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Side-by-side financial comparison of MACERICH CO (MAC) and P3 Health Partners Inc. (PIII). Click either name above to swap in a different company.
P3 Health Partners Inc. is the larger business by last-quarter revenue ($384.8M vs $261.7M, roughly 1.5× MACERICH CO). MACERICH CO runs the higher net margin — -7.2% vs -19.6%, a 12.5% gap on every dollar of revenue. On growth, P3 Health Partners Inc. posted the faster year-over-year revenue change (3.8% vs -4.4%). Over the past eight quarters, MACERICH CO's revenue compounded faster (12.0% CAGR vs -0.5%).
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.
P3 Health Partners Inc. is a population health management and value-based care services firm operating primarily in the United States. It partners with primary care providers and health systems to deliver coordinated, high-quality care for patient populations, especially Medicare Advantage beneficiaries, focusing on improving health outcomes and lowering unnecessary healthcare costs.
MAC vs PIII — Head-to-Head
Income Statement — Q4 FY2025 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $261.7M | $384.8M |
| Net Profit | $-18.8M | $-75.5M |
| Gross Margin | — | — |
| Operating Margin | — | -40.0% |
| Net Margin | -7.2% | -19.6% |
| Revenue YoY | -4.4% | 3.8% |
| Net Profit YoY | 91.1% | -28.8% |
| EPS (diluted) | $-0.08 | $-23.08 |
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 | $384.8M | ||
| Q3 25 | $253.3M | $345.3M | ||
| Q2 25 | $249.8M | $355.8M | ||
| Q1 25 | $249.2M | $373.2M | ||
| Q4 24 | $273.7M | $370.7M | ||
| Q3 24 | $220.2M | $362.1M | ||
| Q2 24 | $215.5M | $379.2M | ||
| Q1 24 | $208.8M | $388.5M |
| Q4 25 | $-18.8M | $-75.5M | ||
| Q3 25 | $-87.4M | $-31.6M | ||
| Q2 25 | $-40.9M | $-20.4M | ||
| Q1 25 | $-50.1M | $-20.5M | ||
| Q4 24 | $-211.2M | $-58.6M | ||
| Q3 24 | $-108.2M | $-46.5M | ||
| Q2 24 | $252.0M | $-12.0M | ||
| Q1 24 | $-126.7M | $-18.7M |
| Q4 25 | — | -40.0% | ||
| Q3 25 | — | -12.8% | ||
| Q2 25 | — | -9.6% | ||
| Q1 25 | — | -10.2% | ||
| Q4 24 | — | -37.4% | ||
| Q3 24 | — | -29.5% | ||
| Q2 24 | — | -8.3% | ||
| Q1 24 | — | -11.3% |
| Q4 25 | -7.2% | -19.6% | ||
| Q3 25 | -34.5% | -9.1% | ||
| Q2 25 | -16.4% | -5.7% | ||
| Q1 25 | -20.1% | -5.5% | ||
| Q4 24 | -77.2% | -15.8% | ||
| Q3 24 | -49.1% | -12.8% | ||
| Q2 24 | 116.9% | -3.2% | ||
| Q1 24 | -60.7% | -4.8% |
| Q4 25 | $-0.08 | $-23.08 | ||
| Q3 25 | $-0.34 | $-9.67 | ||
| Q2 25 | $-0.16 | $-6.23 | ||
| Q1 25 | $-0.20 | $-6.28 | ||
| Q4 24 | $-0.95 | $-23.13 | ||
| Q3 24 | $-0.50 | $-15.70 | ||
| Q2 24 | $1.16 | $-7.37 | ||
| Q1 24 | $-0.59 | $-7.86 |
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 | $25.0M |
| Total DebtLower is stronger | $5.1B | $228.4M |
| Stockholders' EquityBook value | $2.4B | $-155.2M |
| Total Assets | $8.4B | $656.6M |
| Debt / EquityLower = less leverage | 2.07× | — |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $280.2M | $25.0M | ||
| Q3 25 | $290.2M | $37.7M | ||
| Q2 25 | $131.1M | $38.6M | ||
| Q1 25 | $253.2M | $40.1M | ||
| Q4 24 | $89.9M | $38.8M | ||
| Q3 24 | $116.5M | $63.0M | ||
| Q2 24 | $70.7M | $73.1M | ||
| Q1 24 | $120.1M | $27.3M |
| Q4 25 | $5.1B | $228.4M | ||
| Q3 25 | $5.1B | $252.8M | ||
| Q2 25 | $5.2B | $182.0M | ||
| Q1 25 | $5.2B | $171.1M | ||
| Q4 24 | $4.9B | $108.9M | ||
| Q3 24 | $4.3B | $133.2M | ||
| Q2 24 | $4.4B | $133.1M | ||
| Q1 24 | $4.1B | $118.1M |
| Q4 25 | $2.4B | $-155.2M | ||
| Q3 25 | $2.5B | $-18.7M | ||
| Q2 25 | $2.6B | $44.5M | ||
| Q1 25 | $2.7B | $63.3M | ||
| Q4 24 | $2.8B | $75.9M | ||
| Q3 24 | $2.5B | $120.5M | ||
| Q2 24 | $2.5B | $166.8M | ||
| Q1 24 | $2.3B | $146.6M |
| Q4 25 | $8.4B | $656.6M | ||
| Q3 25 | $8.4B | $683.6M | ||
| Q2 25 | $8.7B | $731.6M | ||
| Q1 25 | $8.7B | $783.9M | ||
| Q4 24 | $8.6B | $783.4M | ||
| Q3 24 | $7.6B | $833.3M | ||
| Q2 24 | $7.8B | $892.8M | ||
| Q1 24 | $7.4B | $855.9M |
| Q4 25 | 2.07× | — | ||
| Q3 25 | 2.02× | — | ||
| Q2 25 | 2.02× | 4.09× | ||
| Q1 25 | 1.96× | 2.71× | ||
| Q4 24 | 1.78× | 1.43× | ||
| Q3 24 | 1.73× | 1.11× | ||
| Q2 24 | 1.75× | 0.80× | ||
| Q1 24 | 1.79× | 0.81× |
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 | $-25.7M |
| Free Cash FlowOCF − Capex | — | — |
| FCF MarginFCF / Revenue | — | — |
| Capex IntensityCapex / Revenue | — | — |
| Cash ConversionOCF / Net Profit | — | — |
| TTM Free Cash FlowTrailing 4 quarters | — | — |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $50.2M | $-25.7M | ||
| Q3 25 | $112.4M | $-15.4M | ||
| Q2 25 | $70.5M | $-16.6M | ||
| Q1 25 | $88.5M | $-33.5M | ||
| Q4 24 | $54.9M | $-57.2M | ||
| Q3 24 | $100.0M | $-22.6M | ||
| Q2 24 | $67.4M | $-10.2M | ||
| Q1 24 | $61.1M | $-20.0M |
| Q4 25 | — | — | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | — | 0.0% | ||
| Q3 24 | — | 0.0% | ||
| Q2 24 | — | 0.0% | ||
| Q1 24 | — | 0.0% |
| 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.
PIII
| Capitated Revenue | $366.2M | 95% |
| Health Care Patient Service | $18.6M | 5% |
| Health Care Care Coordination Management Fees | $2.7M | 1% |
