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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
- Both MAC and SPG are retail real estate investment trusts (REITs), but they sit at opposite ends of the spectrum in terms of scale, balance-sheet strength, and risk profile.
- MAC has delivered sharper relative performance and stronger momentum in recent months, while SPG offers steadier cash-flow growth, investment-grade credit, and a growing dividend.
- Tickeron AI Verdict: SPG — Simon Property Group is the favored ticker on the basis of trend consistency, financial stability, and visible catalysts.
- For more on each name, explore MAC Major News and MAC Today's Price Move, plus SPG Major News and SPG Today's Price Move.
- To see how automated strategies are positioning across these and thousands of other tickers, explore Trending AI Robots.
Introduction
This stock comparison examines two prominent U.S. retail landlords: The Macerich Company (MAC), an owner of high-quality Class A regional malls, and Simon Property Group (SPG), the world's largest shopping-center REIT. Both operate in the same sector, yet they present contrasting market positioning: MAC is a turnaround story driven by leasing execution and deleveraging, while SPG is an established, diversified income compounder. Income-oriented investors, REIT specialists, and traders assessing relative performance may all find this comparison relevant, particularly as retail real estate fundamentals improve and interest-rate expectations shift.
MAC Overview and Recent Performance
The Macerich Company is a self-managed REIT concentrated in premier malls and shopping centers across California, the Pacific Northwest, Phoenix/Scottsdale, and the Northeast corridor. Its "Path Forward" plan centers on leasing roughly 1,000 new units, repositioning vacant anchor boxes, and completing a multi-billion-dollar disposition program to reduce leverage. In recent quarters, MAC has posted funds from operations (FFO, a key REIT earnings metric) that exceeded consensus, lifted portfolio occupancy, and reported rising tenant sales per square foot. Recent market activity has favored the stock, with shares trading near the upper end of their 52-week range and outperforming the broader market over the trailing year. Sentiment has been supported by leasing momentum, the accretive acquisition of Annapolis Mall, and improved liquidity, though elevated leverage (net debt to adjusted EBITDA of roughly 7.8 times) and ongoing GAAP net losses remain key investor considerations.
SPG Overview and Recent Performance
Simon Property Group is the largest U.S. retail REIT, owning premier malls, Premium Outlets, The Mills, and mixed-use destinations across North America, Europe, and Asia. As an S&P 100 constituent, it benefits from unmatched scale, investment-grade credit ratings (A/A3), and diversified revenue across lease income, management fees, and international holdings. In recent periods, SPG has reported strong FFO growth, domestic property net operating income (NOI) gains, occupancy of about 96%, and double-digit increases in retailer sales per square foot. Management has raised full-year guidance and increased the quarterly dividend, extending a multi-year streak of payout growth. While shares have pulled back modestly in recent weeks after a strong run, the underlying operating trends remain firm, supported by robust leasing volume, redevelopment, and a sizable liquidity position.
Trending AI Robots
Tickeron's Trending AI Robots page curates the most relevant automated trading strategies from a library of hundreds of AI trading bots that collectively trade thousands of different tickers. Only the bots best suited to current market conditions earn a place in this section, and each bot operates with its own trading style, strategy, timeframe, performance statistics, and set of covered tickers. The breadth of available bots means investors can review strategies spanning short-term momentum to longer-horizon positioning, with transparent performance metrics attached to each. For those evaluating names such as MAC and SPG, exploring Trending AI Robots offers a data-driven way to observe how automated systems are currently positioning across the retail REIT space.
Head-to-Head Comparison
The contrast between these two names is largely one of risk and reward. SPG offers a larger, more diversified portfolio, investment-grade leverage of about 5.0 times net debt to EBITDA, and a higher dividend yield with a consistent growth record. Its growth is steady but incremental, driven by lease spreads, redevelopment, and selective acquisitions. MAC, by comparison, is a smaller, more leveraged operator whose appeal lies in the potential upside from portfolio transformation, anchor repositioning, and deleveraging. Its shares have shown stronger relative momentum and a higher beta, reflecting greater sensitivity to market swings and to the success of its turnaround plan. Sector exposure is similar, but SPG carries more geographic and format diversification, while MAC is more concentrated in premium U.S. malls. In short, SPG trades stability and quality, whereas MAC trades turnaround leverage and momentum.
Tickeron AI Verdict
Based on observable factors including trend consistency, financial stability, dividend growth, and relative positioning, Tickeron's AI would likely favor SPG in this comparison. Simon Property Group's investment-grade balance sheet, resilient occupancy, rising payout, and broad diversification provide a more consistent trend profile, even as MAC currently displays stronger short-term price momentum. Because automated systems typically weigh stability and catalysts over raw volatility, the AI's probabilistic assessment tilts toward SPG, while still recognizing that MAC retains meaningful upside if its deleveraging and leasing targets are met.
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.
MAC in -4.09% downward trend, sliding for three consecutive days on November 06, 2026
Moving lower for three straight days is viewed as a bearish sign. Keep an eye on this stock for future declines. Considering data from situations where MAC declined for three days, in 191 of 276 cases, the price declined further within the following month. The odds of a continued downward trend are 69%.
Technical Analysis (Indicators)
Bearish Trend Analysis
The 10-day RSI Indicator for MAC moved out of overbought territory on November 05, 2026. This could be a bearish sign for the stock. Traders may want to consider selling the stock or buying put options. Tickeron's A.I.dvisor looked at 33 similar instances where the indicator moved out of overbought territory. In 22 of the 33 cases, the stock moved lower in the following days. This puts the odds of a move lower at 67%.
The Stochastic Oscillator may be shifting from an upward trend to a downward trend. In 38 of 61 cases where MAC's Stochastic Oscillator exited the overbought zone, the price fell further within the following month. The odds of a continued downward trend are 62%.
MAC broke above its upper Bollinger Band on November 04, 2026. This could be a sign that the stock is set to drop as the stock moves back below the upper band and toward the middle band. You may want to consider selling the stock or exploring put options.
Bullish Trend Analysis
The Momentum Indicator moved above the 0 level on October 20, 2026. You may want to consider a long position or call options on MAC as a result. In 63 of 91 past instances where the momentum indicator moved above 0, the stock continued to climb. The odds of a continued upward trend are 69%.
MAC moved above its 50-day moving average on October 20, 2026 date and that indicates a change from a downward trend to an upward trend.
The 10-day moving average for MAC crossed bullishly above the 50-day moving average on October 26, 2026. This indicates that the trend has shifted higher and could be considered a buy signal. In 8 of 13 past instances when the 10-day crossed above the 50-day, the stock continued to move higher over the following month. The odds of a continued upward trend are 62%.
Following a +2.06% 3-day Advance, the price is estimated to grow further. Considering data from situations where MAC advanced for three days, in 216 of 312 cases, the price rose further within the following month. The odds of a continued upward trend are 69%.
The Aroon Indicator entered an Uptrend today. In 166 of 265 cases where MAC Aroon's Indicator entered an Uptrend, the price rose further within the following month. The odds of a continued Uptrend are 63%.
Fundamental Analysis (Ratings)
The Tickeron Price Growth Rating for this company is 40 (best 1 - 100 worst), indicating steady price growth. MAC’s price grows at a higher rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron PE Growth Rating for this company is 42 (best 1 - 100 worst), pointing to consistent earnings growth. The PE Growth rating is based on a comparative analysis of stock PE ratio increase over the last 12 months compared against S&P 500 index constituents.
The Tickeron Profit vs. Risk Rating rating for this company is 44 (best 1 - 100 worst), indicating well-balanced risk and returns. The average Profit vs. Risk Rating rating for the industry is 59, placing this stock slightly better than average.
The Tickeron Seasonality Score of 50 (best 1 - 100 worst) indicates that the company is fair valued in the industry. The Tickeron Seasonality score describes the variance of predictable price changes around the same period every calendar year. These changes can be tied to a specific month, quarter, holiday or vacation period, as well as a meteorological or growing season.
The Tickeron Valuation Rating of 57 (best 1 - 100 worst) indicates that the company is fair valued in the industry. This rating compares market capitalization estimated by our proprietary formula with the current market capitalization. This rating is based on the following metrics, as compared to industry averages: P/B Ratio (2.491) is normal, around the industry mean (2.797). MAC has a moderately low P/E Ratio (-37.636) as compared to the industry average of (36.193). Projected Growth (PEG Ratio) (0.060) is also within normal values, averaging (12.808). Dividend Yield (0.027) settles around the average of (339.763) among similar stocks. P/S Ratio (5.807) is also within normal values, averaging (6.739).
The Tickeron SMR rating for this company is 92 (best 1 - 100 worst), indicating weak sales and an unprofitable business model. SMR (Sales, Margin, Return on Equity) rating is based on comparative analysis of weighted Sales, Income Margin and Return on Equity values compared against S&P 500 index constituents. The weighted SMR value is a proprietary formula developed by Tickeron and represents an overall profitability measure for a stock.
SPG's MACD Histogram crosses above signal line
The Moving Average Convergence Divergence (MACD) for SPG turned positive on October 09, 2026. Looking at past instances where SPG's MACD turned positive, the stock continued to rise in 29 of 47 cases over the following month. The odds of a continued upward trend are 62%.
Technical Analysis (Indicators)
Bullish Trend Analysis
The Momentum Indicator moved above the 0 level on October 15, 2026. You may want to consider a long position or call options on SPG as a result. In 59 of 96 past instances where the momentum indicator moved above 0, the stock continued to climb. The odds of a continued upward trend are 61%.
SPG moved above its 50-day moving average on October 22, 2026 date and that indicates a change from a downward trend to an upward trend.
The 10-day moving average for SPG crossed bullishly above the 50-day moving average on October 27, 2026. This indicates that the trend has shifted higher and could be considered a buy signal. In 5 of 9 past instances when the 10-day crossed above the 50-day, the stock continued to move higher over the following month. The odds of a continued upward trend are 56%.
Following a +2.85% 3-day Advance, the price is estimated to grow further. Considering data from situations where SPG advanced for three days, in 193 of 328 cases, the price rose further within the following month. The odds of a continued upward trend are 59%.
The Aroon Indicator entered an Uptrend today. In 159 of 296 cases where SPG Aroon's Indicator entered an Uptrend, the price rose further within the following month. The odds of a continued Uptrend are 54%.
Bearish Trend Analysis
The RSI Indicator demonstrates that the ticker has stayed in the overbought zone for 7 days. The longer the ticker stays in the overbought zone, the sooner a price pull-back is expected.
The Stochastic Oscillator demonstrated that the ticker has stayed in the overbought zone for 15 days. The longer the ticker stays in the overbought zone, the sooner a price pull-back is expected.
Following a 3-day decline, the stock is projected to fall further. Considering past instances where SPG declined for three days, the price rose further in 50 of 62 cases within the following month. The odds of a continued downward trend are 49%.
SPG broke above its upper Bollinger Band on November 04, 2026. This could be a sign that the stock is set to drop as the stock moves back below the upper band and toward the middle band. You may want to consider selling the stock or exploring put options.
Fundamental Analysis (Ratings)
The Tickeron SMR rating for this company is 12 (best 1 - 100 worst), indicating very strong sales and a profitable business model. SMR (Sales, Margin, Return on Equity) rating is based on comparative analysis of weighted Sales, Income Margin and Return on Equity values compared against S&P 500 index constituents. The weighted SMR value is a proprietary formula developed by Tickeron and represents an overall profitability measure for a stock.
The Tickeron Profit vs. Risk Rating rating for this company is 16 (best 1 - 100 worst), indicating low risk on high returns. The average Profit vs. Risk Rating rating for the industry is 59, placing this stock better than average.
The Tickeron Price Growth Rating for this company is 22 (best 1 - 100 worst), indicating outstanding price growth. SPG’s price grows at a higher rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron Seasonality Score of 50 (best 1 - 100 worst) indicates that the company is fair valued in the industry. The Tickeron Seasonality score describes the variance of predictable price changes around the same period every calendar year. These changes can be tied to a specific month, quarter, holiday or vacation period, as well as a meteorological or growing season.
The Tickeron PE Growth Rating for this company is 85 (best 1 - 100 worst), pointing to worse than average earnings growth. The PE Growth rating is based on a comparative analysis of stock PE ratio increase over the last 12 months compared against S&P 500 index constituents.
The Tickeron Valuation Rating of 100 (best 1 - 100 worst) indicates that the company is significantly overvalued in the industry. This rating compares market capitalization estimated by our proprietary formula with the current market capitalization. This rating is based on the following metrics, as compared to industry averages: SPG's P/B Ratio (16.820) is very high in comparison to the industry average of (2.797). P/E Ratio (16.120) is within average values for comparable stocks, (36.193). Projected Growth (PEG Ratio) (4.576) is also within normal values, averaging (12.808). Dividend Yield (0.039) settles around the average of (339.763) among similar stocks. P/S Ratio (9.515) is also within normal values, averaging (6.739).
MAC | SPG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 29 | 40 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 57 Fair valued | 100 Overvalued | |
PROFIT vs RISK RATING 1..100 | 44 | 16 | |
SMR RATING 1..100 | 92 | 12 | |
PRICE GROWTH RATING 1..100 | 40 | 22 | |
P/E GROWTH RATING 1..100 | 42 | 85 | |
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 (57) in the Real Estate Investment Trusts industry is somewhat better than the same rating for SPG (100). This means that MAC’s stock grew somewhat faster than SPG’s over the last 12 months.
SPG's Profit vs Risk Rating (16) in the Real Estate Investment Trusts industry is in the same range as MAC (44). This means that SPG’s stock grew similarly to MAC’s over the last 12 months.
SPG's SMR Rating (12) in the Real Estate Investment Trusts industry is significantly better than the same rating for MAC (92). This means that SPG’s stock grew significantly faster than MAC’s over the last 12 months.
SPG's Price Growth Rating (22) in the Real Estate Investment Trusts industry is in the same range as MAC (40). This means that SPG’s stock grew similarly to MAC’s over the last 12 months.
MAC's P/E Growth Rating (42) in the Real Estate Investment Trusts industry is somewhat better than the same rating for SPG (85). This means that MAC’s stock grew somewhat faster than SPG’s over the last 12 months.
| MAC | SPG | |
|---|---|---|
| RSI ODDS (%) | 1 day ago 67% | 1 day ago 54% |
| Stochastic ODDS (%) | 1 day ago 62% | 1 day ago 43% |
| Momentum ODDS (%) | 1 day ago 69% | 1 day ago 61% |
| MACD ODDS (%) | N/A | 1 day ago 62% |
| TrendWeek ODDS (%) | 1 day ago 69% | 1 day ago 60% |
| TrendMonth ODDS (%) | 1 day ago 67% | 1 day ago 61% |
| Advances ODDS (%) | 9 days ago 69% | 1 day ago 59% |
| Declines ODDS (%) | 5 days ago 69% | 14 days ago 49% |
| BollingerBands ODDS (%) | 1 day ago 64% | 1 day ago 40% |
| Aroon ODDS (%) | 1 day ago 63% | 1 day ago 54% |
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 overvalued. 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 while SPG’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 6 bullish TA indicator(s).
- MAC’s TA Score: 5 bullish, 4 bearish.
- SPG’s TA Score: 6 bullish, 4 bearish.
Price Growth
MAC (@Real Estate Investment Trusts) experienced а +1.93% price change this week, while SPG (@Real Estate Investment Trusts) price change was +5.09% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was +0.42%. For the same industry, the average monthly price growth was +4.04%, and the average quarterly price growth was +0.24%.
Reported Earning Dates
MAC is expected to report earnings on Feb 11, 2027.
SPG is expected to report earnings on Feb 08, 2027.
Industries' Descriptions
@Real Estate Investment Trusts (+0.42% 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.
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MAC and
Correlation & Price change
A.I.dvisor indicates that over the last year, MAC has been closely correlated with CUZ. These tickers have moved in lockstep 69% of the time. This A.I.-generated data suggests there is a high statistical probability that if MAC jumps, then CUZ 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 CUZ. These tickers have moved in lockstep 73% of the time. This A.I.-generated data suggests there is a high statistical probability that if SPG jumps, then CUZ could also see price increases.
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