REG Regency Centers Corporation
Real Estate
Price
$71.42
Intrinsic value
$11.73
Buy price
$9.38
Discount
-509.1%
Live signals
Daily bars as of Oct 8, 2026Nothing firing right now - no PAM pattern in the last 5 daily bars, and no DR1 support reclaim in the last 5 weekly bars. Technical confluence is DOWNTREND (2/3) - see the chart below.
DCF walkthrough
Near-term growth (g1)8.07%
Terminal growth (g2)3.50%
Years of g1 growth4
Discount rate9.00%
Margin of safety20.00%
- Operating CF
- $819,390,000.00
- Total debt
- $5,143,966,208.00
- Cash & STI
- $193,275,008.00
- Shares out.
- 183,351,000
Overvalued
Intrinsic value$11.73
Buy price (with MOS)$9.39
Current price$71.42
Discount to intrinsic value-508.7%
7-step quality scorecard
ROE quality
LOW- Average ROE
- 6.7%
- Current ROE
- 7.6%
- Minimum ROE
- 5.2%
Debt quality
MODERATE- Debt / Equity
- 0.74x
Moat proxy
MODERATE_PROXYCash-flow reliability
OK- Operating CF / Net income
- 1.51x
Technical chart
Confluence: DOWNTREND (2/3)Weekly candles, ~3 years. Yellow line: 10-week EMA. Dashed lines: Fibonacci retracement of the last 52-week swing. Green arrow: an active DR1 support reclaim (see Live signals above for when it fired).
Assumptions & data quality
- Data source
- yfinance
- Growth (g1) source
- min(cfCAGR,revenueCAGR)
- Valuation model
- DCF_OCF
- Debt as % of DCF PV
- 71.6%
- Public economic interest
- 96.2%
These are model outputs built on assumptions (growth rate, discount rate, margin of safety), not facts - trust but verify, especially for LOW cash-flow-reliability or UNKNOWN-quality rows.