Macerich Company (MAC)vsRegency Centers Corporation (REG)
MAC
Macerich Company
$18.81
+1.40%
REAL ESTATE · Cap: $5.00B
REG
Regency Centers Corporation
$74.43
-0.20%
REAL ESTATE · Cap: $13.90B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 55% more annual revenue ($1.61B vs $1.04B). REG leads profitability with a 32.7% profit margin vs -18.9%. REG appears more attractively valued with a PEG of 2.61. REG earns a higher WallStSmart Score of 65/100 (B-).
MAC
Hold48
out of 100
Grade: D+
REG
Strong Buy65
out of 100
Grade: B-
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Intrinsic value data unavailable for MAC.
Margin of Safety
+42.1%
Fair Value
$131.98
Current Price
$74.43
$57.55 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Reasonable price relative to book value
Strong operational efficiency at 24.4%
Earnings expanding 39.7% YoY
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 38.8%
Earnings expanding 141.9% YoY
Reasonable price relative to book value
Areas to Watch
Weak financial health signals
Expensive relative to growth rate
ROE of -7.5% — below average capital efficiency
Revenue declined 17.4%
Moderate valuation
ROE of 7.7% — below average capital efficiency
Expensive relative to growth rate
Distress zone — elevated risk
Comparative Analysis Report
WallStSmart ResearchBull Case : MAC
The strongest argument for MAC centers on Price/Book, Operating Margin, EPS Growth.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, EPS Growth. Profitability is solid with margins at 32.7% and operating margin at 38.8%.
Bear Case : MAC
The primary concerns for MAC are Piotroski F-Score, PEG Ratio, Return on Equity.
Bear Case : REG
The primary concerns for REG are P/E Ratio, Return on Equity, PEG Ratio.
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 2.21 — expect wider price swings.
REG is growing revenue faster at 8.9% — sustainability is the question.
REG generates stronger free cash flow (76M), providing more financial flexibility.
Bottom Line
REG scores higher overall (65/100 vs 48/100), backed by strong 32.7% margins. Both earn "Strong 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 leading real estate investment trust (REIT) focused on owning, leasing, and managing high-quality retail properties, primarily in major U.S. markets. With a strategic portfolio that includes premier shopping centers and mixed-use developments, Macerich prioritizes tenant success and customer engagement, adeptly navigating the shifting retail environment. Their commitment to sustainability and operational excellence underpins a solid financial foundation, positioning the company to capitalize on growth opportunities and generate long-term value for shareholders.
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.
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