Macerich CoMAC +4.18%58 EV-to-FCF is 38.95 as of Jun. 24, 2026, which is 24% above its 10-year median of 31.44. GuruFocus rates MAC with a GF Score™ of 58/100 and a GF Value™ of $15.46 (Significantly Overvalued). The stock has 9 warning signs investors should review. Among 740 REITs companies, Macerich Co ranks worse than 73.11% on this metric.
EV-to-FCF is calculated as enterprise value divided by its free cash flow. As of today, Macerich Co's Enterprise Value is $12,095 Mil.
Macerich Co's Free Cash Flow for the trailing twelve months (TTM) ended in Mar. 2026 was $310 Mil. Therefore, Macerich Co's EV-to-FCF for today is 38.95.
The historical rank and industry rank for Macerich Co's EV-to-FCF or its related term are showing as below:
MAC'
s EV-to-FCF Range Over the Past 10 Years
Min: 17.03 Med: 31.44 Max: 65.7
Current: 38.95
During the past 13 years, the highest EV-to-FCF of Macerich Co was 65.70. The lowest was 17.03. And the median was 31.44.
MAC's EV-to-FCF is ranked worse than 73.11% of 740
companies
in the REITs industry
Industry Median: 23.095
vs MAC: 38.95
EV-to-FCF is a valuation multiple that allows analysts and investors to compare stocks, preferably in the same sector or industry. This important multiple is often used in conjunction with, or as an alternative to, the PE Ratio (TTM) to determine the fair market value of a company.
EV-to-FCF is a valuation multiple that allows analysts and investors to compare stocks, preferably in the same sector or industry. This important multiple is often used in conjunction with, or as an alternative to, the PE Ratio (TTM) to determine the fair market value of a company.
Macerich Co's PE Ratio (TTM) for today is calculated as:
Macerich Co's share price for today is $25.41.
Macerich Co's Earnings per Share (Diluted) for the trailing twelve months (TTM) ended in Mar. 2026 adds up the quarterly data reported by the company within the most recent 12 months, which was $-0.710.
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
Enterprise Value is used because it is a more complete measure in reflecting how much an investor pays when buying a company. Free Cash Flow is an important financial metric because it represents the actual amount of cash at a company's disposal. Companies with a low EV-to-FCF ratio, combined with a strong balance sheet are generally considered as undervalued.
Macerich Co EV-to-FCF Related Terms
Macerich Co EV-to-FCF Historical Data
* Premium members only.
The historical data trend for Macerich Co's EV-to-FCF can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
For the REIT - Retail subindustry, Macerich Co's EV-to-FCF, along with its competitors' market caps and EV-to-FCF data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
Macerich Co EV-to-FCF vs REITs Industry
For the REITs industry and Real Estate sector, Macerich Co's EV-to-FCF distribution charts can be found below:
* The bar in red indicates where Macerich Co's EV-to-FCF falls into.
Macerich Co's current Enterprise Value is $12,095 Mil.
Macerich Co's Free Cash Flow for the trailing twelve months (TTM) ended in Mar. 2026 adds up the quarterly data reported by the company within the most recent 12 months, which was $310 Mil.
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
Macerich Co (MAC) has a EV-to-FCF of 38.95 as of Jun. 24, 2026. EV to FCF ratio is the company's enterprise value divided by free cash flow. View historical data on Macerich Co and its competitors. This is 24% above median its historical median of 31.44. Over the past decade, Macerich Co's EV-to-FCF has ranged from 17.03 to 65.70. According to the industry distribution chart, Macerich Co ranks #541 out of 740 companies in the REITs industry, placing it in the top 73.1%.
Is Macerich Co's EV-to-FCF too high?
Macerich Co's current EV-to-FCF of 38.95 is 24% above median its 10-year median of 31.44. Over the past 10 years, this metric has ranged from a low of 17.03 to a high of 65.70. The REITs industry median EV-to-FCF is 23.10. Macerich Co's value of 38.95 is 68.7% above this industry median. Based on the distribution chart, Macerich Co ranks #541 out of 740 companies in the REITs industry, which is below the industry midpoint. Overall, Macerich Co has a GF Score™ of 58/100 and is considered Significantly Overvalued, reflecting its overall financial health beyond just this single metric.
How does Macerich Co's EV-to-FCF compare to EPRT and KRG?
According to the REITs industry distribution chart, Macerich Co ranks #541 out of 740 companies for EV-to-FCF. This places Macerich Co in the lower half of its industry. The industry median EV-to-FCF is 23.10. Macerich Co's value of 38.95 is 68.7% above this benchmark. Historically, Macerich Co's own EV-to-FCF has ranged from 17.03 to 65.70 over the past decade. While the company's 10-year median is 31.44 vs. the industry median of 23.10, Macerich Co has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good EV-to-FCF for a REITs company?
The median EV-to-FCF among REITs companies is 23.10, based on 740 companies in the industry. Companies in the top quartile (top 25%) have a EV-to-FCF significantly above this median, while those in the bottom quartile fall well below. However, EV-to-FCF should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Macerich Co's current EV-to-FCF of 38.95 is 68.7% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high EV-to-FCF mean?
A high EV-to-FCF can signal that a stock is expensive relative to its fundamentals. EV to FCF ratio is the company's enterprise value divided by free cash flow. View historical data on Macerich Co and its competitors. For the REITs industry, the median EV-to-FCF is 23.10 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Macerich Co's current EV-to-FCF is 38.95, which is 24% above median its own 10-year median of 31.44. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Macerich Co stock overvalued right now?
Based on GuruFocus' analysis, Macerich Co (MAC) is currently considered Significantly Overvalued. The stock's GF Value™ is $15.46, compared to a current price of $25.41 — trading 64.4% above its estimated fair value. The current EV-to-FCF is 38.95, which is 24% above median its 10-year median of 31.44 and 68.7% above the REITs industry median of 23.10. Macerich Co's overall GF Score™ is 58/100 with 9 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is EV-to-FCF calculated?
EV-to-FCF is calculated from a company's financial statements. For Macerich Co (MAC), the current EV-to-FCF is 38.95 as of Jun. 24, 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is Macerich Co (MAC) Overvalued in 2026?
Based on GuruFocus' analysis, Macerich Co stock appears to be overvalued.
The current stock price of $25.41 is trading 64.4% above its estimated GF Value™ of $15.46.
GuruFocus considers Macerich Co to be Significantly Overvalued.
Key valuation signals for MAC:
EV-to-FCF: 38.95 (24% above median its 10-year median of 31.44)
GF Value™: $15.46 vs. price of $25.41 (64.4% above fair value)
Industry Position: 68.7% above the REITs median (#541 of 740)
No single metric tells the full story. See the MAC stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Macerich invests in premium mall assets. The company owns 27 regional malls in its consolidated portfolio and 10 regional malls in its unconsolidated portfolio along with a power center and seven other real estate assets. The company's total portfolio has 39.9 million square feet of gross leasable area and averaged $867 sales per square foot over the 12 months ended in September 2025.
58GF Score
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