MAA vs. REG: Mid-America Apartment vs. Regency Centers Stock Comparison

Company Profile

Mid-America Apartment (MAA) and Regency Centers (REG) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but MAA is classified in Residential REITs while REG is classified in Retail REITs.

Both Mid-America Apartment (MAA) and Regency Centers (REG) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.

Price Performance

Cumulative Growth

Trailing Returns

Calendar-Year Returns

Performance Metrics

Risk Profile

Drawdown History

Return Distribution

Risk Metrics

Risk-Adjusted Performance

Risk-Return Positioning

Risk-Adjusted Metrics

Profitability

Both Mid-America Apartment (MAA) at 6.91% and Regency Centers (REG) at 7.67% land near their industries’ usual ROE ranges, so capital efficiency looks broadly in line with peers on both sides.

Neither Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) nor Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs) is well served by net margin: heavy depreciation makes net income a poor profitability proxy in their businesses, where FFO-based measures are the standard read.

Neither side reports a meaningful operating margin: for Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) and Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs), funding costs are part of the core business, so net margin and ROE are the cleaner profitability reads.

Profitability Metrics

Growth

Both Mid-America Apartment (MAA) at 0.83% and Regency Centers (REG) at 6.85% land near their industries' usual revenue growth ranges, so top-line momentum looks broadly in line with peers on both sides.

EPS growth isn't a meaningful figure for either Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) or Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs) under our convention.

Growth Metrics

Financial Strength

Regency Centers (REG) at 1.03 keeps current ratio within its industry’s typical mid-range, while Mid-America Apartment (MAA) at 0.06 runs in the tighter-liquidity quartile — a thinner cushion against current liabilities for MAA.

Both Mid-America Apartment (MAA) at 1.08 and Regency Centers (REG) at 0.72 fund their balance sheets with roughly industry-typical debt-to-equity mixes.

Financial Strength Metrics

Dividends

Both Mid-America Apartment (MAA) at 5.02% and Regency Centers (REG) at 3.96% pay solid, industry-typical yields, sitting squarely within their peers’ usual range.

An earnings-based payout ratio fits neither Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) nor Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs): their distributions are mandated and conventionally measured against FFO, so the accounting-earnings ratio overstates both.

Dividend Metrics

Valuation

P/E ratio is not a meaningful valuation yardstick for either Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) or Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs): depreciation suppresses reported earnings in their businesses, and price-to-FFO is the conventional yardstick instead.

Mid-America Apartment (MAA) at 6.36 is priced about in line with its industry on P/S ratio, while Regency Centers (REG) at 8.15 sits in the pricier quartile — REG costs more per dollar of sales.

Regency Centers (REG) at 2.08 is valued about in line with its industry on P/B ratio, while Mid-America Apartment (MAA) at 2.61 carries an above-peer premium to book — MAA is pricier on assets.

Valuation Metrics