Macerich (MAC)
NYSEReal EstateReit - RetailSnapshot 2026-09-04
$23.24+0.78%
Close 2026-09-04 · 1-day change
NYSEReal EstateReit - RetailSnapshot 2026-09-04
Research Workspace
Put MAC beside peers and holdings, graph the same metric, and keep your notes with the evidence.
Daily closes. Earnings/event dots are placed inline.
Industries move in repeating boom-and-bust cycles. This shows where this stock’s industry sits in that cycle, stage by stage (recovery → expansion → supercycle → steady → deceleration → contraction), from its fundamentals (orders, revenue, capital spending), not the stock’s price.
A booming industry is a tailwind for the names in it; a contracting one is a headwind. Companies in the same industry tend to rise and fall together with the cycle, the way a tide lifts and lowers every boat in the harbor at once, so a large part of a stock’s swing can come from where its industry sits rather than from the company itself. It’s context for reading the company’s results, not a buy/sell call. Full explanation →
Retail REITs is in steady. Describes the industry's cycle state, not a call on this stock.
The stage band shows the industry’s cycle over the chart’s timeline (each color a stage); a ▼ marks a quarter its growth inflected down — amber is an unconfirmed watch, red is confirmed the next quarter. Use “Overlay cycle on chart” to tint the price chart by stage. The industry’s fundamentals, not a signal on this stock.
The reason to own it still holds.
View ThesisRevenue growth is slowing — up about 1% over the past year and decelerating.
View GrowthRanks in the weakest quality tier of its industry — roughly the bottom 26%, softest on free-cash-flow margins.
View QualityManagement screens weak on capital allocation, earnings delivery, the balance sheet.
View ManagementExpectations look high — the market is pricing in about 17% growth a year, above the roughly 4% analysts expect, leaving little room for error.
View ValuationModerate volatility — typically moves about 1% a day.
View RiskMacerich's growth depends on executing its Path Forward Plan to drive leasing and NOI growth. Revenue grew 440% year over year in Q1 FY2026, and the last quarter beat expectations. It trades at 33× P/FFO versus a 12.5× peer median, indicating the market is pricing in more growth than forecast. The next-quarter miss probability is 25%. Peer multiples imply a price about 17% below where it trades (it looks expensive on this basis). This read is provisional.
Trailing returns as of 2026-09-04. MAC is total return (includes dividends); the S&P 500 benchmark is price return (the index excludes dividends).
Based on 16 analysts currently covering MAC (as of Sep 2026).
Based on 11 Wall Street analysts offering 12-month price targets for MAC in the last 4 months.
Continue this research
Compare MAC with peers and holdings, graph the same reported metric, keep your questions beside the evidence, and return when the facts change.
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| Compare | Company | Living FV | P/E | Revenue % | Quality |
|---|---|---|---|---|---|
| MAC Selected company | Graph | Compare | Trend | Review | |
| Peer Add a competitor | Graph | Compare | Trend | Review | |
| Holding Compare a holding | Graph | Compare | Trend | Review |
Selected metric trend
Quarterly · checked companies · value or % of revenue
A consensus fair price across 4 valuation methods, at three horizons. As of 2026-09-04. Estimates are diagnostics, not price targets. Short-horizon estimates are close to coin-flips, so confidence is a method-agreement read, not a prediction.
Today's peer multiple on trailing earnings, with no growth credited. This is the headline read.
Adds projected growth, so it leans optimistic by design. Read it as upside context, not a base case.
A price-focused, side-by-side fair-value read versus Retail REITs — fair value, gap to price, and forward P/E.
Our valuation methods disagree too much on this name right now. Rather than print a number we don't believe, we're holding it back until they converge.
Compare the value case
Put MAC next to peers and holdings, compare Living FV and multiples, then graph the driver behind the difference.
Advances: Enhance revenue growth
Upgrade indicates positive outlook for revenue growth.
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.
End-of-day figures as of 2026-09-04. EPS is implied from price ÷ P/E. Not investment advice.
Current $23.24
The last 12 months of price, then the range of analyst 12-month targets from today’s $23.24.
Analyst ratings and price targets are third-party Wall Street estimates, not QuarterlyIQ’s view. Not investment advice.
A long-thesis check that carries the widest uncertainty of the three horizons.
Around the middle on quality vs scored peers
Direction of the business behind the multiple. Bands are backend reads; trailing-12-month basis.
Advances: Execute Path Forward Plan to drive leasing and NOI growth
NOI growth aligns with Path Forward Plan objectives.
Advances: Execute Path Forward Plan to drive leasing and NOI growth
Stronger leasing and NOI support growth objectives.
Advances: Enhance revenue growth
Upgrade indicates confidence in revenue growth potential.
Advances: Enhance revenue growth
Upgrade indicates confidence in revenue growth potential.
Public offering may dilute existing shares and cash flow.
Higher price target indicates improved revenue growth expectations.
Missed estimates indicate ongoing net income losses.
