Stock fact sheet · data as of
The Macerich Company (MAC): fair value, margin of safety and Wheel Score
Real Estate · REIT - Retail · United States · Speculative / Distressed
Is MAC undervalued?
At 23.09 (close of 16 Oct 2026), MAC trades 130% over the GLS average fair value of 10.03, with 0 of 3 models above the price. The stock earns none of the Wheel Score's Value points at this price. That is a statement about price against trailing fundamentals, not about the company's prospects - the Wall Street View and the Growth tab on the Quote page carry the forward numbers.
The average is built from just 3 models (DCF, 10 Cap, DDM) - the rest returned nothing because an input they need (dividends, free cash flow, book value) is zero or negative - so treat it with more caution than usual.
The nightly engine files MAC under Speculative / Distressed - negative earnings or a Piotroski score of 3 or less - which caps its Wheel Score at 45 and keeps it out of the Sunday Scan.
Nine valuation models for MAC
Each model turns the latest filed numbers into a value per share; the GLS fair value is the simple average of the ones that produce a positive number. The last two rows are shown for reference and never enter the average. The Quote page lets you switch any model off and add your own margin of safety.
| Model | Value | vs price | What it measures |
|---|---|---|---|
| DCF | 2.91 | -87% | Present value of the projected free cash flows, discounted at the cost of capital |
| Graham Number | - | - | The most a defensive investor pays for the earnings and book value per share; no value tonight |
| Graham Growth | - | - | Graham's growth formula: EPS × (8.5 + 2 × growth), adjusted for bond yields; no value tonight |
| Lynch | - | - | EPS × the earnings growth rate (PEG of 1), growth capped at 25%; no value tonight |
| GLS Growth | - | - | EPS compounded ten years at the blended growth rate, discounted back at 15% a year; no value tonight |
| 10 Cap | 17.18 | -26% | Owner's earnings (operating cash flow less maintenance capex) capitalised at 10% |
| Payback Time | - | - | Eight years of compounded free cash flow: the price at which the business pays for itself; no value tonight |
| DDM | 10.01 | -57% | Dividend discount model: next year's dividend ÷ (10% − 3% growth); needs a dividend |
| EPV | - | - | Earnings power value: current EPS capitalised at 9% with no growth; no value tonight |
| Zombie (liquidation) | -19.45 | -184% | Current assets less all liabilities, per share: the balance-sheet floor. Not in the average |
| Wall St target | 25.83 | +12% | Analysts' average 12-month price target. Not in the average |
Quality and financial health
The Macerich Company scores 5 of 9 on the Piotroski F-score: a middling result that falls one point short of the Sunday Scan's "6 or more" rule. Some of the nine tests on profitability, leverage and efficiency are failed, so the accounts are worth a look before selling a put on the name. A GLS Moat score of 1.6/10 is a weak reading: the ten-year history the score grades (revenue, EPS, book value, margins, cash flow, share count, ROIC) has not been steady, so the Moat part of the Wheel Score contributes little.
Returns on capital are thin or negative - ROIC -2.6%, ROE -8.1%, ROA -2.4% - with debt at 2.12 times equity and a free-cash-flow yield of 3.1%. Debt of 2.12 times equity is on the high side for the sector and is worth checking against the cash flow before treating the stock as a long-term hold.
The dividend yield is 2.94% at a payout ratio of -141%; for a wheel trader holding assigned shares the dividend adds to the covered-call premium, and the ex-dividend date is worth knowing before a call is sold. Revenue comes mainly from Real Estate, Other 66%, Management Service 34% (quarter Q2 FY2026).
Institutional ownership scores 10/10, insider activity 1/10 and Congressional trading 5/10 on the GLS smart-money scales.
| Piotroski F-score | 5 / 9 | ROIC | -2.6% |
|---|---|---|---|
| GLS Moat | 1.6 / 10 | ROE | -8.1% |
| Debt / equity | 2.12 | ROA | -2.4% |
| Free-cash-flow yield | 3.1% | Payout ratio | -141% |
| Institutions | 10 / 10 | Insiders · Congress | 1 · 5 / 10 |
Wheel Score 45: Weak
With a Wheel Score of 45 The Macerich Company sits in the Weak band, capped at 45 because the engine files it as Speculative / Distressed. The parts - Value 0/25, Health 11/20, Moat 2/15, Premium 20/20, Stability 16/20 - show where: Value (0/25) scores lowest.
Implied volatility is 43% on the near-the-money contracts 20-60 days out - inside the 35-60% range the Wheel Score pays full marks for: enough premium to be worth selling, not so much that the risk is unpaid. Chain open interest is 3,336 contracts across all expiries - enough for the wheel at normal size.
Volume runs at 4.0M shares a day on a market cap of $6.8B, with a beta of 2.10 - a high beta, so the stock tends to move more than the market and a strike can be gapped through; the Stability part of the Wheel Score gives that 16 of 20.
| Part | Points | From | |
|---|---|---|---|
| Value | 0 / 25 | -130% margin of safety | |
| Health | 11 / 20 | Piotroski 5/9 | |
| Moat | 2 / 15 | moat 1.6/10 | |
| Premium | 20 / 20 | implied volatility 43% | |
| Stability | 16 / 20 | 4.0M shares/day, $6.8B cap, beta 2.10 |
The Wheel Score ranks ~7,400 US stocks for selling cash-secured puts and covered calls; it is updated nightly and is not a recommendation. The walkthrough lesson shows how the score fits into a trade, start to finish.
Upcoming events
The next earnings report is due on 3 Nov 2026 (after the close), 18 days away; a 30-45-day put sold today would expire after it, which is worth weighing against the premium.
Earnings, dividend, IPO, split and economic calendars for the whole market, filterable to your watchlists.
Similar stocks in REIT - Retail
The 12 companies below are the closest to The Macerich Company by market cap within the REIT - Retail industry, each with its own fact sheet; the Compare page puts up to eight of them side by side.
| Stock | Close | Fair value | MoS | Wheel | Mkt cap |
|---|---|---|---|---|---|
| NNN NNN REIT, Inc. | 41.15 | 37.64 | -9% | 60Fair | $7.8B |
| ADC Agree Realty Corporation | 66.56 | 51.60 | -29% | 58Fair | $8.3B |
| BRX Brixmor Property Group Inc. | 27.43 | 23.66 | -16% | 65Good | $8.4B |
| FRT Federal Realty Investment Trust | 105.68 | 74.69 | -41% | 54Fair | $9.2B |
| KRG Kite Realty Group Trust | 24.52 | 37.10 | +34% | 86Prime | $4.9B |
| PECO Phillips Edison & Co. | 37.58 | 31.75 | -18% | 58Fair | $4.8B |
| SKT Tanger Inc. | 34.33 | 22.28 | -54% | 52Fair | $3.9B |
| REGCP Regency Centers Corporation | 21.82 | 39.05 | +44% | 39No options | $13.1B |
| REGCO Regency Centers Corporation | 21.35 | 38.84 | +45% | 39No options | $13.1B |
| REG Regency Centers Corporation | 71.77 | 48.52 | -48% | 56Fair | $13.1B |
| CURB Curbline Properties Corp. | 26.56 | 19.80 | -34% | 59Fair | $3.1B |
| KIM Kimco Realty Corporation | 22.67 | 21.24 | -7% | 65Good | $15.2B |
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Start free See the Sunday ScanQuestions about MAC
Is MAC undervalued right now?
No: at 23.09 the stock trades 130% above the GLS average fair value of 10.03 (data as of 16 Oct 2026), well beyond what trailing earnings, cash flow and book value support.
What is the Wheel Score of MAC and what does it mean?
MAC scores 45 out of 100 (Weak). The Wheel Score blends the margin of safety (25 points), Piotroski health (20), the GLS moat (15), the option premium on offer (20) and trading stability (20) into one number that ranks stocks for the wheel strategy - selling cash-secured puts, then covered calls if assigned. 80 and above is Prime, 65-79 Good, 50-64 Fair, under 50 Weak.
What is the GLS fair value for MAC?
10.03 per share as of 16 Oct 2026 - the simple average of the 3 valuation models (out of nine: DCF, Graham Number, Graham Growth, Lynch, GLS Growth, 10 Cap, Payback Time, DDM and EPV) that produced a positive value. The models run every night on the latest filings; the Quote page lets you switch any of them off and add a margin of safety of your own.
When does The Macerich Company report earnings next?
The next earnings report is due on 3 Nov 2026 (after the close), 18 days from the data date of 16 Oct 2026. The Calendars page lists every upcoming report with its time of day.
Does MAC have listed options, and how liquid are they?
Yes. The nightly snapshot found 194 listed contracts with 3,336 open interest across all expiries and implied volatility of 43% on the near-the-money contracts. The Options scanner lists the cash-secured put and covered call set-ups with premium and annualised yield worked out.