL) | GOOGL |
| 2011 | +20.37% | $197,783.69 | -5.23% | $50,512.54 | +25.60% (FRT) | FRT |
| 2012 | +17.09% | $231,575.73 | +6.88% | $53,985.36 | +10.21% (FRT) | FRT |
| 2013 | +17.84% | $272,896.28 | +6.31% | $57,390.43 | +11.54% (FRT) | FRT |
| 2014 | -0.88% | $270,507.56 | +54.95% | $88,929.18 | -55.83% (GOOGL) | GOOGL |
| 2015 | +35.90% | $367,620.31 | -4.75% | $84,705.99 | +40.65% (FRT) | FRT |
| 2016 | +10.45% | $406,051.04 | +46.92% | $124,449.25 | -36.47% (GOOGL) | GOOGL |
| 2017 | +0.63% | $408,628.13 | +4.35% | $129,858.61 | -3.71% (GOOGL) | GOOGL |
| 2018 | -4.45% | $390,424.54 | +30.37% | $169,296.24 | -34.82% (GOOGL) | GOOGL |
| 2019 | -8.75% | $356,276.97 | -2.63% | $164,839.88 | -6.11% (GOOGL) | GOOGL |
| 2020 | +14.68% | $408,575.91 | +26.99% | $209,338.25 | -12.32% (GOOGL) | GOOGL |
| 2021 | -28.75% | $291,125.76 | +28.05% | $268,064.52 | -56.80% (GOOGL) | GOOGL |
| 2022 | +71.72% | $499,911.84 | +67.83% | $449,904.47 | +3.88% (FRT) | FRT |
| 2023 | -22.89% | $385,490.38 | -39.15% | $273,775.22 | +16.26% (FRT) | FRT |
| 2024 | +4.87% | $404,264.91 | +56.74% | $429,125.42 | -51.87% (GOOGL) | GOOGL |
| 2025 | +10.55% | $446,907.35 | +37.50% | $590,055.18 | -26.95% (GOOGL) | GOOGL |
| 2026 | -4.26% | $427,850.45 | +65.77% | $978,141.75 | -70.04% (GOOGL) | GOOGL |
Annual returns include dividends and stock splits. Cumulative values show growth of $10,000 invested from the first year. Positive difference means FRT outperformed GOOGL that year.
Company Profiles
Federal Realty Investment Trust
FRT
Federal Realty Investment Trust is a recognized leader in the ownership, operation, and redevelopment of high-quality retail-based properties primarily located in major coastal markets from Washington, D.C. to Boston, as well as in San Francisco and Los Angeles. The company's portfolio is strategically concentrated in densely populated, affluent communities where it can create exceptional retail experiences and generate strong, sustainable cash flow. Federal Realty is a fully integrated real estate company, actively involved in all aspects of property ownership and management.
Key Innovations
- ✓Pioneered mixed-use development, transforming traditional shopping centers into vibrant community hubs with retail, residential, and office components.
- ✓Focus on placemaking and creating experiential retail environments that attract and retain tenants and customers.
Business Segments
- Property OperationsInvolves the ownership, management, and leasing of retail properties, generating rental income.
- Redevelopment and DevelopmentEngages in the strategic redevelopment of existing properties and development of new properties to enhance value and generate future growth.
Alphabet Inc.
GOOGL
Alphabet Inc. is a global technology conglomerate that serves as the parent company of Google and several other 'Other Bets' ventures. As of 2026, Alphabet is a vertically integrated AI powerhouse, leveraging its proprietary Tensor Processing Units (TPUs) and Gemini 3 foundational models to dominate digital advertising, cloud infrastructure, and autonomous systems. Its ecosystem revolves around the 'Google Services' segment, which includes the world's most popular search engine, YouTube, and the Android operating system. The company is currently navigating a 'dual-track' reality: unprecedented growth in its AI-native cloud division and the commercial scaling of Waymo, balanced against significant regulatory shifts following U.S. antitrust mandates regarding search data sharing and default agreements.
Key Innovations
- ✓PageRank Algorithm (The foundation of modern search)
- ✓Tensor Processing Units (TPU v6) - Proprietary AI-accelerated silicon
- ✓Gemini 3 - Multi-modal, frontier-scale generative AI model
- ✓Waymo Driver - Level 4 fully autonomous driving technology
- ✓Transformer Architecture - The research breakthrough that enabled the modern LLM era
- ✓AlphaFold - AI-driven protein structure prediction for drug discovery
- ✓Project Suncatcher - Orbital data center technology testing
Business Segments
- Google ServicesThe largest revenue segment, encompassing Google Search, YouTube advertising and subscriptions (YouTube Premium/TV), the Android ecosystem, Chrome, Google Maps, and Google Play. This segment also includes hardware sales for the Pixel smartphone line and Nest smart home devices. In 2026, this division is characterized by the integration of 'Agentic AI' assistants that perform tasks on behalf of users.
- Google CloudProvides enterprise-grade cloud infrastructure (Google Cloud Platform) and productivity tools (Google Workspace). This segment is Alphabet's fastest-growing unit, offering specialized AI training clusters powered by TPU v6 and Axion processors. It serves as a critical partner for major enterprises and AI startups needing scalable compute and sovereignty-focused data residency.
- Other BetsA collection of high-growth, early-stage businesses. This includes Waymo (autonomous ride-hailing), Verily and Calico (health and life sciences), X (the 'moonshot' factory), and Wing (drone delivery). By 2026, Waymo has emerged as a significant top-line contributor following its expansion into dozens of major global metropolitan areas.
How This Comparison Works
Our stock comparison tool uses adjusted closing prices to calculate year-by-year returns for both stocks. This ensures an apples-to-apples comparison that accounts for:
- ✓Dividends: All dividend payments are reinvested
- ✓Stock splits: Historical prices are adjusted for all splits
- ✓Head-to-head record: Shows which stock outperformed each year
- ✓Statistical analysis: Average returns, best/worst years, and win rates
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Important Disclaimer
This comparison tool is for educational and informational purposes only and does not constitute financial, investment, or trading advice. Past performance is not indicative of future results. Historical returns include dividends and stock splits but do not account for taxes, fees, inflation, or individual circumstances. Stock market investments carry risk, including the potential loss of principal. Always consult with a qualified financial advisor before making investment decisions. The data presented is based on historical market data and may contain inaccuracies or delays.