Macerich (MAC) vs NNN REIT (NNN)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 7, 2026.
Summary
Macerich (MAC) has outperformed NNN REIT (NNN) over the past year, gaining 27.6% versus a loss of 5.7%. Over five years, MAC leads with a +25.4% price change compared with -13.3% for NNN. NNN REIT is the larger company by market cap ($7.58 billion vs $6.55 billion), about 1.2 times the size, while Macerich is growing revenue faster (+10.4% vs +6.6%).
On valuation, NNN REIT trades at a lower forward P/E (19.0x vs 161.4x for Macerich). NNN REIT offers the higher dividend yield (6.02% vs 3.06%). NNN REIT converts more of its revenue into profit, with a net margin of 42.1% 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 | MAC | NNN |
|---|---|---|
| Share price | $22.19 | $39.84 |
| Market cap | $6.55B | $7.58B |
| 1-day change | -3.31% | -1.65% |
| YTD return | +20.21% | +0.53% |
| 1-year return | +27.60% | -5.68% |
| 5-year return | +25.37% | -13.33% |
| P/E ratio (TTM) | — | 19.72 |
| Forward P/E | 161.38 | 19.02 |
| EPS (TTM) | $-0.65 | $2.02 |
| Dividend yield | 3.06% | 6.02% |
| Annual dividend | $0.68 | $2.40 |
| Revenue (latest FY) | $1.01B | $926.21M |
| Revenue growth (YoY) | +10.43% | +6.55% |
| Net income (latest FY) | $-197.15M | $389.78M |
| Operating margin | — | 63.64% |
| Net margin | -19.44% | 42.08% |
| 52-week high | $26.68 | $50.00 |
| 52-week low | $16.03 | $38.90 |
| Distance from 52-week high | -16.83% | -20.32% |
| Analyst consensus | buy | hold |
| Avg. price target upside | +21.68% | +18.60% |
| Average volume | 3.27M | 1.70M |
| Shares outstanding | 283.56M | 190.25M |
| Employees | 596 | 85 |
| 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 NNN by 33.3 percentage points over the past year.
- NNN REIT offers a meaningfully higher dividend yield (6.02% vs 3.06%).
- NNN REIT is more profitable, keeping 42.1 cents of every revenue dollar as net income versus -19.4 cents for Macerich.
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
About NNN REIT
NNN stock →NNN REIT, Inc. is a REIT that invests in high-quality properties subjected generally to long-term, net leases with minimal ongoing capital expenditures.
Real Estate · Real Estate Investment Trusts · 85 employees
MAC vs NNN FAQ
Which is bigger, Macerich or NNN REIT?
NNN REIT (NNN) is larger, with a market capitalization of $7.58B compared with $6.55B for Macerich (MAC).
Which stock has performed better over the past year, MAC or NNN?
MAC returned +27.60% over the past 12 months, compared with -5.68% for NNN (price return, excluding dividends). Past performance does not predict future results.
Which pays a higher dividend, Macerich or NNN REIT?
NNN REIT has the higher yield at 6.02%, compared with 3.06% for Macerich.
Are Macerich and NNN REIT in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.