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DLR vs MAC
Which Stock Would AI Choose? Digital Realty Trust (DLR) vs. The Macerich Company (MAC) Stock Comparison
Key Takeaways
- Digital Realty Trust (DLR) operates in the data center sector with exposure to artificial intelligence-driven demand, while The Macerich Company (MAC) focuses on retail real estate assets.
- In recent market activity, DLR has shown steady performance supported by positive analyst sentiment and raised full-year guidance following strong Q1 2026 results.
- MAC has delivered stronger year-to-date returns amid multiple analyst price target increases and leasing progress, offset by equity offerings that expanded its share count.
- Both stocks trade as real estate investment trusts (REITs) and offer dividends, with DLR benefiting from structural growth in digital infrastructure and MAC from retail recovery dynamics.
- Relative positioning highlights a contrast between DLR’s technology-linked catalysts and MAC’s momentum from operational improvements in a recovering retail environment.
- Sector exposure differs markedly, with DLR tied to data center expansion and MAC to mall and shopping center performance.
Introduction
This comparison examines Digital Realty Trust (DLR) and The Macerich Company (MAC), two real estate investment trusts (REITs) with distinct property focuses. DLR provides data center solutions, while MAC owns and operates retail properties. The analysis targets institutional and individual investors seeking to understand relative performance, business drivers, and market positioning in the current environment. Traders evaluating sector rotation between technology infrastructure and retail recovery may find the review particularly relevant for assessing risk-return profiles across these holdings.
DLR Overview and Recent Performance
Digital Realty Trust (DLR) develops, owns, and operates data centers globally, serving hyperscale cloud providers and enterprises. In recent weeks, the stock has traded in a relatively stable range near recent highs, supported by ongoing demand for digital infrastructure tied to artificial intelligence applications. Q1 2026 results showed revenue growth and an increase in funds from operations (FFO), prompting an upward revision to the 2026 Core FFO per share outlook. Analyst actions included upgrades and favorable commentary on the company’s competitive positioning. Upcoming Q2 2026 earnings, scheduled for late July, represent a key near-term catalyst. Broader market activity has reflected measured optimism around data center leasing trends without significant volatility in the most recent period.
MAC Overview and Recent Performance
The Macerich Company (MAC) owns, operates, and develops regional shopping centers and retail properties across the United States. In recent weeks, the stock has maintained upward momentum following a series of analyst price target raises and commentary highlighting leasing progress and portfolio sales metrics. Year-to-date returns have outpaced broader market benchmarks, driven by operational improvements and retail sector recovery signals. Multiple equity offerings completed earlier in the period expanded liquidity but also increased share count. Q2 2026 earnings are expected in early August. Market sentiment has incorporated both positive fundamental updates and the dilutive effects of capital raises, resulting in continued price appreciation amid volatility typical of the retail REIT space.
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Head-to-Head Comparison
Digital Realty Trust (DLR) and The Macerich Company (MAC) operate in separate REIT subsectors with different growth drivers. DLR’s business model centers on data center development and leasing, benefiting from structural demand in digital infrastructure and artificial intelligence workloads. MAC’s portfolio emphasizes retail properties, with performance linked to consumer spending, tenant sales, and remerchandising initiatives. Recent momentum favors MAC on a year-to-date basis, while DLR exhibits greater stability tied to long-term contracts and technology tailwinds. Risk factors differ: DLR faces execution risks around capacity expansion and power availability, whereas MAC contends with retail cyclicality and the impact of share issuances on earnings per share. Sector exposure places DLR in a high-growth technology-adjacent category and MAC in a value-oriented consumer discretionary segment. Market sentiment reflects these distinctions, with DLR drawing interest from growth-oriented investors and MAC appealing to those focused on retail recovery narratives.
Tickeron AI Verdict
Based on observable factors such as trend consistency in data center demand, earnings visibility, and relative positioning within a high-growth infrastructure theme, Tickeron’s AI models would currently assign a higher probability of favorable risk-adjusted outcomes to Digital Realty Trust (DLR) over The Macerich Company (MAC). MAC’s stronger recent price momentum is acknowledged, yet DLR’s alignment with durable secular drivers supports a modest edge in the probabilistic assessment.
Disclaimer
The information on this webpage is provided for general informational and educational purposes only and is not intended as investment advice, a recommendation to purchase or sell any security, or an offer or solicitation related to investments. It does not consider your personal financial situation, goals, or risk profile, and all investing carries inherent risks, including the possibility of losing your entire investment. For more details, please review our full disclaimer.
To compare these two companies we present long-term analysis, their fundamental ratings and make comparative short-term technical analysis which are presented below. The conclusion is DLR is a Buy and MAC is a Hold.
Long-Term Analysis
It is best to consider a long-term outlook for a ticker by using Fundamental Analysis (FA) ratings. The rating of 1 to 100, where 1 is best and 100 is worst, is divided into thirds. The first third (a green rating of 1-33) indicates that the ticker is undervalued; the second third (a grey number between 34 and 66) means that the ticker is valued fairly; and the last third (red number of 67 to 100) reflects that the ticker is undervalued. We use an FA Score to show how many ratings show the ticker to be undervalued (green) or overvalued (red).
DLR’s FA Score shows that 2 FA rating(s) are green whileMAC’s FA Score has 0 green FA rating(s).
- DLR’s FA Score: 2 green, 3 red.
- MAC’s FA Score: 0 green, 5 red.
Short-Term Analysis
It is best to consider a short-term outlook for a ticker by using Technical Analysis (TA) indicators. We use Odds of Success as the percentage of outcomes which confirm successful trade signals in the past.
If the Odds of Success (the likelihood of the continuation of a trend) for each indicator are greater than 50%, then the generated signal is confirmed. A green percentage from 90% to 51% indicates that the ticker is in a bullish trend. A red percentage from 90% - 51% indicates that the ticker is in a bearish trend. All grey percentages are below 50% and are considered not to confirm the trend signal.
DLR’s TA Score shows that 4 TA indicator(s) are bullish while MAC’s TA Score has 3 bullish TA indicator(s).
- DLR’s TA Score: 4 bullish, 5 bearish.
- MAC’s TA Score: 3 bullish, 4 bearish.
Price Growth
DLR (@Specialty Telecommunications) experienced а +14.49% price change this week, while MAC (@Real Estate Investment Trusts) price change was -0.35% for the same time period.
The average weekly price growth across all stocks in the @Specialty Telecommunications industry was +1.58%. For the same industry, the average monthly price growth was -1.18%, and the average quarterly price growth was +8.41%.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was -2.06%. For the same industry, the average monthly price growth was -0.42%, and the average quarterly price growth was +17.10%.
Reported Earning Dates
DLR is expected to report earnings on Oct 22, 2026.
MAC is expected to report earnings on Aug 05, 2026.
Industries' Descriptions
@Specialty Telecommunications (+1.58% weekly)Companies belonging to the specialty telecommunications sector provide voice and data transmission via a single method, such as fixed lines, digital subscriber lines (DSL), wireless technology, the internet or competitive local exchange carriers. Telefonica, Liberty Broadband Corp., and Zayo Group Holdings, Inc. are some of the big specialty telecom companies in the U.S.
@Real Estate Investment Trusts (-2.06% weekly)A real estate investment trust (REIT) is a company any that owns, and in most cases, operates, income-producing real estate – ranging from office and apartment buildings to warehouses, hospitals, shopping centers, hotels and timberlands. Some REITs are involved in financing real estate. Equity REITs invest in and own properties, while mortgage REITs own and invest in property mortgages. REITs are required by law to pay out at least 90% of their annual taxable income (excluding capital gains) to shareholders in the form of dividends. Some REITs could be more cyclical than others; for example, when an economy is undergoing a recession, hotel REITs could be more vulnerable, compared to say healthcare REIT given that healthcare needs are less likely to depend on economic cycles. American Tower Corporation, Prologis, Inc. and Crown Castle International Corp are some of the biggest REIT companies in the U.S.
| DLR | MAC | DLR / MAC | |
| Capitalization | 73.7B | 7.32B | 1,006% |
| EBITDA | 3.82B | 450M | 849% |
| Gain YTD | 30.419 | 42.156 | 72% |
| P/E Ratio | 388.45 | 55.89 | 695% |
| Revenue | 6.34B | 1.01B | 630% |
| Total Cash | N/A | N/A | - |
| Total Debt | 19.2B | 5B | 384% |
DLR | MAC | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 11 | 38 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 96 Overvalued | 83 Overvalued | |
PROFIT vs RISK RATING 1..100 | 50 | 50 | |
SMR RATING 1..100 | 83 | 95 | |
PRICE GROWTH RATING 1..100 | 26 | 39 | |
P/E GROWTH RATING 1..100 | 3 | 40 | |
SEASONALITY SCORE 1..100 | 50 | 50 |
Tickeron ratings are formulated such that a rating of 1 designates the most successful stocks in a given industry, while a rating of 100 points to the least successful stocks for that industry.
MAC's Valuation (83) in the Real Estate Investment Trusts industry is in the same range as DLR (96). This means that MAC’s stock grew similarly to DLR’s over the last 12 months.
MAC's Profit vs Risk Rating (50) in the Real Estate Investment Trusts industry is in the same range as DLR (50). This means that MAC’s stock grew similarly to DLR’s over the last 12 months.
DLR's SMR Rating (83) in the Real Estate Investment Trusts industry is in the same range as MAC (95). This means that DLR’s stock grew similarly to MAC’s over the last 12 months.
DLR's Price Growth Rating (26) in the Real Estate Investment Trusts industry is in the same range as MAC (39). This means that DLR’s stock grew similarly to MAC’s over the last 12 months.
DLR's P/E Growth Rating (3) in the Real Estate Investment Trusts industry is somewhat better than the same rating for MAC (40). This means that DLR’s stock grew somewhat faster than MAC’s over the last 12 months.
| DLR | MAC | |
|---|---|---|
| RSI ODDS (%) | 3 days ago 58% | 3 days ago 52% |
| Stochastic ODDS (%) | 3 days ago 50% | 3 days ago 59% |
| Momentum ODDS (%) | 3 days ago 79% | 3 days ago 77% |
| MACD ODDS (%) | 3 days ago 58% | 3 days ago 60% |
| TrendWeek ODDS (%) | 3 days ago 67% | 3 days ago 67% |
| TrendMonth ODDS (%) | 3 days ago 65% | 3 days ago 68% |
| Advances ODDS (%) | 3 days ago 65% | 10 days ago 72% |
| Declines ODDS (%) | 13 days ago 62% | 4 days ago 68% |
| BollingerBands ODDS (%) | 3 days ago 59% | N/A |
| Aroon ODDS (%) | 3 days ago 70% | 3 days ago 64% |
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DLR and
Correlation & Price change
A.I.dvisor indicates that over the last year, DLR has been closely correlated with EQIX. These tickers have moved in lockstep 68% of the time. This A.I.-generated data suggests there is a high statistical probability that if DLR jumps, then EQIX could also see price increases.
| Ticker / NAME | Correlation To DLR | 1D Price Change % | ||
|---|---|---|---|---|
| DLR | 100% | +11.01% | ||
| EQIX - DLR | 68% Closely correlated | +4.90% | ||
| DBRG - DLR | 68% Closely correlated | +0.38% | ||
| IRM - DLR | 67% Closely correlated | +3.02% | ||
| SPG - DLR | 51% Loosely correlated | +2.03% | ||
| MAC - DLR | 47% Loosely correlated | +2.09% | ||
More | ||||
MAC and
Correlation & Price change
A.I.dvisor indicates that over the last year, MAC has been closely correlated with SPG. These tickers have moved in lockstep 77% of the time. This A.I.-generated data suggests there is a high statistical probability that if MAC jumps, then SPG could also see price increases.