MAC vs REG
MAC: Macerich is a retail-focused REIT managing a portfolio of high-quality regional shopping centers across the United States with ongoing efforts in mixed-use redevelopment. REG: A leading national REIT specializing in the ownership and management of premium, grocery-anchored neighborhood and community shopping centers.
Side-by-side fundamentals
| Metric | MAC | REG | Edge |
|---|---|---|---|
| Price as of 2026-10-08 close | $22.20 | $71.48 | |
| Market cap | $6.3B | $13.1B | |
| P/E as of 2026-10-08 | n/a | 23.52 | |
| Net margin FY2025, SEC XBRL | -19.4% | +34.0% | REG higher |
| Operating margin FY2025, SEC XBRL | n/a | +72.3% | |
| ROE FY2025, SEC XBRL | -7.8% | +7.3% | REG higher |
| ROA FY2025, SEC XBRL | -2.4% | +4.1% | REG higher |
| Debt / equity as of 2026-09-03 | 1.71 | 0.71 | REG lower |
| Revenue growth (YoY) as of 2026-09-03 | +1.3% | +8.2% | REG higher |
| Revenue CAGR (3y) SEC XBRL | +5.7% | +8.3% | REG higher |
| Dividend yield as of 2026-09-03 | +3.0% | +4.2% | REG higher |
| Dividend streak (yrs) SEC XBRL | 6 | 16 | REG higher |
| Beta as of 2026-09-03 | 1.13 | 0.40 | |
| 1-year return as of 2026-10-08 close | +29.1% | +0.3% | MAC higher |
Fundamentals: SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-10-08.
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.