FRT vs MSFT: Federal Realty Investment Trust vs Microsoft Corporation Historical Returns & Investment Comparison
This FRT vs MSFT comparison analyzes the historical stock performance of Federal Realty Investment Trust and Microsoft Corporation 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 Microsoft Corporation 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 40-year comparison period, Federal Realty Investment Trust outperformed Microsoft Corporation in 16 years, while Microsoft Corporation outperformed Federal Realty Investment Trust in 24 years.
FRT - Federal Realty Investment Trust
MSFT - Microsoft Corporation
Overall Winner: MSFT with an average annual return of 31.68% (vs 11.97% for FRT)
Understanding FRT vs MSFT Performance
When comparing Federal Realty Investment Trust and Microsoft Corporation, 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 $63,781,898 for Microsoft Corporation over the same period.
Year-by-Year Comparison
| Year | FRT Return | FRT Cumulative | MSFT Return | MSFT Cumulative | Difference | Winner |
|---|---|---|---|---|---|---|
| 1986 (Start) | - | $10,000.00 | - | $10,000.00 | - | Initial Investment |
| 1987 | +18.66% | $11,865.67 | +72.32% | $17,232.21 | -53.67% (MSFT) | MSFT |
| 1988 | -0.32% | $11,827.91 | +127.22% | $39,155.81 | -127.54% (MSFT) | MSFT |
| 1989 | +10.21% | $13,035.03 | -4.91% | $37,233.03 | +15.12% (FRT) | FRT |
| 1990 | +12.42% | $14,653.41 | +62.24% | $60,406.07 | -49.82% (MSFT) | MSFT |
| 1991 | -29.24% | $10,368.53 | +69.58% | $102,435.17 | -98.82% (MSFT) | MSFT |
| 1992 | +43.68% | $14,897.54 | +123.24% | $228,680.64 | -79.56% (MSFT) | MSFT |
| 1993 | +41.64% | $21,100.48 | +12.34% | $256,889.66 | +29.30% (FRT) | FRT |
| 1994 | +5.89% | $22,344.04 | -5.29% | $243,309.53 | +11.18% (FRT) | FRT |
| 1995 | -11.05% | $19,875.72 | +52.57% | $371,227.53 | -63.62% (MSFT) | MSFT |
| 1996 | +16.48% | $23,150.36 | +45.79% | $541,228.97 | -29.32% (MSFT) | MSFT |
| 1997 | +26.35% | $29,250.06 | +84.12% | $996,524.76 | -57.77% (MSFT) | MSFT |
| 1998 | +2.68% | $30,034.86 | +58.35% | $1,577,958.22 | -55.66% (MSFT) | MSFT |
| 1999 | -1.80% | $29,494.65 | +111.53% | $3,337,930.90 | -113.33% (MSFT) | MSFT |
| 2000 | -12.75% | $25,734.48 | +65.60% | $5,527,711.79 | -78.35% (MSFT) | MSFT |
| 2001 | +10.77% | $28,506.73 | -62.79% | $2,056,960.51 | +73.56% (FRT) | FRT |
| 2002 | +31.83% | $37,579.97 | +52.74% | $3,141,755.21 | -20.91% (MSFT) | MSFT |
| 2003 | +31.75% | $49,511.13 | -22.88% | $2,422,863.26 | +54.63% (FRT) | FRT |
| 2004 | +43.37% | $70,983.30 | +2.80% | $2,490,701.94 | +40.57% (FRT) | FRT |
| 2005 | +39.94% | $99,331.51 | +8.81% | $2,710,135.61 | +31.13% (FRT) | FRT |
| 2006 | +23.55% | $122,728.87 | -1.01% | $2,682,698.63 | +24.57% (FRT) | FRT |
| 2007 | +42.60% | $175,005.53 | +12.86% | $3,027,729.87 | +29.73% (FRT) | FRT |
| 2008 | +0.03% | $175,053.17 | +20.84% | $3,658,796.67 | -20.82% (MSFT) | MSFT |
| 2009 | -21.44% | $137,520.95 | -43.79% | $2,056,771.16 | +22.35% (FRT) | FRT |
| 2010 | +19.48% | $164,316.26 | +53.44% | $3,155,957.24 | -33.96% (MSFT) | MSFT |
| 2011 | +20.37% | $197,783.69 | -7.94% | $2,905,242.80 | +28.31% (FRT) | FRT |
| 2012 | +17.09% | $231,575.73 | -4.75% | $2,767,111.96 | +21.84% (FRT) | FRT |
| 2013 | +17.84% | $272,896.28 | +2.60% | $2,838,991.28 | +15.25% (FRT) | FRT |
| 2014 | -0.88% | $270,507.56 | +39.54% | $3,961,633.63 | -40.42% (MSFT) | MSFT |
| 2015 | +35.90% | $367,620.31 | +28.42% | $5,087,641.85 | +7.48% (FRT) | FRT |
| 2016 | +10.45% | $406,051.04 | +21.88% | $6,200,739.95 | -11.42% (MSFT) | MSFT |
| 2017 | +0.63% | $408,628.13 | +16.51% | $7,224,217.07 | -15.87% (MSFT) | MSFT |
| 2018 | -4.45% | $390,424.54 | +39.74% | $10,095,202.03 | -44.20% (MSFT) | MSFT |
| 2019 | -8.75% | $356,276.97 | +20.22% | $12,136,360.37 | -28.97% (MSFT) | MSFT |
| 2020 | +14.68% | $408,575.91 | +58.26% | $19,206,911.25 | -43.58% (MSFT) | MSFT |
| 2021 | -28.75% | $291,125.76 | +39.94% | $26,878,701.70 | -68.69% (MSFT) | MSFT |
| 2022 | +71.72% | $499,911.84 | +55.79% | $41,874,319.16 | +15.93% (FRT) | FRT |
| 2023 | -22.89% | $385,490.38 | -27.69% | $30,280,494.98 | +4.80% (FRT) | FRT |
| 2024 | +4.87% | $404,264.91 | +58.35% | $47,949,092.29 | -53.48% (MSFT) | MSFT |
| 2025 | +10.55% | $446,907.35 | +14.50% | $54,902,457.42 | -3.95% (MSFT) | MSFT |
| 2026 | -4.26% | $427,850.45 | +16.17% | $63,781,897.96 | -20.44% (MSFT) | MSFT |
Annual returns include dividends and stock splits. Cumulative values show growth of $10,000 invested from the first year. Positive difference means FRT outperformed MSFT 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.
Microsoft Corporation
MSFT
Microsoft Corporation is a global technology powerhouse that develops, licenses, and supports a wide range of software products, services, and devices. As of 2026, the company has successfully transitioned into an 'AI-first' organization, leveraging its strategic partnership with OpenAI to integrate generative AI across its entire tech stack. Microsoft is the dominant provider in enterprise computing through its Windows operating system and Office productivity suite, and it is a leading player in the global cloud market with Azure. Its business model centers on digital transformation, cloud infrastructure, and the emerging economy of autonomous AI agents.
Key Innovations
- ✓Azure AI Services & Copilot Ecosystem
- ✓Windows 11 and Next-Gen 'Copilot+' AI PC architecture
- ✓Microsoft 365 Copilot (Generative AI for productivity)
- ✓HoloLens and Mixed Reality (Industrial Metaverse)
- ✓Custom Silicon: Azure Maia AI Accelerator and Azure Cobalt CPU
- ✓Topological Quantum Computing (Majorana 1 chip)
- ✓Agentic AI: Autonomous digital coworkers built on Copilot Studio
Business Segments
- Intelligent CloudThe company's primary growth engine, consisting of public, private, and hybrid server products and cloud services. Key offerings include Azure—a comprehensive cloud platform for computing, networking, and AI—as well as SQL Server, Windows Server, GitHub, and Nuance Healthcare. In 2026, this segment is heavily focused on scaling AI 'superfactories' and providing the infrastructure for large-scale generative AI workloads.
- Productivity and Business ProcessesFocuses on productivity, communication, and information services. It includes Microsoft 365 (formerly Office), which has evolved into a Copilot-integrated subscription service for both commercial and consumer users. This segment also encompasses LinkedIn (talent and marketing solutions), Dynamics 365 (cloud-based ERP and CRM), and the Microsoft Power Platform for low-code development and hyperautomation.
- More Personal ComputingEncompasses products and services geared toward end-users and developers across devices. This includes Windows OEM and commercial licensing, Surface devices, Search and news advertising (Bing and Copilot), and Gaming. Following the acquisition of Activision Blizzard, the Gaming division includes Xbox hardware, content, and services like Game Pass, making Microsoft one of the largest video game publishers globally.
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.