ESRT vs MAC
ESRT: A NYC-focused REIT that owns the iconic Empire State Building and a high-quality portfolio of modernized office, retail, and residential properties. MAC: Macerich owns and operates a portfolio of 38 regional and community shopping centers across the US, focused on retail leasing and property redevelopment in an evolving omnichannel retail landscape.
Side-by-side fundamentals
| Metric | ESRT | MAC | Edge |
|---|---|---|---|
| Price as of 2026-08-11 close | $4.63 | $24.53 | |
| Market cap as of 2026-08-12 | $800M | $7.0B | |
| P/E as of 2026-08-12 | 20.19 | n/a | |
| Net margin as of 2026-08-12 | +5.1% | -16.9% | ESRT higher |
| Gross margin as of 2026-08-12 | +53.8% | +54.0% | MAC higher |
| Operating margin as of 2026-08-12 | +17.9% | -23.9% | ESRT higher |
| ROE as of 2026-08-12 | +3.7% | -6.6% | ESRT higher |
| ROA as of 2026-08-12 | +0.9% | -2.0% | ESRT higher |
| Debt / equity as of 2026-08-12 | 2.12 | 1.71 | MAC lower |
| Revenue growth (YoY) as of 2026-08-12 | +1.5% | +1.3% | ESRT higher |
| Revenue CAGR (3y) SEC XBRL | +1.9% | +5.7% | MAC higher |
| Dividend yield as of 2026-08-12 | +3.0% | +2.8% | ESRT higher |
| Dividend streak (yrs) SEC XBRL | 5 | 5 | Tie |
| Beta as of 2026-08-12 | 1.41 | 2.10 | |
| 1-year return as of 2026-08-11 close | -35.8% | +47.2% | MAC higher |
Fundamentals: market data, as of 2026-08-12. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-08-11.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date; "Edge" cells are a pure numeric comparison, not a recommendation.