Macerich Company (MAC)vsSimon Property Group Inc (SPG)
MAC
Macerich Company
$25.47
-2.38%
REAL ESTATE · Cap: $7.91B
SPG
Simon Property Group Inc
$230.44
-2.19%
REAL ESTATE · Cap: $85.96B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 549% more annual revenue ($6.65B vs $1.02B). SPG leads profitability with a 70.6% profit margin vs -17.9%. MAC appears more attractively valued with a PEG of 4.80. SPG earns a higher WallStSmart Score of 63/100 (C+).
MAC
Hold37
out of 100
Grade: F
SPG
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
-26.8%
Fair Value
$153.57
Current Price
$230.44
$76.87 premium
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Earnings expanding 3971.0% YoY
Reasonable price relative to book value
Every $100 of equity generates 96 in profit
Keeps 71 of every $100 in revenue as profit
Strong operational efficiency at 43.4%
Large-cap with strong market position
Attractively priced relative to earnings
19.3% revenue growth
Areas to Watch
Weak financial health signals
Expensive relative to growth rate
ROE of -7.5% — below average capital efficiency
Revenue declined 6.7%
Trading at 15.5x book value
Expensive relative to growth rate
Distress zone — elevated risk
Elevated debt levels
Comparative Analysis Report
WallStSmart ResearchBull Case : MAC
The strongest argument for MAC centers on EPS Growth, Price/Book.
Bull Case : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 70.6% and operating margin at 43.4%. Revenue growth of 19.3% demonstrates continued momentum.
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 : SPG
The primary concerns for SPG are Price/Book, PEG Ratio, Altman Z-Score. Debt-to-equity of 5.96 is elevated, increasing financial risk.
Key Dynamics to Monitor
MAC profiles as a turnaround stock while SPG is a growth play — different risk/reward profiles.
MAC carries more volatility with a beta of 2.06 — expect wider price swings.
SPG is growing revenue faster at 19.3% — sustainability is the question.
SPG generates stronger free cash flow (625M), providing more financial flexibility.
Bottom Line
SPG scores higher overall (63/100 vs 37/100), backed by strong 70.6% margins and 19.3% 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.
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.
Simon Property Group Inc
REAL ESTATE · REIT - RETAIL · USA
Simon Property Group, Inc. is a real estate investment trust that invests in shopping malls, outlet centers, and community/lifestyle centers. It is the largest owner of shopping malls in the United States and is headquartered in Indianapolis, Indiana.
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