Federal Realty Investment Trust FRT Q1 2026 Earnings Massive EPS Beat Driven by Strong Operational Performance HBANL Q1 2026 Earnings Preferred Dividend Misses Estimates on Higher Provisioning EPC Q1 2026 Earnings EPS Misses Estimates Despite Positive Stock Reaction CTSH Q1 2026 Earnings EPS Beat Drives Modest Stock Gain XRN Q1 2026 Earnings Significant EPS Miss Highlights Ongoing Challenges