Symbols / MAC Stock $22.24 +2.77% The Macerich Company

Real Estate • REIT - Retail • United States • NYQ
MAC (Stock) Chart
O: — H: — L: — C: — V: —
SMA 20: — SMA 50: — SMA 200: —
Stock Fundamentals
Scroll to Statements
Index EQUITY
Sector Real Estate
Industry REIT - Retail
CEO Mr. Jackson Hsieh
Exch · Country NYQ · United States
Market Cap 6.07B
Enterprise Value 10.70B
Income -184.17M
Sales 1.02B
FCF (ttm) 403.52M
Book/sh 9.35
Cash/sh 0.70
Employees 596
Insider 10d —
IPO Mar 10, 1994
Div forward ($/yr)
Div TTM ($/yr)
Dividend Yield
Ex-Div Date
5Y Avg Yield
Yield vs 5Y Avg
Payout 188.89%
P/E —
Forward P/E 741.33
PEG 4.80
P/S 5.92
P/B 2.38
P/C —
EV/EBITDA 19.82
EV/Sales 10.45
Quick Ratio 0.28
Current Ratio 0.36
Debt/Eq 198.97
LT Debt/Eq —
EPS (ttm) -0.72
EPS next Y 0.03
EPS Growth —
Revenue Growth -6.70%
EPS Gr Q/Q —
Rev Gr Q/Q —
Earnings (next) 2026-05-06
Earnings (prior) 2026-05-06
ROA 1.37%
ROE -7.11%
ROIC —
Gross Margin 55.10%
Oper. Margin 9.12%
Profit Margin -17.90%
Shs Outstand 261.38M
Shs Float 260.64M
Insider Own 0.36%
Instit Own 104.81%
Short Float 6.69%
Short Ratio 5.81
Short Interest 11.99M
52W High 22.56
vs 52W High -1.42%
52W Low 14.82
vs 52W Low 50.07%
Beta 2.11
Impl. Vol. 1.56%
Rel Volume 3.00
Avg Volume 2.43M
Volume 7.29M
Target (mean) $21.94
Tgt Median $22.00
Tgt Low $17.00
Tgt High $27.00
# Analysts 16
Recom Buy
Prev Close $21.64
Price $22.24
Change 2.77%
About

The Macerich Company 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. The Macerich Company was incorporated in 1964.

Valuation Models

Price estimates from analyst targets and simple models.

1. Analyst consensus
$21.94
Mean price target
2. Current target
$22.24
Latest analyst target
3. DCF / Fair value
$27.79
Simplified: (Free Cash Flow ÷ Shares) × 18 (P/FCF multiple). Not a …
Ratings
Current target
$22.24
Low
$17.00
High
$27.00
Mean
$21.94

Latest analyst rating changes

Date Action Analyst Rating Change Price Target
2026-05-08 main Evercore ISI Group In-Line → In-Line $22
2026-03-30 up Scotiabank Sector Perform → Sector Outperform $22
2026-03-10 main JP Morgan Underweight → Underweight $19
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
Insider Transactions
Filed Date Insider Relationship Transaction Shares Price Value SEC
2025-09-24 LOWENTHAL MARIANNE Director — 6,000 $17.13 $102,780
2025-08-15 ZECCHINI CHRISTOPHER J. Officer — 9,500 $17.16 $163,068
2025-06-02 LAING DIANA M Director — 8,348 $0.00 $0
2025-06-02 HERNANDEZ ENRIQUEJR Director — 8,348 $0.00 $0
2025-06-02 MURPHY DEVIN IGNATIUS Director — 8,348 $0.00 $0
2025-06-02 HIRSCH DANIEL J Director — 8,348 $0.00 $0
2025-06-02 STEPHEN ANDREA M Director — 8,348 $0.00 $0
2025-06-02 HASH STEVE Director — 12,213 $0.00 $0
2025-06-02 LOWENTHAL MARIANNE Director — 8,348 $0.00 $0
2025-03-14 MURPHY DEVIN IGNATIUS Director — 7,000 $16.40 $114,800
Financials
Statement View
Amounts in millions (2 decimals, no suffix) • EPS per share (2 decimals) • Trend = period evolution • YoY Growth = previous period %
Line Item Trend 2025-12-31 2024-12-31 2023-12-31 2022-12-31
Operating Revenue
973.47
+10.59%
880.27
+4.89%
839.21
+1.22%
829.06
Cost Of Revenue
457.60
+6.35%
430.27
+8.96%
394.89
+1.16%
390.35
Reconciled Cost Of Revenue
446.58
+6.54%
419.17
+10.06%
380.86
+0.36%
379.49
Gross Profit
556.38
+14.03%
487.94
-0.25%
489.18
+4.34%
468.81
Operating Expense
388.62
+20.34%
322.93
+3.63%
311.60
-2.25%
318.78
Selling General And Administration
31.54
+12.06%
28.14
-3.74%
29.24
+7.64%
27.16
General And Administrative Expense
31.54
+12.06%
28.14
-3.74%
29.24
+7.64%
27.16
Other Gand A
31.54
+12.06%
28.14
-3.74%
29.24
+7.64%
27.16
Total Expenses
846.22
+12.35%
753.19
+6.61%
706.49
-0.37%
709.13
Operating Income
167.76
+1.67%
165.01
-7.08%
177.58
+18.36%
150.03
EBITDA
448.39
+37.17%
326.90
+71.40%
190.72
-58.08%
454.96
Normalized EBITDA
571.81
+109.04%
273.54
-13.72%
317.04
-29.12%
447.26
Reconciled Depreciation
368.10
+20.34%
305.88
+3.20%
296.39
-2.01%
302.48
EBIT
80.29
+281.93%
21.02
+119.89%
-105.67
-169.30%
152.48
Total Unusual Items
-123.42
-331.28%
53.36
+142.25%
-126.31
-1740.88%
7.70
Total Unusual Items Excluding Goodwill
-123.42
-331.28%
53.36
+142.25%
-126.31
-1740.88%
7.70
Special Income Charges
-144.90
+54.55%
-318.79
-128.20%
-139.69
-2010.49%
7.31
Other Special Charges
—
-14.40
-75.48%
-8.21
—
Impairment Of Capital Assets
151.45
-54.71%
334.38
+117.84%
153.50
+920.24%
15.04
Write Off
—
—
153.50
+920.24%
15.04
Net Income
-197.15
-1.56%
-194.12
+29.17%
-274.06
-314.82%
-66.07
Pretax Income
-203.25
-2.15%
-198.97
+28.58%
-278.59
-332.77%
-64.37
Net Non Operating Interest Income Expense
-283.54
-28.89%
-219.99
-27.22%
-172.92
+20.26%
-216.85
Interest Expense Non Operating
283.54
+28.89%
219.99
+27.22%
172.92
-20.26%
216.85
Net Interest Income
-283.54
-28.89%
-219.99
-27.22%
-172.92
+20.26%
-216.85
Interest Expense
283.54
+28.89%
219.99
+27.22%
172.92
-20.26%
216.85
Other Income Expense
-87.47
+39.25%
-143.99
+49.17%
-283.25
-11699.18%
2.44
Gain On Sale Of Security
21.48
-94.23%
372.15
+2681.38%
13.38
+3366.32%
0.39
Tax Provision
-2.19
-68.69%
-1.30
-163.16%
-0.49
-170.07%
0.70
Tax Rate For Calcs
0.00
+2379.34%
0.00
+268.53%
0.00
-99.16%
0.00
Tax Effect Of Unusual Items
-19.99
-5834.44%
0.35
+255.66%
-0.22
-113.86%
1.62
Net Income Including Noncontrolling Interests
-201.06
-1.72%
-197.66
+28.92%
-278.10
-327.33%
-65.08
Net Income From Continuing Operation Net Minority Interest
-197.15
-1.56%
-194.12
+29.17%
-274.06
-314.82%
-66.07
Net Income From Continuing And Discontinued Operation
-197.15
-1.56%
-194.12
+29.17%
-274.06
-314.82%
-66.07
Net Income Continuous Operations
-201.06
-1.72%
-197.66
+28.92%
-278.10
-327.33%
-65.08
Minority Interests
3.91
+10.30%
3.54
-12.12%
4.03
+507.89%
-0.99
Normalized Income
-93.73
+62.07%
-247.13
-67.01%
-147.97
-105.09%
-72.15
Net Income Common Stockholders
-197.92
-1.49%
-195.03
+29.06%
-274.94
-310.82%
-66.92
Otherunder Preferred Stock Dividend
0.77
-14.57%
0.91
+4.14%
0.87
+1.64%
0.86
Diluted EPS
-0.78
+11.36%
-0.88
+31.25%
-1.28
-312.90%
-0.31
Basic EPS
-0.78
+11.36%
-0.88
+31.25%
-1.28
-312.90%
-0.31
Basic Average Shares
254.22
+14.59%
221.84
+2.92%
215.55
+0.24%
215.03
Diluted Average Shares
254.22
+9.64%
231.86
+3.28%
224.50
+0.37%
223.68
Diluted NI Availto Com Stockholders
-197.92
-1.49%
-195.03
+29.06%
-274.94
-310.82%
-66.92
Depreciation Amortization Depletion Income Statement
357.08
+21.14%
294.78
+4.40%
282.36
-3.17%
291.61
Depreciation And Amortization In Income Statement
357.08
+21.14%
294.78
+4.40%
282.36
-3.17%
291.61
Earnings From Equity Interest
35.95
+118.21%
-197.35
-25.75%
-156.94
-2885.86%
-5.26
Gain On Sale Of PPE
6.54
+452.32%
1.19
-78.81%
5.59
-74.99%
22.36
Rent Expense Supplemental
46.63
+12.79%
41.34
+13.50%
36.42
+11.49%
32.67
Line Item Trend 2023-12-31
Total Assets
7,513.51
Current Assets
378.53
Cash Cash Equivalents And Short Term Investments
94.94
Cash And Cash Equivalents
94.94
Receivables
188.23
Accounts Receivable
183.48
Gross Accounts Receivable
188.30
Allowance For Doubtful Accounts Receivable
-4.82
Restricted Cash
95.36
Total Non Current Assets
7,134.98
Net PPE
118.66
Gross PPE
118.66
Other Properties
118.66
Goodwill And Other Intangible Assets
102.30
Other Intangible Assets
102.30
Investments And Advances
852.76
Long Term Equity Investment
852.76
Non Current Deferred Assets
86.78
Non Current Deferred Taxes Assets
24.02
Other Non Current Assets
73.98
Total Liabilities Net Minority Interest
4,985.91
Current Liabilities
573.72
Payables And Accrued Expenses
573.72
Payables
238.98
Accounts Payable
64.19
Dividends Payable
174.79
Current Accrued Expenses
334.74
Total Non Current Liabilities Net Minority Interest
4,412.19
Long Term Debt And Capital Lease Obligation
4,309.67
Long Term Debt
4,225.68
Long Term Capital Lease Obligation
83.99
Other Non Current Liabilities
102.52
Stockholders Equity
2,447.02
Common Stock Equity
2,447.02
Capital Stock
2.16
Common Stock
2.16
Share Issued
215.98
Ordinary Shares Number
215.98
Treasury Shares Number
0.00
Additional Paid In Capital
5,509.60
Retained Earnings
-3,063.79
Gains Losses Not Affecting Retained Earnings
-0.95
Minority Interest
80.58
Other Equity Adjustments
-0.95
Total Equity Gross Minority Interest
2,527.60
Total Capitalization
6,672.70
Working Capital
-195.19
Invested Capital
6,672.70
Total Debt
4,309.67
Net Debt
4,130.75
Capital Lease Obligations
83.99
Net Tangible Assets
2,344.72
Tangible Book Value
2,344.72
Duefrom Related Parties Current
4.75
Dueto Related Parties Current
—
Investment Properties
5,900.49
Investmentsin Joint Venturesat Cost
852.76
Line Item Trend 2025-12-31 2024-12-31 2023-12-31 2022-12-31
Operating Cash Flow
321.60
+13.46%
283.44
-4.08%
295.50
-12.45%
337.51
Cash Flow From Continuing Operating Activities
321.60
+13.46%
283.44
-4.08%
295.50
-12.45%
337.51
Net Income From Continuing Operations
-201.06
-1.72%
-197.66
+28.92%
-278.10
-327.33%
-65.08
Depreciation Amortization Depletion
368.10
+20.34%
305.88
+3.20%
296.39
-2.01%
302.48
Depreciation And Amortization
368.10
+20.34%
305.88
+3.20%
296.39
-2.01%
302.48
Other Non Cash Items
24.13
+736.45%
-3.79
+89.04%
-34.60
-250.67%
22.96
Stock Based Compensation
18.17
+49.77%
12.13
-7.86%
13.17
-25.35%
17.64
Provisionand Write Offof Assets
4.63
-24.70%
6.15
+327.97%
-2.70
-311.43%
-0.66
Deferred Tax
-2.19
-68.69%
-1.30
-163.16%
-0.49
-170.07%
0.70
Deferred Income Tax
-2.19
-68.69%
-1.30
-163.16%
-0.49
-170.07%
0.70
Operating Gains Losses
87.47
-39.25%
143.99
-49.22%
283.53
+31257.36%
-0.91
Gain Loss On Investment Securities
—
—
0.28
-81.72%
1.53
Change In Working Capital
22.35
+23.83%
18.05
-1.34%
18.30
-69.69%
60.37
Change In Receivables
2.79
-56.12%
6.36
+676.77%
-1.10
-136.93%
2.98
Changes In Account Receivables
3.40
-1.25%
3.44
+872.03%
0.35
-94.64%
6.61
Change In Payables And Accrued Expense
18.95
-32.04%
27.89
+109.69%
13.30
-81.17%
70.63
Change In Accrued Expense
-13.56
-306.05%
6.58
-42.41%
11.43
-83.90%
71.01
Change In Payable
32.52
+52.61%
21.31
+1039.36%
1.87
+589.53%
-0.38
Change In Account Payable
32.52
+52.61%
21.31
+1039.36%
1.87
+589.53%
-0.38
Change In Other Current Assets
0.61
+103.78%
-16.19
-365.46%
6.10
+146.05%
-13.25
Investing Cash Flow
-325.34
-1743.96%
19.79
-62.33%
52.54
+3847.57%
-1.40
Cash Flow From Continuing Investing Activities
-325.34
-1743.96%
19.79
-62.33%
52.54
+3847.57%
-1.40
Net Business Purchase And Sale
-157.62
-1115.23%
-12.97
+84.02%
-81.16
+0.69%
-81.72
Purchase Of Business
-157.62
-154.33%
-61.97
+23.64%
-81.16
+0.69%
-81.72
Net Other Investing Changes
153.99
-44.45%
277.24
+765.61%
32.03
-53.14%
68.35
Financing Cash Flow
199.22
+163.03%
-316.05
+6.74%
-338.89
-5.26%
-321.94
Cash Flow From Continuing Financing Activities
199.22
+163.03%
-316.05
+6.74%
-338.89
-5.26%
-321.94
Net Issuance Payments Of Debt
337.37
+141.92%
-804.85
-450.29%
-146.26
-11.65%
-131.00
Issuance Of Debt
599.10
-51.09%
1,225.00
+70.38%
719.00
+159.57%
277.00
Repayment Of Debt
-261.73
+87.11%
-2,029.85
-134.59%
-865.26
-112.07%
-408.00
Long Term Debt Issuance
599.10
-51.09%
1,225.00
+70.38%
719.00
+159.57%
277.00
Long Term Debt Payments
-261.73
+87.11%
-2,029.85
-134.59%
-865.26
-112.07%
-408.00
Net Long Term Debt Issuance
337.37
+141.92%
-804.85
-450.29%
-146.26
-11.65%
-131.00
Net Common Stock Issuance
55.53
-91.57%
658.87
+54128.15%
1.22
-22.02%
1.56
Common Stock Payments
—
—
-0.58
-218.58%
-0.18
Common Stock Dividend Paid
-188.21
-16.69%
-161.29
-1.25%
-159.29
+14.51%
-186.33
Cash Dividends Paid
-188.21
-16.69%
-161.29
-1.25%
-159.29
+14.51%
-186.33
Repurchase Of Capital Stock
—
—
-0.58
-218.58%
-0.18
Net Other Financing Charges
-5.47
+37.77%
-8.79
+74.58%
-34.55
-459.87%
-6.17
Changes In Cash
195.48
+1625.43%
-12.81
-239.98%
9.15
-35.38%
14.17
Beginning Cash Position
177.48
-6.73%
190.29
+5.05%
181.14
+8.49%
166.97
End Cash Position
372.96
+110.14%
177.48
-6.73%
190.29
+5.05%
181.14
Free Cash Flow
321.60
+13.46%
283.44
-4.08%
295.50
-12.45%
337.51
Interest Paid Supplemental Data
207.92
+11.58%
186.34
-2.69%
191.50
+6.20%
180.32
Common Stock Issuance
55.53
-91.57%
658.87
+36544.72%
1.80
+3.27%
1.74
Dividends Received CFI
112.64
+19.83%
94.00
-68.76%
300.86
+129.13%
131.31
Earnings Losses From Equity Investments
-35.95
-118.21%
197.35
+25.75%
156.94
+2885.86%
5.26
Issuance Of Capital Stock
55.53
-91.57%
658.87
+36544.72%
1.80
+3.27%
1.74
Net Investment Properties Purchase And Sale
-434.35
-28.33%
-338.48
-69.93%
-199.19
-66.91%
-119.34
Purchase Of Investment Properties
-434.35
-28.33%
-338.48
-69.93%
-199.19
-66.91%
-119.34
Sale Of Business
0.00
-100.00%
49.00
0.00
0.00
SEC Filings

Recent 10-K, 10-Q, 8-K, and Form 4 (insider) filings.

Trades
Date User Broker Pattern Type Position Size Entry Price Trade P&L Status
Posts
Published Title Author Category