Macerich Company (MAC)vsSimon Property Group Inc (SPG)
MAC
Macerich Company
$24.30
+1.93%
REAL ESTATE · Cap: $6.77B
SPG
Simon Property Group Inc
$211.24
-0.49%
REAL ESTATE · Cap: $77.99B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 576% more annual revenue ($6.94B vs $1.03B). SPG leads profitability with a 66.6% profit margin vs -16.5%. MAC appears more attractively valued with a PEG of 4.80. SPG earns a higher WallStSmart Score of 57/100 (C).
MAC
Hold45
out of 100
Grade: D+
SPG
Buy57
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
-20.1%
Fair Value
$162.10
Current Price
$211.24
$49.14 premium
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Earnings expanding 3971.0% YoY
Reasonable price relative to book value
Every $100 of equity generates 104 in profit
Keeps 67 of every $100 in revenue as profit
Strong operational efficiency at 46.0%
Large-cap with strong market position
Attractively priced relative to earnings
19.5% revenue growth
Areas to Watch
1.2% revenue growth
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Trading at 15.6x book value
Expensive relative to growth rate
Earnings declined 12.5%
Distress zone — elevated risk
Comparative Analysis Report
WallStSmart ResearchBull Case : MAC
The strongest argument for MAC centers on EPS Growth, Price/Book.
Bull Case : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 66.6% and operating margin at 46.0%. Revenue growth of 19.5% demonstrates continued momentum.
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 : SPG
The primary concerns for SPG are Price/Book, PEG Ratio, EPS Growth. Debt-to-equity of 6.64 is elevated, increasing financial risk.
Key Dynamics to Monitor
MAC profiles as a turnaround stock while SPG is a growth play — different risk/reward profiles.
MAC carries more volatility with a beta of 2.10 — expect wider price swings.
SPG is growing revenue faster at 19.5% — sustainability is the question.
SPG generates stronger free cash flow (959M), providing more financial flexibility.
Bottom Line
SPG scores higher overall (57/100 vs 45/100), backed by strong 66.6% margins and 19.5% revenue growth. 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.
Simon Property Group Inc
REAL ESTATE · REIT - RETAIL · USA
Simon Property Group, Inc. is a real estate investment trust that invests in shopping malls, outlet centers, and community/lifestyle centers. It is the largest owner of shopping malls in the United States and is headquartered in Indianapolis, Indiana.
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