MAC Should I Buy
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Based on the data provided, Macerich Co (MAC) is not a strong buy for a beginner, long-term investor at this moment. While the company has shown some positive revenue growth in its latest quarter, its declining net income and EPS, coupled with a cautious outlook on mall REITs and a lack of strong proprietary trading signals, suggest that waiting for further clarity on its financial performance and market sentiment would be prudent. The technical indicators are mixed, and there are no significant catalysts or trading trends to indicate a compelling entry point.
The MACD is negative and expanding, indicating bearish momentum. RSI is neutral at 28.968, suggesting no clear signal. Moving averages are bullish (SMA_5 > SMA_20 > SMA_200), but the stock is trading near its support level (S1: 17.971). The pre-market price of $18.16 is slightly above the key support level, but the overall technical setup does not strongly favor a buy.
Analysts have raised price targets recently, with Truist and Mizuho maintaining Buy and Outperform ratings, respectively. The company is focusing on high-quality assets and deleveraging, which could improve its long-term position.
Analysts are cautious on mall REITs due to higher interest rates and over-leveraged balance sheets. The MACD indicates bearish momentum, and there are no significant trading trends from hedge funds or insiders.
In Q3 2025, revenue increased by 15% YoY to $253.26M, but net income dropped by 19.26% YoY to -$87.55M. EPS declined by 32% YoY to -0.34. Gross margin improved by 4.5% YoY to 20.45%. The company is struggling with profitability despite revenue growth.
Analysts have recently raised price targets (e.g., Truist to $20 and Mizuho to $21) while maintaining Buy and Outperform ratings. However, there is caution on mall REITs due to peak fundamentals and over-leveraged balance sheets, which could hinder earnings growth.
