| Valuation method | Value, £ | Upside, % |
|---|---|---|
| Artificial intelligence (AI) | 12.30 | -35 |
| Intrinsic value (DCF) | 7.02 | -63 |
| Graham-Dodd Method | n/a | |
| Graham Formula | n/a |
The Macerich Company (LSE: 0JX5.L) is a leading real estate investment trust (REIT) specializing in the acquisition, leasing, management, development, and redevelopment of high-quality regional shopping centers across the United States. With a portfolio spanning 47 properties and 51 million square feet of prime retail space, Macerich focuses on densely populated, high-traffic markets, including the West Coast, Arizona, Chicago, and the Metro New York to Washington, DC corridor. The company is renowned for its sustainability leadership, earning the #1 GRESB ranking in the North American Retail Sector for five consecutive years (2015–2019). As a fully integrated, self-managed REIT, Macerich leverages its expertise in retail real estate to drive value through strategic redevelopment and tenant diversification, positioning itself as a key player in the evolving retail landscape.
Macerich presents a high-risk, high-reward investment opportunity in the retail REIT sector. The company's focus on premium regional malls in affluent markets provides a strong foundation, but its high beta (2.112) reflects sensitivity to economic cycles and retail sector volatility. Despite a negative net income (-$194.12M) and diluted EPS (-$0.78) in the latest fiscal year, Macerich generated $283.45M in operating cash flow, supporting its $0.51 dividend per share. However, with $5.06B in total debt and a market cap of $3.79B, leverage remains a concern. Investors should weigh Macerich's prime asset base and sustainability leadership against structural retail headwinds and financial risks.
Macerich competes in the highly competitive retail REIT sector, where differentiation hinges on asset quality, location, and operational expertise. The company's competitive advantage lies in its portfolio of Class-A regional malls in high-income, densely populated markets, which attract premium tenants and sustain higher foot traffic. Its sustainability leadership (evidenced by GRESB rankings) enhances its appeal to ESG-focused investors and tenants. However, Macerich faces challenges from the secular decline of traditional retail due to e-commerce, exacerbated by its heavy reliance on anchor tenants like department stores. The company's redevelopment initiatives aim to diversify tenant mixes (adding dining, entertainment, and mixed-use components), but execution risks persist. Compared to peers, Macerich's concentrated geographic exposure (West Coast and Northeast) offers growth potential but also vulnerability to regional economic downturns. Its high leverage ratio limits financial flexibility in a rising interest rate environment, putting it at a disadvantage against less indebted competitors.