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MAC vs SPG
Which Stock Would AI Choose? Macerich Company (MAC) vs. Simon Property Group (SPG) Stock Comparison
Key Takeaways
- MAC has delivered stronger year-to-date and one-year total returns compared with SPG amid retail real estate investment trust (REIT) sector activity.
- MAC reported second-quarter 2026 earnings on August 4, posting revenue above some estimates while navigating debt refinancing through exchangeable note offerings.
- SPG maintains a larger market capitalization and higher absolute share price, with earnings scheduled for release on August 10, 2026.
- Both companies operate as retail-focused REITs, with SPG exhibiting more stable long-term positioning and MAC showing elevated recent momentum.
- Market sentiment for MAC reflects analyst target adjustments following earnings, while SPG trades near multi-month highs ahead of its results.
- Relative performance highlights trade-offs between MAC’s higher volatility and growth trajectory versus SPG’s scale and dividend consistency in the current environment.
Introduction
Retail real estate investment trusts (REITs) such as MAC and SPG offer exposure to consumer spending patterns, mall and shopping center occupancy, and lease pricing dynamics. Investors and traders seeking to compare mid- and large-cap names within the sector often examine these two stocks for differences in scale, recent price behavior, earnings momentum, and balance-sheet activity. This comparison provides factual context on relative performance, business models, and observable market factors relevant to portfolio positioning decisions in the prevailing environment.
MAC Overview and Recent Performance
MAC, or Macerich Company, owns and operates a portfolio of regional retail properties across the United States. In recent weeks, the stock has reflected heightened activity following its second-quarter 2026 earnings release on August 4. Revenue reached approximately $249.7 million, with mixed analyst reactions on earnings per share. The company also announced exchangeable senior note offerings totaling hundreds of millions of dollars to support refinancing. Year-to-date returns have exceeded 34 percent, outpacing broader benchmarks, while one-year performance has shown gains above 52 percent amid sector sentiment tied to retail recovery indicators.
SPG Overview and Recent Performance
SPG, or Simon Property Group, manages one of the largest portfolios of retail real estate, including premier malls and outlets. Recent market activity shows the shares trading near recent highs around the $223 level as of early August 2026, with year-to-date gains near 23 percent and one-year returns above 40 percent. The company is scheduled to report second-quarter 2026 results on August 10. Its larger scale supports consistent institutional interest and a dividend profile that has drawn attention in income-oriented segments of the REIT universe during the recent period.
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Head-to-Head Comparison
MAC and SPG share exposure to the retail REIT sector yet differ in scale, with SPG holding substantially larger market capitalization and asset base. MAC has recorded higher recent total returns on both year-to-date and trailing twelve-month bases, accompanied by more pronounced price movements following earnings. SPG benefits from greater operational breadth and has maintained steadier positioning near elevated price levels. Risk factors include leverage management for MAC through recent debt activity, while SPG faces valuation scrutiny as shares approach prior highs. Sector sentiment remains influenced by occupancy trends and consumer spending data for both names, creating contrasting momentum profiles.
Tickeron AI Verdict
Based on observable trend consistency, recent return differentials, and positioning relative to earnings catalysts, Tickeron’s AI would currently assign a higher probabilistic preference to MAC for momentum-oriented considerations, while acknowledging SPG’s advantages in scale and stability. Outcomes remain subject to ongoing market conditions and forthcoming data releases.
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.
These two companies, Simon Property Group (SPG) and the Macerich Company (MAC), are real estate investment trusts (REITs) which invest primarily in shopping mall properties. SPG is the largest owner of mall properties in the US, and it once made an offer to buy out the smaller MAC. At the time, the offer was rejected, with MAC shareholders claiming that SPG was undervaluing the company with their offer which would have totaled about $22B with the assumption of debt. One might wonder if they regret that decision, since MAC’s enterprise value at the time of this writing is about $8B. The performance of both companies in the past year has been comparable in terms of price action, as one might expect with their holdings being so similar, but SPG’s dividend is slightly more enticing.
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).
MAC’s FA Score shows that 0 FA rating(s) are green whileSPG’s FA Score has 3 green FA rating(s).
- MAC’s FA Score: 0 green, 5 red.
- SPG’s FA Score: 3 green, 2 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.
MAC’s TA Score shows that 5 TA indicator(s) are bullish while SPG’s TA Score has 3 bullish TA indicator(s).
- MAC’s TA Score: 5 bullish, 5 bearish.
- SPG’s TA Score: 3 bullish, 6 bearish.
Price Growth
MAC (@Real Estate Investment Trusts) experienced а +1.27% price change this week, while SPG (@Real Estate Investment Trusts) price change was -1.49% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was -0.48%. For the same industry, the average monthly price growth was -4.73%, and the average quarterly price growth was +6.26%.
Reported Earning Dates
MAC is expected to report earnings on Nov 04, 2026.
SPG is expected to report earnings on Nov 02, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (-0.48% 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.
| MAC | SPG | MAC / SPG | |
| Capitalization | 7.01B | 71B | 10% |
| EBITDA | 450M | 8.23B | 5% |
| Gain YTD | 35.992 | 21.307 | 169% |
| P/E Ratio | 55.89 | 61.98 | 90% |
| Revenue | 1.01B | 6.65B | 15% |
| Total Cash | N/A | N/A | - |
| Total Debt | 5B | 29B | 17% |
MAC | SPG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 87 | 65 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 83 Overvalued | 99 Overvalued | |
PROFIT vs RISK RATING 1..100 | 48 | 21 | |
SMR RATING 1..100 | 94 | 11 | |
PRICE GROWTH RATING 1..100 | 43 | 34 | |
P/E GROWTH RATING 1..100 | 41 | 7 | |
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 SPG (99). This means that MAC’s stock grew similarly to SPG’s over the last 12 months.
SPG's Profit vs Risk Rating (21) in the Real Estate Investment Trusts industry is in the same range as MAC (48). This means that SPG’s stock grew similarly to MAC’s over the last 12 months.
SPG's SMR Rating (11) in the Real Estate Investment Trusts industry is significantly better than the same rating for MAC (94). This means that SPG’s stock grew significantly faster than MAC’s over the last 12 months.
SPG's Price Growth Rating (34) in the Real Estate Investment Trusts industry is in the same range as MAC (43). This means that SPG’s stock grew similarly to MAC’s over the last 12 months.
SPG's P/E Growth Rating (7) in the Real Estate Investment Trusts industry is somewhat better than the same rating for MAC (41). This means that SPG’s stock grew somewhat faster than MAC’s over the last 12 months.
| MAC | SPG | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 81% | 2 days ago 51% |
| Stochastic ODDS (%) | 2 days ago 81% | 2 days ago 69% |
| Momentum ODDS (%) | 2 days ago 63% | 2 days ago 41% |
| MACD ODDS (%) | 2 days ago 70% | 2 days ago 48% |
| TrendWeek ODDS (%) | 2 days ago 71% | 2 days ago 47% |
| TrendMonth ODDS (%) | 2 days ago 69% | 2 days ago 53% |
| Advances ODDS (%) | 4 days ago 72% | 3 days ago 60% |
| Declines ODDS (%) | 11 days ago 68% | 5 days ago 45% |
| BollingerBands ODDS (%) | 2 days ago 82% | 2 days ago 42% |
| Aroon ODDS (%) | 2 days ago 71% | 2 days ago 52% |
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