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Since the intrinsic value calculations based on Discounted Cash Flow Intrinsic Value: DCF (FCF Based), or Discounted Earnings Intrinsic Value: DCF (Earnings Based) cannot be applied to companies without consistent revenue and earnings, GuruFocus developed a valuation model based on normalized Free Cash Flow and Book Value of the company. The details of how we calculate the intrinsic value of stocks are described in detail here.
As of today (2026-09-03), Macerich Co's Intrinsic Value: Projected FCF is MXN245.53. The stock price of Macerich Co is MXN320.00. Therefore, Macerich Co's Price-to-Intrinsic-Value-Projected-FCF of today is 1.3.
The historical rank and industry rank for Macerich Co's Intrinsic Value: Projected FCF or its related term are showing as below:
MEX:MAC'
s Price-to-Projected-FCF Range Over the Past 10 Years
Min: 0.14 Med: 0.79 Max: 1.55
Current: 1.3
During the past 13 years, the highest Price-to-Intrinsic-Value-Projected-FCF of Macerich Co was 1.55. The lowest was 0.14. And the median was 0.79.
MEX:MAC's Price-to-Projected-FCF is ranked worse than 85.67% of 614
companies
in the REITs industry
Industry Median: 0.65
vs MEX:MAC: 1.30
Macerich Co (MEX:MAC) Intrinsic Value: Projected FCF Explanation
The growth multiple is capped between 8.35 and 17.74.
Total Stockholders Equity weighting is more art than science and it should always be revisited in more detail when researching a company. Weightings from 0% to 100% to more than 100% are possible. 80% was chosen as a happy median after taking the above ideas into consideration.
Macerich Co's Price-to-Intrinsic-Value-Projected-FCF for today is calculated as
Price-to-Intrinsic-Value-Projected-FCF
=
Share Price
/
Intrinsic Value: Projected FCF
=
320.00
/
329.13453889494
=
0.97
* 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 Intrinsic Value: Projected FCF Related Terms
Macerich Co Intrinsic Value: Projected FCF Historical Data
* Premium members only.
The historical data trend for Macerich Co's Intrinsic Value: Projected 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.
MEX:MAC vs EPRT, KRG, PECO: Intrinsic Value: Projected FCF Comparison
For the REIT - Retail subindustry, Macerich Co's Price-to-Projected-FCF, along with its competitors' market caps and Price-to-Projected-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 Price-to-Projected-FCF vs REITs Industry
For the REITs industry and Real Estate sector, Macerich Co's Price-to-Projected-FCF distribution charts can be found below:
* The bar in red indicates where Macerich Co's Price-to-Projected-FCF falls into.
Macerich Co Intrinsic Value: Projected FCF Calculation
Since the intrinsic value calculations based on Discounted Cash Flow Intrinsic Value: DCF (FCF Based), or Discounted Earnings Intrinsic Value: DCF (Earnings Based) cannot be applied to companies without consistent revenue and earnings, GuruFocus developed a valuation model based on normalized Free Cash Flow and Book Value of the company.
The details of how we calculate the intrinsic value of stocks are described in detail here.
This method smooths out the free cash flow over the past 6-7 years, multiplies the results by a growth multiple, and adds a portion of Total Stockholders Equity.
* 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.
What does a Intrinsic Value: Projected FCF of MXN245.53 mean?
Macerich Co (MEX:MAC) has a Intrinsic Value: Projected FCF of MXN245.53 as of Sep. 03, 2026. Intrinsic Value: Projected FCF is the stock value based on a projected free cash flow model. View historical data on Macerich Co and its competitors. According to the industry distribution chart, Macerich Co ranks #526 out of 614 companies in the REITs industry, placing it in the top 85.7%.
Is Macerich Co's Intrinsic Value: Projected FCF too high?
Macerich Co's current Intrinsic Value: Projected FCF is MXN245.53. Based on the distribution chart, Macerich Co ranks #526 out of 614 companies in the REITs industry, which is in the bottom quartile relative to peers. Overall, Macerich Co has a GF Score™ of 63/100, reflecting its overall financial health beyond just this single metric.
How does Macerich Co's Intrinsic Value: Projected FCF compare to EPRT and KRG?
According to the REITs industry distribution chart, Macerich Co ranks #526 out of 614 companies for Intrinsic Value: Projected FCF. This places Macerich Co in the lower half of its industry. The industry median Intrinsic Value: Projected FCF is 0.65. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good Intrinsic Value: Projected FCF for a REITs company?
The median Intrinsic Value: Projected FCF among REITs companies is 0.65, based on 614 companies in the industry. Companies in the top quartile (top 25%) have a Intrinsic Value: Projected FCF significantly above this median, while those in the bottom quartile fall well below. However, Intrinsic Value: Projected FCF should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high Intrinsic Value: Projected FCF mean?
A high Intrinsic Value: Projected FCF can signal that a stock is expensive relative to its fundamentals. Intrinsic Value: Projected FCF is the stock value based on a projected free cash flow model. View historical data on Macerich Co and its competitors. For the REITs industry, the median Intrinsic Value: Projected FCF is 0.65 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Macerich Co's current Intrinsic Value: Projected FCF is MXN245.53. 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?
Macerich Co (MEX:MAC) has a current Intrinsic Value: Projected FCF of MXN245.53. The stock's GF Value™ is MXN213.70, compared to a current price of MXN320.00 — trading 49.7% above its estimated fair value. The current Intrinsic Value: Projected FCF is MXN245.53. Macerich Co's overall GF Score™ is 63/100 with 9 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Intrinsic Value: Projected FCF calculated?
Intrinsic Value: Projected FCF is calculated from a company's financial statements. For Macerich Co (MEX:MAC), the current Intrinsic Value: Projected FCF is MXN245.53 as of Sep. 03, 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 (MEX:MAC) Overvalued in 2026?
Based on GuruFocus' analysis, Macerich Co stock appears to be overvalued.
The current stock price of MXN320.00 is trading 49.7% above its estimated GF Value™ of MXN213.70.
Key valuation signals for MEX:MAC:
Intrinsic Value: Projected FCF: MXN245.53
GF Value™: MXN213.70 vs. price of MXN320.00 (49.7% above fair value)
No single metric tells the full story. See the MEX: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.
63GF Score
Get the complete analysis for MEX:MAC
Intrinsic Value: Projected FCF is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
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