Macerich Company (MAC)vsRegency Centers Corporation (REG)
MAC
Macerich Company
$24.30
+1.93%
REAL ESTATE · Cap: $6.77B
REG
Regency Centers Corporation
$74.98
+2.45%
REAL ESTATE · Cap: $13.69B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 64% more annual revenue ($1.69B vs $1.03B). REG leads profitability with a 33.0% profit margin vs -16.5%. REG appears more attractively valued with a PEG of 2.70. REG earns a higher WallStSmart Score of 59/100 (C).
MAC
Hold45
out of 100
Grade: D+
REG
Buy59
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
-8.3%
Fair Value
$22.29
Current Price
$24.30
$2.01 premium
Margin of Safety
+43.7%
Fair Value
$135.88
Current Price
$74.98
$60.90 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Earnings expanding 3971.0% YoY
Reasonable price relative to book value
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 39.6%
Reasonable price relative to book value
Areas to Watch
1.2% revenue growth
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Expensive relative to growth rate
Distress zone — elevated risk
Comparative Analysis Report
WallStSmart ResearchBull Case : MAC
The strongest argument for MAC centers on EPS Growth, Price/Book.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 33.0% and operating margin at 39.6%.
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.
Bear Case : REG
The primary concerns for REG are PEG Ratio, Altman Z-Score.
Key Dynamics to Monitor
MAC profiles as a turnaround stock while REG is a mature play — different risk/reward profiles.
MAC carries more volatility with a beta of 2.10 — expect wider price swings.
REG is growing revenue faster at 8.9% — sustainability is the question.
REG generates stronger free cash flow (174M), providing more financial flexibility.
Bottom Line
REG scores higher overall (59/100 vs 45/100), backed by strong 33.0% 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.
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.
Regency Centers Corporation
REAL ESTATE · REIT - RETAIL · USA
Regency Centers Corporation is a real estate investment trust based in Jacksonville, Florida and is one of the largest operators of shopping centers with grocery stores as anchor tenants.
Compare with Other REIT - RETAIL Stocks
Want to dig deeper into these stocks?