Macerich Company (MAC)vsPrologis Inc (PLD)
MAC
Macerich Company
$21.82
+0.37%
REAL ESTATE · Cap: $5.93B
PLD
Prologis Inc
$138.82
+2.31%
REAL ESTATE · Cap: $129.41B
Smart Verdict
WallStSmart Research — data-driven comparison
Prologis Inc generates 801% more annual revenue ($9.38B vs $1.04B). PLD leads profitability with a 39.7% profit margin vs -18.9%. MAC appears more attractively valued with a PEG of 4.80. PLD earns a higher WallStSmart Score of 63/100 (C+).
MAC
Hold45
out of 100
Grade: D+
PLD
Buy63
out of 100
Grade: C+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+34.7%
Fair Value
$28.87
Current Price
$21.82
$7.05 discount
Margin of Safety
+47.2%
Fair Value
$268.84
Current Price
$138.82
$130.02 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Earnings expanding 3971.0% YoY
Reasonable price relative to book value
Strong operational efficiency at 24.4%
Keeps 40 of every $100 in revenue as profit
Strong operational efficiency at 38.5%
Earnings expanding 65.2% YoY
Large-cap with strong market position
Reasonable price relative to book value
Areas to Watch
Weak financial health signals
Expensive relative to growth rate
ROE of -7.5% — below average capital efficiency
Revenue declined 17.4%
Premium valuation, high expectations priced in
ROE of 6.8% — below average capital efficiency
Expensive relative to growth rate
Negative free cash flow — burning cash
Comparative Analysis Report
WallStSmart ResearchBull Case : MAC
The strongest argument for MAC centers on EPS Growth, Price/Book, Operating Margin.
Bull Case : PLD
The strongest argument for PLD centers on Profit Margin, Operating Margin, EPS Growth. Profitability is solid with margins at 39.7% and operating margin at 38.5%.
Bear Case : MAC
The primary concerns for MAC are Piotroski F-Score, PEG Ratio, Return on Equity.
Bear Case : PLD
The primary concerns for PLD are P/E Ratio, Return on Equity, PEG Ratio.
Key Dynamics to Monitor
MAC profiles as a turnaround stock while PLD is a mature play — different risk/reward profiles.
MAC carries more volatility with a beta of 2.19 — expect wider price swings.
PLD is growing revenue faster at 8.3% — sustainability is the question.
MAC generates stronger free cash flow (-283M), providing more financial flexibility.
Bottom Line
PLD scores higher overall (63/100 vs 45/100), backed by strong 39.7% margins. MAC offers better value entry with a 34.7% margin of safety. 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 premier real estate investment trust (REIT) specializing in the ownership, leasing, and management of high-quality retail properties in major U.S. markets. With a strategically curated portfolio of upscale shopping centers and mixed-use developments, Macerich emphasizes tenant performance and customer experience in an evolving retail landscape. The company's strong commitment to sustainability and operational efficiency not only supports its financial stability but also enhances its capacity to seize growth opportunities, ultimately delivering long-term value for shareholders.
Prologis Inc
REAL ESTATE · REIT - INDUSTRIAL · USA
Prologis, Inc. is a real estate investment trust headquartered in San Francisco, California that invests in logistics facilities, with a focus on the consumption side of the global supply chain.
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