Essential Properties Realty (EPRT) vs Macerich (MAC)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Macerich (MAC) has outperformed Essential Properties Realty (EPRT) over the past year, gaining 27.6% versus a loss of 14.6%. Over five years, MAC leads with a +25.4% price change compared with -14.1% for EPRT. Macerich is the larger company by market cap ($6.55 billion vs $5.41 billion), about 1.2 times the size, while Essential Properties Realty is growing revenue faster (+24.8% vs +10.4%).
On valuation, Essential Properties Realty trades at a lower forward P/E (18.0x vs 161.4x for Macerich). Essential Properties Realty offers the higher dividend yield (4.97% vs 3.06%). Essential Properties Realty converts more of its revenue into profit, with a net margin of 45.1% versus -19.4%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | EPRT | MAC |
|---|---|---|
| Share price | $24.95 | $22.19 |
| Market cap | $5.41B | $6.55B |
| 1-day change | -2.46% | -3.31% |
| YTD return | -15.88% | +20.21% |
| 1-year return | -14.64% | +27.60% |
| 5-year return | -14.11% | +25.37% |
| P/E ratio (TTM) | 19.80 | — |
| Forward P/E | 18.04 | 161.38 |
| EPS (TTM) | $1.26 | $-0.63 |
| Dividend yield | 4.97% | 3.06% |
| Annual dividend | $1.24 | $0.68 |
| Revenue (latest FY) | $561.22M | $1.01B |
| Revenue growth (YoY) | +24.82% | +10.43% |
| Net income (latest FY) | $253.01M | $-197.15M |
| Operating margin | 64.13% | — |
| Net margin | 45.08% | -19.44% |
| 52-week high | $34.73 | $26.68 |
| 52-week low | $24.94 | $16.03 |
| Distance from 52-week high | -28.16% | -16.83% |
| Analyst consensus | strong_buy | buy |
| Avg. price target upside | +44.89% | +21.68% |
| Average volume | 1.87M | 3.29M |
| Shares outstanding | 216.27M | 283.56M |
| Employees | 56 | 596 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- MAC has outperformed EPRT by 42.2 percentage points over the past year.
- Essential Properties Realty offers a meaningfully higher dividend yield (4.97% vs 3.06%).
- Essential Properties Realty is more profitable, keeping 45.1 cents of every revenue dollar as net income versus -19.4 cents for Macerich.
- Essential Properties Realty grew revenue faster in its latest fiscal year (+24.82% vs +10.43%).
About Essential Properties Realty
EPRT stock →Essential Properties Realty Trust, Inc. is an internally managed REIT that acquires, owns and manages primarily single-tenant properties that are net leased on a long-term basis to companies operating service-oriented or experience-based businesses.
Real Estate · Real Estate Investment Trusts · 56 employees
About Macerich
MAC stock →The Macerich Company is a fully integrated, self-managed, self-administered real estate investment trust (REIT). As a leading owner, operator, and developer of high-quality retail real estate in densely populated and attractive U.S.
Real Estate · Real Estate Investment Trusts · 596 employees
EPRT vs MAC FAQ
Which is bigger, Essential Properties Realty or Macerich?
Macerich (MAC) is larger, with a market capitalization of $6.55B compared with $5.41B for Essential Properties Realty (EPRT).
Which stock has performed better over the past year, EPRT or MAC?
MAC returned +27.60% over the past 12 months, compared with -14.64% for EPRT (price return, excluding dividends). Past performance does not predict future results.
Which pays a higher dividend, Essential Properties Realty or Macerich?
Essential Properties Realty has the higher yield at 4.97%, compared with 3.06% for Macerich.
Are Essential Properties Realty and Macerich in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.