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MAC 
Macerich Company (MAC)
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Upturn Advisory Summary
10/31/2025: MAC (3-star) is currently NOT-A-BUY. Pass it for now.
Upturn Star Rating
Moderate Performance
These Stocks/ETFs, based on Upturn Advisory, typically align with the market average, offering steady but unremarkable returns.
Number of Analysts
15 Analysts rated it
Moderately tracked stock, growing coverage, gaining market and investor attention.
1 Year Target Price $19.8
1 Year Target Price $19.8
| 4 | Strong Buy |
| 1 | Buy |
| 8 | Hold |
| 1 | Sell |
| 1 | Strong Sell |
Analysis of Past Performance
Type Stock | Historic Profit 60.36% | Avg. Invested days 61 | Today’s Advisory PASS |
Upturn Star Rating | Upturn Advisory Performance  5.0 | Stock Returns Performance  3.0 |
| Profits based on simulation | Last Close 10/31/2025 |
Key Highlights
Company Size Mid-Cap Stock | Market Capitalization 4.54B USD | Price to earnings Ratio - | 1Y Target Price 19.8 |
Price to earnings Ratio - | 1Y Target Price 19.8 | ||
Volume (30-day avg) 15 | Beta 2.21 | 52 Weeks Range 12.24 - 21.63 | Updated Date 11/2/2025 |
52 Weeks Range 12.24 - 21.63 | Updated Date 11/2/2025 | ||
Dividends yield (FY) 4.02% | Basic EPS (TTM) -1.82 |
Analyzing Revenue: Products, Geography and Growth
Revenue by Products
Product revenue - Year on Year
Earnings Date
Report Date 2025-10-29 | When - | Estimate -0.0736 | Actual - |
Profitability
Profit Margin -39.12% | Operating Margin (TTM) 16.32% |
Management Effectiveness
Return on Assets (TTM) 1.73% | Return on Equity (TTM) -16.16% |
Valuation
Trailing PE - | Forward PE 500 | Enterprise Value 9789801421 | Price to Sales(TTM) 4.33 |
Enterprise Value 9789801421 | Price to Sales(TTM) 4.33 | ||
Enterprise Value to Revenue 9.86 | Enterprise Value to EBITDA 54.84 | Shares Outstanding 252751307 | Shares Floating 252005691 |
Shares Outstanding 252751307 | Shares Floating 252005691 | ||
Percent Insiders 0.62 | Percent Institutions 102.98 |
Upturn AI SWOT
Macerich Company
Company Overview
History and Background
The Macerich Company, founded in 1964 and headquartered in Santa Monica, California, is a self-managed and self-administered real estate investment trust (REIT) focused on the acquisition, leasing, management, development, and redevelopment of regional malls throughout the United States.
Core Business Areas
- Leasing: Leasing retail space in regional shopping malls to a diverse mix of tenants, including department stores, specialty retailers, and entertainment venues.
- Management: Managing the day-to-day operations of its properties, including maintenance, security, and marketing.
- Development and Redevelopment: Developing and redeveloping existing properties to enhance their appeal and attract new tenants.
- Acquisition: Acquiring existing regional malls that fit the company's investment criteria.
Leadership and Structure
The company is led by Thomas O'Hern, the Chief Executive Officer. The organizational structure includes departments for leasing, management, development, finance, and legal.
Top Products and Market Share
Key Offerings
- Retail Space Leasing: Macerich leases retail space in its portfolio of regional malls. Specific market share data is difficult to precisely quantify; retail REITs face competition from online retailers and other brick-and-mortar concepts. Simon Property Group (SPG), Brookfield Properties Retail Group, and Unibail-Rodamco-Westfield (URW) are its major competitors. Revenue is tied directly to occupancy and rental rates.
Market Dynamics
Industry Overview
The regional mall industry faces challenges including e-commerce growth, changing consumer preferences, and economic fluctuations. Successful REITs focus on creating engaging experiences and attracting high-quality tenants.
Positioning
Macerich positions itself as an owner and operator of high-quality, well-located regional malls. Its competitive advantages include a strong tenant base and a focus on redevelopment and enhancing the customer experience.
Total Addressable Market (TAM)
The TAM of the U.S. shopping mall market is estimated to be in the hundreds of billions of dollars, although this is a fluctuating number given the impact of e-commerce. Macerich's positioning focuses on dominating high-end, Class A malls in core markets.
Upturn SWOT Analysis
Strengths
- High-quality portfolio of regional malls
- Strong tenant relationships
- Experienced management team
- Focus on redevelopment and placemaking
Weaknesses
- High debt levels
- Exposure to economic downturns
- Vulnerability to changing consumer preferences
- Dependence on anchor tenants
Opportunities
- Redeveloping existing properties to incorporate mixed-use elements
- Attracting new tenants with unique concepts
- Expanding into new markets
- Leveraging technology to enhance the customer experience
Threats
- Continued growth of e-commerce
- Economic recessions
- Increased competition from other retail formats
- Rising interest rates
Competitors and Market Share
Key Competitors
- Simon Property Group (SPG)
- Brookfield Properties Retail Group (Private)
- Unibail-Rodamco-Westfield (URW.AS)
Competitive Landscape
Macerich competes with other REITs for tenants and investment opportunities. Its competitive advantages include its high-quality portfolio and experienced management team. Disadvantages include higher leverage than some peers. Market share values are approximate and based on portfolio value.
Growth Trajectory and Initiatives
Historical Growth: Historical growth is directly tied to the overall performance of the REIT sector and Macerich's ability to maintain occupancy rates and rental income.
Future Projections: Future projections depend on analyst estimates, which are subject to change. Consult financial news sources for current estimates.
Recent Initiatives: Recent initiatives include redevelopment projects and efforts to attract new tenants to the portfolio.
Summary
Macerich Company is a REIT focusing on high-quality regional malls. The company faces challenges from e-commerce but has strengths in its portfolio and management. Redevelopment initiatives and attracting new tenants are key to future success. High debt is a concern and it must adapt to shifting consumer trends to remain competitive.
Similar Stocks
Sources and Disclaimers
Data Sources:
- Company Filings
- Industry Reports
- Financial News Sources
- Analyst Estimates
Disclaimers:
The data provided is for informational purposes only and should not be considered financial advice. Market share data is approximate. Consult with a qualified financial advisor before making any investment decisions.
AI Summarization is directionally correct and might not be accurate.
Summarized information shown could be a few years old and not current.
Fundamental Rating based on AI could be based on old data.
AI-generated summaries may have inaccuracies (hallucinations). Please verify the information before taking action.
About Macerich Company
Exchange NYSE | Headquaters Santa Monica, CA, United States | ||
IPO Launch date 1994-03-09 | President, CEO & Director Mr. Jackson Hsieh | ||
Sector Real Estate | Industry REIT - Retail | Full time employees 615 | Website https://www.macerich.com |
Full time employees 615 | Website https://www.macerich.com | ||
Macerich is a fully integrated, self-managed, self-administered real estate investment trust (REIT). As a leading owner, operator, and developer of high-quality retail real estate in densely populated and attractive U.S. markets, Macerich's portfolio is concentrated in California, the Pacific Northwest, Phoenix/Scottsdale, and the Metro New York to Washington, D.C. corridor. Developing and managing properties that serve as community cornerstones, Macerich currently owns 42 million square feet of real estate, consisting primarily of interests in 39 retail centers. Macerich is firmly dedicated to advancing environmental goals, social good, and sound corporate governance. A recognized leader in sustainability, Macerich has achieved a #1 Global Real Estate Sustainability Benchmark (GRESB) ranking for the North American retail sector for ten consecutive years (2015-2024).
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