The Macerich Company (MAC) Stock Analysis

Why this analysis is different

• A sector-relative MoonshotScore — five pillars (business quality, financial safety, valuation, growth durability, momentum) re-ranked nightly against the full universe of US-listed common stocks.
• An AI Council read across up to eight perspectives — value, macro, quantitative, and momentum lenses — that shows where they disagree instead of averaging the tension away.
• Figures come straight from FMP and Yahoo Finance filings data. The AI writes the narrative around the numbers — it never edits the numbers.

The Macerich Company (MAC) Real Estate Portfolio & Strategy

The Macerich Company is a fully integrated REIT focused on regional malls in densely populated U.S. markets, including the West Coast, Arizona, Chicago, and the Metro New York to Washington, DC corridor. With a focus on high-quality properties and sustainable practices, Macerich aims to deliver long-term value.

What Is the Investment Thesis for MAC?

The company's focus on densely populated areas with strong demographics positions it to benefit from increased consumer spending and retailer demand. With a dividend yield of 3.11%, Macerich offers an income stream for investors. Key catalysts include successful redevelopment projects and strategic leasing initiatives. However, investors may want to evaluate the company's negative profit margin of -18.2% and beta of 2.19, indicating higher volatility. The company's ability to adapt to changing retail trends and maintain occupancy rates will be crucial for long-term success.

Based on FMP financials and quantitative analysis

MAC Key Highlights

Macerich owns 51 million square feet of real estate, primarily interests in 47 regional shopping centers.

• The company focuses on properties in densely populated markets, including the West Coast, Arizona, Chicago, and the Metro New York to Washington, DC corridor.
• Macerich has a dividend yield of 3.11%, offering an income stream for investors.
• The company has been recognized as a leader in sustainability, achieving the #1 GRESB ranking in the North American Retail Sector for five straight years (2015 - 2019).
• Macerich's market capitalization is $6.73B.

Who Are MAC's Competitors?

MAC is benchmarked below against 8 industry peers on price, market cap, and our AI MoonshotScore.

AI Score by Stock Expert AI · Price data: FMP / Yahoo Finance

What Are MAC's Key Strengths?

High-quality properties in prime locations

• Strong relationships with national retailers
• Recognized leader in sustainability
• Experienced management team

What Are MAC's Weaknesses?

Exposure to changing retail trends

• High debt levels
• Negative profit margin
• High beta indicating higher volatility

What Could Drive MAC Stock Higher?

Successful completion of redevelopment projects, enhancing property values and attracting new tenants.

• Strategic leasing initiatives, securing long-term leases with strong retailers and stabilizing income stream.
• Implementation of sustainability initiatives, attracting environmentally conscious tenants and shoppers.
• Expansion into new markets, diversifying portfolio and tapping into new sources of revenue.

What Are the Key Risks for MAC?

Financial-distress signal — its Altman Z-Score of 0.16 sits in the distress zone (elevated bankruptcy risk).

• Negative return on equity (-7.3%) — the business is not currently generating profit on shareholder capital.
• Inconsistent delivery — missed Wall Street EPS estimates in 8 of the last 8 reported quarters.
• Exposure to changing retail trends, including the rise of e-commerce and shifting consumer preferences.
• Economic downturn, reducing consumer spending and impacting tenant sales.
• Increased competition from other REITs and retail properties.
• Rising interest rates, increasing borrowing costs and impacting profitability.

What Are the Growth Opportunities for MAC?

• Redevelopment and Repositioning: Macerich can enhance its properties through redevelopment and repositioning projects. By investing in upgrades, new amenities, and mixed-use developments, Macerich can attract new tenants and increase property values. The market for redeveloped retail spaces is substantial, with potential for increased rental income and property appreciation. Timeline: Ongoing.
• Strategic Leasing Initiatives: Macerich can drive growth through strategic leasing initiatives, focusing on attracting high-quality tenants and diversifying its tenant mix. By securing long-term leases with strong retailers, Macerich can stabilize its income stream and enhance the attractiveness of its properties. The market for retail leasing is competitive, but Macerich's prime locations give it an advantage. Timeline: Ongoing.
• Expansion into New Markets: Macerich has the opportunity to expand its presence into new markets with strong demographics and retail demand. By acquiring or developing properties in underserved areas, Macerich can diversify its portfolio and tap into new sources of revenue. The market for retail properties is geographically diverse, with potential for growth in emerging markets. Timeline: 2027-2028.
• Enhanced Customer Experience: Macerich can invest in enhancing the customer experience at its properties, creating a more engaging and attractive shopping environment. By offering unique amenities, events, and services, Macerich can attract more shoppers and increase sales for its tenants. The market for experiential retail is growing, with consumers seeking more than just traditional shopping. Timeline: Ongoing.
• Sustainability Initiatives: Macerich can further enhance its reputation and attract environmentally conscious tenants and shoppers by expanding its sustainability initiatives. By implementing energy-efficient technologies, reducing waste, and promoting green practices, Macerich can reduce its environmental impact and improve its bottom line. The market for sustainable retail is growing, with consumers increasingly demanding eco-friendly options. Timeline: Ongoing.

What Are MAC's Competitive Advantages?

• High-quality properties in prime locations.
• Strong relationships with national retailers.
• Recognized leader in sustainability.
• Experienced management team.

What Does MAC Do?

The Macerich Company, established as a real estate investment trust (REIT), specializes in the ownership, management, and development of regional shopping centers. The company's portfolio consists primarily of interests in 47 regional shopping centers, encompassing approximately 51 million square feet of leasable area. Macerich focuses on acquiring and developing properties in densely populated and affluent markets across the United States, with a significant presence on the West Coast, Arizona, Chicago, and the Metro New York to Washington, DC corridor. The company's strategy involves attracting and retaining high-quality tenants, enhancing the shopping experience, and implementing sustainable practices. Macerich aims to create vibrant retail destinations that cater to the evolving needs of consumers and retailers. Macerich has also been recognized as a leader in sustainability, achieving the #1 GRESB ranking in the North American Retail Sector for five straight years (2015 - 2019).

What Products and Services Does MAC Offer?

• Acquire regional malls in the United States.
• Lease retail space to tenants.
• Manage and maintain shopping center properties.
• Develop and redevelop regional malls.
• Focus on high-density markets.
• Promote sustainability in operations.

How Does MAC Make Money?

• Generate revenue through rental income from tenants.
• Increase property values through development and redevelopment.
• Manage expenses to maximize profitability.
• Distribute income to shareholders through dividends.

What Industry Does MAC Operate In?

Macerich operates within the REIT - Retail industry, which is undergoing significant transformation due to the rise of e-commerce and changing consumer preferences. The industry is characterized by intense competition among REITs seeking to attract and retain tenants. Macerich differentiates itself through its focus on high-quality properties in prime locations and its commitment to sustainability. The company's success depends on its ability to adapt to evolving retail trends and maintain high occupancy rates in a challenging environment.

Who Are MAC's Key Customers?

• Retail tenants seeking space in regional malls.
• Shoppers visiting Macerich's properties.
• Investors seeking income and capital appreciation.

Over the past six months, The Macerich Company insiders filed 10 SEC Form 4 transactions — 1 sales and 9 purchases. On net that is roughly 48K shares acquired (about $64K) — insiders putting money in tends to read as conviction.

Quarterly Financial Performance: The Macerich Company

Revenue for The Macerich Company came in at $249.7M during Q2 FY2026, a 2.9% improvement versus the preceding quarter. The company recorded a net loss of $27.1M, with diluted EPS of $-0.10. Quarter-over-quarter revenue has been mixed, typical for a mid-cap company operating in Real Estate. Across the four most recent quarters, MAC averaged $-0.16 in diluted EPS.

MAC Valuation & Market Position

With a $6.73B market cap, The Macerich Company sits in the mid-cap segment of the market. Analyst price targets span from $21.00 to $30.00, with a consensus of $25.91. At the current price of $22.61, that implies approximately 15% upside potential. Relative to its peer group, MAC's quantitative score of 26/100 is below the peer average of 71/100.

Return on equity for The Macerich Company stands at -7.3%, a gauge of how efficiently it converts shareholder capital into profit. Return on assets is -2.2%, showing how much profit it generates from its asset base. Its free cash flow yield is 3.9%, a gauge of the cash the business throws off relative to its market value. A current ratio of 0.50 means current liabilities exceed short-term assets, a liquidity point worth watching. Its earnings yield is -2.8%, the inverse of the P/E and a quick read on earnings relative to price.

The Macerich Company's Piotroski F-Score is 5/9, a 9-point checklist of profitability, leverage and efficiency — a middling fundamental profile. Its Altman Z-Score of 0.16 places it in the distress zone, a signal of elevated financial risk.

The Macerich Company has missed Wall Street's EPS estimate in 8 of its last 8 reported quarters — a recurring pattern of falling short of estimates. Reported results have landed about 1506.9% below estimates on average.

Company Profile

The Macerich Company operates in the REIT - Retail industry within the Real Estate sector. It is headquartered in Santa Monica, US. The company is led by CEO Jackson Hsieh. MAC has traded publicly since 1994.

MAC Financials

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MAC Analyst Consensus

MAC MoonshotScore

The Macerich Company Real Estate Stock: Key Questions Answered

Disclaimer: This content is for informational purposes only and does not constitute investment advice. Always do your own research and consult a financial advisor.

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