FRT vs MAC
FRT: A major REIT specializing in ownership and redevelopment of high-quality retail and mixed-use properties in coastal and underserved markets, with a 58-year dividend growth streak. 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 | FRT | MAC | Edge |
|---|---|---|---|
| Price as of 2026-07-27 close | $127.13 | $26.13 | |
| Market cap as of 2026-07-31 | $10.8B | $6.8B | |
| P/E as of 2026-07-31 | 21.30 | n/a | |
| PEG as of 2026-07-31 | -4.56 | n/a | |
| Net margin as of 2026-07-31 | +38.6% | -18.2% | FRT higher |
| Gross margin as of 2026-07-31 | +67.3% | +54.3% | FRT higher |
| Operating margin as of 2026-07-31 | +53.6% | -25.5% | FRT higher |
| ROE as of 2026-07-31 | +15.6% | -7.3% | FRT higher |
| ROA as of 2026-07-31 | +5.7% | -2.2% | FRT higher |
| Debt / equity as of 2026-07-31 | 1.47 | 2.02 | FRT lower |
| Revenue growth (YoY) as of 2026-07-31 | +7.4% | +5.0% | FRT higher |
| Revenue CAGR (3y) SEC XBRL | +6.0% | +5.7% | FRT higher |
| Dividend yield as of 2026-07-31 | +3.6% | +2.6% | FRT higher |
| Dividend streak (yrs) SEC XBRL | 5 | 5 | Tie |
| Beta as of 2026-07-31 | 0.93 | 2.06 | |
| 1-year return as of 2026-07-27 close | +34.9% | +47.9% | MAC higher |
Fundamentals: market data, as of 2026-07-31. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-07-27.
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.