Federal Realty Investment Trust (FRT)vsMacerich Company (MAC)
FRT
Federal Realty Investment Trust
$124.09
-1.34%
REAL ESTATE · Cap: $10.95B
MAC
Macerich Company
$25.47
-2.38%
REAL ESTATE · Cap: $7.91B
Smart Verdict
WallStSmart Research — data-driven comparison
Federal Realty Investment Trust generates 28% more annual revenue ($1.31B vs $1.02B). FRT leads profitability with a 38.6% profit margin vs -17.9%. FRT appears more attractively valued with a PEG of 3.65. FRT earns a higher WallStSmart Score of 65/100 (C+).
FRT
Buy65
out of 100
Grade: C+
MAC
Hold37
out of 100
Grade: F
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+35.1%
Fair Value
$164.76
Current Price
$124.09
$40.67 discount
Margin of Safety
-20.1%
Fair Value
$21.21
Current Price
$25.47
$4.26 premium
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 39 of every $100 in revenue as profit
Strong operational efficiency at 34.1%
Earnings expanding 152.5% YoY
Earnings expanding 3971.0% YoY
Reasonable price relative to book value
Areas to Watch
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Distress zone — elevated risk
Weak financial health signals
Expensive relative to growth rate
ROE of -7.5% — below average capital efficiency
Revenue declined 6.7%
Comparative Analysis Report
WallStSmart ResearchBull Case : FRT
The strongest argument for FRT centers on Profit Margin, Operating Margin, EPS Growth. Profitability is solid with margins at 38.6% and operating margin at 34.1%. Revenue growth of 10.3% demonstrates continued momentum.
Bull Case : MAC
The strongest argument for MAC centers on EPS Growth, Price/Book.
Bear Case : FRT
The primary concerns for FRT are Debt/Equity, Piotroski F-Score, PEG Ratio.
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.
Key Dynamics to Monitor
FRT profiles as a mature stock while MAC is a turnaround play — different risk/reward profiles.
MAC carries more volatility with a beta of 2.06 — expect wider price swings.
FRT is growing revenue faster at 10.3% — sustainability is the question.
FRT generates stronger free cash flow (121M), providing more financial flexibility.
Bottom Line
FRT scores higher overall (65/100 vs 37/100), backed by strong 38.6% margins and 10.3% 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.
Federal Realty Investment Trust
REAL ESTATE · REIT - RETAIL · USA
Federal Realty Investment Trust is a real estate investment trust that invests in shopping centers in the Northeastern United States, the Mid-Atlantic states, California, and South Florida.
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 prime markets across the United States. Renowned for its upscale shopping centers and mixed-use developments, Macerich prioritizes tenant performance and exceptional customer experiences to adapt to the evolving retail landscape. With a strong emphasis on sustainability and operational efficiency, the company is well-positioned to achieve long-term growth and value creation for its shareholders.
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