Macerich Company (MAC)vsRegency Centers Corporation (REG)
MAC
Macerich Company
$23.22
+1.76%
REAL ESTATE · Cap: $7.51B
REG
Regency Centers Corporation
$77.72
+1.36%
REAL ESTATE · Cap: $15.01B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 61% more annual revenue ($1.65B vs $1.02B). REG leads profitability with a 33.1% profit margin vs -17.9%. REG appears more attractively valued with a PEG of 2.70. REG earns a higher WallStSmart Score of 63/100 (C+).
MAC
Hold39
out of 100
Grade: F
REG
Buy63
out of 100
Grade: C+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
-14.4%
Fair Value
$22.24
Current Price
$23.21
$0.98 premium
Margin of Safety
+44.1%
Fair Value
$136.81
Current Price
$77.72
$59.09 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 40.7%
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 6.7%
Moderate valuation
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 33.1% and operating margin at 40.7%.
Bear Case : MAC
The primary concerns for MAC are Piotroski F-Score, PEG Ratio, Return on Equity. Debt-to-equity of 2.07 is elevated, increasing financial risk.
Bear Case : REG
The primary concerns for REG are P/E Ratio, 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 2.09 — expect wider price swings.
REG is growing revenue faster at 10.0% — sustainability is the question.
REG generates stronger free cash flow (48M), providing more financial flexibility.
Bottom Line
REG scores higher overall (63/100 vs 39/100), backed by strong 33.1% 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 leading real estate investment trust (REIT) focused on acquiring, leasing, and managing a high-quality portfolio of retail properties in key U.S. markets. Renowned for its upscale shopping centers and mixed-use developments, Macerich prioritizes tenant performance and exceptional customer experiences, positioning itself to thrive amidst the evolving retail landscape. The company's dedication to sustainability and operational excellence further strengthens its financial resilience and growth potential, providing a solid foundation for delivering long-term value to its 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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