📊 MAC Key Takeaways
Is MAC a Good Investment? Thesis Analysis
Macerich is a deeply troubled REIT with persistent unprofitability (-19.4% net margin) and negative returns on equity/assets despite 458% revenue growth, suggesting fundamental operational challenges rather than scalability issues. The company maintains concerning leverage at 2.07x debt-to-equity with $5.1B long-term debt against only $280.2M cash, creating refinancing risk. Positive operating cash flow of $321.6M provides some liquidity buffer, but the combination of consistent losses, high leverage, and weak capital generation relative to debt obligations presents material downside risk.
Why Buy MAC? Key Strengths
- Strong operating cash flow of $321.6M generating positive free cash flow despite net losses
- Substantial revenue base of $1.0B with significant YoY growth indicating demand recovery in property segments
- Total assets of $8.4B provide asset backing and portfolio value for REIT operations
MAC Investment Risks to Consider
- Persistent net losses of -$197.1M with negative net margin of -19.4% indicating structural profitability issues
- High financial leverage at 2.07x debt-to-equity with $5.1B long-term debt against limited cash position of $280.2M
- Negative ROE of -8.1% and ROA of -2.4% demonstrate poor capital efficiency and deteriorating shareholder value
- Missing interest coverage ratio and current/quick ratios suggest potential debt service and liquidity concerns
Key Metrics to Watch
- Net income trend and path to profitability or continued losses
- Debt refinancing needs and long-term debt maturity schedule
- Operating cash flow sustainability and conversion to free cash flow
- Debt-to-equity ratio movement and refinancing risk exposure
MAC Financial Metrics
💡 AI Analyst Insight
The 31.7% free cash flow margin provides substantial flexibility for dividends, buybacks, and strategic investments. The current ratio below 1.0x warrants monitoring of short-term liquidity.
MAC Profitability Ratios
MAC vs Default Sector
How MACERICH CO compares to Default sector averages
Sector benchmarks are approximate industry averages. Actual sector performance may vary.
Is MAC Overvalued or Undervalued?
Based on fundamental analysis, MACERICH CO shows some fundamental concerns relative to the Default sector in 2026.
Note: This is a fundamental analysis based on SEC filings. For P/E ratio, price targets, and market-based valuation, consult financial data providers. This is not investment advice.
MAC Balance Sheet & Liquidity
MAC 5-Year Financial Trend & Growth Analysis
5-Year Trend Summary: MACERICH CO's revenue has shown modest growth of 9% over the 5-year period. The most recent EPS of $-1.28 indicates the company is currently unprofitable.
MAC Growth Metrics (YoY)
MAC Quarterly Performance
| Quarter | Revenue | Net Income | EPS |
|---|---|---|---|
| Q3 2025 | $220.2M | $17.1M | $0.08 |
| Q2 2025 | $215.5M | -$40.9M | $-0.16 |
| Q1 2025 | $208.8M | -$50.1M | $-0.20 |
| Q3 2024 | $218.2M | $17.1M | $0.08 |
| Q2 2024 | $212.4M | -$15.0M | $-0.07 |
| Q1 2024 | $208.8M | -$58.7M | $-0.27 |
| Q3 2023 | $210.7M | -$15.2M | $-0.07 |
| Q2 2023 | $204.1M | -$15.0M | $-0.07 |
Data sourced from SEC EDGAR 10-Q quarterly filings. Figures may represent quarterly or cumulative values.
MAC Capital Allocation
MAC SEC 10-K & 10-Q Filing Analysis
Access official SEC EDGAR filings for MACERICH CO (CIK: 0000912242)
📋 Recent SEC Filings
❓ Frequently Asked Questions about MAC
What is the AI rating for MAC?
MACERICH CO (MAC) has an AI rating of SELL with 78% confidence, based on fundamental analysis of SEC EDGAR filings.
What are MAC's key strengths?
Claude: Strong operating cash flow of $321.6M generating positive free cash flow despite net losses. Substantial revenue base of $1.0B with significant YoY growth indicating demand recovery in property segments.
What are the risks of investing in MAC?
Claude: Persistent net losses of -$197.1M with negative net margin of -19.4% indicating structural profitability issues. High financial leverage at 2.07x debt-to-equity with $5.1B long-term debt against limited cash position of $280.2M.
What is MAC's revenue and growth?
MACERICH CO reported revenue of $1.0B.
Does MAC pay dividends?
MACERICH CO pays dividends, with $188.2M distributed to shareholders in the trailing twelve months.
Where can I find MAC SEC filings?
Official SEC filings for MACERICH CO (CIK: 0000912242) including 10-K, 10-Q, and 8-K reports are available on SEC EDGAR.
What is MAC's EPS?
MACERICH CO has a diluted EPS of $-0.78.
How is the AI analysis conducted?
Two independent AI systems — Claude (Anthropic) and ChatGPT (OpenAI) — analyze SEC EDGAR filings including 10-K annual reports and 10-Q quarterly reports. Each AI evaluates financial health, profitability ratios, balance sheet strength, and growth metrics. The combined rating reflects both perspectives for balanced insights.
Is MAC a good stock to buy right now?
Based on our AI fundamental analysis in April 2026, MACERICH CO has a SELL rating with 78% confidence. Review the strengths and risks sections above before making a decision. This is not investment advice.
Is MAC stock overvalued or undervalued?
Valuation metrics for MAC: ROE of -8.1% (sector avg: 15%), net margin of -19.4% (sector avg: 12%). Compare these metrics with sector averages to assess valuation.
Should I buy MAC stock in 2026?
Our dual AI analysis gives MACERICH CO a combined SELL rating for 2026. Revenue is data pending, with profitability at or below sector average. Always conduct your own research.
What is MAC's free cash flow?
MACERICH CO's operating cash flow is $321.6M, with capital expenditures of N/A. FCF margin is 31.7%.
How does MAC compare to other Default stocks?
Vs Default sector averages: Net margin -19.4% (avg: 12%), ROE -8.1% (avg: 15%), current ratio N/A (avg: 1.8).