Comprehensive Stock Comparison
Compare The Macerich Company (MAC) vs CBL & Associates Properties, Inc. (CBL) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
Selected Stocks
Add up to 10 tickers. Use presets or search to get started.
Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | CBL | 12.2% revenue growth vs MAC's 10.4% |
| Quality / Margins | CBL | 23.3% net margin vs MAC's -19.4% |
| Stability / Safety | CBL | Beta 0.85 vs MAC's 1.27 |
| Dividends | Tie | Neither pays a meaningful dividend |
| Momentum (1Y) | CBL | +29.2% vs MAC's +17.2% |
| Efficiency (ROA) | CBL | 4.9% ROA vs MAC's -13.0%, ROIC 4.3% vs 20.9% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Defensive / Recession hedge
Business Model
What each company does and how it makes money
Macerich is a real estate investment trust that owns and operates regional shopping malls across the United States. It generates revenue primarily through leasing retail space to tenants—collecting base rents, percentage rents based on tenant sales, and common area maintenance charges—with its portfolio concentrated in high-density coastal markets. The company's competitive advantage lies in its premium portfolio of Class-A malls in affluent, densely populated regions—particularly the West Coast and Northeast corridor—which attract high-quality tenants and shoppers.
CBL & Associates Properties is a retail-focused real estate investment trust that owns and manages shopping centers across the United States. It generates revenue primarily through property leasing — collecting rent from retail tenants — with additional income from property management services for third parties. The company's moat lies in its portfolio of market-dominant properties in growing communities, which attract stable anchor tenants and benefit from strategic locations.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
MAC leads in 3 of 6 categories — strongest in Valuation Metrics and Profitability & Efficiency. 2 categories are tied.
Financial Metrics (TTM)
MAC is the larger business by revenue, generating $1.0B annually — 1.8x CBL's $578M. CBL is the more profitable business, keeping 23.3% of every revenue dollar as net income compared to MAC's -19.4%. On growth, CBL holds the edge at +18.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | MACThe Macerich Comp… | CBLCBL & Associates … |
|---|---|---|
| RevenueTrailing 12 months | $1.0B | $578M |
| EBITDAEarnings before interest/tax | $1.1B | $305M |
| Net IncomeAfter-tax profit | -$197M | $135M |
| Free Cash FlowCash after capex | $297M | $250M |
| Gross MarginGross profit ÷ Revenue | +95.4% | +7.6% |
| Operating MarginEBIT ÷ Revenue | +67.8% | +24.2% |
| Net MarginNet income ÷ Revenue | -19.4% | +23.3% |
| FCF MarginFCF ÷ Revenue | +29.3% | +43.2% |
| Rev. Growth (YoY)Latest quarter vs prior year | -4.4% | +18.8% |
| EPS Growth (YoY)Latest quarter vs prior year | +92.1% | +27.9% |
Valuation Metrics
On an enterprise value basis, MAC's 5.0x EV/EBITDA is more attractive than CBL's 10.4x.
| Metric | MACThe Macerich Comp… | CBLCBL & Associates … |
|---|---|---|
| Market CapShares × price | $5.2B | $1.1B |
| Enterprise ValueMkt cap + debt − cash | $5.2B | $3.2B |
| Trailing P/EPrice ÷ TTM EPS | -26.24x | 8.71x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 41.07x |
| PEG RatioP/E ÷ EPS growth rate | — | — |
| EV / EBITDAEnterprise value multiple | 4.98x | 10.37x |
| Price / SalesMarket cap ÷ Revenue | 5.17x | 1.98x |
| Price / BookPrice ÷ Book value/share | — | 3.20x |
| Price / FCFMarket cap ÷ FCF | — | 15.96x |
Profitability & Efficiency
On the Piotroski fundamental quality scale (0–9), CBL scores 6/9 vs MAC's 3/9, reflecting solid financial health.
| Metric | MACThe Macerich Comp… | CBLCBL & Associates … |
|---|---|---|
| ROE (TTM)Return on equity | — | +37.0% |
| ROA (TTM)Return on assets | -13.0% | +4.9% |
| ROICReturn on invested capital | +20.9% | +4.3% |
| ROCEReturn on capital employed | +13.6% | +5.1% |
| Piotroski ScoreFundamental quality 0–9 | 3 | 6 |
| Debt / EquityFinancial leverage | — | 5.95x |
| Net DebtTotal debt minus cash | -$43M | $2.0B |
| Cash & Equiv.Liquid assets | $43M | $153M |
| Total DebtShort + long-term debt | $0 | $2.2B |
| Interest CoverageEBIT ÷ Interest expense | 2.43x | 0.79x |
Total Returns (with DRIP)
A $10,000 investment in MAC five years ago would be worth $18,138 today (with dividends reinvested), compared to $15,577 for CBL. Over the past 12 months, CBL leads with a +29.2% total return vs MAC's +17.2%. The 3-year compound annual growth rate (CAGR) favors MAC at 23.2% vs CBL's 19.7% — a key indicator of consistent wealth creation.
| Metric | MACThe Macerich Comp… | CBLCBL & Associates … |
|---|---|---|
| YTD ReturnYear-to-date | +10.5% | +2.3% |
| 1-Year ReturnPast 12 months | +17.2% | +29.2% |
| 3-Year ReturnCumulative with dividends | +86.9% | +71.4% |
| 5-Year ReturnCumulative with dividends | +81.4% | +55.8% |
| 10-Year ReturnCumulative with dividends | -54.7% | +55.8% |
| CAGR (3Y)Annualised 3-year return | +23.2% | +19.7% |
Risk & Volatility
CBL is the less volatile stock with a 0.85 beta — it tends to amplify market swings less than MAC's 1.27 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | MACThe Macerich Comp… | CBLCBL & Associates … |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 1.27x | 0.85x |
| 52-Week HighHighest price in past year | $20.93 | $38.67 |
| 52-Week LowLowest price in past year | $12.48 | $21.10 |
| % of 52W HighCurrent price vs 52-week peak | +97.8% | +97.7% |
| RSI (14)Momentum oscillator 0–100 | 67.1 | 60.0 |
| Avg Volume (50D)Average daily shares traded | 1.6M | 126K |
Analyst Outlook
Wall Street rates MAC as "Hold" and CBL as "Hold".
| Metric | MACThe Macerich Comp… | CBLCBL & Associates … |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Hold |
| Price TargetConsensus 12-month target | $20.83 | — |
| # AnalystsCovering analysts | 34 | 22 |
| Dividend YieldAnnual dividend ÷ price | — | — |
| Dividend StreakConsecutive years of raises | 0 | 0 |
| Dividend / ShareAnnual DPS | — | — |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Dec 21 | Feb 26 | Change |
|---|---|---|---|
| The Macerich Company (MAC) | 100 | 106.61 | +6.6% |
| CBL & Associates Pr… (CBL) | 103.73 | 122.3 | +17.9% |
The Macerich Company (MAC) returned +81% over 5 years vs CBL & Associates Pr… (CBL)'s +56%. A $10,000 investment in MAC 5 years ago would be worth $18,138 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| The Macerich Company (MAC) | $1.0B | $1.0B | -2.6% |
| CBL & Associates Pr… (CBL) | $1.0B | $578M | -43.8% |
The Macerich Company's revenue grew from $1.0B (2016) to $1.0B (2025) — a -0.3% CAGR. CBL & Associates Properties, Inc.'s revenue grew from $1.0B (2016) to $578M (2025) — a -6.2% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| The Macerich Company (MAC) | 49.7% | -19.4% | -139.2% |
| CBL & Associates Pr… (CBL) | 12.4% | 23.5% | +88.9% |
The Macerich Company's net margin went from 50% (2016) to -19% (2025). CBL & Associates Properties, Inc.'s net margin went from 12% (2016) to 24% (2025).
Chart 4P/E Ratio History — 7 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| The Macerich Company (MAC) | 63.2 | 255.2 | +303.8% |
| CBL & Associates Pr… (CBL) | 143.6 | 8.5 | -94.1% |
The Macerich Company has traded in a 40x–255x P/E range over 4 years; current trailing P/E is ~-26x. CBL & Associates Properties, Inc. has traded in a 9x–144x P/E range over 3 years; current trailing P/E is ~9x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| The Macerich Company (MAC) | 3.59 | -0.78 | -121.7% |
| CBL & Associates Pr… (CBL) | 0.88 | 4.34 | +393.2% |
The Macerich Company's EPS grew from $3.59 (2016) to $-0.78 (2025) — a NaN% CAGR. CBL & Associates Properties, Inc.'s EPS grew from $0.88 (2016) to $4.34 (2025) — a 19% CAGR.
Chart 6Free Cash Flow — 5 Years
The Macerich Company generated $0M FCF in 2025 (-100% vs 2021). CBL & Associates Properties, Inc. generated $72M FCF in 2025 (+85% vs 2021).
MAC vs CBL: Frequently Asked Questions
7 questions · data-driven answers · updated daily
01Is MAC or CBL a better buy right now?
CBL & Associates Properties, Inc. (CBL) offers the better valuation at 8.7x trailing P/E (41.1x forward), making it the more compelling value choice. Analysts rate The Macerich Company (MAC) a "Hold" — based on 34 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.
02Which is the better long-term investment — MAC or CBL?
Over the past 5 years, The Macerich Company (MAC) delivered a total return of +81.4%, compared to +55.8% for CBL & Associates Properties, Inc. (CBL). A $10,000 investment in MAC five years ago would be worth approximately $18K today (assuming dividends reinvested). Over 10 years, the gap is even starker: CBL returned +55.8% versus MAC's -54.7%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
03Which is safer — MAC or CBL?
By beta (market sensitivity over 5 years), CBL & Associates Properties, Inc. (CBL) is the lower-risk stock at 0.85β versus The Macerich Company's 1.27β — meaning MAC is approximately 49% more volatile than CBL relative to the S&P 500.
04Which has better profit margins — MAC or CBL?
CBL & Associates Properties, Inc. (CBL) is the more profitable company, earning 23.5% net margin versus -19.4% for The Macerich Company — meaning it keeps 23.5% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: MAC leads at 67.8% versus 24.2% for CBL. At the gross margin level — before operating expenses — MAC leads at 95.4%, 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.
05Which pays a better dividend — MAC or CBL?
None of the stocks in this comparison currently pay a material dividend. All are effectively zero-yield and should be held for capital appreciation rather than income.
06Is MAC or CBL better for a retirement portfolio?
For long-horizon retirement investors, CBL & Associates Properties, Inc. (CBL) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.85)). Both have compounded well over 10 years (CBL: +55.8%, MAC: -54.7%), 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.
07What are the main differences between MAC and CBL?
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. In terms of investment character: MAC is a small-cap quality compounder stock; CBL is a small-cap deep-value stock. 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.
Find Stocks Like These
Explore pre-built screens for each stock's profile, or build a custom screen to find stocks that beat both.