What is the 13F Pro Quality Score for MAC?

13F Pro ranks MACERICH CO (MAC) on the 13F Pro Quality Score, a 0–100 composite of 32 fundamental signals including return on invested capital, free cash flow consistency, balance-sheet strength, earnings quality, growth durability, and valuation discipline. The score refreshes after each 10-K and 10-Q filing on SEC EDGAR. View MAC's current score at https://13fpro.ai/research/MAC (free sign-up required for the full ranking).

Which hedge funds own the most MAC stock?

Based on the most recent Form 13F-HR filings on SEC EDGAR, the largest reported institutional holders of MAC include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, FMR. Holdings are reported quarterly within 45 days of quarter-end and updated on https://13fpro.ai/research/MAC as soon as new 13F filings post.

Where does 13F Pro source MAC data?

All MACERICH CO fundamentals and ownership data come directly from SEC EDGAR. MACERICH CO files with the SEC under CIK 912242. 13F Pro ingests XBRL financial facts from 10-K and 10-Q filings, Form 13F-HR institutional holdings, and Form 4 insider transactions, with no third-party rewrites or estimates.

What sector is MAC in?

MACERICH CO (MAC) is classified in the Real Estate sector. 13F Pro publishes sector-level fund flow analysis and quality leaders at https://13fpro.ai/research/sector/real-estate.

How often is MAC research updated on 13F Pro?

MAC's fundamentals refresh within hours of each new 10-K or 10-Q filing on SEC EDGAR. Institutional ownership updates after each quarterly 13F filing window. Insider transactions update after each Form 4 filing. The 13F Pro Quality Score recalculates after every fundamentals refresh.

MACERICH CO(MAC)Stock Analysis

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13F Pro Quality Score

44.6/100

Rank #1,763 of 2,879 stocks

View Real Estate peers →

Rankings refresh quarterly once 80% of peers have filed (~45 days after quarter-end). Next update: ~Aug 14, 2026.

Revenue Growth

59.7/100

Profitability

17.9/100

Balance Sheet

28.3/100

Earnings Quality

30.0/100

Free Cash Flow

88.4/100

Institutional Flow

10.1/100

Revenue Scale

49.3/100

Dilution Risk

43.0/100

MAC Stock Analysis & AI Quality Score

AI stock analysis and institutional research for MACERICH CO (MAC), a Real Estate sector company. 13F Pro's AI-powered ranking engine scores MAC at 44.6/100 on a 32-signal composite quality model, placing it at rank #1,763 of 2,879 stocks — the bottom half of the AI-ranked universe. MAC scores in the top quartile across free cash flow (88.4). Areas of concern include institutional flow (10.1) and profitability (17.9), which score below median versus the broader universe. Shareholder dilution risk is elevated at 43.0/100, reflecting ongoing share issuance or stock-based compensation. Based on the latest XBRL financial filings (Q1 2026), MACERICH CO reports quarterly revenue of $241.5M, net income of $-36.4M, free cash flow of $77.4M. Top institutional holders of MAC by reported 13-F value include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, FMR, based on the most recent SEC filings. MAC trades on the NYSE exchange and files with the SEC under CIK 912242. 13F Pro's AI research platform runs 10 specialized AI analysts — value, growth, momentum, macro, and activist specialists — that debate MAC daily and publish AI-generated analysis with cited SEC sources. The platform aggregates historical XBRL financial facts, 10-Q and 10-K filings, insider Form 4 transactions, and institutional 13-F holdings for MACERICH CO directly from SEC EDGAR. MACERICH CO's 13F Pro composite quality score has ranged between 8 and 59 since 2021, currently 44.6 — a declining long-term trajectory across 56 quarterly and live scoring snapshots.

✦

Fun facts about MACERICH CO

Quirks, history, and lore behind MAC — the kind of stuff that makes a stock memorable.

1
The Basics
U.S. real estate investment trust · mid-cap · listed on NYSE · headquartered in Southern California.
2
The Numbers
Owns and operates roughly 50 retail properties totaling tens of millions of square feet, with annual revenues in the low hundreds of millions of dollars.
3
The History
Founded in 1964, it grew by acquiring and redeveloping enclosed regional malls across the Sun Belt and beyond — the classic American shopping destination.
4
The Secret
Its portfolio leans heavily on high-end anchor tenants like Nordstrom and Apple, betting that upscale experiential retail can outlast the e-commerce apocalypse.
5
The Lore
It has navigated multiple rounds of department-store bankruptcies — Sears, JCPenney, you name it — turning dead anchors into mixed-use redevelopments with apartments and dining.
6
The Giveaway
Its three-letter ticker spells a word meaning a public market or trading place — fitting for a company that owns some of America's most recognizable regional shopping malls.

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Revenue

Q1 2026

$241.5M

Net Income

Q1 2026

$-36.4M

Free Cash Flow

Q1 2026

$77.4M

ROIC

Q1 2026

-0.5%

D/E Ratio

Q1 2026

1.99

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro+

Revenue

+2.9% YoY

$884.1MFY 2023

FY20 $786.0MFY21 $847.4MFY22 $859.2MFY23 $884.1M

Net Income

-314.7% YoY

$-274.1MFY 2023

FY20 $-230.2MFY21 $14.3MFY22 $-66.1MFY23 $-274.1M

EPS (Diluted)

-312.9% YoY

$-1.28FY 2023

FY20 $-1.58FY21 $0.07FY22 $-0.31FY23 $-1.28

Total Assets

-7.2% YoY

$7.51BFY 2023

FY20 $9.18BFY21 $8.35BFY22 $8.09BFY23 $7.51B

Total Debt

-2.5% YoY

$4.14BFY 2023

FY20 $4.56BFY21 $4.42BFY22 $4.24BFY23 $4.14B

Op. Cash Flow

-12.4% YoY

$295.5MFY 2023

FY20 $124.8MFY21 $286.4MFY22 $337.5MFY23 $295.5M

Metric	FY 2023	FY 2022	FY 2021	FY 2020	FY 2019	FY 2018
Revenue	$884.1M +2.9%	$859.2M +1.4%	$847.4M +7.8%	$786.0M -15.2%	$927.5M -3.4%	$960.4M
Net Income	$-274.1M -314.7%	$-66.1M -562.2%	$14.3M +106.2%	$-230.2M -337.8%	$96.8M	—
EPS (Diluted)	$-1.28 -312.9%	$-0.31 -542.9%	$0.07 +104.4%	$-1.58 -332.4%	$0.68 +61.9%	$0.42
Total Assets	$7.51B -7.2%	$8.09B -3.0%	$8.35B -9.1%	$9.18B +3.7%	$8.85B -1.9%	$9.03B
Total Debt	$4.14B -2.5%	$4.24B -4.1%	$4.42B -3.0%	$4.56B	—	—
Operating Cash Flow	$295.5M -12.4%	$337.5M +17.9%	$286.4M +129.4%	$124.8M -64.9%	$355.2M +3.2%	$344.3M

AI Insight: MAC Financial Trends

Total debt swelled 11% to $5.2B peak before modest pullback, while net losses persist and equity erodes steadily — leverage remains the dominant risk.

• Revenue grew modestly from $216M in Q2 2024 to $262M in Q4 2025, though Q1 2026 slipped back to $242M.

• Net income swung from a $252M gain in Q2 2024 to persistent losses, including -$211M in Q4 2024 and -$87M in Q3 2025.

• Total debt climbed from $4,373M in Q2 2024 to a peak of $5,232M in Q1 2025, easing to $4,851M in Q1 2026.

• Equity has declined from $2,756M in Q4 2024 to $2,438M in Q1 2026, a $318M erosion over three quarters.

⚠ Operating cash flow is volatile — ranging from $50M in Q4 2025 to $112M in Q3 2025 — making debt-service consistency hard to assess.

⚠ Debt reduction from $5,232M to $4,851M over two quarters is nascent; sustained deleveraging is unconfirmed.

⚠ Continued equity erosion alongside persistent net losses risks deteriorating book-value support for the debt load.

AI Insight: MAC Ratio Trends

MAC posts persistent net losses across seven consecutive quarters while leverage creeps toward 2.1x D/E, signaling ongoing balance-sheet stress.

• Net profit margin remained deeply negative from Q3 2024 through Q1 2026, ranging from -7.2% to -77.2%, with no sustained recovery.

• D/E ratio rose from 1.73 in Q3 2024 to 2.07 in Q4 2025, reflecting steadily increasing leverage over the period.

• Q4 2025 NPM of -7.2% and ROE of -3.1% were the least negative readings since Q2 2024's one-off gain, hinting at modest sequential improvement.

⚠ D/E at 2.07 in Q4 2025 is the highest in the dataset; any further rise tightens refinancing flexibility in a high-rate environment.

⚠ Q2 2024's 116.9% NPM appears to reflect a one-time gain; confirm whether asset sales or similar items recur to support cash flow.

⚠ ROA has not turned positive in any quarter since Q2 2024, suggesting assets are not generating sufficient returns to cover costs.

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Available Research

13F Pro tracks comprehensive data for MACERICH CO including:

SEC EDGAR filings (10-K, 10-Q, 8-K)

XBRL financial facts (revenue, EPS, margins)

Insider transactions (Form 4)

Institutional 13F holdings

Quality rankings (32 signals)

AI analyst debates & daily meetings

Historical financial trends

Peer comparison & sector analysis

Top Institutional Holders of MAC

BlackRock, Inc.
$874.3M46,259,103 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$483.2M25,565,859 sh
FMR LLC
$454.5M24,047,392 sh
STATE STREET CORP
$279.4M14,781,086 sh
Smead Capital Management, Inc.
$229.7M12,155,332 sh
VANGUARD CAPITAL MANAGEMENT LLC
$216.8M11,472,606 sh
CENTERSQUARE INVESTMENT MANAGEMENT LLC
$137.5M7,274,604 sh
GEODE CAPITAL MANAGEMENT, LLC
$129.6M6,855,058 sh
CHARLES SCHWAB INVESTMENT MANAGEMENT INC
$98.6M5,214,469 sh
WELLINGTON MANAGEMENT GROUP LLP
$95.5M5,053,671 sh

Fund	Value	Shares
BlackRock, Inc.	$874.3M	46,259,103
VANGUARD PORTFOLIO MANAGEMENT LLC	$483.2M	25,565,859
FMR LLC	$454.5M	24,047,392
STATE STREET CORP	$279.4M	14,781,086
Smead Capital Management, Inc.	$229.7M	12,155,332
VANGUARD CAPITAL MANAGEMENT LLC	$216.8M	11,472,606
CENTERSQUARE INVESTMENT MANAGEMENT LLC	$137.5M	7,274,604
GEODE CAPITAL MANAGEMENT, LLC	$129.6M	6,855,058
CHARLES SCHWAB INVESTMENT MANAGEMENT INC	$98.6M	5,214,469
WELLINGTON MANAGEMENT GROUP LLP	$95.5M	5,053,671

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Is MAC a good stock to buy?

13F Pro's AI-powered analysis of MACERICH CO (MAC) draws on SEC EDGAR-sourced fundamentals, institutional 13F holdings, and insider Form 4 transactions in the Real Estate sector (listed on NYSE). The 32-signal AI Quality Score, current rank, and full bull/bear verdict for MAC are available on the MAC stock profile dashboard — with the same data, AI insights, ratios, and institutional activity refreshed after every 10-K, 10-Q, 13F, and Form 4 filing.

Which hedge funds own MAC?

Institutional investors are required to disclose their holdings quarterly via SEC Form 13F. 13F Pro aggregates these filings to show which hedge funds, mutual funds, and asset managers are buying or selling MAC. Combined with insider transaction data from Form 4 filings and AI-powered analysis from 10 specialized research agents, 13F Pro provides a comprehensive view of MACERICH CO's investment landscape.