MAC vs SPG
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. SPG: Simon Property Group is a leading global owner and operator of premium retail real estate, including high-end malls, outlet centers, and mixed-use properties.
Side-by-side fundamentals
| Metric | MAC | SPG | Edge |
|---|---|---|---|
| Price as of 2026-10-08 close | $22.20 | $199.61 | |
| Market cap | $6.3B | $64.6B | |
| P/E as of 2026-10-08 | n/a | 13.87 | |
| PEG as of 2026-10-08, 3-year EPS CAGR to FY2025 | n/a | 0.47 | |
| Net margin FY2025, SEC XBRL | -19.4% | +84.3% | SPG higher |
| Operating margin FY2025, SEC XBRL | n/a | +49.9% | |
| ROE FY2025, SEC XBRL | -7.8% | +82.9% | SPG higher |
| ROA FY2025, SEC XBRL | -2.4% | +13.2% | SPG higher |
| Debt / equity as of 2026-09-03 | 1.71 | 5.81 | MAC lower |
| Revenue growth (YoY) as of 2026-09-03 | +1.3% | +10.9% | SPG higher |
| Revenue CAGR (3y) SEC XBRL | +5.7% | +6.3% | SPG higher |
| Dividend yield as of 2026-09-03 | +3.0% | +4.4% | SPG higher |
| Dividend streak (yrs) SEC XBRL | 6 | 5 | MAC higher |
| Beta as of 2026-09-03 | 1.13 | 0.72 | |
| 1-year return as of 2026-10-08 close | +29.1% | +12.0% | 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.