SRG vs MAC

For growth investors, The Macerich Company (MAC) is the stronger pick with 10.

6% revenue growth year-over-year, versus -15. 2% for Seritage Growth Properties (SRG). Analysts rate Seritage Growth Properties (SRG) a "Hold" — based on 1 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.

Over the past 5 years, The Macerich Company (MAC) delivered a total return of +89.

4%, compared to -83. 4% for Seritage Growth Properties (SRG). Over 10 years, the gap is even starker: MAC returned -53. 8% versus SRG's -89. 3%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.

By beta (market sensitivity over 5 years), Seritage Growth Properties (SRG) is the lower-risk stock at 1.

01β versus The Macerich Company's 1. 29β — meaning MAC is approximately 29% more volatile than SRG relative to the S&P 500. On balance sheet safety, Seritage Growth Properties (SRG) carries a lower debt/equity ratio of 59% versus 2% for The Macerich Company — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), The Macerich Company (MAC) is pulling ahead at 10.

6% versus -15. 2% for Seritage Growth Properties (SRG). On earnings-per-share growth, the picture is similar: The Macerich Company grew EPS 1. 3% year-over-year, compared to 1. 1% for Seritage Growth Properties. Over a 3-year CAGR, MAC leads at 5. 7% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.

The Macerich Company (MAC) is the more profitable company, earning -19.

4% net margin versus -871. 3% for Seritage Growth Properties — meaning it keeps -19. 4% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: MAC leads at 16. 5% versus -259. 9% for SRG. At the gross margin level — before operating expenses — MAC leads at 38. 2%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.

All stocks in this comparison pay dividends.

Seritage Growth Properties (SRG) offers the highest yield at 3. 3%, versus 3. 0% for The Macerich Company (MAC).

For long-horizon retirement investors, Seritage Growth Properties (SRG) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 1.

01), 3. 3% yield). Both have compounded well over 10 years (SRG: -89. 3%, MAC: -53. 8%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.

Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.

These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.