Regency CentersREG -0.62%81 3-Year ROIIC % is 5.26 as of Dec. 2025, which is 111% above its 10-year median of 2.49. GuruFocus rates REG with a GF Score™ of 81/100 and a GF Value™ of $76.61 (Fairly Valued). The stock has 8 warning signs investors should review. Among 699 REITs companies, Regency Centers ranks better than 60.94% on this metric.
3-Year Return on Invested Incremental Capital (3-Year ROIIC %) measures the change in earnings as a percentage of change in investment over 3-year.
Regency Centers's 3-Year ROIIC % for the quarter that ended in Dec. 2025 was 5.26%. High ROIIC is generally an indication that your business is capital efficient or has a higher operating leverage.
The industry rank for Regency Centers's 3-Year ROIIC % or its related term are showing as below:
REG's 3-Year ROIIC % is ranked better than 60.94% of 699
companies
in the REITs industry
Industry Median: 3.52
vs REG: 5.26
Return on Incremental Invested Capital (ROIIC) is an extension of Return on Investment Capital (ROIC). ROIC % tells investors how efficiently that profitability is earned per dollar of company capital. ROIIC narrows the focus even further and shows how profitable each additional unit of capital investment could be. ROIIC % is a more powerful metric than ROIC because it measures how much money the company can generate going forward on future capital investments.
High ROIIC is generally an indication that your business is capital efficient or has a higher operating leverage.
Be Aware
It's important to keep in mind that when tracking ROIIC, the metric is better suited to forecasting the trend of future returns rather than measuring current return on investment.
Regency Centers 3-Year ROIIC % Related Terms
Regency Centers 3-Year ROIIC % Historical Data
* Premium members only.
The historical data trend for Regency Centers's 3-Year ROIIC % 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.
For the REIT - Retail subindustry, Regency Centers's 3-Year ROIIC %, along with its competitors' market caps and 3-Year ROIIC % 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.
Regency Centers 3-Year ROIIC % vs REITs Industry
For the REITs industry and Real Estate sector, Regency Centers's 3-Year ROIIC % distribution charts can be found below:
* The bar in red indicates where Regency Centers's 3-Year ROIIC % falls into.
Regency Centers's 3-Year ROIIC % for the quarter that ended in Dec. 2025 is calculated as:
3-Year ROIIC %
=
3-Year Incremental Net Operating Profit After Taxes (NOPAT)**
/
3-Year Incremental Invested Capital**
=
( 583.065 (Dec. 2025) - 472.313 (Dec. 2022) )
/
( 12710.033 (Dec. 2025) - 10602.581 (Dec. 2022) )
=
110.752
/
2107.452
=
5.26%***
* 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.
** Annual data of NOPAT and Invested Capital was used to calculate 3-Year ROIIC %.
*** Please be aware that the ROIIC (Return on Invested Capital) calculations are based on company-level data using the primary share class. The calculated data provided is for demonstration purposes and may slightly differ from the results displayed in the title due to potential variations caused by currency exchange rate differences throughout the year.
Regency Centers (REG) has a 3-Year ROIIC % of 5.26 as of Dec. 2025. 3-Year ROIIC % measures the change in earnings as a percentage of change in investment over 3-year. View historical data on Regency Centers and its competitors. This is 111% above median its historical median of 2.49. According to the industry distribution chart, Regency Centers ranks #273 out of 699 companies in the REITs industry, placing it in the top 39.1%.
Is Regency Centers' 3-Year ROIIC % too high?
Regency Centers' current 3-Year ROIIC % of 5.26 is 111% above median its 10-year median of 2.49. The REITs industry median 3-Year ROIIC % is 3.52. Regency Centers' value of 5.26 is 49.4% above this industry median. Based on the distribution chart, Regency Centers ranks #273 out of 699 companies in the REITs industry, which is above the industry midpoint. Overall, Regency Centers has a GF Score™ of 81/100 and is considered Fairly Valued, reflecting its overall financial health beyond just this single metric.
How does Regency Centers' 3-Year ROIIC % compare to KIM and FRT?
According to the REITs industry distribution chart, Regency Centers ranks #273 out of 699 companies for 3-Year ROIIC %. This puts Regency Centers in the upper half of its industry. The industry median 3-Year ROIIC % is 3.52. Regency Centers' value of 5.26 is 49.4% above this benchmark. While the company's 10-year median is 2.49 vs. the industry median of 3.52, Regency Centers 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 3-Year ROIIC % for a REITs company?
The median 3-Year ROIIC % among REITs companies is 3.52, based on 699 companies in the industry. Companies in the top quartile (top 25%) have a 3-Year ROIIC % significantly above this median, while those in the bottom quartile fall well below. However, 3-Year ROIIC % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Regency Centers's current 3-Year ROIIC % of 5.26 is 49.4% 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 3-Year ROIIC % mean?
A high 3-Year ROIIC % can signal that a stock is expensive relative to its fundamentals. 3-Year ROIIC % measures the change in earnings as a percentage of change in investment over 3-year. View historical data on Regency Centers and its competitors. For the REITs industry, the median 3-Year ROIIC % is 3.52 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Regency Centers's current 3-Year ROIIC % is 5.26, which is 111% above median its own 10-year median of 2.49. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Regency Centers stock overvalued right now?
Based on GuruFocus' analysis, Regency Centers (REG) is currently considered Fairly Valued. The stock's GF Value™ is $76.61, compared to a current price of $81.30 — trading 6.1% above its estimated fair value. The current 3-Year ROIIC % is 5.26, which is 111% above median its 10-year median of 2.49 and 49.4% above the REITs industry median of 3.52. Regency Centers' overall GF Score™ is 81/100 with 8 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is 3-Year ROIIC % calculated?
3-Year ROIIC % is calculated from a company's financial statements. For Regency Centers (REG), the current 3-Year ROIIC % is 5.26 as of Dec. 2025. 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 Regency Centers (REG) Overvalued in 2026?
Based on GuruFocus' analysis, Regency Centers stock appears to be overvalued.
The current stock price of $81.30 is trading 6.1% above its estimated GF Value™ of $76.61.
GuruFocus considers Regency Centers to be Fairly Valued.
Key valuation signals for REG:
3-Year ROIIC %: 5.26 (111% above median its 10-year median of 2.49)
GF Value™: $76.61 vs. price of $81.30 (6.1% above fair value)
Industry Position: 49.4% above the REITs median (#273 of 699)
No single metric tells the full story. See the REG stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Regency Centers is one of the largest shopping center-focused retail REITs. The company's portfolio includes an interest in 481 properties, which includes over 58 million square feet of retail space following the completion of the Urstadt Biddle acquisition in August 2023. The portfolio is geographically diversified with 22 regional offices and no single market representing more than 12% of total company net operating income. Regency's retail portfolio is primarily composed of grocery-anchored centers, with 80% of properties featuring a grocery anchor and grocery stores representing 20% of annual base rent.
81GF Score
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