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Side-by-side financial comparison of MACERICH CO (MAC) and MEDICAL PROPERTIES TRUST INC (MPW). Click either name above to swap in a different company.
MEDICAL PROPERTIES TRUST INC is the larger business by last-quarter revenue ($270.3M vs $261.7M, roughly 1.0× MACERICH CO). MEDICAL PROPERTIES TRUST INC runs the higher net margin — 6.5% vs -7.2%, a 13.7% gap on every dollar of revenue. On growth, MEDICAL PROPERTIES TRUST INC posted the faster year-over-year revenue change (16.6% vs -4.4%). Over the past eight quarters, MACERICH CO's revenue compounded faster (12.0% CAGR vs -0.2%).
The Macerich Company is a real estate investment trust that invests in shopping centers. It is the third-largest owner and operator of shopping centers in the United States. As of December 31, 2024, the company owned interests in 43 properties comprising 43 million square feet of leasable area. The company name is a portmanteau of its founders, Mace Siegel and Richard Cohen.
Medical Properties Trust, Inc. (MPT) is an international real estate investment trust (REIT) based in Birmingham, Alabama that purchases and invests in healthcare facilities and for-profit healthcare holding companies, primarily in the United States and Europe. Their property acquisitions often come in the form of sale-leaseback agreements, in which the original property owner sells the property to MPT and becomes their tenant. MPT's tenants are generally subject to long-term triple net lease...
MAC vs MPW — Head-to-Head
Income Statement — Q4 FY2025 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $261.7M | $270.3M |
| Net Profit | $-18.8M | $17.6M |
| Gross Margin | — | 95.8% |
| Operating Margin | — | 9.7% |
| Net Margin | -7.2% | 6.5% |
| Revenue YoY | -4.4% | 16.6% |
| Net Profit YoY | 91.1% | 104.3% |
| EPS (diluted) | $-0.08 | $0.03 |
Green = leading value per metric. Periods may differ when fiscal calendars don't align.
8-Quarter Revenue & Profit Trend
Side-by-side quarterly history. Quarters aligned by calendar period so offset fiscal years line up.
| Q4 25 | $261.7M | $270.3M | ||
| Q3 25 | $253.3M | $237.5M | ||
| Q2 25 | $249.8M | $240.4M | ||
| Q1 25 | $249.2M | $223.8M | ||
| Q4 24 | $273.7M | $231.8M | ||
| Q3 24 | $220.2M | $225.8M | ||
| Q2 24 | $215.5M | $266.6M | ||
| Q1 24 | $208.8M | $271.3M |
| Q4 25 | $-18.8M | $17.6M | ||
| Q3 25 | $-87.4M | $-77.7M | ||
| Q2 25 | $-40.9M | $-98.4M | ||
| Q1 25 | $-50.1M | $-118.3M | ||
| Q4 24 | $-211.2M | $-412.3M | ||
| Q3 24 | $-108.2M | $-801.2M | ||
| Q2 24 | $252.0M | $-320.6M | ||
| Q1 24 | $-126.7M | $-875.6M |
| Q4 25 | — | 95.8% | ||
| Q3 25 | — | — | ||
| Q2 25 | — | 91.8% | ||
| Q1 25 | — | 63.6% | ||
| Q4 24 | — | 90.9% | ||
| Q3 24 | — | 96.5% | ||
| Q2 24 | — | 98.4% | ||
| Q1 24 | — | 84.9% |
| Q4 25 | — | 9.7% | ||
| Q3 25 | — | -28.0% | ||
| Q2 25 | — | -36.7% | ||
| Q1 25 | — | -48.5% | ||
| Q4 24 | — | -173.7% | ||
| Q3 24 | — | -350.7% | ||
| Q2 24 | — | -114.5% | ||
| Q1 24 | — | -318.6% |
| Q4 25 | -7.2% | 6.5% | ||
| Q3 25 | -34.5% | -32.7% | ||
| Q2 25 | -16.4% | -40.9% | ||
| Q1 25 | -20.1% | -52.8% | ||
| Q4 24 | -77.2% | -177.8% | ||
| Q3 24 | -49.1% | -354.8% | ||
| Q2 24 | 116.9% | -120.3% | ||
| Q1 24 | -60.7% | -322.7% |
| Q4 25 | $-0.08 | $0.03 | ||
| Q3 25 | $-0.34 | $-0.13 | ||
| Q2 25 | $-0.16 | $-0.16 | ||
| Q1 25 | $-0.20 | $-0.20 | ||
| Q4 24 | $-0.95 | $-0.68 | ||
| Q3 24 | $-0.50 | $-1.34 | ||
| Q2 24 | $1.16 | $-0.54 | ||
| Q1 24 | $-0.59 | $-1.46 |
Balance Sheet & Financial Strength
Snapshot of each company's liquidity, leverage and book value from the latest quarter.
| Metric | | |
|---|---|---|
| Cash + ST InvestmentsLiquidity on hand | $280.2M | $540.9M |
| Total DebtLower is stronger | $5.1B | $9.7B |
| Stockholders' EquityBook value | $2.4B | $4.6B |
| Total Assets | $8.4B | $15.0B |
| Debt / EquityLower = less leverage | 2.07× | 2.11× |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $280.2M | $540.9M | ||
| Q3 25 | $290.2M | $396.6M | ||
| Q2 25 | $131.1M | $509.8M | ||
| Q1 25 | $253.2M | $673.5M | ||
| Q4 24 | $89.9M | $332.3M | ||
| Q3 24 | $116.5M | $275.6M | ||
| Q2 24 | $70.7M | $606.5M | ||
| Q1 24 | $120.1M | $224.3M |
| Q4 25 | $5.1B | $9.7B | ||
| Q3 25 | $5.1B | $9.6B | ||
| Q2 25 | $5.2B | $9.6B | ||
| Q1 25 | $5.2B | $9.5B | ||
| Q4 24 | $4.9B | $8.8B | ||
| Q3 24 | $4.3B | $9.2B | ||
| Q2 24 | $4.4B | $9.4B | ||
| Q1 24 | $4.1B | $10.1B |
| Q4 25 | $2.4B | $4.6B | ||
| Q3 25 | $2.5B | $4.7B | ||
| Q2 25 | $2.6B | $4.8B | ||
| Q1 25 | $2.7B | $4.8B | ||
| Q4 24 | $2.8B | $4.8B | ||
| Q3 24 | $2.5B | $5.4B | ||
| Q2 24 | $2.5B | $6.2B | ||
| Q1 24 | $2.3B | $6.7B |
| Q4 25 | $8.4B | $15.0B | ||
| Q3 25 | $8.4B | $14.9B | ||
| Q2 25 | $8.7B | $15.2B | ||
| Q1 25 | $8.7B | $14.9B | ||
| Q4 24 | $8.6B | $14.3B | ||
| Q3 24 | $7.6B | $15.2B | ||
| Q2 24 | $7.8B | $16.2B | ||
| Q1 24 | $7.4B | $17.3B |
| Q4 25 | 2.07× | 2.11× | ||
| Q3 25 | 2.02× | 2.06× | ||
| Q2 25 | 2.02× | 2.00× | ||
| Q1 25 | 1.96× | 1.99× | ||
| Q4 24 | 1.78× | 1.83× | ||
| Q3 24 | 1.73× | 1.69× | ||
| Q2 24 | 1.75× | 1.51× | ||
| Q1 24 | 1.79× | 1.51× |
Cash Flow & Capital Efficiency
How much cash each business actually produces after reinvestment. Cash flow is harder to manipulate than net income.
| Metric | | |
|---|---|---|
| Operating Cash FlowLast quarter | $50.2M | $230.8M |
| Free Cash FlowOCF − Capex | — | — |
| FCF MarginFCF / Revenue | — | — |
| Capex IntensityCapex / Revenue | — | — |
| Cash ConversionOCF / Net Profit | — | 13.11× |
| TTM Free Cash FlowTrailing 4 quarters | — | — |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $50.2M | $230.8M | ||
| Q3 25 | $112.4M | $18.6M | ||
| Q2 25 | $70.5M | $51.7M | ||
| Q1 25 | $88.5M | $384.0K | ||
| Q4 24 | $54.9M | $245.5M | ||
| Q3 24 | $100.0M | $59.2M | ||
| Q2 24 | $67.4M | $35.3M | ||
| Q1 24 | $61.1M | $74.3M |
| Q4 25 | — | 13.11× | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | — | — | ||
| Q3 24 | — | — | ||
| Q2 24 | 0.27× | — | ||
| Q1 24 | — | — |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
