DLR vs MAC

Key Takeaways

• DLR has significantly outperformed MAC in recent market activity, with year-to-date gains of approximately 28% compared to MAC's 18%, driven by AI infrastructure demand.
• DLR, a data center REIT (real estate investment trust), reported 16% revenue growth to $1.635 billion in Q1 2026, raising full-year guidance amid record bookings.
• MAC, a retail REIT, shows solid one-year momentum of around 50% but faces sector headwinds, with a smaller market cap of $5.8 billion versus DLR's $70 billion.
• Both offer dividends—DLR at 2.5% yield and MAC at 3.2%—but DLR benefits from stronger analyst price targets averaging $218 versus MAC's $22.
• Recent sentiment favors DLR due to hyperscale leasing and a $16.5 billion development pipeline, contrasting MAC's retail exposure.
• Relative performance highlights DLR's stability in tech-driven growth versus MAC's cyclical retail mall positioning.

Introduction

This stock comparison examines DLR (Digital Realty Trust) and MAC (The Macerich Company), two REITs operating in distinct real estate subsectors: data centers versus retail malls. Investors seeking exposure to technology infrastructure may favor DLR amid surging AI demand, while those betting on retail recovery could eye MAC. Traders analyzing relative performance will find value in contrasting their momentum, financial metrics, and market positioning in the current environment of sector rotation and economic uncertainty. This analysis draws on recent earnings, analyst updates, and performance data to inform stock comparison decisions.

DLR Overview and Recent Performance

Digital Realty Trust (DLR) is a leading REIT specializing in data centers, colocation, and interconnection solutions globally, with a portfolio of 309 facilities offering 3 gigawatts of IT capacity. In recent weeks, DLR shares have rallied, posting year-to-date gains near 28% and one-month advances around 10%, outpacing broader markets. This momentum stems from Q1 2026 results showing 16% revenue growth to $1.635 billion, record bookings including a 200-megawatt AI lease, and a raised 2026 core FFO (funds from operations) guidance. Analysts have lifted price targets—Scotiabank to $222, Citizens to $250—citing AI-driven hyperscale demand and a $16.5 billion development pipeline. Positive sentiment reflects strong leasing visibility and backlog of $1.8 billion, bolstering stability in a high-growth sector.

MAC Overview and Recent Performance

The Macerich Company (MAC) is a REIT focused on owning and managing regional malls and mixed-use properties, primarily in high-barrier U.S. markets. Recent market activity has seen MAC deliver year-to-date returns of about 18% and impressive one-year gains near 50%, reflecting retail sector optimism. However, shares trade around $21.50 with a modest average analyst target of $22. Performance has been supported by operational improvements, though revenue stands at $1.04 billion TTM (trailing twelve months) and EPS remains negative at -$0.78. Scotiabank recently upgraded to Sector Outperform with a $22 target, noting leasing progress. Sentiment is mixed amid retail headwinds like e-commerce shifts, but lower debt relative to peers aids positioning in a recovering mall environment.

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Head-to-Head Comparison

DLR and MAC diverge sharply in business models: DLR's data center focus taps secular AI and cloud growth, with $6.3 billion TTM revenue dwarfing MAC's $1 billion from mall leasing. Growth drivers favor DLR's hyperscale demand versus MAC's tenant recovery post-pandemic. Recent momentum underscores this—DLR's 28% YTD surge outstrips MAC's 18%, with DLR's beta of 0.9 signaling lower volatility than MAC's retail cyclicality. Risk factors include DLR's higher debt ($19.7 billion) but offset by robust EBITDA ($3.7 billion), while MAC contends with e-commerce erosion despite less leverage. Sector exposure positions DLR in tech resilience, MAC in consumer discretionary. Market sentiment leans toward DLR's analyst upgrades and AI catalysts, trading at a premium P/E of 52 versus MAC's elevated 56, highlighting growth trade-offs.

Tickeron AI Verdict

Tickeron’s AI currently favors DLR over MAC, based on superior trend consistency from AI leasing momentum, earnings beats, and raised guidance amid data center demand. DLR's relative stability, larger backlog, and positioning in high-growth infrastructure suggest higher probability of outperformance versus MAC's retail volatility, though both warrant monitoring for sector shifts.

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 Disclaimers and Limitations.