MAC vs REG
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. REG: Regency Centers is a premier national REIT specializing in the ownership, operation, and development of high-quality, grocery-anchored neighborhood shopping centers.
Side-by-side fundamentals
| Metric | MAC | REG | Edge |
|---|---|---|---|
| Price as of 2026-07-22 close | $25.36 | $82.22 | |
| Market cap as of 2026-07-23 | $7.6B | $15.0B | |
| P/E as of 2026-07-23 | n/a | 27.47 | |
| PEG as of 2026-07-23 | n/a | 0.75 | |
| Net margin as of 2026-07-23 | -18.2% | +34.5% | REG higher |
| Gross margin as of 2026-07-23 | +54.3% | +70.5% | REG higher |
| Operating margin as of 2026-07-23 | -25.5% | +37.0% | REG higher |
| ROE as of 2026-07-23 | -7.3% | +8.0% | REG higher |
| ROA as of 2026-07-23 | -2.2% | +4.2% | REG higher |
| Debt / equity as of 2026-07-23 | 2.02 | 0.73 | REG lower |
| Revenue growth (YoY) as of 2026-07-23 | +5.0% | +7.8% | REG higher |
| Revenue CAGR (3y) SEC XBRL | +5.7% | +8.3% | REG higher |
| Dividend yield as of 2026-07-23 | +2.7% | +3.7% | REG higher |
| Dividend streak (yrs) SEC XBRL | 5 | 5 | Tie |
| Beta as of 2026-07-23 | 2.08 | 0.82 | |
| 1-year return as of 2026-07-22 close | +45.5% | +14.7% | MAC higher |
Fundamentals: Finnhub, as of 2026-07-23. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-07-22.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & Finnhub, shown with their as-of date; "Edge" cells are a pure numeric comparison, not a recommendation.