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Side-by-side financial comparison of MACERICH CO (MAC) and Terreno Realty Corp (TRNO). Click either name above to swap in a different company.
MACERICH CO is the larger business by last-quarter revenue ($261.7M vs $137.5M, roughly 1.9× Terreno Realty Corp). Terreno Realty Corp runs the higher net margin — 115.1% vs -7.2%, a 122.3% gap on every dollar of revenue. On growth, Terreno Realty Corp posted the faster year-over-year revenue change (32.6% vs -4.4%). Over the past eight quarters, Terreno Realty Corp's revenue compounded faster (27.2% 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.
Terreno Realty Corp is a publicly traded real estate investment trust that specializes in owning, operating, and acquiring high-quality industrial real estate assets. Its portfolio mainly includes distribution warehouses and logistics facilities located in high-demand coastal U.S. metropolitan markets, serving tenants across e-commerce, last-mile delivery, retail supply chain, and light manufacturing segments.
MAC vs TRNO — Head-to-Head
Income Statement — Q4 FY2025 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $261.7M | $137.5M |
| Net Profit | $-18.8M | $158.2M |
| Gross Margin | — | — |
| Operating Margin | — | — |
| Net Margin | -7.2% | 115.1% |
| Revenue YoY | -4.4% | 32.6% |
| Net Profit YoY | 91.1% | 107.9% |
| EPS (diluted) | $-0.08 | $1.54 |
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 | $137.5M | ||
| Q3 25 | $253.3M | $116.2M | ||
| Q2 25 | $249.8M | $112.2M | ||
| Q1 25 | $249.2M | $110.4M | ||
| Q4 24 | $273.7M | $103.7M | ||
| Q3 24 | $220.2M | $99.6M | ||
| Q2 24 | $215.5M | $94.2M | ||
| Q1 24 | $208.8M | $85.0M |
| Q4 25 | $-18.8M | $158.2M | ||
| Q3 25 | $-87.4M | $103.4M | ||
| Q2 25 | $-40.9M | $93.3M | ||
| Q1 25 | $-50.1M | $48.1M | ||
| Q4 24 | $-211.2M | $76.1M | ||
| Q3 24 | $-108.2M | $36.6M | ||
| Q2 24 | $252.0M | $35.7M | ||
| Q1 24 | $-126.7M | $36.1M |
| Q4 25 | -7.2% | 115.1% | ||
| Q3 25 | -34.5% | 88.9% | ||
| Q2 25 | -16.4% | 83.1% | ||
| Q1 25 | -20.1% | 43.6% | ||
| Q4 24 | -77.2% | 73.4% | ||
| Q3 24 | -49.1% | 36.8% | ||
| Q2 24 | 116.9% | 37.9% | ||
| Q1 24 | -60.7% | 42.4% |
| Q4 25 | $-0.08 | $1.54 | ||
| Q3 25 | $-0.34 | $1.00 | ||
| Q2 25 | $-0.16 | $0.90 | ||
| Q1 25 | $-0.20 | $0.47 | ||
| Q4 24 | $-0.95 | $0.78 | ||
| Q3 24 | $-0.50 | $0.37 | ||
| Q2 24 | $1.16 | $0.37 | ||
| Q1 24 | $-0.59 | $0.40 |
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 | $943.3M |
| Stockholders' EquityBook value | $2.4B | $4.1B |
| Total Assets | $8.4B | $5.4B |
| Debt / EquityLower = less leverage | 2.07× | 0.23× |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $280.2M | $25.0M | ||
| Q3 25 | $290.2M | $26.2M | ||
| Q2 25 | $131.1M | $128.4M | ||
| Q1 25 | $253.2M | $156.5M | ||
| Q4 24 | $89.9M | $18.1M | ||
| Q3 24 | $116.5M | $243.7M | ||
| Q2 24 | $70.7M | $182.0M | ||
| Q1 24 | $120.1M | $649.6M |
| Q4 25 | $5.1B | $943.3M | ||
| Q3 25 | $5.1B | $1.0B | ||
| Q2 25 | $5.2B | $742.4M | ||
| Q1 25 | $5.2B | $741.9M | ||
| Q4 24 | $4.9B | $823.4M | ||
| Q3 24 | $4.3B | $672.2M | ||
| Q2 24 | $4.4B | $772.0M | ||
| Q1 24 | $4.1B | $771.8M |
| Q4 25 | $2.4B | $4.1B | ||
| Q3 25 | $2.5B | $4.0B | ||
| Q2 25 | $2.6B | $3.9B | ||
| Q1 25 | $2.7B | $3.9B | ||
| Q4 24 | $2.8B | $3.7B | ||
| Q3 24 | $2.5B | $3.6B | ||
| Q2 24 | $2.5B | $3.4B | ||
| Q1 24 | $2.3B | $3.4B |
| Q4 25 | $8.4B | $5.4B | ||
| Q3 25 | $8.4B | $5.3B | ||
| Q2 25 | $8.7B | $5.0B | ||
| Q1 25 | $8.7B | $4.9B | ||
| Q4 24 | $8.6B | $4.8B | ||
| Q3 24 | $7.6B | $4.6B | ||
| Q2 24 | $7.8B | $4.5B | ||
| Q1 24 | $7.4B | $4.4B |
| Q4 25 | 2.07× | 0.23× | ||
| Q3 25 | 2.02× | 0.26× | ||
| Q2 25 | 2.02× | 0.19× | ||
| Q1 25 | 1.96× | 0.19× | ||
| Q4 24 | 1.78× | 0.22× | ||
| Q3 24 | 1.73× | 0.19× | ||
| Q2 24 | 1.75× | 0.22× | ||
| Q1 24 | 1.79× | 0.22× |
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 | $271.9M |
| Free Cash FlowOCF − Capex | — | — |
| FCF MarginFCF / Revenue | — | — |
| Capex IntensityCapex / Revenue | — | — |
| Cash ConversionOCF / Net Profit | — | 1.72× |
| TTM Free Cash FlowTrailing 4 quarters | — | — |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $50.2M | $271.9M | ||
| Q3 25 | $112.4M | $79.5M | ||
| Q2 25 | $70.5M | $60.6M | ||
| Q1 25 | $88.5M | $61.4M | ||
| Q4 24 | $54.9M | $232.7M | ||
| Q3 24 | $100.0M | $70.0M | ||
| Q2 24 | $67.4M | $64.3M | ||
| Q1 24 | $61.1M | $47.0M |
| Q4 25 | — | 1.72× | ||
| Q3 25 | — | 0.77× | ||
| Q2 25 | — | 0.65× | ||
| Q1 25 | — | 1.28× | ||
| Q4 24 | — | 3.06× | ||
| Q3 24 | — | 1.91× | ||
| Q2 24 | 0.27× | 1.80× | ||
| Q1 24 | — | 1.30× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
MAC
Segment breakdown not available.
TRNO
| Disposal Group Disposed Of By Sale Not Discontinued Operations | $109.5M | 80% |
| Other | $23.8M | 17% |
| At Market Equity Offering Program500Million | $4.1M | 3% |
