Macerich (MAC)
NYSEReal EstateReit - RetailSnapshot 2026-10-30
$24.34+0.12%
Close 2026-10-30 · 1-day change
NYSEReal EstateReit - RetailSnapshot 2026-10-30
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 23%, 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 44% 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 Path Forward Plan depends on leasing and NOI growth, with balance-sheet strengthening supporting the case. Recent financial history is too limited to establish a revenue-growth trend. Q1 FY2026 non-GAAP EPS beat by 440%; Q2 EPS was 0.35. MAC trades at 35× P/FFO versus an 11× peer median, while expectations price in more growth than our forecast. The specific risk is that this premium compresses if growth fails to justify the peer gap. Peer multiples imply a price about 44% below where it trades; our read remains intact. This read is provisional.
Trailing returns as of 2026-10-30. 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 Oct 2026).
Based on 6 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 2026-10-30. 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.
Compare the value case
Put MAC next to peers and holdings, compare Living FV and multiples, then graph the driver behind the difference.
Advances: Reduce leverage and strengthen balance sheet
Upgrade reflects improved balance sheet strength.
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 2026-10-30. EPS is implied from price ÷ P/E. Not investment advice.
Current $24.34
The last 12 months of price, then the range of analyst 12-month targets from today’s $24.34.
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
Strong execution aligns with leasing and NOI growth objectives.
Advances: Execute Path Forward Plan to drive leasing and NOI growth
Path Forward Plan gains traction at a major conference.
Advances: Enhance revenue growth
Upgrade indicates positive outlook for revenue growth.
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.