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Macerich Co

MAC NYSE Real Estate Investment Trusts Financials FY2016–FY2025

Revenue Total sales reported in the income statement.
$1.0B
10.4% vs prior year
Operating margin Operating income as a share of revenue.
—
Net income Profit after all expenses, interest and tax.
−$197M
Free cash flow Cash from operations minus capital spending.
—
Return on capital After-tax operating income as a share of the money invested in the business: debt plus equity, minus cash.
—
Market cap Last close times the latest diluted share count, so it is approximate.
—
P/E Last close divided by diluted earnings per share over the last four quarters.
—
On −$0.66 EPS (TTM)

What Macerich Co does

No business description yet.

Legal name
MACERICH CO
Fiscal year ends
December 31, 2025
Latest annual report
10-K · Feb 20, 2026
Accession · CIK
0000912242-26-000016
0000912242

Revenue and margins

Macerich Co had $1.0B of revenue in fiscal 2025, up 10.4% on the year before.

Revenue
Revenue
Margins, % of revenue
Gross Operating Net FCF
Margins, % of revenue
Gross Operating Net FCF

Net income and earnings per share

Loss periods are shown in red.

Net income
Net income
Diluted EPS
Diluted EPS

Returns on capital

After-tax operating income as a share of the money invested in the business: debt plus equity, minus cash.

Return on capital, equity and assets (annual)
Return on capital Return on equity Return on assets

Cash flow

Free cash flow was — in fiscal 2025, — of revenue. Cash from operations minus capital spending.

Free cash flow
Cash from operations vs capital spending
Cash from operations Capital spending
Cash from operations vs capital spending
Cash from operations Capital spending

Dividends, buybacks and share count

Macerich Co returned $188M to shareholders in fiscal 2025. The diluted share count rose 14.6%.

Dividends and buybacks
Dividends Buybacks
Dividends and buybacks
Dividends Buybacks
Diluted shares outstanding (annual)

Balance sheet

Cash, debt and the ratios that show how comfortably Macerich Co can carry it.

Cash vs debt (incl. leases)
Cash Debt
Fiscal year endFY21FY22FY23FY24FY25
Cash and short-term investments $112M$100M$94.9M$89.9M$280M
Debt incl. finance leases $4.4B$4.3B$4.1B$4.9B$5.1B
Debt / equity 1.5x1.5x1.7x1.8x2.1x
Total assets $8.3B$8.1B$7.5B$8.6B$8.4B
Total liabilities $5.2B$5.1B$5.0B$5.7B$5.8B
Shareholders' equity $3.0B$2.9B$2.4B$2.8B$2.4B
Net debt (− = net cash) $4.3B$4.2B$4.1B$4.8B$4.8B

Insider trades

Open-market purchases and sales by officers, directors and 10% owners, from Form 4 filings. 'Plan' marks trades under a pre-arranged Rule 10b5-1 plan.

Bought, 12 months

$0.0M

0 insiders

Sold, 12 months

$0.0M

0 insiders

Of sales under plans

—

$0.0M

No open-market insider trades in the last 12 months.

Piotroski F-score

Nine pass/fail tests of profitability, funding and efficiency. 8–9 is strong, 0–2 weak.

TestFY16FY17FY18FY19FY20FY21FY22FY23FY24FY25
Net income is positive ✓ ✓ ✓ ✓ ✕ ✓ ✕ ✕ ✕ ✕
Cash from operations is positive ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
Return on assets rose — ✕ ✕ ✓ ✕ ✓ ✕ ✕ ✓ ✕
Cash from operations exceeds net income ✕ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
Debt fell relative to assets — — — — — ✕ ✓ ✕ ✕ ✕
Current ratio rose — — — — — — — — — —
Share count didn't rise — ✓ ✓ ✕ ✕ ✕ ✕ ✕ ✕ ✕
Gross margin rose — — — — — — — — — —
Revenue rose relative to assets — ✕ ✓ ✕ ✕ ✓ ✓ ✓ ✕ ✓
F-score — / 3— / 6— / 6— / 6— / 65 / 74 / 73 / 73 / 73 / 7
Accruals ratio 1.3%−2.3%−3.0%−2.9%−3.9%−3.1%−4.9%−7.3%−5.9%−6.1%
Altman Z'' ——————————

10 years of figures

US$ millions unless stated. Hover a ratio's name for its definition.

Download CSV
Fiscal yearFY16FY17FY18FY19FY20FY21FY22FY23FY24FY25
Income statement
Revenue $1.0B $994M $960M $927M $786M $847M $859M $884M $918M $1.0B
Net interest income — — — — — −$193M −$217M −$173M −$220M −$284M
Interest expense $164M $172M $183M $138M $75.6M $193M $217M — — —
Income tax $0.7M $15.6M −$3.6M $1.6M −$0.4M $6.9M $0.7M −$0.5M −$1.3M −$2.2M
Net income $555M $162M $69.0M $96.8M −$230M $14.3M −$66.1M −$274M −$194M −$197M
Net income to common $517M $146M $60.0M $95.6M −$231M $13.4M −$66.9M −$275M −$195M −$198M
Diluted EPS $3.52 $1.02 $0.42 $0.68 −$1.58 $0.07 −$0.31 −$1.28 −$0.88 −$0.78
Diluted shares 0.15B 0.14B 0.14B 0.14B 0.15B 0.20B 0.22B 0.22B 0.22B 0.25B
Cash flow
Cash from operations $430M $386M $344M $355M $125M $286M $338M $296M $283M $322M
Depreciation and amortization $355M $341M $335M $338M $326M $324M $302M $296M $306M $368M
Stock-based compensation $33.3M $30.8M $27.4M $12.0M $13.8M $14.3M $17.6M $13.2M $12.1M $18.2M
Share buybacks $800M $221M $0.0M $0.0M — — — — — —
Dividends paid $779M $444M $454M $475M $180M $143M $186M $159M $161M $188M
Dividends and buybacks $1.6B $665M $454M $475M $180M $143M $186M $159M $161M $188M
Balance sheet
Cash and short-term investments $94.0M $91.0M $103M $100M $465M $112M $100M $94.9M $89.9M $280M
Total debt — — — — $4.6B $4.4B $4.2B $4.1B $4.9B $5.1B
Finance lease liabilities — — $15.3M $13.8M $16.4M $14.5M $12.6M $10.6M $4.4M —
Intangible assets $84.0M $59.9M $46.2M $32.4M $48.1M $35.6M — — — —
Total assets $10.0B $9.6B $9.0B $8.9B $9.2B $8.3B $8.1B $7.5B $8.6B $8.4B
Total liabilities $5.5B $5.6B $5.8B $6.0B $6.7B $5.2B $5.1B $5.0B $5.7B $5.8B
Shareholders' equity $4.1B $3.7B $3.0B $2.6B $2.3B $3.0B $2.9B $2.4B $2.8B $2.4B
Margins
Net margin 53.3% 16.3% 7.2% 10.4% −29.3% 1.7% −7.7% −31.0% −21.1% −19.4%
Net interest share of revenue — — — — — −22.7% −25.2% −19.6% −24.0% −28.0%
Returns
Return on equity 13.5% 4.2% 2.1% 3.5% −9.4% 0.5% −2.2% −10.3% −7.5% −7.6%
Return on assets 5.6% 1.7% 0.7% 1.1% −2.6% 0.2% −0.8% −3.5% −2.4% −2.3%
Return on tangible equity 12.9% 4.0% 2.1% 3.7% −10.5% 0.4% −2.3% −11.2% −7.1% −8.1%
Growth
Revenue growth — −4.6% −3.4% −3.4% −15.2% 7.8% 1.4% 2.9% 3.9% 10.4%
Net income growth — −70.9% −57.3% 40.4% −337.8% — −563.2% — — —
EPS growth — −71.0% −58.8% 61.9% −332.4% — −542.9% — — —
Share count change — −3.3% −0.5% 0.1% 3.5% 35.4% 8.6% 0.2% 2.9% 14.6%
Financial health
Debt / equity — — — — 2.0x 1.5x 1.5x 1.7x 1.8x 2.1x
Capital allocation
Stock comp / revenue 3.2% 3.1% 2.8% 1.3% 1.8% 1.7% 2.1% 1.5% 1.3% 1.8%
Quality scores
Piotroski F-score — — — — — 5.0 4.0 3.0 3.0 3.0
Accruals ratio 1.3% −2.3% −3.0% −2.9% −3.9% −3.1% −4.9% −7.3% −5.9% −6.1%

Source: SEC EDGAR XBRL filings (CIK 0000912242). Data updated October 24, 2026. Quarterly fourth quarters are the full year minus the first nine months. For information only — not investment advice. Check the original filings before relying on any figure.

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