Filing Flows › Companies › Regency Centers › Analysis traps
Regency Centers (REG): analysis traps
Where its figures could mislead a reader, and what to check before taking them at face value · Data: Q3 2026, to Sep 30, 2026, filed Nov 5, 2026; rules v1.1
Regency Centers (REG): 0 rules of 10 triggered on the filings to Sep 30, 2026; 3 with insufficient data; 4 not applicable. Each is a question to verify, with the normal explanation that would produce the same figures.
Check these first
No rule is triggered on the latest filings, and none is marked to review.
Every rule
A01 FCF growth = the business improved Not applicable
a financial company: free cash flow after capex is not the measure of its business
A07 Stock compensation added back = no economic cost Not triggered confidence high
Stock compensation is 1.3% of revenue: small enough that adding it back changes little.
The figures and how they are read
| Fiscal year | FY2025 |
| Stock compensation | $19M |
| Revenue | $1.6B |
| SBC / revenue | +1.2% |
| Buybacks | 0 |
| Buybacks / SBC | 0.0 |
| Diluted shares, year before | — |
| Diluted shares | — |
| Diluted shares: change | — |
SBC / revenue from the cash flow statement's add-back; the diluted weighted share count year over year; buybacks from the financing section
Source: FY2025 (stock compensation, buybacks and the diluted share count, fiscal year)
B02 Receivables growing = future cash is certain Not applicable
a financial company: receivables and DSO are not its working capital
B08 Adjusted profit = economic profit Insufficient data
no reconciliation table read from the releases yet and fewer than three quarters with both an adjusted and a GAAP EPS
C02 Low net debt = no refinancing risk Not triggered confidence medium
$361M comes due within a year, 1.5× covered by cash and investments of $146M plus $381M of free cash flow.
The figures and how they are read
| Cash and investments | $146M |
| Debt | $5.0B |
| Net debt | $4.9B |
| Due within a year | $361M |
| Read from | the debt maturity table |
| Free cash flow, twelve months | $381M |
| Cash plus free cash flow | $526M |
| Coverage of what is due | 1.5 |
| Due in the second year | $758M |
| Balance sheet date | 2026-03-31 |
due within a year from the maturity table (else the current portion of debt), against cash and investments plus free cash flow over the last twelve months (zero if negative); no credit lines assumed
Source: FY2025 (debt maturities, cash and investments)
D03 EPS growth = profit growth Insufficient data
no quarter with EPS, net income and diluted shares for both this year and last
E02 Low P/E at a cyclical peak = undervalued Not applicable
a financial company: J06 reads its cycle instead
E07 A precise DCF value = the true value Insufficient data
no DCF in the valuation research for this company
J06 A bank's low P/E and high profit = safe Not applicable
not a bank
J08 A REIT's low net income = the dividend is unsafe Not triggered confidence medium
Dividends of $512M are covered by net income ($541M) and by operating cash flow ($828M).
The figures and how they are read
| Fiscal year | FY2025 |
| Net income | $541M |
| operating cash flow | $828M |
| dividends paid | $512M |
| capex | $435M |
| payout of net income | 0.95 |
| payout of ocf | 0.62 |
| payout of ocf after capex | 1.30 |
a REIT's net income is after depreciation of buildings that usually hold their value, so FFO / AFFO is the payout measure; here operating cash flow and operating cash flow after capex stand in for it (capex includes acquisitions of property where the filing lumps them)
Source: FY2025 (net income, operating cash flow, dividends and capex, fiscal year)
What the statuses mean
Triggered: the filings show the pattern; read the normal explanations and the missing evidence before concluding anything. To review: one quarter or a weak signal; a reader's judgement, not a pattern. Not triggered: the pattern is absent on these figures. Insufficient data: the filings read so far do not hold what the rule needs; this is not a clean bill. Not applicable: the rule is not meant for this kind of company (a bank's working capital, a loss-making quarter's EPS growth). Out of date: the latest filing is more than fifteen months old.
Severity is what the pattern could mean for cash, value or solvency; confidence is how reliable the inputs and the reading are. The two are kept apart.
Record a view
A reader's judgement, grounds, what would change it and the next review; kept in the browser (needs JavaScript).
Every rule and the companies it triggers on → Regency Centers: cash flow →
Each rule reads the company's own filings by a fixed formula and says what would explain the same figures innocently. A triggered rule is a question to verify, not a finding of manipulation, and not a view on the stock. Missing data is shown as missing, never as clear. Not investment advice.