SPG vs MAC Comparison: AI Score, Valuation, Performance and Upside
Compare Simon Property Group and Macerich by occupancy rate, luxury tenant mix, premium vs non-premium mall concentration, dividend yield, and long-term value.
Use this Simon Property Group vs Macerich comparison to evaluate the key differences across valuation, growth, profitability, and risk before making an investment decision.
SPG and MAC are closely matched — they split the tracked metrics evenly. MAC has delivered stronger 1-year price return (+50.56% vs +36.63%), though SPG has the better forward P/E setup (33.93x vs 230.55x for MAC). Analyst consensus implies meaningfully more upside for MAC (+3.26%) than for SPG (-1.87%).
| Metric | SPG | MAC |
|---|---|---|
| AI score | 39.3 | 25.9 |
| AI rank | #1225 | #2672 |
| Latest close | $226.22 | $25.36 |
| 1M return | +5.43% | +5.49% |
| 6M return | +22.17% | +39.80% |
| 1Y return | +36.63% | +50.56% |
How much would $10,000 be worth today if invested at the start of each period, with all dividends reinvested?
| Period | SPG | MAC |
|---|---|---|
| 1Y ago | $13.65K (+36.5%) started 2025-07-23 | $15.59K (+55.9%) started 2025-07-22 |
| 5Y ago | $27.53K (+175.3%) started 2021-07-26 | $24.49K (+144.9%) started 2021-07-22 |
| 10Y ago | $28.24K (+182.4%) started 2016-07-25 | $9.89K (-1.1%) started 2016-07-22 |
Hypothetical — past performance does not guarantee future results.
| Metric | SPG | MAC |
|---|---|---|
| Market cap | $86.9B | $7.84B |
| Trailing P/E | 15.89 | N/A |
| Forward P/E | 33.93 | 230.55 |
| Price/Sales | 10.20 | 7.65 |
| EV/Revenue | 15.66 | 11.24 |
| Analyst target | $224.42 | $26.19 |
| Target upside | -1.87% | +3.26% |
| Metric | SPG | MAC |
|---|---|---|
| Revenue growth | 19.30% | -6.70% |
| Earnings growth | 16.40% | N/A |
| EPS growth | +16.40% | N/A |
| FCF margin | +37.52% | +39.39% |
| Operating margin | 43.38% | N/A |
| Profit margin | 70.59% | -17.90% |
| ROIC proxy | 113.59% | -7.11% |
| Return on equity | 113.59% | -7.11% |
| Dividend yield | 3.85% | 2.65% |
| Beta | 1.33 | 2.06 |
| Debt/equity | 457.47 | 198.97 |
| Current ratio | 0.20 | 0.30 |
| Quick ratio | 0.20 | 0.23 |
Lower drawdown and smaller single-period drops generally indicate a smoother ride, though they do not guarantee lower future risk.
| Period | Metric | SPG | MAC |
|---|---|---|---|
| 1Y | Growth | +36.49% | +50.56% |
| CAGR | +36.60% | +50.60% | |
| Sharpe ratio | 1.48 | 1.35 | |
| Max drawdown | 12.55% | 12.80% | |
| Max daily drop | 3.57% | 5.47% | |
| Max wkly drop | 6.70% | 8.66% | |
| 5Y | Growth | +118.99% | +91.01% |
| CAGR | +17.00% | +13.82% | |
| Sharpe ratio | 0.56 | 0.41 | |
| Max drawdown | 45.84% | 63.71% | |
| Max daily drop | 10.11% | 14.05% | |
| Max wkly drop | 15.68% | 22.39% | |
| 10Y | Growth | +59.03% | -51.19% |
| CAGR | +4.75% | -6.92% | |
| Sharpe ratio | 0.19 | 0.01 | |
| Max drawdown | 77.00% | 92.91% | |
| Max daily drop | 26.71% | 28.07% | |
| Max wkly drop | 55.74% | 56.86% |
| Category | SPG | MAC |
|---|---|---|
| Company | SPG | MAC |
| Sector | Real Estate | N/A |
| Industry | REIT - Retail | N/A |
| Core business | N/A | N/A |
| Investor focus | N/A | N/A |
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