Macerich (MAC) vs Rayonier REIT (RYN)
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 Rayonier REIT (RYN) over the past year, gaining 27.6% versus a loss of 31.7%. Over five years, MAC leads with a +25.4% price change compared with -51.6% for RYN. Macerich is the larger company by market cap ($6.55 billion vs $5.38 billion), about 1.2 times the size.
On valuation, Rayonier REIT trades at a lower forward P/E (28.8x vs 161.4x for Macerich). Rayonier REIT offers the higher dividend yield (5.92% vs 3.06%). Rayonier REIT converts more of its revenue into profit, with a net margin of 97.9% 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 | RYN |
|---|---|---|
| Share price | $22.19 | $17.99 |
| Market cap | $6.55B | $5.38B |
| 1-day change | -3.31% | -0.55% |
| YTD return | +20.21% | -16.91% |
| 1-year return | +27.60% | -31.73% |
| 5-year return | +25.37% | -51.60% |
| P/E ratio (TTM) | — | 39.11 |
| Forward P/E | 161.38 | 28.82 |
| EPS (TTM) | $-0.65 | $0.46 |
| Dividend yield | 3.06% | 5.92% |
| Annual dividend | $0.68 | $1.07 |
| Revenue (latest FY) | $1.01B | $484.49M |
| Revenue growth (YoY) | +10.43% | -50.96% |
| Net income (latest FY) | $-197.15M | $474.38M |
| Gross margin | — | 32.46% |
| Operating margin | — | 17.20% |
| Net margin | -19.44% | 97.91% |
| 52-week high | $26.68 | $26.75 |
| 52-week low | $16.03 | $17.71 |
| Distance from 52-week high | -16.83% | -32.75% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +21.68% | +40.80% |
| Average volume | 3.27M | 3.21M |
| Shares outstanding | 283.56M | 297.57M |
| Employees | 596 | 285 |
| 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 RYN by 59.3 percentage points over the past year.
- Rayonier REIT offers a meaningfully higher dividend yield (5.92% vs 3.06%).
- Rayonier REIT is more profitable, keeping 97.9 cents of every revenue dollar as net income versus -19.4 cents for Macerich.
- Macerich grew revenue faster in its latest fiscal year (+10.43% vs -50.96%).
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 Rayonier REIT
RYN stock →Rayonier Inc. is a land resources real estate investment trust (REIT) with a portfolio comprising over four million acres in the U.S.
Real Estate · Real Estate Investment Trusts · 285 employees
MAC vs RYN FAQ
Which is bigger, Macerich or Rayonier REIT?
Macerich (MAC) is larger, with a market capitalization of $6.55B compared with $5.38B for Rayonier REIT (RYN).
Which stock has performed better over the past year, MAC or RYN?
MAC returned +27.60% over the past 12 months, compared with -31.73% for RYN (price return, excluding dividends). Past performance does not predict future results.
Which pays a higher dividend, Macerich or Rayonier REIT?
Rayonier REIT has the higher yield at 5.92%, compared with 3.06% for Macerich.
Are Macerich and Rayonier REIT in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.