Experiential Retail Trends Will Revitalize Urban Leasing

Published
10 Feb 25
Updated
14 Aug 25
AnalystConsensusTarget's Fair Value
US$19.00
5.9% undervalued intrinsic discount
14 Aug
US$17.87
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1Y
22.0%
7D
5.1%

Author's Valuation

US$19.0

5.9% undervalued intrinsic discount

AnalystConsensusTarget Fair Value

Last Update01 May 25
Fair value Increased 8.32%

Key Takeaways

  • Experiential retail strategies and proactive leasing are driving stronger tenant demand, higher rents, and increased property traffic across top-performing assets.
  • Strategic acquisitions and asset dispositions are shifting focus to high-quality, urban malls, enhancing earnings stability and long-term portfolio value.
  • Heavy debt, exposure to struggling retail markets, and ongoing tenant challenges threaten revenue stability and may limit Macerich's ability to grow earnings and margins.

Catalysts

About Macerich
    Macerich is a fully integrated, self-managed, self-administered real estate investment trust (REIT).
What are the underlying business or industry changes driving this perspective?
  • Accelerated leasing activity, including a record pace of new deal signings and strong LOI pipeline, is driving higher leasing spreads and sustained tenant demand; this supports significant NOI and revenue growth as new tenants open and backfilled spaces (especially former Forever 21) achieve higher rental rates.
  • The focus on experiential and destination-oriented retail (e.g., DICK'S House of Sport, Cheesecake Factory, entertainment concepts) is revitalizing consumer engagement and increasing traffic, positioning the portfolio to benefit from experience-driven spending and capturing higher net margins over time.
  • Strategic acquisitions like Crabtree Mall in high-growth, supply-constrained markets are expected to meaningfully boost future revenues by increasing permanent occupancy, elevating rent profiles, and leveraging Macerich's operational platform to capture embedded NOI growth.
  • Ongoing asset dispositions and disciplined portfolio refinement are concentrating capital in top-performing, high-barrier, urban and coastal assets-enhancing pricing power, stabilizing cash flows, and allowing for continued improvements in balance sheet strength and lower interest expense, positively impacting net earnings.
  • Increasing integration of omni-channel retail, with national brands proactively seeking space in well-located malls for showrooms, logistics, and experiential formats, is fueling ongoing rent growth and reduced vacancy risk, resulting in a higher-quality earnings profile for the long term.

Macerich Earnings and Revenue Growth

Macerich Future Earnings and Revenue Growth

Assumptions

How have these above catalysts been quantified?
  • Analysts are assuming Macerich's revenue will decrease by 2.8% annually over the next 3 years.
  • Analysts are not forecasting that Macerich will become profitable in next 3 years. To represent the Analyst Price Target as a Future PE Valuation we will estimate Macerich's profit margin will increase from -37.3% to the average US Retail REITs industry of 20.2% in 3 years.
  • If Macerich's profit margin were to converge on the industry average, you could expect earnings to reach $204.9 million (and earnings per share of $0.63) by about August 2028, up from $-411.3 million today.
  • In order for the above numbers to justify the analysts price target, the company would need to trade at a PE ratio of 39.1x on those 2028 earnings, up from -11.0x today. This future PE is greater than the current PE for the US Retail REITs industry at 25.6x.
  • Analysts expect the number of shares outstanding to grow by 7.0% per year for the next 3 years.
  • To value all of this in today's terms, we will use a discount rate of 9.32%, as per the Simply Wall St company report.

Macerich Future Earnings Per Share Growth

Macerich Future Earnings Per Share Growth

Risks

What could happen that would invalidate this narrative?
  • The ongoing shift to e-commerce and changing consumer preferences continue to create secular headwinds against traditional mall retail, which may limit long-term foot traffic growth and dampen demand for large-format retail spaces in Macerich's core portfolio, potentially pressuring revenue and NOI growth.
  • Macerich remains highly leveraged (with net debt to EBITDA at 7.9x) and reliant on significant asset dispositions and refinancing in the next 1–2 years; if capital markets tighten or asset sales are delayed, rising interest costs and refinancing risks could squeeze net margins and negatively impact earnings.
  • A substantial portion of Macerich's asset base is still concentrated in California and other challenged brick-and-mortar retail markets, increasing exposure to tenant distress, regional economic downturns, and declining property values-which could result in lower occupancy and stagnating or declining revenues.
  • Despite positive recent leasing momentum, backfilling anchor spaces and converting temporary tenants to permanent status require elevated capital expenditures (CapEx) and tenant allowances; if leasing & redevelopment prove costlier or slower than anticipated, this could compress net margins and slow earnings growth.
  • Many legacy mall retailers, such as Forever 21 and Claire's, remain financially vulnerable, with continued tenant bankruptcies and store closures raising the risk of rising vacancies, bad debt, and reduced rental collections-directly impacting both revenue stability and NOI predictability.

Valuation

How have all the factors above been brought together to estimate a fair value?
  • The analysts have a consensus price target of $19.0 for Macerich based on their expectations of its future earnings growth, profit margins and other risk factors. However, there is a degree of disagreement amongst analysts, with the most bullish reporting a price target of $25.0, and the most bearish reporting a price target of just $15.0.
  • In order for you to agree with the analyst's consensus, you'd need to believe that by 2028, revenues will be $1.0 billion, earnings will come to $204.9 million, and it would be trading on a PE ratio of 39.1x, assuming you use a discount rate of 9.3%.
  • Given the current share price of $17.87, the analyst price target of $19.0 is 5.9% higher. The relatively low difference between the current share price and the analyst consensus price target indicates that they believe on average, the company is fairly priced.
  • We always encourage you to reach your own conclusions though. So sense check these analyst numbers against your own assumptions and expectations based on your understanding of the business and what you believe is probable.

How well do narratives help inform your perspective?

Disclaimer

AnalystConsensusTarget is a tool utilizing a Large Language Model (LLM) that ingests data on consensus price targets, forecasted revenue and earnings figures, as well as the transcripts of earnings calls to produce qualitative analysis. The narratives produced by AnalystConsensusTarget are general in nature and are based solely on analyst data and publicly-available material published by the respective companies. These scenarios are not indicative of the company's future performance and are exploratory in nature. Simply Wall St has no position in the company(s) mentioned. Simply Wall St may provide the securities issuer or related entities with website advertising services for a fee, on an arm's length basis. These relationships have no impact on the way we conduct our business, the content we host, or how our content is served to users. The price targets and estimates used are consensus data, and do not constitute a recommendation to buy or sell any stock, and they do not take account of your objectives, or your financial situation. Note that AnalystConsensusTarget's analysis may not factor in the latest price-sensitive company announcements or qualitative material.

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