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Macerich Stock Rises After Q2 Beat And Analyst Upgrades

ELLIS HOBBS•UPDATED AUG. 7, 2026, 4:38 PM ET
Reviewed by Jack Kelloggand Fact-checked by Tim Sykes

Macerich Company (The) stocks have been trading up by 3.87 percent following upbeat retail REIT sector performance and leasing momentum.

What Traders Need To Know

  • Q2 adjusted FFO of $0.35 beat the $0.33 consensus and revenue of $249.71M topped $241.87M, with 3.8% NOI growth and occupancy improving to 94.0% and 95.5%.
  • Q2 revenue of $249.7M also beat a separate $239.8M estimate, confirming a solid top line despite sector headwinds.
  • Q2 FFO of $0.32 per share was flat year over year and slightly below the $0.34 consensus, a mild offset to the otherwise strong quarter.
  • Mizuho lifted its price target to $28 and kept an Outperform rating, while other firms nudged targets higher, signaling improving Street expectations.
  • A $0.17 quarterly cash dividend payable 2026/09/28 reinforces Macerich’s ongoing capital return profile as a retail-focused REIT.

Candlestick Chart

Weekly Update Aug 03 – Aug 07, 2026: On Friday, August 07, 2026 Macerich Company (The) stock [NYSE: MAC] is trending up by 3.87%! Discover the key drivers behind this movement as well as our expert analysis in the detailed breakdown below.

Real Estate industry expert:

Analyst sentiment – positive

Macerich (MAC) occupies a challenged but stabilizing position among Class A mall REITs. Revenue growth in the mid‑single digits and a strong 54% gross margin contrast with negative net margins (about -18%) and negative ROE and ROA, reflecting heavy interest burden and legacy impairments. Leverage is elevated with debt/equity near 2.0x and interest coverage of only 1.7x, yet the 2.9% dividend appears currently supported by $1.09 CFPS and positive operating cash flow, despite negative free cash flow driven by capex.

Technically, MAC is consolidating after a sharp pullback from the mid‑$25s to the low‑$23s and a partial rebound toward $24.40. Weekly prints show supply emerging above $25.50 while buyers defended the $23.40–$23.50 zone on rising intraday volume, establishing that band as near‑term support. Dominant trend is an intermediate uptrend with a short‑term pause. Actionable level: accumulate on dips into $23.40–$23.70 with a protective stop below $22.90, targeting a retest of the $25.75–$26 zone.

Recent earnings beat on revenue and adjusted FFO, plus occupancy at 94–95.5%, confirm operational momentum versus broader retail REIT peers, where many still lag pre‑COVID metrics. Street sentiment has turned decisively constructive with multiple target hikes to $25–28, aligning MAC more closely with high‑quality retail REIT benchmarks while still trading at a discount on FFO and NAV. Base case: MAC re‑rates toward $27–28 over 6–12 months, with support near $23.50 and major resistance around $26.50–27.

More Breaking News

Quick Financial Overview

Macerich Company (The) just printed a cleaner quarter than many traders expected. Q2 adjusted FFO of $0.35 beat the $0.33 consensus, while revenue of about $249.7M came in well ahead of estimates around $241M. Net operating income for the go-forward portfolio grew 3.8%, and occupancy tightened to 94.0% overall and 95.5% for go-forward centers, signaling healthier leasing and tenant demand.

The headline FFO number of $0.32 per share was flat versus last year and slightly under the $0.34 consensus, so not everything was a blowout. But given total revenue near $249.7M and strong gross margin near 54.3%, MAC is still throwing off solid operating cash. That supports a $0.68 annualized dividend (via the $0.17 quarterly rate) with a yield near 2.9%, which is meaningful for a mall REIT still working through a turnaround.

On the balance sheet, leverage remains elevated with total debt-to-equity near 2.0 and interest coverage around 1.7, so rate risk and refinancing remain key watch items. From a trading angle, the weekly tape shows MAC pulling back from roughly $25.87 to the $24 area after the news, a mild consolidation rather than a breakdown. Intraday, the stock based tightly between $24.00 and $24.40, suggesting short-term equilibrium and setting clear intraday levels for breakout or fade setups.

Conclusion

This is stock news, not investment advice. Timothy Sykes News delivers real-time stock market news focused on key catalysts driving short-term price movements. Our content is tailored for active traders and investors seeking to capitalize on rapid price fluctuations, particularly in volatile sectors like penny stocks. Readers come to us for detailed coverage on earnings reports, mergers, FDA approvals, new contracts, and unusual trading volumes that can trigger significant short-term price action. Some users utilize our news to explain sudden stock movements, while others rely on it for diligent research into potential investment opportunities.

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A 2000 study called “Trading is Hazardous to Your Wealth: The Common Stock Investment Performance of Individual Investors” evaluated 66,465 U.S. households that held stocks from 1991 to 1996. The households that traded most averaged an 11.4% annual return during a period where the overall market gained 17.9%. These lower returns were attributed to overconfidence.

A 2014 paper (revised 2019) titled “Learning Fast or Slow?” analyzed the complete transaction history of the Taiwan Stock Exchange between 1992 and 2006. It looked at the ongoing performance of day traders in this sample, and found that 97% of day traders can expect to lose money from trading, and more than 90% of all day trading volume can be traced to investors who predictably lose money. Additionally, it tied the behavior of gamblers and drivers who get more speeding tickets to overtrading, and cited studies showing that legalized gambling has an inverse effect on trading volume.

A 2019 research study (revised 2020) called “Day Trading for a Living?” observed 19,646 Brazilian futures contract traders who started day trading from 2013 to 2015, and recorded two years of their trading activity. The study authors found that 97% of traders with more than 300 days actively trading lost money, and only 1.1% earned more than the Brazilian minimum wage ($16 USD per day). They hypothesized that the greater returns shown in previous studies did not differentiate between frequent day traders and those who traded rarely, and that more frequent trading activity decreases the chance of profitability.

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Citations for Disclaimer

Barber, Brad M. and Odean, Terrance, Trading is Hazardous to Your Wealth: The Common Stock Investment Performance of Individual Investors. Available at SSRN: “Day Trading for a Living?”

Barber, Brad M. and Lee, Yi-Tsung and Liu, Yu-Jane and Odean, Terrance and Zhang, Ke, Learning Fast or Slow? (May 28, 2019). Forthcoming: Review of Asset Pricing Studies, Available at SSRN: “https://ssrn.com/abstract=2535636”

Chague, Fernando and De-Losso, Rodrigo and Giovannetti, Bruno, Day Trading for a Living? (June 11, 2020). Available at SSRN: “https://ssrn.com/abstract=3423101”