Macerich Company (The) stocks have been trading up by 5.92 percent amid upbeat sentiment on retail real estate recovery.
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- Q2 adjusted FFO of $0.35 beat the $0.33 consensus while revenue of $249.71M topped $241.87M, with 3.8% NOI growth and occupancy up to 94.0% and 95.5% for go-forward centers.
- Separate FFO print came in at $0.32 per share, flat year over year and slightly below the $0.34 consensus, even as revenue was modestly ahead of expectations.
- Mizuho lifted its price target on Macerich Company (The) to $28 from $24 and kept an Outperform rating, signaling stronger perceived upside.
- Piper Sandler also raised its target from $21 to $28 with a Neutral rating, pointing to a better macro setup for retail real estate.
- The company declared a $0.17 quarterly dividend per share, payable 2026/09/28, reinforcing MAC’s income profile and management’s confidence in cash flows.
Weekly Update Aug 03 – Aug 07, 2026: On Friday, August 07, 2026 Macerich Company (The) stock [NYSE: MAC] is trending up by 5.92%! Discover the key drivers behind this movement as well as our expert analysis in the detailed breakdown below.
Real Estate industry expert:
Analyst sentiment – positive
Macerich (MAC) occupies a challenged but improving niche within Class A/B regional malls. Revenue growth (5–6% 3–5yr CAGR) and a strong 54% gross margin contrast with negative GAAP profitability (ROE ~–7%, profit margin ~–18%), reflecting heavy depreciation, high interest expense (coverage only 1.7x), and 2.0x debt/equity. Cash flow is adequate but tight: Q2 operating cash flow was $66.9M versus capex of $283M, producing materially negative free cash flow and underscoring reliance on capital markets and asset recycling.
Technically, MAC shows an emerging bullish inflection after a sharp but brief shakeout. The weekly strip from 25.87 to a 23.42 low then strong recovery to 24.88 highlights aggressive dip buying near 23.5. Intraday 5‑minute action confirms rising lows and firm closes on expanding volume into the high‑24s, consistent with accumulation. The dominant short‑term trend is up, with 23.40–23.50 now a critical stop‑loss zone and 25.50–26.00 the next resistance band for tactical profit‑taking.
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Fundamentals are improving at the portfolio level: Q2 revenue and adjusted FFO beat consensus, NOI grew 3.8%, and occupancy reached 94–95.5%, placing MAC ahead of many mall REIT peers on leasing momentum but behind high‑quality REIT benchmarks on balance‑sheet strength and FFO stability. Multiple brokers have lifted price targets to $25–28, validating the recovery thesis. I see a reasonable 6–12 month target of $27, with strong support near $23.50 and key resistance at $28.
Quick Financial Overview
Macerich Company (The) just printed a cleaner quarter than many traders expected. Adjusted Q2 FFO of $0.35 beat the $0.33 street view, while revenue of about $249.7M topped roughly $241.9M. Net operating income grew 3.8% on the go-forward portfolio, and occupancy improved to 94.0% overall, 95.5% for go-forward centers. For a mall REIT, that combination of higher occupancy and positive NOI growth is exactly what momentum traders want to see backing any breakout.
The flip side is standard Q2 FFO of $0.32 per share, flat year over year and a touch below the $0.34 consensus. Key ratios show why the story is still a turnaround: profit margins are negative at the net level, returns on equity and assets are in the red, and leverage is heavy with total debt-to-equity near 2.0 and long-term debt around two-thirds of capital. Cash flow is there, but free cash flow for the latest quarter was negative, reflecting large capital spending.
On the tape, MAC has responded constructively. The weekly data show the stock holding in the mid-$20s, with a pullback toward $23.45 followed by a push back to $24.88, signaling buyers defending dips. Intraday, the 5‑minute chart shows a steady grind from the low $23.80s at the open to a close near the highs, around $24.88, on persistent higher lows throughout the day. That intraday trend, aligned with analyst target hikes to $28 and a maintained $0.17 dividend (about a 2.9% yield), paints a picture of improving sentiment as fundamentals slowly catch up.
Conclusion
This is stock news, not investment advice. StocksToTrade News delivers real-time stock market updates tailored to highlight the key catalysts driving short-term price movements. Our coverage is designed for active traders and investors who thrive in fast-moving markets, with a focus on volatile sectors like penny stocks, AI stocks, Robinhood stocks and other momentum plays. From earnings reports and FDA approvals to mergers, new contracts, and unusual trading volume, we break down the events that can spark significant price action.
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