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Side-by-side financial comparison of MACERICH CO (MAC) and PROCORE TECHNOLOGIES, INC. (PCOR). Click either name above to swap in a different company.
PROCORE TECHNOLOGIES, INC. is the larger business by last-quarter revenue ($349.1M vs $261.7M, roughly 1.3× MACERICH CO). MACERICH CO runs the higher net margin — -7.2% vs -10.8%, a 3.6% gap on every dollar of revenue. On growth, PROCORE TECHNOLOGIES, INC. posted the faster year-over-year revenue change (15.6% vs -4.4%). Over the past eight quarters, PROCORE TECHNOLOGIES, INC.'s revenue compounded faster (13.8% CAGR vs 12.0%).
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.
Procore Technologies is an American construction management software as a service company founded in 2002, with headquarters in Carpinteria, California. Procore hosts a platform to connect those involved in the construction industry on a global platform. The software allows for the creation of simplified workflows and displays a consolidated view of construction products that includes the tracking of tasks, management of project workflows, and scheduling.
MAC vs PCOR — Head-to-Head
Income Statement — Q4 FY2025 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $261.7M | $349.1M |
| Net Profit | $-18.8M | $-37.6M |
| Gross Margin | — | 80.1% |
| Operating Margin | — | -12.3% |
| Net Margin | -7.2% | -10.8% |
| Revenue YoY | -4.4% | 15.6% |
| Net Profit YoY | 91.1% | 39.6% |
| EPS (diluted) | $-0.08 | $-0.25 |
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 | $349.1M | ||
| Q3 25 | $253.3M | $338.9M | ||
| Q2 25 | $249.8M | $323.9M | ||
| Q1 25 | $249.2M | $310.6M | ||
| Q4 24 | $273.7M | $302.0M | ||
| Q3 24 | $220.2M | $295.9M | ||
| Q2 24 | $215.5M | $284.3M | ||
| Q1 24 | $208.8M | $269.4M |
| Q4 25 | $-18.8M | $-37.6M | ||
| Q3 25 | $-87.4M | $-9.1M | ||
| Q2 25 | $-40.9M | $-21.1M | ||
| Q1 25 | $-50.1M | $-33.0M | ||
| Q4 24 | $-211.2M | $-62.3M | ||
| Q3 24 | $-108.2M | $-26.4M | ||
| Q2 24 | $252.0M | $-6.3M | ||
| Q1 24 | $-126.7M | $-11.0M |
| Q4 25 | — | 80.1% | ||
| Q3 25 | — | 79.7% | ||
| Q2 25 | — | 79.1% | ||
| Q1 25 | — | 79.1% | ||
| Q4 24 | — | 81.2% | ||
| Q3 24 | — | 81.4% | ||
| Q2 24 | — | 83.1% | ||
| Q1 24 | — | 83.0% |
| Q4 25 | — | -12.3% | ||
| Q3 25 | — | -4.4% | ||
| Q2 25 | — | -9.3% | ||
| Q1 25 | — | -11.7% | ||
| Q4 24 | — | -21.9% | ||
| Q3 24 | — | -12.3% | ||
| Q2 24 | — | -5.2% | ||
| Q1 24 | — | -7.0% |
| Q4 25 | -7.2% | -10.8% | ||
| Q3 25 | -34.5% | -2.7% | ||
| Q2 25 | -16.4% | -6.5% | ||
| Q1 25 | -20.1% | -10.6% | ||
| Q4 24 | -77.2% | -20.6% | ||
| Q3 24 | -49.1% | -8.9% | ||
| Q2 24 | 116.9% | -2.2% | ||
| Q1 24 | -60.7% | -4.1% |
| Q4 25 | $-0.08 | $-0.25 | ||
| Q3 25 | $-0.34 | $-0.06 | ||
| Q2 25 | $-0.16 | $-0.14 | ||
| Q1 25 | $-0.20 | $-0.22 | ||
| Q4 24 | $-0.95 | $-0.42 | ||
| Q3 24 | $-0.50 | $-0.18 | ||
| Q2 24 | $1.16 | $-0.04 | ||
| Q1 24 | $-0.59 | $-0.08 |
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 | $768.5M |
| Total DebtLower is stronger | $5.1B | — |
| Stockholders' EquityBook value | $2.4B | $1.3B |
| Total Assets | $8.4B | $2.2B |
| Debt / EquityLower = less leverage | 2.07× | — |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $280.2M | $768.5M | ||
| Q3 25 | $290.2M | $684.0M | ||
| Q2 25 | $131.1M | $620.9M | ||
| Q1 25 | $253.2M | $566.7M | ||
| Q4 24 | $89.9M | $775.4M | ||
| Q3 24 | $116.5M | $756.9M | ||
| Q2 24 | $70.7M | $735.4M | ||
| Q1 24 | $120.1M | $744.6M |
| Q4 25 | $5.1B | — | ||
| Q3 25 | $5.1B | — | ||
| Q2 25 | $5.2B | — | ||
| Q1 25 | $5.2B | — | ||
| Q4 24 | $4.9B | — | ||
| Q3 24 | $4.3B | — | ||
| Q2 24 | $4.4B | — | ||
| Q1 24 | $4.1B | — |
| Q4 25 | $2.4B | $1.3B | ||
| Q3 25 | $2.5B | $1.2B | ||
| Q2 25 | $2.6B | $1.2B | ||
| Q1 25 | $2.7B | $1.2B | ||
| Q4 24 | $2.8B | $1.3B | ||
| Q3 24 | $2.5B | $1.3B | ||
| Q2 24 | $2.5B | $1.3B | ||
| Q1 24 | $2.3B | $1.2B |
| Q4 25 | $8.4B | $2.2B | ||
| Q3 25 | $8.4B | $2.1B | ||
| Q2 25 | $8.7B | $2.0B | ||
| Q1 25 | $8.7B | $1.9B | ||
| Q4 24 | $8.6B | $2.1B | ||
| Q3 24 | $7.6B | $2.0B | ||
| Q2 24 | $7.8B | $2.0B | ||
| Q1 24 | $7.4B | $1.9B |
| Q4 25 | 2.07× | — | ||
| Q3 25 | 2.02× | — | ||
| Q2 25 | 2.02× | — | ||
| Q1 25 | 1.96× | — | ||
| Q4 24 | 1.78× | — | ||
| Q3 24 | 1.73× | — | ||
| Q2 24 | 1.75× | — | ||
| Q1 24 | 1.79× | — |
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 | $114.9M |
| Free Cash FlowOCF − Capex | — | $109.2M |
| FCF MarginFCF / Revenue | — | 31.3% |
| Capex IntensityCapex / Revenue | — | 1.6% |
| Cash ConversionOCF / Net Profit | — | — |
| TTM Free Cash FlowTrailing 4 quarters | — | $282.2M |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $50.2M | $114.9M | ||
| Q3 25 | $112.4M | $88.5M | ||
| Q2 25 | $70.5M | $30.8M | ||
| Q1 25 | $88.5M | $66.0M | ||
| Q4 24 | $54.9M | $29.1M | ||
| Q3 24 | $100.0M | $39.3M | ||
| Q2 24 | $67.4M | $58.7M | ||
| Q1 24 | $61.1M | $69.1M |
| Q4 25 | — | $109.2M | ||
| Q3 25 | — | $83.1M | ||
| Q2 25 | — | $27.9M | ||
| Q1 25 | — | $62.0M | ||
| Q4 24 | — | $17.4M | ||
| Q3 24 | — | $35.7M | ||
| Q2 24 | — | $56.8M | ||
| Q1 24 | — | $67.1M |
| Q4 25 | — | 31.3% | ||
| Q3 25 | — | 24.5% | ||
| Q2 25 | — | 8.6% | ||
| Q1 25 | — | 20.0% | ||
| Q4 24 | — | 5.8% | ||
| Q3 24 | — | 12.1% | ||
| Q2 24 | — | 20.0% | ||
| Q1 24 | — | 24.9% |
| Q4 25 | — | 1.6% | ||
| Q3 25 | — | 1.6% | ||
| Q2 25 | — | 0.9% | ||
| Q1 25 | — | 1.3% | ||
| Q4 24 | — | 3.9% | ||
| Q3 24 | — | 1.2% | ||
| Q2 24 | — | 0.7% | ||
| Q1 24 | — | 0.8% |
| Q4 25 | — | — | ||
| 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.
Revenue Breakdown by Segment
MAC
Segment breakdown not available.
PCOR
| US | $298.3M | 85% |
| Non Us | $50.9M | 15% |
