FRT vs MAC: Federal Realty Investment Trust and Macerich compared
The short version
From the latest prices and each company's SEC filings. Who's ahead on each measure, not which to buy.
- Federal Realty Investment Trust is the larger company, worth $9.4B, about 1.4 times Macerich.
- Federal Realty Investment Trust grew revenue faster over the last year (+10.3% vs -0.0%).
- Federal Realty Investment Trust keeps more of each dollar of revenue as operating profit (53.6% vs -11.1%).
Side by side
The stronger figure is shaded where higher (or, for valuation multiples, lower) reads as better. How the implied growth works.
| Measure | FRT | MAC |
|---|---|---|
| Market cap | $9.4B | $6.7B |
| Share price | $106.16 | $22.25 |
| Revenue (last fiscal year) | $1.3B | $1.0B |
| Free cash flow (last fiscal year) | $443M | — |
| Revenue growth, last year | +10.3% | -0.0% |
| Revenue growth per year, last 5 fiscal years | +7.7% | +4.6% |
| Operating margin | 53.6% | -11.1% |
| Net margin | 38.6% | -16.9% |
| Return on equity | 15.3% | -6.0% |
| P/E (trailing) | 18.7x | — |
| Price / free cash flow | 28.3x | 20.8x |
| EV / EBITDA | 13.7x | 24.8x |
| FCF growth the price implies | 5.7% | — |
| Dividend yield | 4.2% | 3.0% |
| Debt / equity | 1.67x | 1.99x |
| Fundamental grade | B | F |
| Superinvestors holding it | 2 | 4 |
| Insider purchases, last 12 months | 0 | 0 |
Results from SEC filings
Revenue and free cash flow by fiscal year, from each company's 10-K filings.
Federal Realty Investment Trust
| Year | Revenue | Free cash flow | Op. margin |
|---|---|---|---|
| 2021 | $951M | $103M | 41.5% |
| 2022 | $1.1B | $208M | 49.0% |
| 2023 | $1.1B | $342M | 35.9% |
| 2024 | $1.2B | $435M | 39.3% |
| 2025 | $1.3B | $443M | 47.1% |
Macerich
| Year | Revenue | Free cash flow | Op. margin |
|---|---|---|---|
| 2021 | $847M | — | -8.1% |
| 2022 | $859M | — | -7.8% |
| 2023 | $884M | — | 1.5% |
| 2024 | $918M | — | -4.4% |
| 2025 | $1.0B | — | -11.4% |
Compare them in fullFifteen years of statements, quarterly results, DCF and IRR models, and any number of peers side by side.
Open FRT in InvestinglyQuestions
Which is bigger, Federal Realty Investment Trust or Macerich?
Federal Realty Investment Trust (FRT), at $9.4B against $6.7B.
Which grows faster, FRT or MAC?
Federal Realty Investment Trust: revenue grew +10.3% over the last year, against -0.0%.
More comparisons
Prices and ratios as of the last daily update; statements from SEC filings. Information only, not investment advice.