MREITPHS:MREIT +0.14%61 FCF Margin % is 59.63% as of Mar. 2026, which is 22% below its 10-year median of 76.93. GuruFocus rates PHS:MREIT with a GF Score™ of 61/100 and a GF Value™ of ₱13.60 (Fairly Valued). The stock has 2 warning signs investors should review. Among 936 REITs companies, MREIT ranks better than 57.37% on this metric.
FCF Margin % is calculated as Free Cash Flow divided by its Revenue. MREIT's Free Cash Flow for the
three
months ended in Mar. 2026 was ₱1,027 Mil. MREIT's Revenue for the
three
months ended in Mar. 2026 was ₱1,723 Mil. Therefore, MREIT's FCF Margin % for the quarter that ended in Mar. 2026 was 59.63%.
The historical rank and industry rank for MREIT's FCF Margin % or its related term are showing as below:
PHS:MREIT'
s FCF Margin % Range Over the Past 10 Years
Min: 48.02 Med: 76.93 Max: 78.36
Current: 48.02
During the past 4 years, the highest FCF Margin % of MREIT was 78.36%. The lowest was 48.02%. And the median was 76.93%.
PHS:MREIT's FCF Margin % is ranked better than 57.37% of 936
companies
in the REITs industry
Industry Median: 40.025
vs PHS:MREIT: 48.02
MREIT FCF Margin % Related Terms
MREIT FCF Margin % Historical Data
* Premium members only.
The historical data trend for MREIT's FCF Margin % can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
PHS:MREIT vs BXP, ARE, VNO: FCF Margin % Comparison
For the REIT - Office subindustry, MREIT's FCF Margin %, along with its competitors' market caps and FCF Margin % data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
MREIT FCF Margin % vs REITs Industry
For the REITs industry and Real Estate sector, MREIT's FCF Margin % distribution charts can be found below:
* The bar in red indicates where MREIT's FCF Margin % falls into.
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
MREIT (PHS:MREIT) has a FCF Margin % of 59.63% as of Mar. 2026. Free cash flow margin is the ratio of total free cash flow to net sales. View historical data on MREIT and its competitors. This is 22% below median its historical median of 76.93. Over the past decade, MREIT's FCF Margin % has ranged from 48.02 to 78.36. According to the industry distribution chart, MREIT ranks #399 out of 936 companies in the REITs industry, placing it in the top 42.6%.
Is MREIT's FCF Margin % too high?
MREIT's current FCF Margin % of 59.63% is 22% below median its 10-year median of 76.93. Over the past 10 years, this metric has ranged from a low of 48.02 to a high of 78.36. The REITs industry median FCF Margin % is 40.03. MREIT's value of 59.63% is 49% above this industry median. Based on the distribution chart, MREIT ranks #399 out of 936 companies in the REITs industry, which is above the industry midpoint. Overall, MREIT has a GF Score™ of 61/100 and is considered Fairly Valued, reflecting its overall financial health beyond just this single metric.
How does MREIT's FCF Margin % compare to BXP and ARE?
According to the REITs industry distribution chart, MREIT ranks #399 out of 936 companies for FCF Margin %. This puts MREIT in the upper half of its industry. The industry median FCF Margin % is 40.03. MREIT's value of 59.63% is 49% above this benchmark. Historically, MREIT's own FCF Margin % has ranged from 48.02 to 78.36 over the past decade. While the company's 10-year median is 76.93 vs. the industry median of 40.03, MREIT has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good FCF Margin % for a REITs company?
The median FCF Margin % among REITs companies is 40.03, based on 936 companies in the industry. Companies in the top quartile (top 25%) have a FCF Margin % significantly above this median, while those in the bottom quartile fall well below. However, FCF Margin % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. MREIT's current FCF Margin % of 59.63% is 49% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high FCF Margin % mean?
A high FCF Margin % can signal that a stock is expensive relative to its fundamentals. Free cash flow margin is the ratio of total free cash flow to net sales. View historical data on MREIT and its competitors. For the REITs industry, the median FCF Margin % is 40.03 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. MREIT's current FCF Margin % is 59.63%, which is 22% below median its own 10-year median of 76.93. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is MREIT stock overvalued right now?
Based on GuruFocus' analysis, MREIT (PHS:MREIT) is currently considered Fairly Valued. The stock's GF Value™ is ₱13.60, compared to a current price of ₱13.96 — trading 2.6% above its estimated fair value. The current FCF Margin % is 59.63%, which is 22% below median its 10-year median of 76.93 and 49% above the REITs industry median of 40.03. MREIT's overall GF Score™ is 61/100 with 2 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is FCF Margin % calculated?
FCF Margin % is calculated from a company's financial statements. For MREIT (PHS:MREIT), the current FCF Margin % is 59.63% as of Mar. 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is MREIT (PHS:MREIT) Overvalued in 2026?
Based on GuruFocus' analysis, MREIT stock appears to be overvalued.
The current stock price of ₱13.96 is trading 2.6% above its estimated GF Value™ of ₱13.60.
GuruFocus considers MREIT to be Fairly Valued.
Key valuation signals for PHS:MREIT:
FCF Margin %: 59.63% (22% below median its 10-year median of 76.93)
GF Value™: ₱13.60 vs. price of ₱13.96 (2.6% above fair value)
Industry Position: 49% above the REITs median (#399 of 936)
No single metric tells the full story. See the PHS:MREIT stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
MREIT Inc operates as a Real Estate Investment Trust. The company is formed to own and invest in an income-producing commercial portfolio of office, retail, and hotel properties in the Philippines that meets its investment criteria. The principal investment mandate and plan of the company is to invest in income-generating real estate that meets a select set of criteria, such as location, property grade and type, and tenant profile.
61GF Score
Get the complete analysis for PHS:MREIT
FCF Margin % is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
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