Federal Realty Investment Trust (FRT)vsMacerich Company (MAC)
FRT
Federal Realty Investment Trust
$108.24
-1.30%
REAL ESTATE · Cap: $9.29B
MAC
Macerich Company
$24.30
+1.93%
REAL ESTATE · Cap: $6.77B
Smart Verdict
WallStSmart Research — data-driven comparison
Federal Realty Investment Trust generates 30% more annual revenue ($1.34B vs $1.03B). FRT leads profitability with a 32.7% profit margin vs -16.5%. FRT appears more attractively valued with a PEG of 3.65. FRT earns a higher WallStSmart Score of 56/100 (C).
FRT
Buy56
out of 100
Grade: C
MAC
Hold45
out of 100
Grade: D+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+34.9%
Fair Value
$164.31
Current Price
$108.24
$56.07 discount
Margin of Safety
-8.3%
Fair Value
$22.29
Current Price
$24.30
$2.01 premium
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 35.0%
Reasonable price relative to book value
Earnings expanding 3971.0% YoY
Reasonable price relative to book value
Areas to Watch
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Earnings declined 45.6%
1.2% revenue growth
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Comparative Analysis Report
WallStSmart ResearchBull Case : FRT
The strongest argument for FRT centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 32.7% and operating margin at 35.0%.
Bull Case : MAC
The strongest argument for MAC centers on EPS Growth, Price/Book.
Bear Case : FRT
The primary concerns for FRT are Debt/Equity, Piotroski F-Score, PEG Ratio.
Bear Case : MAC
The primary concerns for MAC are Revenue Growth, Debt/Equity, Piotroski F-Score. Debt-to-equity of 1.71 is elevated, increasing financial risk.
Key Dynamics to Monitor
FRT profiles as a mature stock while MAC is a turnaround play — different risk/reward profiles.
MAC carries more volatility with a beta of 2.10 — expect wider price swings.
FRT is growing revenue faster at 7.2% — sustainability is the question.
FRT generates stronger free cash flow (118M), providing more financial flexibility.
Bottom Line
FRT scores higher overall (56/100 vs 45/100), backed by strong 32.7% margins. Both earn "Buy" and "Hold" ratings respectively — the choice depends on your investment horizon and risk tolerance.
This analysis is generated from publicly available financial data. Not financial advice.
Federal Realty Investment Trust
REAL ESTATE · REIT - RETAIL · USA
Federal Realty Investment Trust is a real estate investment trust that invests in shopping centers in the Northeastern United States, the Mid-Atlantic states, California, and South Florida.
Macerich Company
REAL ESTATE · REIT - RETAIL · USA
The Macerich Company (MAC) is a prominent real estate investment trust (REIT) that specializes in the acquisition, leasing, and management of a high-quality portfolio of retail properties located in strategic markets throughout the United States. Recognized for its upscale shopping centers and innovative mixed-use developments, Macerich emphasizes maximizing tenant performance while delivering exceptional consumer experiences, thus adapting effectively to the changing retail environment. With a robust focus on sustainability and operational efficiency, the company is strategically positioned to drive long-term growth and enhance shareholder value.
Compare with Other REIT - RETAIL Stocks
Want to dig deeper into these stocks?