Macerich Company (The) (MAC) Stock Analysis

Q: What is the MAC stock price target?

Take-profit $22.03 (+0.7% upside). Prior stop was $20.67.

Q: What are the risks of investing in MAC?

Concentration risk — Property Type: regional retail centers; Target reached (-7.7% upside); Quality below floor (3.2 < 4.0); Target reached (-7.7% upside); Quality below floor (3.2 < 4.0).

Q: Is MAC overvalued or undervalued?

Macerich Company (The) trades at a P/E of N/A (forward 729.0). TrendMatrix value score: 3.9/10. Overall verdict: Sell.

Q: What do analysts say about MAC?

20 analysts cover MAC with a consensus score of 3.6/5. Average price target: $22.

Q: What does Macerich Company (The) do?

Macerich is a REIT owning, developing, and managing 37 regional retail centers and 1 community/power center totaling approximately 39 million square feet of GLA, primarily concentrated in California, New York, and Arizona. Revenue is generated from minimum rents, percentage rents, and CAM charges; the company is executing its Path Forward Plan to deleverage, divest non-core assets, and reinvest in 32 go-forward portfolio centers.

Range Bound setup

SellVALUE-TRAP 1/5Moderate ConfidenceUpdated 1 days ago (May 19, 2026, 7:16 AM ET)

Real Estate · REIT - Retail

Sell if holding. Engine safety override at $21.87: a dimension score below its floor triggers a hard block regardless of the otherwise-positive setup — overall score 4.6/10. Specifically: Below-average business quality; Rich valuation; Negative price momentum.

$21.87+0.7% A.UpsideScore 4.6/10#20 of 23 REIT - Retail

QualityF-score5 / 9FCF yield6.26%

IncomeYield3.11%(5y avg 4.51%)Payout188.89%

Stop $20.67Target $22.03(resistance)A.R:R -1.4:1

Analyst target$22.44+2.6%16 analysts

$22.03our TP

$21.87price

$22.44mean

$19

$27

Passes 5/7 gates (clean insider activity, no SEC red flags, earnings proximity 83d clear, semi cycle peak clear, materials cycle peak clear). Fails on weak momentum and favorable risk/reward ratio. Suitability: aggressive.

Recent Developments — Macerich Company (The)

Latest news

Scotiabank Maintains Sector Outperform on Macerich, Raises Price Target to $24 — benzinga May 19, 2026 positive
Goldman Sachs Maintains Sell on Macerich, Raises Price Target to $19 — benzinga May 15, 2026 negative
Mizuho Maintains Outperform on Macerich, Raises Price Target to $24 — benzinga May 15, 2026 positive
Citigroup Maintains Neutral on Macerich, Raises Price Target to $24 — benzinga May 13, 2026 positive
Reported Earlier, Macerich Prices Upsized Public Offering Of 19.2M Shares At $21.00/Share For Gross Proceeds Of ~$403.2M — benzinga May 12, 2026 neutral

Generated 2026-05-20T20:21:21Z.

Thesis

Rewards

No bull case signals

Risks

Concentration risk — Property Type: regional retail centers

Target reached (-7.7% upside)

Quality below floor (3.2 < 4.0)

Key Metrics

P/E (TTM)—

P/E (Fwd)729.0

Mkt Cap$6.5B

EV/EBITDA19.6

Profit Mgn-17.9%

ROE-7.1%

Rev Growth-6.7%

Beta2.11

Dividend3.11%

Rating analysts20

Quality Signals

Piotroski F5/9

Options Flow

P/C0.30bullish

IV42%normal

Concentration Risks(10-K Item 1A)

MEDIUMGeographicCalifornia, New York and Arizona
10-K Item 1A: 'A significant percentage of our Centers are located in California, New York and Arizona. To the extent that weak economic or real estate conditions...affect California, New York or Arizona...our financial performance could be negatively impacted'
HIGHPropertyregional retail centers
10-K Item 1: 'The Company is involved in the acquisition, ownership, development, redevelopment, management and leasing of regional and community/power shopping centers located throughout the United States'

Model-generated analysis — not investment advice. Not a registered investment advisor. Past performance does not guarantee future results. Full disclaimer

Rating Breakdown

3 floor-breakers

Overall = weighted sum of the 10 dimension scores. Fundamentals (Value/Quality/Growth) carry 45%; market signals (Momentum/Sentiment/Insider/Peer) carry 40%; structure (Technical/Risk/Catalyst) carries 15%.

DimensionScoreWeightContribution

Value3.915%0.58

Quality3.215%0.48

Growth5.415%0.81

Momentum4.010%0.40

Sentiment6.210%0.62

Insider Activity5.010%0.50

Peer Rank3.310%0.33

Technical Setup5.75%0.29

Risk Profile5.85%0.29

Catalyst5.15%0.26

Overall (Σ contributions)4.55

Small float-rounding may cause last-digit differences between this sum and the displayed Overall.

Unprofitable operations — net margin -17.9%. Quality floor flags this regardless of sector context.static

Roe

0.0

Net Margin

0.0

Roa

0.9

Current Ratio

1.4

Operating Margin

3.6

Moat

4.0

Piotroski F

5.6

Fcf Quality

6.0

Gross Margin

7.0

FCF-positive but moderate margins (FCF margin 39%, FCF yield 6.3%)No competitive moat

Ranks in the bottom of its industry peers on the composite signal. Better names in the same sector exist.static

Quality Rank

0.0

Growth Rank

0.4

Value Rank

7.8

Priced at a premium — multiples above sector norms. Needs delivery on growth + margins to justify.static

Ev Ebitda

0.2

Analyst Target

4.0

P Ocf

5.4

6.0

P/OCF: 20.8x (FFO proxy — REITs gated off P/E)

GatesMomentum 4.0<4.5A.R:R -1.4=NEGATIVEInsider activity: OKNo SEC red flagsEARNINGS PROXIMITY 83d clearSEMI CYCLE PEAK CLEARMATERIALS CYCLE PEAK CLEARRange BoundSuitability: Aggressive

RSI

51 · Neutral

↑ 20D MA↑ 50D MA↑ 200D MAGOLDEN CROSSSupport $21.00Resistance $22.48

Price Targets

$21

$22

A.Upside+0.7%

A.R:R-1.4:1

Position Sizing

ConvictionNone

Suggested %0.5%

Max %1%

RegimeSteady

Risk Alerts

! Target reached (-7.7% upside)

! Quality below floor (3.2 < 4.0)

! Momentum score 4.0/10 — below 4.5 minimum

Earnings

1/4 beats

Next Earnings2026-08-10 (83d)

Verdict History

reverse chrono — latest first

Loading history...

Verdicts are recorded on every nightly pipeline run. Rows capture transitions (verdict flips, score deltas ≥0.3, entry/TP/SL changes). Rows with a ▶ can be expanded to see the change reason. Aggregate cohort performance is tracked in the recommendation ledger.

Frequently Asked Questions

Is MAC stock a buy right now?

Sell if holding. Engine safety override at $21.87: a dimension score below its floor triggers a hard block regardless of the otherwise-positive setup — overall score 4.6/10. Specifically: Below-average business quality; Rich valuation; Negative price momentum. Chart setup: RSI 51 mid-range, Bollinger mid-band. Prior stop was $20.67. Score 4.6/10, moderate confidence.

What is the MAC stock price target?

Take-profit target: $22.03 (+0.7% upside). Prior stop was $20.67. Stop-loss: $20.67.

What are the risks of investing in MAC?

Concentration risk — Property Type: regional retail centers; Target reached (-7.7% upside); Quality below floor (3.2 < 4.0).

Is MAC overvalued or undervalued?

Macerich Company (The) trades at a P/E of N/A (forward 729.0). TrendMatrix value score: 3.9/10. Verdict: Sell.

What do analysts say about MAC?

20 analysts cover MAC with a consensus score of 3.6/5. Average price target: $22.

What does Macerich Company (The) do?Macerich is a REIT owning, developing, and managing 37 regional retail centers and 1 community/power center totaling...

Macerich is a REIT owning, developing, and managing 37 regional retail centers and 1 community/power center totaling approximately 39 million square feet of GLA, primarily concentrated in California, New York, and Arizona. Revenue is generated from minimum rents, percentage rents, and CAM charges; the company is executing its Path Forward Plan to deleverage, divest non-core assets, and reinvest in 32 go-forward portfolio centers.