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Upturn AI Summary - About
Macerich Company(MAC)
Today’s top pick 
Advisory History & Simulated Performance *
*as per simulation (see disclosures)- ALL
- 1Y
- 1M
- 1W
- BUY Advisory
- SELL Advisory (Profit)
- SELL Advisory (Loss)
- Profit
- Loss
- PASS (Skip)
Stock price based on last close Advisory Performance History (Simulated)
Upturn Advisory & Investor View for MAC
11/09/2026: MAC (5-star) is a STRONG-BUY. BUY for 11 days. Simulated Profits (3.78%). Updated daily EoD!
Macerich is a real estate investment trust specializing in the operation of high-quality regional shopping centers across the United States. Its primary business strength lies in holding premium assets within high-density, affluent markets, which provides a competitive edge in tenant attraction. The company's growth story centers on transforming these properties into modern, mixed-use destinations that include residential and office components. However, investors face risks from high corporate leverage, interest rate volatility, and the long-term structural decline of traditional retail. The stock may best suit investors looking for income-oriented exposure, provided they can tolerate sector-specific cyclical risks and monitor the company's progress in debt reduction.
How to Read the Upturn Advisory
The Upturn Star Rating and the current BUY, SELL, or PASS advisory are generated by Upturn’s AI advisory engine based on proprietary signal analysis, price behavior, advisory history, and historical signal performance.
Company fundamentals, valuation, risks, and news provide supporting context about the business.
Investor Fit
| Investor style | Fit | Why |
|---|---|---|
| Growth investor | Weak fit | Macerich is a mature REIT focused on stability rather than rapid capital appreciation. |
| Momentum investor | Weak fit | The stock tends to be range-bound based on long-term real estate trends rather than short-term price momentum. |
| Value investor | Mixed fit | Value investors may be attracted to the discounted valuation relative to net asset value, but must weigh high leverage. |
| Dividend investor | Mixed fit | The dividend yield is meaningful, but the payout sustainability remains a factor for conservative income seekers. |
| Low-risk investor | Weak fit | The combination of high leverage and retail sector volatility creates risk levels unsuitable for defensive portfolios. |
Risk Profile
| Risk factor | Level | Why it matters |
|---|---|---|
| Price volatility | High | The stock is highly sensitive to interest rate changes and retail sector sentiment. |
| Valuation risk | Medium | Valuations are often depressed due to sector headwinds, which may either present value or trap investors. |
| Competition risk (Retail Real Estate) | Medium / high | Large-scale competitors like Simon Property Group have greater scale and capital advantages. |
| Business quality | Medium | The portfolio consists of high-quality assets, but faces systemic pressure from the decline of traditional retail. |
| Dividend income | Medium | Dividends depend on FFO stability, which can be impacted by tenant bankruptcies and lease renewals. |
| Execution risk | Medium | Successful execution of complex mixed-use redevelopments is crucial for long-term growth. |
Price Behavior
Strong Uptrend
The stock has maintained a strong upward price trend across the last three quarters.
Smooth
The stock has moved along a generally orderly path with only modest fluctuations.
Analysis of Past Performance
Type Stock | Historic Profit 92.39% | Avg. Invested days 59 | Today’s Advisory Strong Buy |
Upturn Advisory Rating  | Upturn Advisory Performance  5.0 | Stock Returns Performance  4.0 |
| Profits based on simulation | Last Close 11/09/2026 |
Upturn Scorecard
Upturn Star Rating 
Company Fundamentals
Financial Health Rating
Growth Momentum Score
Ownership
Top 5 Institutional Investors
Unit Economics (Per $1K Revenue)
Economic Dimensions
Quantitative Style Profile
Style Classification
Quality Focused
Key Highlights
Company Size Mid-Cap Stock | Market Capitalization 7.33B USD | Price to earnings Ratio - | 1Y Target Price 26.56 |
Price to earnings Ratio - | 1Y Target Price 26.56 | ||
Volume (30-day avg) 3.2M shares | Beta 2.12 | 52 Weeks Range 15.52 - 26.48 | Updated Date 11/08/2026 |
52 Weeks Range 15.52 - 26.48 | Updated Date 11/08/2026 | ||
Dividends yield (FY) 2.72% | Basic EPS (TTM) -0.37 |
How Company Makes Money
| Business area | What it includes | Retail investor read |
|---|---|---|
| Rental Revenue | Base rents and percentage rents from retail tenants in regional shopping centers. | The primary source of cash flow is the rent paid by retailers in the company's malls. |
| Ancillary Income | Common area maintenance, parking, and temporary tenant fees. | Additional revenue generated from the day-to-day operations and services within the malls. |
| Geography | Primary operations in California, Arizona, and the Northeast. | Exposure is concentrated in affluent, coastal, and high-growth Western US markets. |
Analyzing Revenue: Products, Geography and Growth
Revenue by Products
Product revenue - Year on Year
Earnings Date
Report Date 2026-11-04 | When After Market | Estimate 0.36 | Actual 0.37 |
Profitability
Profit Margin -9.59% | Operating Margin (TTM) 17.36% |
Management Effectiveness
Return on Assets (TTM) 1.29% | Return on Equity (TTM) -3.65% |
Valuation
Trailing PE - | Forward PE 1666.67 | Enterprise Value 11.71B | Price to Sales(TTM) 7.11 |
Enterprise Value 11.71B | Price to Sales(TTM) 7.11 | ||
Enterprise Value to Revenue 11.56 | Enterprise Value to EBITDA 22.37 | Shares Outstanding 283.56M | Shares Floating 282.83M |
Shares Outstanding 283.56M | Shares Floating 282.83M | ||
Percent Insiders 0.35 | Percent Institutions 113.99 |
Financial Metrics
🧭 Investment Snapshot
Total Revenue (Scale)
Total money earned from selling products or services before any costs. It is needed to understand the scale of the business and its ability to generate income.
Net Income (Profit)
Final profit after all expenses, interest, and taxes are deducted. It is needed to determine the overall profitability available to shareholders.
Free Cash Flow (Cash Strength)
Cash remaining after operating activities and capital expenditures, showing cash available for growth. It is needed to evaluate the company’s ability to invest, pay dividends, or reduce debt.
📈 Growth & Strength
Operating Income (Core Profit)
Profit from core operations after deducting all operating expenses. It is needed to measure how efficiently the company runs its primary business activities.
EBITDA (Cash Earnings)
Earnings before interest, taxes, depreciation, and amortization, indicating operating cash potential. It is needed to compare operating performance across companies without accounting or financing differences.
Gross Profit (Unit Profitability)
Revenue minus cost of revenue, showing profit after direct production costs. It is needed to evaluate core business profitability before overhead expenses.
🛡️ Financial Safety
Cash (Liquidity Buffer)
Total cash and cash equivalents on hand. It is needed to evaluate immediate liquidity and financial flexibility.
Total Debt (Leverage Risk)
Total debt including both short-term and long-term components. It is needed to assess the company’s leverage and financial risk.
Net Working Capital (Short-Term Health)
Current assets minus current liabilities, indicating short-term liquidity strength. It is needed to assess whether the company can meet its short-term obligations.
🧱 Balance Sheet Strength
Stockholder Equity (Net Worth)
Total equity value held by shareholders. It is needed to understand the net worth of the company from the owners’ perspective.
Total Assets (Asset Base)
The full value of everything the company owns, including cash, inventory, equipment, and investments. It is needed to understand the resource base used to generate revenue.
Income Before Tax (Pre-Tax Earnings)
Income before provision for income taxes. It is needed to analyze profitability independent of tax structures.
⚙️ Cost & Drag Factors
Cost of Revenue (Production Cost)
Direct costs required to produce and deliver the products or services sold. It is needed to assess efficiency in production and service delivery.
Total Operating Expenses (Operating Cost)
Indirect costs of running the business such as salaries, marketing, and administration. It is needed to understand how much it costs to sustain ongoing business operations.
Income Tax Expense (Tax Drag)
Amount of taxes paid or payable to the government. It is needed to evaluate the impact of taxation on overall profitability.
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