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MAC vs SPG
Which Stock Would AI Choose? The Macerich Company (MAC) vs. Simon Property Group (SPG) Stock Comparison
Key Takeaways
- MAC has delivered stronger YTD returns at approximately 19% compared to SPG's 10%, reflecting robust recent momentum in retail REITs (real estate investment trusts).
- SPG boasts a significantly larger market capitalization of $65.7 billion versus MAC's $5.7 billion, underscoring its dominant scale in the sector.
- Both stocks benefit from high occupancy trends and leasing activity, but SPG reports superior EBITDA ($7.93 billion) and revenue ($6.37 billion) due to its extensive portfolio.
- MAC trades at a higher P/E ratio (55.89) than SPG (14.26), indicating potential overvaluation relative to earnings.
- Recent quarters show earnings beats for both, with MAC Q1 2026 EPS at $0.34 (beating estimates) and strong leasing, while SPG maintains steady growth through redevelopments.
- SPG carries more debt ($26.3 billion vs. $5.14 billion), but its investment-grade ratings provide financial flexibility.
Introduction
This stock comparison examines MAC (The Macerich Company) and SPG (Simon Property Group), two prominent retail REITs focused on owning and managing shopping centers amid evolving consumer trends and interest rate dynamics. Traders seeking momentum plays may favor recent outperformers, while long-term investors could prioritize scale, occupancy resilience, and dividend reliability. In the current market environment, where retail real estate navigates e-commerce pressures and experiential leasing growth, understanding their relative performance, sector exposure, and growth drivers aids informed positioning in REIT portfolios.
MAC Overview and Recent Performance
The Macerich Company (MAC) is a self-managed REIT specializing in high-quality regional shopping centers concentrated in prime U.S. markets like California, the Pacific Northwest, and the Metro New York corridor, with a portfolio of about 39 million square feet across 38 properties. Recent market activity has propelled MAC shares higher, with YTD gains around 19% and 1-year returns exceeding 50%, outpacing broader benchmarks. Sentiment has been buoyed by Q1 2026 earnings, where EPS reached $0.34 (beating estimates by 9.68%), record leasing of high-profile spaces at $899 per square foot, and strategic moves like the $272 million Annapolis Mall acquisition. These developments signal operational resilience, though higher leverage and sensitivity to retail bankruptcies remain influences on volatility.
SPG Overview and Recent Performance
Simon Property Group (SPG) stands as the largest retail REIT, owning interests in 229 properties totaling 183 million square feet across malls, premium outlets, and mixed-use destinations in North America, Asia, and Europe. In recent weeks, SPG has shown steady appreciation, with YTD returns near 10% and 1-year gains around 30%, supported by consistent occupancy above 96% in U.S. malls and outlets. Key drivers include over 4,600 leases signed in 2025 covering 17 million square feet, acquisitions like Phillips Place, and more than 20 redevelopment projects enhancing experiential retail. Strong liquidity at $9.1 billion and investment-grade ratings (A from S&P, A3 from Moody's) bolster confidence, despite elevated debt levels amid broader sector interest rate pressures.
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Head-to-Head Comparison
Both MAC and SPG operate in the retail REIT sector, deriving revenue from leasing premium shopping centers, but differ markedly in scale and diversification. SPG's vast portfolio provides broader geographic exposure, including international assets via Klépierre, driving superior revenue ($6.37B vs. $1.01B) and EBITDA ($7.93B vs. $448M), alongside higher fixed-charge coverage. Conversely, MAC emphasizes denser U.S. West Coast markets, yielding stronger recent momentum (YTD +19% vs. +10%) but at a premium P/E (55.89 vs. 14.26). Risk profiles contrast with SPG's manageable leverage despite $26.3B debt, supported by liquidity, versus MAC's lighter $5.14B load yet greater volatility. Market sentiment favors SPG for stability and growth catalysts like redevelopments, while MAC appeals for relative performance in a recovering retail environment.
Tickeron AI Verdict
Tickeron’s AI analysis leans toward SPG in the current environment, owing to its trend consistency, larger scale, superior profitability metrics, and positioning for sustained leasing growth amid stable occupancy. While MAC exhibits stronger short-term momentum, SPG's diversification and financial strength suggest higher probability of relative outperformance over broader horizons, barring shifts in retail sentiment or rates.
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.
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 4 TA indicator(s) are bullish while SPG’s TA Score has 4 bullish TA indicator(s).
- MAC’s TA Score: 4 bullish, 4 bearish.
- SPG’s TA Score: 4 bullish, 4 bearish.
Price Growth
MAC (@Real Estate Investment Trusts) experienced а +7.57% price change this week, while SPG (@Real Estate Investment Trusts) price change was +5.29% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was +3.49%. For the same industry, the average monthly price growth was +6.12%, and the average quarterly price growth was +17.95%.
Reported Earning Dates
MAC is expected to report earnings on Aug 05, 2026.
SPG is expected to report earnings on Aug 03, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (+3.49% 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 | 7.21B | 71B | 10% |
| EBITDA | 450M | 8.23B | 5% |
| Gain YTD | 39.129 | 21.008 | 186% |
| P/E Ratio | 55.89 | 15.23 | 367% |
| Revenue | 1.01B | 6.65B | 15% |
| Total Cash | 182M | N/A | - |
| Total Debt | 5B | 29B | 17% |
MAC | SPG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 34 | 36 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 86 Overvalued | 96 Overvalued | |
PROFIT vs RISK RATING 1..100 | 42 | 22 | |
SMR RATING 1..100 | 95 | 11 | |
PRICE GROWTH RATING 1..100 | 39 | 15 | |
P/E GROWTH RATING 1..100 | 46 | 88 | |
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 (86) in the Real Estate Investment Trusts industry is in the same range as SPG (96). This means that MAC’s stock grew similarly to SPG’s over the last 12 months.
SPG's Profit vs Risk Rating (22) in the Real Estate Investment Trusts industry is in the same range as MAC (42). 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 (95). This means that SPG’s stock grew significantly faster than MAC’s over the last 12 months.
SPG's Price Growth Rating (15) in the Real Estate Investment Trusts industry is in the same range as MAC (39). This means that SPG’s stock grew similarly to MAC’s over the last 12 months.
MAC's P/E Growth Rating (46) in the Real Estate Investment Trusts industry is somewhat better than the same rating for SPG (88). This means that MAC’s stock grew somewhat faster than SPG’s over the last 12 months.
| MAC | SPG | |
|---|---|---|
| RSI ODDS (%) | 3 days ago 65% | 3 days ago 50% |
| Stochastic ODDS (%) | 3 days ago 62% | 3 days ago 42% |
| Momentum ODDS (%) | 5 days ago 75% | 3 days ago 71% |
| MACD ODDS (%) | 3 days ago 68% | 3 days ago 58% |
| TrendWeek ODDS (%) | 3 days ago 69% | 3 days ago 59% |
| TrendMonth ODDS (%) | 3 days ago 67% | 3 days ago 59% |
| Advances ODDS (%) | 3 days ago 70% | 3 days ago 58% |
| Declines ODDS (%) | 13 days ago 70% | 14 days ago 47% |
| BollingerBands ODDS (%) | 3 days ago 61% | 3 days ago 39% |
| Aroon ODDS (%) | 3 days ago 62% | 3 days ago 50% |
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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.
SPG and
Correlation & Price change
A.I.dvisor indicates that over the last year, SPG has been closely correlated with FR. These tickers have moved in lockstep 71% of the time. This A.I.-generated data suggests there is a high statistical probability that if SPG jumps, then FR could also see price increases.