Strategic flip-flops in expansion, 2. Uncomfortable leverage, high pledges and 3. Lack of execution makes us uncomfortable on FRL, valuations notwithstanding. Hence, we downgrade the stock to NEUTRAL with a DCF-based TP of Rs. 370/sh (earlier Rs. 500/sh; implying 11x FY22 EV/EBITDA). The TP cut is a function of 1. 5-8% EBITDA cut in FY21/Y22 to account for higher cost of retailing, 2. Lower profitability beyond FY22 too. Our previous BUY recommendation on Future Retail (FRL) was predicated on our belief that the retailer finally seems to have zeroed-in on its core after rummaging through multiple formats. However, we must admit its constant strategic flip-flops in assigning a core growth engine in a short span of time has left us stumped and certainly can be un-nerving for an investor. Ergo, we downgrade the stock to NEUTRAL (earlier BUY) with a revised TP of Rs. 370/sh (Implying 11x FY22 EV/EBITDA)