Symbols / MAC
MAC Chart
About
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 39 million square feet of real estate, consisting primarily of interests in 38 retail centers. Macerich is firmly dedicated to advancing environmental goals, social good and sound corporate governance.
Fundamentals
Scroll to Statements| Sector | Real Estate | Industry | REIT - Retail | Market Cap | 5.18B |
| Enterprise Value | 9.87B | Income | -197.92M | Sales | 1.04B |
| Book/sh | 9.53 | Cash/sh | 1.09 | Dividend Yield | 3.54% |
| Payout | 188.89% | Employees | 596 | IPO | — |
| P/E | — | Forward P/E | -961.00 | PEG | — |
| P/S | 4.97 | P/B | 2.02 | P/C | — |
| EV/EBITDA | 17.66 | EV/Sales | 9.48 | Quick Ratio | 0.37 |
| Current Ratio | 0.45 | Debt/Eq | 203.24 | LT Debt/Eq | — |
| EPS (ttm) | -0.78 | EPS next Y | -0.02 | EPS Growth | — |
| Revenue Growth | -17.40% | Earnings | 2026-05-11 | ROA | 1.44% |
| ROE | -7.49% | ROIC | — | Gross Margin | 56.04% |
| Oper. Margin | 24.42% | Profit Margin | -18.94% | Shs Outstand | 256.67M |
| Shs Float | 255.93M | Short Float | 9.08% | Short Ratio | 7.74 |
| Short Interest | — | 52W High | 20.93 | 52W Low | 12.48 |
| Beta | 2.21 | Avg Volume | 2.02M | Volume | 2.41M |
| Target Price | $21.19 | Recom | Buy | Prev Close | $18.80 |
| Price | $19.22 | Change | 2.23% |
Valuation Models
Price estimates from analyst targets and simple models.
1. Analyst consensus
$21.19
Mean price target
2. Current target
$19.22
Latest analyst target
3. DCF / Fair value
$29.59
Simplified: (Free Cash Flow ÷ Shares) × 18 (P/FCF multiple). Not a …
Ratings
Current target
$19.22
Low
$17.00
High
$25.00
Mean
$21.19
Latest analyst rating changes
| Date | Action | Analyst | Rating Change | Price Target |
|---|---|---|---|---|
| 2026-03-02 | main | Goldman Sachs | Sell → Sell | $17 |
| 2026-02-25 | main | Citigroup | Neutral → Neutral | $21 |
| 2026-02-23 | main | Evercore ISI Group | In-Line → In-Line | $21 |
| 2026-02-23 | up | Keybanc | Sector Weight → Overweight | $25 |
| 2026-01-20 | main | Truist Securities | Buy → Buy | $20 |
| 2025-12-19 | main | Truist Securities | Buy → Buy | $19 |
| 2025-11-13 | main | Scotiabank | Sector Perform → Sector Perform | $19 |
| 2025-09-26 | up | B of A Securities | Neutral → Buy | $23 |
| 2025-09-15 | main | Evercore ISI Group | In-Line → In-Line | $20 |
| 2025-08-28 | main | Scotiabank | Sector Perform → Sector Perform | $18 |
| 2025-08-27 | main | JP Morgan | Underweight → Underweight | $19 |
| 2025-07-18 | init | Ladenburg Thalmann | — → Buy | $25 |
| 2025-06-10 | up | Mizuho | Neutral → Outperform | $18 |
| 2025-06-09 | main | Truist Securities | Buy → Buy | $21 |
| 2025-05-23 | up | Piper Sandler | Underweight → Neutral | $16 |
| 2025-04-23 | main | Scotiabank | Sector Perform → Sector Perform | $16 |
| 2025-04-10 | up | Truist Securities | Hold → Buy | $19 |
| 2025-04-01 | main | Morgan Stanley | Equal-Weight → Equal-Weight | $19 |
| 2025-04-01 | main | Truist Securities | Hold → Hold | $19 |
| 2025-03-10 | main | Goldman Sachs | Sell → Sell | $14 |
News
RSS: Latest MAC news- Is Apple Stock Going to $1,000? - Yahoo Finance hu, 05 Mar 2026 12
- Apple (AAPL) Stock — Analysts See 17% Upside as India Bet and New Mac Lineup Take Shape - CoinCentral ue, 10 Mar 2026 10
- Citi reiterates a Buy rating and a $315 price target on Apple stock - MacDailyNews Mon, 09 Mar 2026 20
- Apple’s New MacBook Is Cheaper Than an iPhone. The Stock Is Down. - Barron's Wed, 04 Mar 2026 20
- Wedbush reiterates Apple stock Outperform on new Mac lineup - Investing.com Nigeria Wed, 04 Mar 2026 22
- The Technical Signals Behind (MAC) That Institutions Follow - Stock Traders Daily Mon, 09 Mar 2026 03
- Freddie Mac (OTCMKTS:FMCC) Stock Price Down 8.6% - Here's What Happened - MarketBeat Wed, 04 Mar 2026 18
- Apple Stock (AAPL) Wins a New ‘Street-High’ Price Target - TipRanks Fri, 06 Mar 2026 11
- Does Apple Have a New Hit Product? I Think So! - The Motley Fool hu, 05 Mar 2026 17
- Fannie Mae, Freddie Mac stock rally boosts Capital Group fund with DC clients - Pensions & Investments ue, 02 Sep 2025 07
- Macerich Q4 earnings benefit from controlled expenses, increased occupancy (MAC:NYSE) - Seeking Alpha Wed, 18 Feb 2026 08
- Farmer Mac Prices $100 Million of Series H Preferred Stock - PR Newswire Wed, 20 Aug 2025 07
- Big Plan for Fannie and Freddie I.P.O. in Flux as Trump Pushes Affordability - The New York Times hu, 29 Jan 2026 08
- Privatizing Fannie Mae is risky. Would it be a win for taxpayers or Trump's donors? - NPR ue, 03 Feb 2026 08
- Michael Burry Is Betting Big on Freddie Mac Stock Ahead of a Relisting. Should You? - Yahoo Finance Mon, 15 Dec 2025 08
Insider Transactions
| Date | Shares | Value | Url | Text | Insider | Position | Transaction | Start Date | Ownership |
|---|---|---|---|---|---|---|---|---|---|
| 0 | 6000 | 102780 | — | Sale at price 17.13 per share. | LOWENTHAL MARIANNE | Director | — | 2025-09-24 00:00:00 | D |
| 1 | 9500 | 163068 | — | Sale at price 17.16 per share. | ZECCHINI CHRISTOPHER J. | Officer | — | 2025-08-15 00:00:00 | D |
| 2 | 8348 | — | — | Stock Award(Grant) at price 0.00 per share. | HERNANDEZ ENRIQUEJR | Director | — | 2025-06-02 00:00:00 | D |
| 3 | 8348 | — | — | Stock Award(Grant) at price 0.00 per share. | LAING DIANA M | Director | — | 2025-06-02 00:00:00 | D |
| 4 | 8348 | — | — | Stock Award(Grant) at price 0.00 per share. | MURPHY DEVIN IGNATIUS | Director | — | 2025-06-02 00:00:00 | D |
| 5 | 8348 | — | — | Stock Award(Grant) at price 0.00 per share. | HIRSCH DANIEL J | Director | — | 2025-06-02 00:00:00 | D |
| 6 | 8348 | — | — | Stock Award(Grant) at price 0.00 per share. | STEPHEN ANDREA M | Director | — | 2025-06-02 00:00:00 | D |
| 7 | 12213 | — | — | Stock Award(Grant) at price 0.00 per share. | HASH STEVE | Director | — | 2025-06-02 00:00:00 | D |
| 8 | 8348 | — | — | Stock Award(Grant) at price 0.00 per share. | LOWENTHAL MARIANNE | Director | — | 2025-06-02 00:00:00 | D |
| 9 | 7000 | 114800 | — | Purchase at price 16.40 per share. | MURPHY DEVIN IGNATIUS | Director | — | 2025-03-14 00:00:00 | D |
Financials
| Line Item | 2025-12-31 | 2024-12-31 | 2023-12-31 | 2022-12-31 |
|---|---|---|---|---|
| TaxEffectOfUnusualItems | -19.99M | 348.66K | -223.98K | 1.62M |
| TaxRateForCalcs | 0.16 | 0.01 | 0.00 | 0.21 |
| NormalizedEBITDA | 571.81M | 273.54M | 317.04M | 447.26M |
| TotalUnusualItems | -123.42M | 53.36M | -126.31M | 7.70M |
| TotalUnusualItemsExcludingGoodwill | -123.42M | 53.36M | -126.31M | 7.70M |
| NetIncomeFromContinuingOperationNetMinorityInterest | -197.15M | -194.12M | -274.06M | -66.07M |
| ReconciledDepreciation | 368.10M | 305.88M | 296.39M | 302.48M |
| ReconciledCostOfRevenue | 446.58M | 419.17M | 380.86M | 379.49M |
| EBITDA | 448.39M | 326.90M | 190.72M | 454.96M |
| EBIT | 80.29M | 21.02M | -105.67M | 152.48M |
| NetInterestIncome | -283.54M | -219.99M | -172.92M | -216.85M |
| InterestExpense | 283.54M | 219.99M | 172.92M | 216.85M |
| NormalizedIncome | -93.73M | -247.13M | -147.97M | -72.15M |
| NetIncomeFromContinuingAndDiscontinuedOperation | -197.15M | -194.12M | -274.06M | -66.07M |
| TotalExpenses | 846.22M | 753.19M | 706.49M | 709.13M |
| RentExpenseSupplemental | 46.63M | 41.34M | 36.42M | 32.67M |
| DilutedAverageShares | 254.22M | 231.86M | 224.50M | 223.68M |
| BasicAverageShares | 254.22M | 221.84M | 215.55M | 215.03M |
| DilutedEPS | -0.78 | -0.88 | -1.28 | -0.31 |
| BasicEPS | -0.78 | -0.88 | -1.28 | -0.31 |
| DilutedNIAvailtoComStockholders | -197.92M | -195.03M | -274.94M | -66.92M |
| NetIncomeCommonStockholders | -197.92M | -195.03M | -274.94M | -66.92M |
| OtherunderPreferredStockDividend | 774.00K | 906.00K | 870.00K | 856.00K |
| NetIncome | -197.15M | -194.12M | -274.06M | -66.07M |
| MinorityInterests | 3.91M | 3.54M | 4.03M | -989.00K |
| NetIncomeIncludingNoncontrollingInterests | -201.06M | -197.66M | -278.10M | -65.08M |
| NetIncomeContinuousOperations | -201.06M | -197.66M | -278.10M | -65.08M |
| TaxProvision | -2.19M | -1.30M | -494.00K | 705.00K |
| PretaxIncome | -203.25M | -198.97M | -278.59M | -64.37M |
| OtherIncomeExpense | -87.47M | -143.99M | -283.25M | 2.44M |
| SpecialIncomeCharges | -144.90M | -318.79M | -139.69M | 7.31M |
| GainOnSaleOfPPE | 6.54M | 1.19M | 5.59M | 22.36M |
| OtherSpecialCharges | -14.40M | -8.21M | 1.01M | |
| WriteOff | 153.50M | 15.04M | 67.34M | |
| ImpairmentOfCapitalAssets | 151.45M | 334.38M | 153.50M | 15.04M |
| EarningsFromEquityInterest | 35.95M | -197.35M | -156.94M | -5.26M |
| GainOnSaleOfSecurity | 21.48M | 372.15M | 13.38M | 386.00K |
| NetNonOperatingInterestIncomeExpense | -283.54M | -219.99M | -172.92M | -216.85M |
| InterestExpenseNonOperating | 283.54M | 219.99M | 172.92M | 216.85M |
| OperatingIncome | 167.76M | 165.01M | 177.58M | 150.03M |
| OperatingExpense | 388.62M | 322.93M | 311.60M | 318.78M |
| DepreciationAmortizationDepletionIncomeStatement | 357.08M | 294.78M | 282.36M | 291.61M |
| DepreciationAndAmortizationInIncomeStatement | 357.08M | 294.78M | 282.36M | 291.61M |
| SellingGeneralAndAdministration | 31.54M | 28.14M | 29.24M | 27.16M |
| GeneralAndAdministrativeExpense | 31.54M | 28.14M | 29.24M | 27.16M |
| OtherGandA | 31.54M | 28.14M | 29.24M | 27.16M |
| GrossProfit | 556.38M | 487.94M | 489.18M | 468.81M |
| CostOfRevenue | 457.60M | 430.27M | 394.89M | 390.35M |
| TotalRevenue | 1.01B | 918.20M | 884.07M | 859.16M |
| OperatingRevenue | 973.47M | 880.27M | 839.21M | 829.06M |
| Line Item | 2023-12-31 | |||
|---|---|---|---|---|
| TreasurySharesNumber | 0.00 | |||
| OrdinarySharesNumber | 256.99M | 252.93M | 215.98M | 215.24M |
| ShareIssued | 256.99M | 252.93M | 215.98M | 215.24M |
| NetDebt | 4.79B | 4.90B | 4.13B | 4.30B |
| TotalDebt | 5.14B | 5.06B | 4.31B | 4.50B |
| TangibleBookValue | 2.27B | 2.55B | 2.34B | 2.79B |
| InvestedCapital | 7.52B | 7.75B | 6.67B | 7.27B |
| WorkingCapital | -184.56M | -325.41M | -195.19M | -134.91M |
| NetTangibleAssets | 2.27B | 2.55B | 2.34B | 2.79B |
| CapitalLeaseObligations | 66.98M | 71.68M | 83.99M | 94.91M |
| CommonStockEquity | 2.45B | 2.76B | 2.45B | 2.87B |
| TotalCapitalization | 7.52B | 7.75B | 6.67B | 7.27B |
| TotalEquityGrossMinorityInterest | 2.53B | 2.84B | 2.53B | 2.95B |
| MinorityInterest | 78.20M | 85.94M | 80.58M | 83.58M |
| StockholdersEquity | 2.45B | 2.76B | 2.45B | 2.87B |
| GainsLossesNotAffectingRetainedEarnings | -9.00K | -34.00K | -952.00K | 632.00K |
| OtherEquityAdjustments | -9.00K | -34.00K | -952.00K | 632.00K |
| RetainedEarnings | -3.78B | -3.41B | -3.06B | -2.64B |
| AdditionalPaidInCapital | 6.22B | 6.16B | 5.51B | 5.51B |
| CapitalStock | 2.57M | 2.53M | 2.16M | 2.15M |
| CommonStock | 2.57M | 2.53M | 2.16M | 2.15M |
| TotalLiabilitiesNetMinorityInterest | 5.84B | 5.72B | 4.99B | 5.14B |
| TotalNonCurrentLiabilitiesNetMinorityInterest | 5.14B | 5.06B | 4.41B | 4.64B |
| OtherNonCurrentLiabilities | 102.52M | 143.22M | 118.99M | |
| LongTermDebtAndCapitalLeaseObligation | 5.14B | 5.06B | 4.31B | 4.50B |
| LongTermCapitalLeaseObligation | 66.98M | 71.68M | 83.99M | 94.91M |
| LongTermDebt | 5.07B | 4.99B | 4.23B | 4.40B |
| CurrentLiabilities | 705.69M | 660.08M | 573.72M | 502.94M |
| PayablesAndAccruedExpenses | 705.69M | 660.08M | 573.72M | 502.94M |
| CurrentAccruedExpenses | 386.09M | 379.86M | 334.74M | 318.75M |
| Payables | 319.60M | 280.22M | 238.98M | 184.20M |
| DuetoRelatedPartiesCurrent | 0.00 | 327.00K | ||
| DividendsPayable | 194.39M | 192.68M | 174.79M | 121.09M |
| AccountsPayable | 125.21M | 87.54M | 64.19M | 63.11M |
| TotalAssets | 8.37B | 8.57B | 7.51B | 8.09B |
| TotalNonCurrentAssets | 7.85B | 8.23B | 7.13B | 7.73B |
| OtherNonCurrentAssets | 64.52M | 63.71M | 73.98M | 96.91M |
| NonCurrentDeferredAssets | 102.52M | 94.36M | 86.78M | 77.47M |
| NonCurrentDeferredTaxesAssets | 27.52M | 25.32M | 24.02M | 23.11M |
| InvestmentsAndAdvances | 707.08M | 654.67M | 852.76M | 1.22B |
| LongTermEquityInvestment | 707.08M | 654.67M | 852.76M | 1.22B |
| InvestmentsinJointVenturesatCost | 707.08M | 654.67M | 852.76M | 1.22B |
| InvestmentProperties | 6.69B | 7.10B | 5.90B | 6.13B |
| GoodwillAndOtherIntangibleAssets | 176.39M | 211.48M | 102.30M | 73.05M |
| OtherIntangibleAssets | 176.39M | 211.48M | 102.30M | 73.05M |
| NetPPE | 108.92M | 111.04M | 118.66M | 126.61M |
| GrossPPE | 108.92M | 111.04M | 118.66M | 126.61M |
| OtherProperties | 108.92M | 111.04M | 118.66M | 126.61M |
| CurrentAssets | 521.13M | 334.67M | 378.53M | 368.03M |
| RestrictedCash | 92.72M | 87.62M | 95.36M | 80.82M |
| Receivables | 148.17M | 157.19M | 188.23M | 186.89M |
| DuefromRelatedPartiesCurrent | 2.45M | 1.84M | 4.75M | 3.30M |
| AccountsReceivable | 145.72M | 155.35M | 183.48M | 183.59M |
| AllowanceForDoubtfulAccountsReceivable | -7.79M | -7.15M | -4.82M | -10.74M |
| GrossAccountsReceivable | 153.51M | 162.50M | 188.30M | 194.33M |
| CashCashEquivalentsAndShortTermInvestments | 280.25M | 89.86M | 94.94M | 100.32M |
| CashAndCashEquivalents | 280.25M | 89.86M | 94.94M | 100.32M |
| Line Item | 2025-12-31 | 2024-12-31 | 2023-12-31 | 2022-12-31 |
|---|---|---|---|---|
| FreeCashFlow | 321.60M | 283.44M | 295.50M | 337.51M |
| RepurchaseOfCapitalStock | -583.00K | -183.00K | ||
| RepaymentOfDebt | -261.73M | -2.03B | -865.26M | -408.00M |
| IssuanceOfDebt | 599.10M | 1.23B | 719.00M | 277.00M |
| IssuanceOfCapitalStock | 55.53M | 658.87M | 1.80M | 1.74M |
| InterestPaidSupplementalData | 207.92M | 186.34M | 191.50M | 180.32M |
| EndCashPosition | 372.96M | 177.48M | 190.29M | 181.14M |
| BeginningCashPosition | 177.48M | 190.29M | 181.14M | 166.97M |
| ChangesInCash | 195.48M | -12.81M | 9.15M | 14.17M |
| FinancingCashFlow | 199.22M | -316.05M | -338.89M | -321.94M |
| CashFlowFromContinuingFinancingActivities | 199.22M | -316.05M | -338.89M | -321.94M |
| NetOtherFinancingCharges | -5.47M | -8.79M | -34.55M | -6.17M |
| CashDividendsPaid | -188.21M | -161.29M | -159.29M | -186.33M |
| CommonStockDividendPaid | -188.21M | -161.29M | -159.29M | -186.33M |
| NetCommonStockIssuance | 55.53M | 658.87M | 1.22M | 1.56M |
| CommonStockPayments | -583.00K | -183.00K | ||
| CommonStockIssuance | 55.53M | 658.87M | 1.80M | 1.74M |
| NetIssuancePaymentsOfDebt | 337.37M | -804.85M | -146.26M | -131.00M |
| NetLongTermDebtIssuance | 337.37M | -804.85M | -146.26M | -131.00M |
| LongTermDebtPayments | -261.73M | -2.03B | -865.26M | -408.00M |
| LongTermDebtIssuance | 599.10M | 1.23B | 719.00M | 277.00M |
| InvestingCashFlow | -325.34M | 19.79M | 52.54M | -1.40M |
| CashFlowFromContinuingInvestingActivities | -325.34M | 19.79M | 52.54M | -1.40M |
| NetOtherInvestingChanges | 153.99M | 277.24M | 32.03M | 68.35M |
| DividendsReceivedCFI | 112.64M | 94.00M | 300.86M | 131.31M |
| NetInvestmentPropertiesPurchaseAndSale | -434.35M | -338.48M | -199.19M | -119.34M |
| PurchaseOfInvestmentProperties | -434.35M | -338.48M | -199.19M | -119.34M |
| NetBusinessPurchaseAndSale | -157.62M | -12.97M | -81.16M | -81.72M |
| SaleOfBusiness | 0.00 | 49.00M | 0.00 | 0.00 |
| PurchaseOfBusiness | -157.62M | -61.97M | -81.16M | -81.72M |
| OperatingCashFlow | 321.60M | 283.44M | 295.50M | 337.51M |
| CashFlowFromContinuingOperatingActivities | 321.60M | 283.44M | 295.50M | 337.51M |
| ChangeInWorkingCapital | 22.35M | 18.05M | 18.30M | 60.37M |
| ChangeInOtherCurrentAssets | 612.00K | -16.19M | 6.10M | -13.25M |
| ChangeInPayablesAndAccruedExpense | 18.95M | 27.89M | 13.30M | 70.63M |
| ChangeInAccruedExpense | -13.56M | 6.58M | 11.43M | 71.01M |
| ChangeInPayable | 32.52M | 21.31M | 1.87M | -382.00K |
| ChangeInAccountPayable | 32.52M | 21.31M | 1.87M | -382.00K |
| ChangeInReceivables | 2.79M | 6.36M | -1.10M | 2.98M |
| ChangesInAccountReceivables | 3.40M | 3.44M | 354.00K | 6.61M |
| OtherNonCashItems | 24.13M | -3.79M | -34.60M | 22.96M |
| StockBasedCompensation | 18.17M | 12.13M | 13.17M | 17.64M |
| ProvisionandWriteOffofAssets | 4.63M | 6.15M | -2.70M | -656.00K |
| DeferredTax | -2.19M | -1.30M | -494.00K | 705.00K |
| DeferredIncomeTax | -2.19M | -1.30M | -494.00K | 705.00K |
| DepreciationAmortizationDepletion | 368.10M | 305.88M | 296.39M | 302.48M |
| DepreciationAndAmortization | 368.10M | 305.88M | 296.39M | 302.48M |
| OperatingGainsLosses | 87.47M | 143.99M | 283.53M | -910.00K |
| EarningsLossesFromEquityInvestments | -35.95M | 197.35M | 156.94M | 5.26M |
| GainLossOnInvestmentSecurities | 280.00K | 1.53M | 48.00K | |
| NetIncomeFromContinuingOperations | -201.06M | -197.66M | -278.10M | -65.08M |
SEC Filings
Recent 10-K, 10-Q, 8-K, and Form 4 (insider) filings.
Public Trades for MAC
| Date | User | Asset | Broker | Type | Position Size | Entry Price | Patterns |
|---|