MAC:NYSEMacerich Company (The) Analysis

The stock is currently trading at $22.49, comfortably above the 20‑day SMA of 21.92 and the 50‑day SMA of 20.83, with a bullish trend direction and a RSI of 59.5 suggesting room for upside before overbought conditions. Volume is increasing, volatility sits at a high 27.5%, and the price is perched near the resistance level of 22.72 while respecting a support of 21.21. The dividend yield of 3.02% and a payout ratio of 188.9% provide attractive income, though the elevated beta of ~1.13 indicates moderate market sensitivity.
Fundamentally, MAC posted revenue of $1.02 B down 6.7% YoY, a negative profit margin of -17.9% and a trailing EPS loss of -0.72. Adjusted funds from operations improved to $0.34 per share and free cash flow stands at $0.40 B, offsetting a massive debt load of $4.998 B (debt‑to‑equity ~199). The DCF fair value of $1.50 versus the market price signals a sizable overvaluation (downside ~23%), and a forward PE of 749.7 underscores earnings weakness. Recent Q1 2026 news highlights leasing momentum, a growing signed‑not‑open pipeline and new acquisition activity, while a 16 M share public offering introduces dilution risk.