Macerich Company (MAC)vsSimon Property Group Inc (SPG)
MAC
Macerich Company
$23.22
+1.76%
REAL ESTATE · Cap: $7.51B
SPG
Simon Property Group Inc
$210.31
+1.98%
REAL ESTATE · Cap: $77.34B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 549% more annual revenue ($6.65B vs $1.02B). SPG leads profitability with a 70.6% profit margin vs -17.9%. MAC appears more attractively valued with a PEG of 4.80. SPG earns a higher WallStSmart Score of 63/100 (C+).
MAC
Hold39
out of 100
Grade: F
SPG
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
-28.0%
Fair Value
$152.15
Current Price
$210.31
$58.16 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 96 in profit
Keeps 71 of every $100 in revenue as profit
Strong operational efficiency at 43.4%
Large-cap with strong market position
Attractively priced relative to earnings
19.3% revenue growth
Areas to Watch
Weak financial health signals
Expensive relative to growth rate
ROE of -7.5% — below average capital efficiency
Revenue declined 6.7%
Trading at 13.2x book value
Expensive relative to growth rate
Distress zone — elevated risk
Elevated debt levels
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 70.6% and operating margin at 43.4%. Revenue growth of 19.3% demonstrates continued momentum.
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 : SPG
The primary concerns for SPG are Price/Book, PEG Ratio, Altman Z-Score. Debt-to-equity of 5.96 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 2.09 — expect wider price swings.
SPG is growing revenue faster at 19.3% — sustainability is the question.
SPG generates stronger free cash flow (625M), providing more financial flexibility.
Bottom Line
SPG scores higher overall (63/100 vs 39/100), backed by strong 70.6% margins and 19.3% 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 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.
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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