Federal Realty Investment Trust (FRT)vsMacerich Company (MAC)
FRT
Federal Realty Investment Trust
$103.27
+0.15%
REAL ESTATE · Cap: $8.95B
MAC
Macerich Company
$18.81
+1.40%
REAL ESTATE · Cap: $5.00B
Smart Verdict
WallStSmart Research — data-driven comparison
Federal Realty Investment Trust generates 23% more annual revenue ($1.28B vs $1.04B). FRT leads profitability with a 32.1% profit margin vs -18.9%. FRT appears more attractively valued with a PEG of 3.65. FRT earns a higher WallStSmart Score of 66/100 (B-).
FRT
Strong Buy66
out of 100
Grade: B-
MAC
Hold48
out of 100
Grade: D+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+51.2%
Fair Value
$219.02
Current Price
$103.27
$115.75 discount
Intrinsic value data unavailable for MAC.
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 32 of every $100 in revenue as profit
Strong operational efficiency at 34.5%
Earnings expanding 98.7% YoY
Reasonable price relative to book value
Reasonable price relative to book value
Strong operational efficiency at 24.4%
Earnings expanding 39.7% YoY
Areas to Watch
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 17.4%
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 32.1% and operating margin at 34.5%.
Bull Case : MAC
The strongest argument for MAC centers on Price/Book, Operating Margin, EPS Growth.
Bear Case : FRT
The primary concerns for FRT are PEG Ratio, Altman Z-Score.
Bear Case : MAC
The primary concerns for MAC are Piotroski F-Score, PEG Ratio, Return on Equity.
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 2.21 — expect wider price swings.
FRT is growing revenue faster at 7.5% — sustainability is the question.
FRT generates stronger free cash flow (51M), providing more financial flexibility.
Bottom Line
FRT scores higher overall (66/100 vs 48/100), backed by strong 32.1% margins. Both earn "Strong 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 owning, leasing, and managing high-quality retail properties, primarily in major U.S. markets. With a strategic portfolio that includes premier shopping centers and mixed-use developments, Macerich prioritizes tenant success and customer engagement, adeptly navigating the shifting retail environment. Their commitment to sustainability and operational excellence underpins a solid financial foundation, positioning the company to capitalize on growth opportunities and generate long-term value for shareholders.
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