The Macerich Company

NYSE:MAC Stock Report

Market Cap: US$6.0b

Macerich Future Growth

Future criteria checks 3/6

Macerich is forecast to grow earnings and revenue by 85.9% and 0.9% per annum respectively. EPS is expected to grow by 84.4% per annum. Return on equity is forecast to be 2.5% in 3 years.

Key information

85.9%

Earnings growth rate

84.36%

EPS growth rate

Retail REITs earnings growth-2.2%
Revenue growth rate0.9%
Future return on equity2.55%
Analyst coverage

Good

Last updated08 May 2026

Recent future growth updates

Recent updates

Narrative Update • May 07

MAC: Path Forward Execution And Deleveraging May Support Balanced Repricing Ahead

Analysts have raised their average price target for Macerich by a few dollars to reflect recent target increases across several research firms, citing progress on the company's multi year "Path Forward Plan," asset sales, and balance sheet improvement as key supports for the updated view. Analyst Commentary Recent research updates present a mixed picture on Macerich, with several price target increases and a couple of rating changes that highlight both improving execution and ongoing debates about valuation and risk.
Narrative Update • Apr 20

MAC: Path Forward Execution And Deleveraging Support Balanced Outlook As Models Update

The analyst price target for Macerich edges up from $21.38 to $21.63, as analysts factor in a modestly lower discount rate, steady revenue and margin assumptions, and recent Street research that highlights execution on the "Path Forward Plan," asset sales, deleveraging, and updated valuation models across several firms. Analyst Commentary Recent Street research on Macerich reflects a mix of optimism about the company’s execution and balance sheet progress, alongside ongoing caution on valuation and long term earnings power.
Narrative Update • Apr 05

MAC: Path Forward Execution And Deleveraging Shape Balanced Outlook For Future Returns

Analysts nudged Macerich's fair value estimate to $21.38 from $21.19, citing updated models that reflect improved profit margin assumptions, a lower discount rate, and recent price target increases across the Street. Analyst Commentary Recent Street research on Macerich clusters around higher price targets and rating changes, with opinions split between optimism on execution and caution on valuation and sector fundamentals.
Narrative Update • Mar 21

MAC: Path Forward Deleveraging And Asset Sales Will Drive Future Returns

The analyst price target for Macerich increases from $21.13 to $21.19 as analysts factor in updated models, recent price target revisions across the Street, and progress against the company's multi-year "Path Forward Plan." Analyst Commentary Recent research updates on Macerich reflect a mix of optimism around execution on the "Path Forward Plan" and caution on valuation and sector fundamentals. Price targets now span from the high teens to the mid twenties, with ratings ranging from Sell to Overweight.
Narrative Update • Mar 07

MAC: Path Forward Execution And Deleveraging Will Shape Future Returns

The analyst price target for Macerich has moved higher to $21.13 from $20.13 as analysts point to updated expectations for the company’s Path Forward Plan, improving margin assumptions and revised P/E and discount rate inputs in recent research. Analyst Commentary Recent Street research on Macerich shows a mix of optimism around execution on the Path Forward Plan and caution around valuation and sector headwinds.
Narrative Update • Feb 20

MAC: Peak Fundamentals And Occupancy Levels Will Limit Future Upside Potential

Analysts have lifted their price targets on Macerich, including one increase to $21. This change reflects updated views on discount rates, revenue trends, profit margins, and future P/E assumptions.
Narrative Update • Feb 06

MAC: Sector Peak Concerns And Occupancy Expectations Will Shape Future Returns

Analysts have nudged their fair value estimate for Macerich up from about $19.86 to $20.13, citing a series of recent price target increases and updated sector views that reflect current expectations for occupancy and earnings quality. Analyst Commentary Bullish Takeaways Bullish analysts highlight the series of price target resets, from US$18 to US$19 and then above US$20, as support for a modestly higher fair value range for the shares.
Seeking Alpha • Feb 03

Macerich: Deleveraging Balance Sheet And Redevelopments To Limit Downside Risk

Summary Macerich is reiterating its multi-year "Path Forward Plan" transformation strategy to sell non-core properties to reduce debt. I downgrade MAC to Hold from Buy, as the shares are currently trading above my calculated intrinsic NAV of $15.42. Cap rate compression could happen with improved portfolio quality and reduced debt in the future. Read the full article on Seeking Alpha
Narrative Update • Jan 22

MAC: Peak Occupancy Concerns Will Constrain Future Upside Potential

Narrative update on Macerich Analysts have nudged their fair value estimate for Macerich to about US$15.58 from US$15.00, reflecting recent price target increases across the Street as they refresh assumptions on growth, margins and long term P/E expectations. Analyst Commentary Recent Street research on Macerich has centered on refreshed price targets and sector views as firms revisit their models for U.S. real estate and REITs. While individual targets differ, the common thread is a reassessment of mall and shopping center fundamentals alongside updated assumptions for occupancy and earnings power.
Narrative Update • Jan 08

MAC: Lower Discount Rate And P/E Assumptions Will Shape Future Returns

Narrative update on Macerich Analysts have lifted their price target on Macerich to about $19.86 from $19.53, reflecting updated views on discount rates, revenue trends, margins and long term P/E assumptions, in line with recent Street research that raised one target to $19. Analyst Commentary Recent commentary focuses on how updated discount rates, revenue trends, margin assumptions and long term P/E expectations feed into the fair value range for Macerich.
Narrative Update • Sep 20

Experiential Retail Trends Will Revitalize Urban Leasing

Analysts modestly increased Macerich’s price target to $19.53, citing improved Q2 performance and a sector-wide REIT valuation reassessment, though concerns about the company’s risk profile persist. Analyst Commentary Bullish analysts increased price targets following updated financial models that reflect improved Q2 performance.
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New Narrative • Feb 10

Rising Interest Rates And Debt Reduction Plans May Erode Future Earnings

Reducing debt and strategic asset sales may cause revenue instability and transitional earnings impacts during restructuring efforts.
Seeking Alpha • Jan 07

Is Macerich Now A Buy?

Summary Macerich has rallied heavily over the last year as market enthusiasm builds over its Path Forward Plan. The REIT is currently trading for 13.5x times its annualized third-quarter FFO and offers a modest 3.31% dividend yield. The November equity offering should be accretive, but revenue is set to dip in future quarters on asset sales and givebacks. Read the full article on Seeking Alpha
Seeking Alpha • Oct 16

Macerich: Old Retail Is Fading

Summary Macerich is a REIT focused on malls and shopping centers, currently yielding 3.8%, with no clear growth story. Management aims to reduce debt by $2B through asset sales, but this likely means revenue and cash flows will decline in the near term. E-commerce growth and the shift from brick-and-mortar retail present significant challenges, making MAC's turnaround and profitable growth uncertain. Read the full article on Seeking Alpha
Seeking Alpha • Aug 01

Macerich: Probability Of Better Dividends Is Weak

Summary MAC reported FFO numbers for its second quarter that dipped 1 cent per share year-over-year. The dividend is 230% covered by FFO but still sits almost 80% below its pre-pandemic level. Management has not made it clear that their path forward plan intends to boost the capacity for more substantial dividend payouts. Read the full article on Seeking Alpha
Seeking Alpha • May 01

Macerich: Increased Headwinds And Higher Valuation Reduce Investment Appeal (Rating Downgrade)

Summary Macerich's Q1 2024 results were below expectations, with a big miss on funds from operations (FFO) and a slight decrease in same center net operating income (NOI). The company faces persistent challenges including high interest rates, a weakened consumer, and increased competition from online retailers and overseas markets, all of which are pressuring traditional mall revenues. Refinancing debt at higher interest rates and pressures on consumer spending further contribute to the company's challenges. Read the full article on Seeking Alpha

Earnings and Revenue Growth Forecasts

NYSE:MAC - Analysts future estimates and past financials data (USD Millions)
DateRevenueEarningsFree Cash FlowCash from OpAvg. No. Analysts
12/31/202898133N/A3894
12/31/2027969-11193337
12/31/2026948-49703047
3/31/20261,024-184310310N/A
12/31/20251,041-198322322N/A
9/30/20251,100-390326326N/A
6/30/20251,049-411314314N/A
3/31/20251,012-118311311N/A
12/31/2024899-195283283N/A
9/30/202478878278278N/A
6/30/2024794-76285285N/A
3/31/2024839-343276276N/A
12/31/2023856-275296296N/A
9/30/2023879-335299299N/A
6/30/2023878-88361361N/A
3/31/2023832-88353353N/A
12/31/2022866-67338338N/A
9/30/2022844-86360360N/A
6/30/202283836289289N/A
3/31/202286340300300N/A
12/31/202186813286286N/A
9/30/2021823-160271271N/A
6/30/2021786-289253253N/A
3/31/2021715-302127127N/A
12/31/2020759-231125125N/A
9/30/2020831-14148148N/A
6/30/202090454175175N/A
3/31/202097495306306N/A
12/31/201997696N/A355N/A
9/30/201998781N/A369N/A
6/30/2019997108N/A345N/A
3/31/20191,016100N/A348N/A
12/31/20181,02859N/A344N/A
9/30/20181,04680N/A334N/A
6/30/20181,04724N/A361N/A
3/31/20181,04943N/A379N/A
12/31/20171,044145N/A386N/A
9/30/20171,060150N/A398N/A
6/30/20171,066146N/A400N/A
3/31/20171,080165N/A412N/A
12/31/20161,085516N/A430N/A
9/30/20161,131893N/A458N/A
6/30/20161,204913N/A487N/A
3/31/20161,261882N/A498N/A
12/31/20151,322486N/A555N/A
9/30/20151,3231,500N/A517N/A
6/30/20151,2671,503N/A483N/A

Analyst Future Growth Forecasts

Earnings vs Savings Rate: MAC is forecast to become profitable over the next 3 years, which is considered faster growth than the savings rate (3.5%).

Earnings vs Market: MAC is forecast to become profitable over the next 3 years, which is considered above average market growth.

High Growth Earnings: MAC is expected to become profitable in the next 3 years.

Revenue vs Market: MAC's revenue (0.9% per year) is forecast to grow slower than the US market (11.6% per year).

High Growth Revenue: MAC's revenue (0.9% per year) is forecast to grow slower than 20% per year.

Earnings per Share Growth Forecasts

Future Return on Equity

Future ROE: MAC's Return on Equity is forecast to be low in 3 years time (2.5%).

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Company Analysis and Financial Data Status

DataLast Updated (UTC time)
Company Analysis2026/05/11 12:07
End of Day Share Price 2026/05/11 00:00
Earnings2026/03/31
Annual Earnings2025/12/31

Data Sources

The data used in our company analysis is from S&P Global Market Intelligence LLC. The following data is used in our analysis model to generate this report. Data is normalised which can introduce a delay from the source being available.

PackageDataTimeframeExample US Source *
Company Financials10 years
  • Income statement
  • Cash flow statement
  • Balance sheet
Analyst Consensus Estimates+3 years
  • Forecast financials
  • Analyst price targets
Market Prices30 years
  • Stock prices
  • Dividends, Splits and Actions
Ownership10 years
  • Top shareholders
  • Insider trading
Management10 years
  • Leadership team
  • Board of directors
Key Developments10 years
  • Company announcements

* Example for US securities, for non-US equivalent regulatory forms and sources are used.

Unless specified all financial data is based on a yearly period but updated quarterly. This is known as Trailing Twelve Month (TTM) or Last Twelve Month (LTM) Data. Learn more.

Analysis Model and Snowflake

Details of the analysis model used to generate this report is available on our Github page, we also have guides on how to use our reports and tutorials on Youtube.

Learn about the world class team who designed and built the Simply Wall St analysis model.

Industry and Sector Metrics

Our industry and section metrics are calculated every 6 hours by Simply Wall St, details of our process are available on Github.

Analyst Sources

The Macerich Company is covered by 35 analysts. 7 of those analysts submitted the estimates of revenue or earnings used as inputs to our report. Analysts submissions are updated throughout the day.

AnalystInstitution
null nullArgus Research Company
Ross SmotrichBarclays
Paul AdornatoBMO Capital Markets Equity Research