Federal Realty Investment Trust. 

Federal Realty (FRT) stands as a prominent real estate investment trust, recognized for its proficiency in acquiring, managing, and redeveloping premium retail-centric properties. Its strategic portfolio is primarily concentrated in significant coastal markets, stretching from Washington, D.C., up to Boston, and also encompassing key California hubs like San Francisco and Los Angeles. Established in 1962, Federal Realty's core mission is to foster enduring, sustainable growth by prudently investing in communities where consumer retail demand surpasses the available supply. A hallmark of their expertise is the creation of vibrant, mixed-use urban environments, exemplified by Santana Row in San Jose, California; Pike & Rose in North Bethesda, Maryland; and Assembly Row in Somerville, Massachusetts. These dynamic developments are celebrated for seamlessly integrating retail, dining, residential, and commercial spaces, thereby offering invaluable destination experiences to their respective communities. The company's extensive holdings feature 106 properties, housing an estimated 3,100 tenants within 25 million square feet of space, complemented by approximately 3,200 residential units. Demonstrating remarkable financial consistency, Federal Realty boasts the longest track record in the REIT industry for consecutively raising its quarterly dividends to shareholders, a streak now spanning 54 years. As an S&P 500 index member, its shares are publicly traded on the New York Stock Exchange under the ticker symbol FRT. Further details about Federal Realty and its properties can be found at www.federalrealty.com.