MAC vs AKR

For growth investors, Acadia Realty Trust (AKR) is the stronger pick with 14.

2% revenue growth year-over-year, versus 10. 6% for The Macerich Company (MAC). Acadia Realty Trust (AKR) offers the better valuation at 233. 3x trailing P/E (79. 0x forward), making it the more compelling value choice. Analysts rate Acadia Realty Trust (AKR) a "Buy" — based on 12 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 +19. 2% for Acadia Realty Trust (AKR). Over 10 years, the gap is even starker: AKR returned -14. 4% versus MAC's -53. 8%. 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), Acadia Realty Trust (AKR) is the lower-risk stock at 0.

63β versus The Macerich Company's 1. 29β — meaning MAC is approximately 106% more volatile than AKR relative to the S&P 500. On balance sheet safety, Acadia Realty Trust (AKR) carries a lower debt/equity ratio of 73% versus 2% for The Macerich Company — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Acadia Realty Trust (AKR) is pulling ahead at 14.

2% versus 10. 6% for The Macerich Company (MAC). On earnings-per-share growth, the picture is similar: The Macerich Company grew EPS 1. 3% year-over-year, compared to -50. 0% for Acadia Realty Trust. Over a 3-year CAGR, AKR leads at 8. 0% 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.

Acadia Realty Trust (AKR) is the more profitable company, earning 3.

3% net margin versus -19. 4% for The Macerich Company — meaning it keeps 3. 3% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: MAC leads at 16. 5% versus 12. 0% for AKR. At the gross margin level — before operating expenses — AKR leads at 50. 5%, 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.

Analyst consensus price targets imply the most upside for MAC: -3.

7% to $21. 40.

All stocks in this comparison pay dividends.

Acadia Realty Trust (AKR) offers the highest yield at 3. 5%, versus 3. 0% for The Macerich Company (MAC).

For long-horizon retirement investors, Acadia Realty Trust (AKR) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.

63), 3. 5% yield). Both have compounded well over 10 years (AKR: -14. 4%, 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.