US · CXW
CoreCivic, Inc.
- Sector
- Real Estate · REIT - Specialty
- Headquarters
- Brentwood, TN 37027
- Website
- corecivic.com
Price · as of 2025-12-31
$20.58
Market cap 1.85B
Valuation summary
Four models, one snapshot. Upside is target ÷ current − 1.
| Valuation method | Value, $ | Upside, % |
|---|---|---|
| Artificial Intelligence(AI) | $26.31 | +27.84% |
| Intrinsic Value(DCF) | $54.09 | +162.83% |
| Graham-Dodd Method(GD) | $18.49 | -10.17% |
| Graham Formula(GF) | $22.18 | +7.76% |
Valuation history
Annual price (USD per share) overlaid with each model's fair value. Y-axis is log scale.
| Year | Price | AI | DCF | Graham-Dodd | Graham Formula |
|---|---|---|---|---|---|
| 2011 | $12.23 | $19.41 | $0.67 | $21.09 | $17.96 |
| 2012 | $18.24 | $16.29 | $0.00 | $14.03 | $14.91 |
| 2013 | $20.37 | $18.76 | $0.40 | $0.00 | $12.34 |
| 2014 | $25.45 | $22.49 | $0.00 | $0.00 | $9.16 |
| 2015 | $21.23 | $22.15 | $2.19 | $0.00 | $31.39 |
| 2016 | $24.11 | $24.51 | $1.50 | $0.00 | $20.97 |
| 2017 | $17.37 | $19.17 | $1.53 | $0.00 | $5.62 |
| 2018 | $17.07 | $18.60 | $0.66 | $0.00 | $16.06 |
| 2019 | $15.57 | $18.03 | $0.00 | $0.00 | $24.74 |
| 2020 | $8.52 | $10.13 | $0.00 | $0.60 | $2.08 |
| 2021 | $8.85 | $20.17 | $0.00 | $8.91 | $0.00 |
| 2022 | $9.58 | $19.43 | $1.05 | $17.14 | $7.42 |
| 2023 | $14.87 | $19.26 | $0.00 | $15.89 | $6.42 |
| 2024 | $19.07 | $22.91 | $0.00 | $16.60 | $7.11 |
| 2025 | $18.19 | $26.31 | $1.41 | $18.49 | $22.18 |
AI valuation
Our deep-learning model estimates CoreCivic, Inc.'s (CXW) per-share fair value from quarterly fundamentals, sector trend, and historical valuation patterns.
- AI fair value
- $26.31
- Current price
- $20.58
- AI upside
- +27.84%
Methodology and confidence bands appear in the dedicated valuation theory section. The AI score is an estimate, not a recommendation.
Intrinsic value (DCF)
Open DCF calculatorThree textbook valuation models, recomputed daily from the latest financial statements. The DCF uses our Chepakovich model. Graham-Dodd and Graham Formula are conservative reference points.
DCF
$54.09
+162.83% upside
Graham-Dodd
$18.49
-10.17% upside
Graham Formula
$22.18
+7.76% upside
Peer comparison
Same-industry comparables, ranked by market cap.
| Basic Info | Model Valuation | Core Valuation | Profitability | Leverage & Liquidity | Growth | Cash Flow | Dividends | Enterprise Value | Risk | ||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Ticker | Company Name | Price | Market Cap | AI Upside | DCF Upside | GD Upside | GF Upside | P/E | P/B | P/S | EV/EBITDA | PEG | P/TBV | Gross Margin | Operating Margin | Net Margin | ROE | ROIC | ROA | Debt/Equity | Interest Coverage | Current Ratio | Quick Ratio | Net Debt/EBITDA | EPS Growth | Sales Growth | FCF Growth | FCF Yield | Op Cash Flow Ratio | Cash ROIC | Dividend Yield | Dividend Payout | Shareholder Yield | EV/EBIT | EV/FCF | EV/Sales | Altman Z-Score |
| CXW | CoreCivic, Inc. | $20.58 | 1.85B | +28% | +163% | -10% | +8% | 16.71 | 1.39 | 0.88 | 8.77 | 22.52 | 1.39 | 23.46% | 15.79% | 5.27% | 8.04% | 10.53% | 3.77% | 0.87 | 5.61 | 1.66 | 1.51 | 3.18 | 7419.00% | 1272.00% | -171.00% | 10.00% | 0.53 | 7.92% | 0.00% | 0.00% | 0.00% | 8.75 | 15.70 | 1.38 | 1.70 |
| ADC | Agree Realty Corporation | $80.48 | 9.66B | -40% | -60% | -77% | -45% | 43.82 | 1.43 | 12.50 | 19.97 | — | 1.70 | 87.73% | 47.38% | 28.45% | 3.48% | 3.76% | 2.24% | 0.53 | 2.53 | 0.83 | 0.81 | 5.41 | -56.00% | 1642.00% | 1671.00% | 5.61% | 2.94 | 5.62% | 3.87% | 169.80% | 3.92% | 36.20 | 24.44 | 17.15 | 1.62 |
| DX | Dynex Capital, Inc. | $14.03 | 2.06B | +766% | -52% | +133% | +613% | 5.40 | 0.70 | 4.10 | 19.92 | 8.20 | 0.70 | 100.00% | 175.59% | 75.89% | 17.50% | 6.46% | 2.50% | 5.65 | 1.76 | — | — | 17.59 | 6577.00% | 3220.00% | 73950.00% | 7.02% | — | 1.06% | 0.00% | 0.00% | 0.00% | 19.92 | 121.70 | 34.97 | 0.27 |
| EPR | EPR Properties | $59.41 | 4.52B | -25% | -60% | -21% | +19% | — | 1.96 | 6.34 | 7.71 | — | 1.96 | 44.67% | 52.48% | 38.27% | 0.00% | 9.81% | 0.00% | 0.00 | 2.83 | — | — | -0.16 | 10500.00% | 1207.00% | 708.00% | 9.24% | — | 11.06% | 0.17% | — | 69.09% | 11.85 | 10.61 | 6.22 | 1.32 |
| ESRT | Empire State Realty Trust… | $5.88 | 995.02M | +571% | -4% | -60% | -40% | 17.21 | 1.34 | 1.81 | 10.13 | — | 6.13 | 53.59% | 20.80% | 6.77% | 7.97% | 5.09% | 1.84% | 2.41 | 1.45 | 1.15 | 1.09 | 6.11 | -667.00% | 319.00% | 1222.00% | 18.86% | 0.34 | 8.64% | 1.98% | 34.10% | 1.98% | 21.94 | 13.35 | 4.56 | 0.60 |
| IVT | InvenTrust Properties Cor… | $31.20 | 2.42B | -2% | -60% | -3% | -22% | 21.65 | 1.34 | 8.06 | 12.15 | 3.34 | 1.51 | -14.10% | 17.18% | 37.24% | 6.27% | 2.01% | 4.11% | 0.54 | 1.49 | — | — | 3.36 | 64737.00% | 920.00% | 5424.00% | 6.44% | — | 6.06% | 0.00% | 0.00% | 0.00% | 64.88 | 21.46 | 11.15 | -0.32 |
| LTC | LTC Properties, Inc. | $39.68 | 1.89B | -27% | -32% | -97% | +107% | 14.93 | 1.72 | 7.04 | 7.48 | 63.46 | 1.73 | 75.13% | 48.22% | 44.88% | 12.17% | 10.83% | 6.44% | 0.78 | 3.59 | 2.51 | 2.51 | 3.19 | 2353.00% | 2526.00% | 863.00% | 7.35% | 0.21 | 11.64% | 5.81% | 86.70% | 8.55% | 11.64 | 10.85 | 5.61 | 2.05 |
| PEB | Pebblebrook Hotel Trust | $12.83 | 1.52B | +31,809% | -60% | +43% | — | -24.26 | 0.61 | 1.02 | 15.29 | -18.55 | 0.61 | -6.69% | 5.10% | -4.46% | -2.41% | 1.47% | -1.13% | 1.17 | 0.73 | 2.08 | 2.08 | 9.80 | 13077.00% | 153.00% | -4461.00% | 10.09% | 2.38 | 2.98% | 0.00% | 0.00% | 5.21% | 55.88 | 27.60 | 2.85 | 0.28 |
About CoreCivic, Inc.
CoreCivic, Inc. owns and operates partnership correctional, detention, and residential reentry facilities in the United States. It operates through three segments: CoreCivic Safety, CoreCivic Community, and CoreCivic Properties. The company provides a range of solutions to government partners that serve the public good through corrections and detention management, a network of residential reentry centers to help address America's recidivism crisis, and government real estate solutions. Its correctional, detention, and residential reentry facilities offer rehabilitation and educational programs, including basic education, faith-based services, life skills and employment training, and substance abuse treatment. As of December 31, 2021, the company owned and operated 46 correctional and detention facilities, 26 residential reentry centers, and 10 properties for lease. The company was founded in 1983 and is based in Brentwood, Tennessee.
- CEO
- Patrick Swindle
- Employees
- 11.65K
- Beta
- 0.71
Disclaimer: Information on this page is provided for educational purposes only and does not constitute investment advice. Upside computed as ($54.09 ÷ $20.58) − 1 = +162.83% (DCF, example).