Macerich Company (MAC)vsRegency Centers Corporation (REG)
MAC
Macerich Company
$25.47
-2.38%
REAL ESTATE · Cap: $7.91B
REG
Regency Centers Corporation
$80.36
-0.92%
REAL ESTATE · Cap: $15.35B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 61% more annual revenue ($1.65B vs $1.02B). REG leads profitability with a 33.1% profit margin vs -17.9%. REG appears more attractively valued with a PEG of 2.70. REG earns a higher WallStSmart Score of 63/100 (C+).
MAC
Hold37
out of 100
Grade: F
REG
Buy63
out of 100
Grade: C+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
-20.1%
Fair Value
$21.21
Current Price
$25.47
$4.26 premium
Margin of Safety
+43.6%
Fair Value
$135.48
Current Price
$80.36
$55.12 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Earnings expanding 3971.0% YoY
Reasonable price relative to book value
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 40.7%
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 6.7%
Moderate valuation
Expensive relative to growth rate
Distress zone — elevated risk
Comparative Analysis Report
WallStSmart ResearchBull Case : MAC
The strongest argument for MAC centers on EPS Growth, Price/Book.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 33.1% and operating margin at 40.7%.
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 : REG
The primary concerns for REG are P/E Ratio, PEG Ratio, Altman Z-Score.
Key Dynamics to Monitor
MAC profiles as a turnaround stock while REG is a mature play — different risk/reward profiles.
MAC carries more volatility with a beta of 2.06 — expect wider price swings.
REG is growing revenue faster at 10.0% — sustainability is the question.
REG generates stronger free cash flow (48M), providing more financial flexibility.
Bottom Line
REG scores higher overall (63/100 vs 37/100), backed by strong 33.1% margins. 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 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.
Regency Centers Corporation
REAL ESTATE · REIT - RETAIL · USA
Regency Centers Corporation is a real estate investment trust based in Jacksonville, Florida and is one of the largest operators of shopping centers with grocery stores as anchor tenants.
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