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Buy Day today: Good (62) Broad market participation · no major macro event
MAC

Macerich Company

Real Estate · REIT - Retail · listed since 1994

22.60$ +0.6% vs. previous close Closing price · As of: Sep 17, 2026
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Price history

Chart

Interactive price chart (TradingView).

52-week range: 16.20 $ to 26.50 $ · Last price: 22.60 $ (As of: September 17, 2026)

Key figures

Key figures at a glance

Every figure we hold for this stock, grouped by topic. The question mark next to a label explains what the number means.

Basics

Market Cap ?The value of the entire company on the market: share price times total shares outstanding. 6.9$B
Shares Outstanding ?Total number of shares issued. Price times share count gives market cap. 284m
Float ?Share of stock freely tradable on the market — not locked up in the hands of founders, insiders, or major shareholders. 99.9%
Beta ?Volatility versus the overall market: 1 = moves like the market, 2 = twice as much, under 1 = calmer than the market. 2.1

Performance

Perf. 1M ?Price performance over the last month. 13.50%
Perf. 3M ?Price performance over the last 3 months. 41.40%
Perf. 6M ?Price performance over the last 6 months. 37.30%
YTD Performance (%) ?Price performance since the start of the year (Year to Date). 34.20%
52-Week-High Distance ?How far the price sits below its highest point over the last 52 weeks. 0% means the stock is at its year high. -1.2%
Perf. 1Y ?Price performance over the last 12 months. 31.98%
Perf. 3Y ?Price performance over the last 3 years. 107.66%
Perf. 5Y ?Price performance over the last 5 years. 61.71%
Perf. 10Y ?Price performance over the last 10 years. -51.93%
Perf. Since Inception ?Price performance since the first available trading day (03/10/1994) — with a complete history, that is since the IPO. 771.26%

Technical Indicators

MA 38 Days ?Moving average of the last 38 trading days: the smoothed price path. A price above it signals short-term strength. 24.20$
MA 50 Days ?Moving average of the last 50 trading days — the most widely watched medium-term trend line. 24.50$
MA 200 Days ?Moving average of the last 200 trading days — the dividing line between a long-term uptrend and downtrend. 21.50$
RSI (14) ?Relative Strength Index over 14 days, scale 0 to 100: above 70 counts as overbought, below 30 as oversold. A hint on timing, not a verdict on the company. 32.6
Volatility 30 Days ?Price swings over the last 30 trading days, annualized. The higher the value, the more the price fluctuates. 28.9%
Volatility 250 Days ?Price swings over the last 250 trading days (roughly one market year), annualized. 30.2%

Calculated from the price history · as of 09/18/2026

Valuation

P/E ?Price-to-earnings ratio: how many years of profit does the stock cost? The lower, the cheaper the valuation. No earnings means no P/E. –
Forward P/E ?P/E based on expected earnings for the next 12 months instead of past earnings — analysts' bet on the future. 1,428.6
PEG ?P/E divided by expected earnings growth: puts valuation in relation to growth. Around 1 is considered fair, well above that is pricey. 4.8
P/B ?Price-to-book ratio: market value relative to book equity. 2.7
P/S ?Price-to-sales ratio: market value divided by annual sales. Important for companies that aren't (yet) profitable. 6.8
EV/EBITDA ?Enterprise value including debt (EV) relative to operating profit before depreciation and amortization (EBITDA) — more comparable than P/E because debt counts too. Extreme values arise when EBITDA is near zero. 24.1
Price/FCF ?Market value divided by free cash flow: how many years of freely available cash does the stock cost? More honest than P/E because cash flow is harder to dress up. 22.5

Profitability

Gross Margin ?Gross margin: what's left of sales after only direct production costs are deducted — the product's pricing power. 54.9%
EBIT Margin ?EBIT margin: operating profit as a percentage of sales — the earning power of the core business before interest and taxes. 9.1%
Net Margin ?Net margin: what's left of sales as profit after ALL costs, interest, and taxes. -16.5%
Return on Equity ?Return on equity: how much profit does the company generate per year on shareholders' equity? -7.1%
Return on Assets ?Return on assets: how much profit the company generates from its total assets (equity and debt combined). 1.3%

Balance Sheet & Safety

Equity Ratio ?Equity ratio: equity as a share of total assets. The higher, the more resilient the balance sheet. 29.8%
Debt/Equity ?Leverage ratio: financial debt divided by equity. Under 1 is generally seen as solid; negative values mean negative equity. 2.1
Altman Z″ ?Edward Altman's bankruptcy early-warning score. We use the Z″ variant, built from four balance-sheet ratios — it is designed for service companies and non-manufacturers and uses book value instead of market value. On that scale: below 1.1 = danger zone, 2.6 and up = safe zone, in between a grey area. Because the classic Altman Z is calculated differently, the two numbers are not directly comparable. The formula does not fit banks, insurers, or real-estate stocks. 1.98
Piotroski ?Balance-sheet health check by Joseph Piotroski: 9 yes/no criteria on profit, cash flow, leverage, and efficiency. 7+ is very solid, under 3 is a red flag. 5 out of 9

Growth

Sales Growth Last Quarter ?Sales growth in the most recently reported quarter versus the same quarter a year ago (YoY). -6.70%
EPS Growth Last Quarter ?Growth in earnings per share in the most recently reported quarter versus the same quarter a year ago (YoY). –
Sales Growth (Year) ?Sales growth in the last fiscal year versus the year before. 10.58%
Forward Sales Growth ?Sales growth analysts expect over the next 12 months — an estimate, not a guarantee. 2.69%
Forward EPS Growth ?Earnings-per-share growth analysts expect over the next 12 months — an estimate, not a guarantee. 153.50%

Dividend

Dividend Yield ?Annual dividend divided by the current price: what percentage of your investment comes back as a payout each year. 3.04%
Dividend Per Share (TTM) ?Sum of dividends paid per share over the last 12 months. 0.68$
Payout Ratio ?Share of profit paid out as dividends. Over 100% means the company is paying out more than it earns — not sustainable long-term. 133.3%
Years Without a Cut ?How many years in a row the dividend hasn't been cut — a measure of reliability. 4Years
Increase Streak ?How many years in a row the dividend has been raised — the gold standard for dividend payers. 0Years

Quality & Screener

Stage ?Weinstein phases 1 through 4: 1 = basing, 2 = uptrend (the only buy phase), 3 = topping, 4 = downtrend. Measured against the 30-week line. 2
RS Rating ?Relative strength from 1 to 99: an RS of 95 means the stock has outperformed 95% of all stocks. 81
EPS Rating ?Earnings growth rating from 1 to 99 versus all stocks — high values mean above-average earnings growth. Top 10% 98
Fundamental Rating ?Our own Fundamental Rating: 0 to 100 points with an A+ to F grade. 50 points is the average across the universe, 100 the best possible score. It scores growth, earnings surprises, analyst estimates, margins, cash flow, and balance-sheet safety — every stock percentile-ranked against all others. Grades: A+ from 95, A from 75, B from 55, C from 45, D from 25, E from 5, F below. D (43 out of 100)

Highlighted are things our editorial team noticed: green = stands out as strong, red = deserves a closer look. No single metric is a verdict on its own — always read it in context.

Comparison

Industry comparison

The stock alongside the largest companies in the same group. The median row is the middle value of the companies shown above — not of the whole industry.

Industry: REIT - Retail

Industry comparison
Company Market cap ($B) P/E EV/EBITDA Gross Margin % EBIT Margin % Sales Growth (Year) % Perf. 1Y %
Macerich Company MAC 6.9 – 24.1 54.9 9.1 10.6 32.0
Simon Property Group Inc SPG 77.7 14.5 11.4 81.4 43.4 6.7 17.8
Realty Income Corporation O 52.8 48.4 17.0 92.7 45.5 9.1 1.2
Kimco Realty Corporation KIM 14.8 26.6 16.3 68.9 34.4 5.1 7.7
Regency Centers Corporation REG 13.7 25.9 15.9 71.5 40.7 3.4 9.1
Federal Realty Investment Trust FRT 9.8 19.8 14.3 68.1 34.1 6.4 17.4
Brixmor Property BRX 8.6 20.1 12.7 75.1 37.8 6.7 5.4
Agree Realty Corporation ADC 8.1 37.8 18.9 87.7 48.7 16.4 -1.2
NNN REIT, Inc. NNN 7.8 20.5 15.2 96.1 60.6 6.6 3.5
Median of companies shown 9.8 23.2 15.9 75.1 40.7 6.7 7.7

Based on the most recently reported figures. Only stocks from the same trading venue are lined up, so the market caps are counted in one currency. Compare in a chart →

Fiscal years

Annual Figures

Fiscal years from the audited annual reports, oldest first. EBIT is the operating profit before interest and taxes; total assets are everything the company owns.

Revenue, operating income and net income per fiscal year $M

Revenue Operating income Net income

2016 · Revenue: 1,041 $M 2016 · Operating income: 259 $M 2016 · Net income: 517 $M 2017 · Revenue: 994 $M 2017 · Operating income: 235 $M 2017 · Net income: 145 $M 2018 · Revenue: 960 $M 2018 · Operating income: 309 $M 2018 · Net income: 60 $M 2019 · Revenue: 927 $M 2019 · Operating income: 206 $M 2019 · Net income: 97 $M 2020 · Revenue: 786 $M 2020 · Operating income: 88 $M 2020 · Net income: -230 $M 2021 · Revenue: 847 $M 2021 · Operating income: 125 $M 2021 · Net income: 14 $M 2022 · Revenue: 859 $M 2022 · Operating income: 150 $M 2022 · Net income: -66 $M 2023 · Revenue: 884 $M 2023 · Operating income: 178 $M 2023 · Net income: -274 $M 2024 · Revenue: 918 $M 2024 · Operating income: 165 $M 2024 · Net income: -194 $M 2025 · Revenue: 1,015 $M 2025 · Operating income: 168 $M 2025 · Net income: -197 $M
2016201720182019202020212022202320242025
Annual Figures
Fiscal Year Revenue ($M) EBIT ($M) Net Income ($M) EPS ($) Operating Cash Flow ($M) Equity ($M) Total Assets ($M)
2016 1,041 259 517 3.59 418 4,427 9,958
2017 994 235 145 1.03 386 3,968 9,606
2018 960 309 60 0.43 344 3,188 9,027
2019 927 206 97 0.69 355 2,831 8,854
2020 786 88 -230 -1.57 125 2,445 9,184
2021 847 125 14 0.07 286 3,176 8,346
2022 859 150 -66 -0.31 338 2,949 8,094
2023 884 178 -274 -1.27 296 2,447 7,514
2024 918 165 -194 -0.78 283 2,756 8,567
2025 1,015 168 -197 -0.77 322 2,449 8,369

Quarters

Quarterly Figures

Each bar is one quarter, the last one is the most recent. Use the switch to step through the individual figures.

Revenue & Profit

Cash Flow

Balance Sheet

Margins

Per Share

Click the chart or tab into it, then use ← and → to step through the periods.

None of the selected stocks reports this metric. Pick another metric or switch between annual and quarterly.

These companies report in different currencies — switch on “Indexed” or pick a margin for a fair comparison.

The figures could not be loaded right now.

Sales Per Quarter ($M)
2024: Q4 · 273.7 $M Q4 2025: Q1 · 249.2 $M Q1 2025: Q2 · 249.8 $M Q2 2025: Q3 · 253.3 $M Q3 2025: Q4 · 263.0 $M Q4 2026: Q1 · 242.7 $M Q1 2026: Q2 · 249.7 $M Q2

Source: fundamental data

Quarterly Figures
Quarter EPS (Earnings Per Share) EPS YoY (%) Sales ($M) Sales YoY (%) Net Margin (%) OCF ($M) FCF ($M)
2024: Q4 -0.89 -409.80 274 14.70 -77.20 55 55
2025: Q1 -0.20 – 249 19.40 -20.10 89 89
2025: Q2 -0.16 -113.90 250 15.90 -16.40 92 55
2025: Q3 -0.34 – 253 15.00 -34.50 112 154
2025: Q4 -0.07 – 263 -3.90 -7.10 50 50
2026: Q1 -0.14 – 243 -2.60 -15.00 95 36
2026: Q2 -0.10 37.50 250 0.00 -10.90 67 67

What Do These Terms Mean?

EPS (Earnings Per Share):
Quarterly profit divided by the total share count — how much of the profit works out to a single share.
YoY (Year over Year):
Change versus the same quarter a year ago — this is how you compare without seasonal distortion (e.g. the holiday shopping season).
Sales:
All revenue for the quarter, before any costs are deducted — the top line of the income statement.
Net Margin:
What percentage of sales is left over as profit in the end. Negative means the company is posting a loss.
OCF (Operating Cash Flow):
The cash that actually flows into the till from the core business during the quarter — harder to dress up than book profit.
FCF (Free Cash Flow):
Operating cash flow minus capital expenditures — the money that's genuinely free to use, say for paying down debt, buybacks, or dividends.

Compare with other stocks →

Screening

Appears in These Scanners

This stock currently matches 14 of our scanner strategies — each hit links to the scanner.

Quality & Balance Sheet

Breakout & Setup

Momentum & Trend

Only genuine hits from verified scanners count; pure ranking metrics (P/E, P/S, and similar, which just sort the whole universe) don't count as a hit. View all scanners

Outlook

Analysts & Price Target

Combined picture of the price targets and recommendations of every analyst covering the stock. Price targets are expectations for the next 12 months, not promises — and they often follow the price rather than predict it.

Consensus Hold 1 = Strong buy … 5 = Strong sell
Analyst Ratings 15
Price Target (average) 27.07$
Distance to price 19.8% The price target sits 19.8% above the current price.

Distribution of Recommendations

Strong Buy 4
Buy 1
Hold 8
Sell 1
Strong Sell 1

Estimates by Fiscal Year

Estimates by Fiscal Year
Fiscal Year EPS Estimate ($) EPS Range ($) Revenue Estimate ($M) Expected Growth Analysts
12/31/2026 -0.17 -0.21 – -0.13 961 42.4% 2
12/31/2027 0.05 -0.04 – 0.19 1,018 127.5% 3

Average of the analyst estimates for the coming fiscal years. The range shows how far the most optimistic and the most cautious estimate sit apart — the wider it is, the less certain the expectation.

Valuation

What is priced in?

Instead of guessing what the stock is worth, we turn the question around: what free cash flow growth has to happen for today’s market value to add up? The assumptions behind it can be moved.

Today’s market value implies roughly 14.4% growth in free cash flow per year over ten years (assumptions: discount rate 10.0%, terminal growth 2.5%).

What is priced in?
Free cash flow (last twelve months) $211.3M
Market cap $6.89B
Free cash flow in year ten $808.1M
Terminal value as a share of market value 61.8%

For comparison: over the past five years free cash flow grew by 20.8% per year.

It shows which assumption is built into today’s price, not whether that assumption will hold. Every assumption can be changed with the sliders; the figures move with them.

A simplified model calculation — not a forecast and not a recommendation.

AI classification

AI Rating

Not yet rated — we only show a category once an SEC-backed file with at least two cited passages is available.

How the Rating Is Built

Growth

Growth Score

Ten checks against the annual reports — each one passed counts a point.

2 of 10 Weak growth
  • Revenue grows by more than 15% a year over three years 5.7%
  • More than 10% revenue growth is expected for the coming year 2.7%
  • Share count grows by less than 3% a year 6.1%
  • Revenue growth plus cash-flow margin add up to at least 40 ("Rule of 40") 9.4%
  • Gross margin at 40% or higher and without meaningful erosion 38.2%
  • Goodwill from acquisitions does not grow faster than revenue 0.0%
  • Net debt below twice EBITDA 12.7 x EBITDA
  • Operating cash flow covers the profits of the last three years 1,566 m
  • Return on capital at 15% or higher, or up versus two years ago 2.3%
  • Insiders hold at least 10% or are net buyers 0.4%

A criterion without figures counts neither as passed nor as failed; a score is only produced from 7 judgeable criteria upwards. Source: fundamental data. All ten criteria in detail

Quality check

AAQS

1/10

The AAQS (AlleAktien Quality Score) checks 10 quality criteria on growth, profitability, and balance-sheet strength — per the methodology developed and published by AlleAktien, calculated by us from our own fundamental data. A stock counts as a quality stock from 9 out of 10 points. Where a company has a shorter listing history, we calculate over the fiscal years available (at least five).

  • Sales growth 10Y > 5% -0.3%
  • Exp. sales growth 3Y > 5% 0.1%
  • EBIT growth 10Y > 5% -4.7%
  • Exp. EBIT growth 3Y > 5% 0.1%
  • Net debt < 4x EBIT 30.8x
  • EBIT positive, 10Y straight 10
  • Max. EBIT decline < 50% 71.5%
  • Return on equity > 15% -8.2%
  • ROCE > 15% 2.3%
  • Expected return > 10% 4.8%

View stocks with the full AAQS score · Read the methodology at AlleAktien

Source: fundamental data

Insiders

Insider Transactions

Reportable transactions by officers and major shareholders from SEC Form 4 filings. "Other" includes things like stock grants and option exercises without a buy/sell character.

Insider Transactions
Date Person Role Type Shares Price Value
Sep 9, 2026 Zecchini Christopher J Chief Accounting Officer Sell 2,740 23.28 63,787

View all insider transactions →

The company

About the Company

The Macerich Company ist ein vollständig integrierter, selbstverwalteter Immobilien-Investmenttrust (REIT). Als führender Eigentümer, Betreiber und Entwickler hochwertiger Einzelhandelsimmobilien in dicht besiedelten und attraktiven US-…

Employees
596
Headquarters
Santa Monica, CA
Address
401 Wilshire Boulevard, 90401-1452 Santa Monica, United States
Phone
310 394 6000
IPO Date
03/09/1994
ISIN
US5543821012
Stock Split
1014:1000 on 02/11/2010
Stock Split
10179:10000 on 11/09/2009
Stock Split
10189:10000 on 08/10/2009

Management

Management
Name Title Birth Year
Jackson Hsieh President, CEO & Director 1961
Daniel E. Swanstrom II CFO, Treasurer & Senior EVP 1977
Ann C. Menard J.D. Senior EVP, Chief Legal & Administrative Officer and Secretary 1965
Douglas J. Healey Senior EVP & Head of Leasing 1964
Andrea Mary Stephen C.A., CPA Independent Director 1964
David Keane Executive Vice President of Investments –
Christopher J. Zecchini Senior VP & Chief Accounting Officer 1964
Tom Birdsall Senior Vice President of Information Technology –
Alexandra Johnstone Vice President of Finance & Investor Relations –
Kurt Ivey Senior Vice President of Marketing –

Executives per the latest required filings; titles kept in their original language. Source: fundamental data.

Filings

Company Filings (8-K)

An 8-K is the filing a US company must use to disclose material events immediately — takeovers, changes at the top, major contracts or payment troubles, for instance. The links open the original document at the US Securities and Exchange Commission (SEC).

  • 08/11/2026 MACERICH CO (MAC): Entry into a Material Definitive Agreement; Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant; Unregistered Sales of Equity Securities; Other Events; Financial Statements and Exhibits SEC ↗
  • 08/05/2026 MACERICH CO (MAC): Other Events; Financial Statements and Exhibits SEC ↗
  • 08/04/2026 MACERICH CO (MAC): Results of Operations and Financial Condition; Regulation FD Disclosure; Financial Statements and Exhibits SEC ↗

Data as of: September 17, 2026 · Source: fundamental data & SEC filings (annual and quarterly reports, 10-K/10-Q)

Note: pure fact-based analysis, not investment advice and not a solicitation to buy or sell. All figures without guarantee.

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