CoreCivic Inc (CXW) fair value: what the stock is really worth
As of Sep 23, 2026: fair value of CoreCivic Inc $18.76, price $32.28, upside -41.9%, quality 59 out of 100. Calculated from audited financials with 26 valuation models and 37 quality factors, updated daily.
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Price vs Fair Value
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Sep 24, 2026.
How to read this chart
60‑month range $8.33 – $35.54 · fair‑value band $8.01 – $26.52 · the $32.28 price screens above the $18.76 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 24, 2026.
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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.
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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 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; food services; and work and recreational programs as well as health care services, including medical, dental, and mental health services. The company was founded in 1983 and is based in Brentwood, Tennessee.
Stock analysis
CoreCivic Inc (CXW) currently trades at $32.28, while our model-based Fair Value estimate is $18.76, implying the stock looks roughly 72.1% overvalued today.
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Valuation
Bull case: the Multiples group reads highest at a median of $24.74 per share, and 4 of the 26 models we run sit above the $32.28 price.
Bear case: the Growth DCF group reads lowest at $8.71, and 22 of the 26 models stay below the price. Evidence for this calculation is high.
Scenario range: $8.01 (bear) to $26.52 (bull), the price of $32.28 sits above it. Bear and bull are the same models on cautious and optimistic assumptions, a range, not a price target.
Quality & growth
The Quality Score stands at 59/100 (solid quality), in the Industrials sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
CoreCivic Inc reported revenue of $2.2B in FY2025 versus $1.9B in FY2021, a compound +4.4%/yr. Reported net income was $117M in FY2025.
Key figures
Market cap $3.5B · P/E ratio 26.2 · P/S ratio 1.38 · EPS (TTM) $1.23 · Net margin 5.3% · Return on equity 9.0% · Return on assets (EBIT) 6.7% · Operating margin 11.4%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 37 out of 100 (low confidence).
What moves the price
The share trades about 9% below its 52-week high and 100% above its 52-week low, currently above its 200-day average.
For context, the median of 10 Industrials peers we cover trades at 13% fair-value upside, at −42%, CXW screens richer than that median.
Fair Value models
Bear $8.01Fair Value $18.76Bull $26.52
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above is their evidence-weighted blend, not the output of a single model. Based on fiscal year 2025 figures (about 9 months old). Earnings retained since then ($0.8998 per share) are deliberately not added.Bear ⓘBear = the cautious scenario: the same model computed with conservative anchors (lower growth, margins and valuation multiples). Together with Bull it frames a plausible valuation range, not a price target.BaseBull ⓘBull = the optimistic scenario: the same model computed with favourable anchors (higher growth, margins and valuation multiples). Together with Bear it frames a plausible valuation range, not a price target.Evidence ⓘEvidence = how well-backed THIS model's estimate is for this stock (0–100): how complete and reliable its input data are, and how well the model fits the company. The final Fair Value is an evidence-weighted blend, so better-evidenced models count more. Green ≥70, amber 50–69, grey below 50.
Growth Quality ⓘGrowth is valuable only when reinvestment earns attractive returns (Aswath Damodaran): sustainable growth depends on return on capital, reinvestment and efficiency. Basis: total company revenue over the periods shown on the cards (3Y/5Y/all years), not per share, so a merger can show up as a growth jump; per-share earnings growth is in the value-creation card.42/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
+12.7%
Revenue growth 3 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+6.2%
Revenue growth 5 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+3.0%
Start year 2020 (pandemic). Over 10 years: +2.1% a year
Revenue growth 39 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+13.9%
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What shareholders gained per year (last 5 years) ⓘWhat the business itself delivers per year: earnings growth per share plus the dividend yield. This is what you get IF the market keeps valuing the stock the same way: it contains no assumption about the market changing its mind. Computed per share, so buybacks count and a merger does not pass as growth. For a company that pays no dividend it is pure earnings growth per share. Period: earnings growth per share as CAGR over the last 5 reported fiscal years (annual statements), plus the current dividend yield. The start value is the median of the three years around the start, so a single crisis year (a pandemic or a write-down) does not distort the rate. Basis: adjusted.
−1.9%
Earnings growth per share plus dividend.
Earnings per share, growth per year−1.9%
Dividend (yield on the price)0.0%
Pace: 5 vs 10 years ⓘTwo data points, not a trend model: earnings growth per share over the last 5 fiscal years against the last 10. Labelled "steady" when both rates are within 3 percentage points of each other, otherwise picking up or flattening. Shown only when ten years of history exist.1% vs −5%, picking up
Profit margin 2020 to 2025 ⓘOperating margin then vs now, from reported annual statements. A falling margin after a boom year is the classic peak-earnings signal: the growth rate then leans on an inflated base.9% → 16%
Start year 2020 (pandemic)
Growth Forecast
A lot of optimism in the price
The price assumes more growth than the company has delivered so far and more than analysts expect.
What the price assumes ⓘThis turns our valuation around: instead of asking what the share is worth, it asks what growth the current price requires. It uses the cash the company keeps after all spending (free cash flow), the same discount rate as our models, five years of growth, then slowing evenly to 2 % a year by year ten. Compared with the analysts' sales forecasts extended to the same five years (at least three analysts, for context only, it does not enter the Fair Value): within 3 percentage points counts as "in line" (amber), below that little optimism (green), above that a lot of optimism (red).
+34.0%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect ⓘAnalysts publish sales forecasts for the next two fiscal years. For the years after that, growth slows evenly to 2 % a year by year ten (2 % is the long-run rate our models use). Projected years are marked as such.
+6.3%
Yearly sales growth analysts expect, extended to five years.
After inflation (USA: IMF forecast 2.4% a year to 2030, 3.1% from 2016 to 2025) that is about +30.9% a year for the price and +3.9% for the forecasts.
Price, fair value, quality and upside side by side.
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Peer GroupⓘHow this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.Security & Protection Services · 114 stocks
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Cite: Fair Value Calculator (2026). "CoreCivic Inc Fair Value". https://www.fairvalue-calculator.com/stock/CXW
Frequently asked questions
Is CoreCivic Inc (CXW) overvalued or undervalued?
As of Sep 24, 2026, our model estimates a fair value of $18.76 versus a price of $32.28, about −42% upside (overvalued).
What is the fair value of CXW?
Our model-based fair value for CoreCivic Inc is $18.76 (as of Sep 24, 2026), built from audited fundamentals. The current price: $32.28.
What is the quality score of CXW?
CoreCivic Inc has a Quality Score of 59/100. It measures business quality (profitability, growth, cash flow, balance-sheet strength, investment discipline, share issuance). Market factors such as price momentum and volatility do not enter the number; they are shown separately in the detail view.
What is the price target for CoreCivic Inc (CXW)?
Our model-based price target is the fair value of $18.76 (as of Sep 24, 2026) from 26 valuation models. Cautious scenario $8.01, optimistic scenario $26.52. It is a calculation from audited fundamentals, not an analyst target.
What is the CoreCivic Inc stock forecast for 2026?
Our models put fair value at $18.76, about −42% upside versus a price of $32.28 (overvalued). Cautious scenario $8.01, optimistic scenario $26.52. The calculation is refreshed regularly with new filings.
What is the revenue of CoreCivic Inc (CXW)?
CoreCivic Inc reported trailing-twelve-month revenue of about $2.3B (latest available figure, as of Sep 24, 2026).
What growth is priced into CoreCivic Inc (CXW)?
For today's price to be fair in a discounted-cash-flow model, CoreCivic Inc would have to grow free cash flow by +34.0 % per year for five years (discount rate 8.7 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +3.0 % per year. As of Sep 24, 2026.
What discount rate (WACC) does the fair value of CXW use?
Our models discount CoreCivic Inc at 8.7 %: a base by market capitalisation (mid), damped by beta 0.57, country premium for USA. The same rate applies in all 26 models.
What is a reverse DCF?
A reverse DCF turns the usual calculation around. Instead of deriving a value from assumptions, it takes today's price as given and asks: what free-cash-flow growth would a company have to deliver for exactly this price to be fair? The result is not a forecast but the expectation already priced in. For CoreCivic Inc that is +34.0 % per year a year over ten years, using the same discount rate (8.7 %) and the same formula as our fair value.
How much growth has CoreCivic Inc (CXW) delivered so far?
Over the past 5 years revenue at CoreCivic Inc grew +3.0 % a year. The price currently implies +34.0 % per year free-cash-flow growth a year. Comparing the two shows how much confidence is in the price: if it demands more than has been delivered, the business has to accelerate for the maths to work.
How fast is the sector of CoreCivic Inc (CXW) growing?
The median revenue growth in the sector is +4.7 % a year. That is the yardstick for the growth priced into CoreCivic Inc (+34.0 % per year a year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of CoreCivic Inc (CXW)?
The free-cash-flow yield on the price is 1.55 %: that much free cash flow CoreCivic Inc produces per unit of market value. When it exceeds the discount rate of our models (8.7 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of CoreCivic Inc (CXW)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For CoreCivic Inc it is $18.76 per share (as of Sep 24, 2026), against a price of $32.28. It is the blended result of 26 valuation models (cash flow, earnings, asset, dividend).
Is CoreCivic Inc stock overvalued or undervalued in 2026?
As of Sep 24, 2026, CXW trades above its calculated fair value: price $32.28, fair value $18.76, a gap of about −42% (overvalued). The calculation is refreshed with each new quarterly report, so the verdict can change during the year.
Is fair value the same as the market price of CXW?
No. The price is what the market pays today ($32.28); the fair value is what the company's own numbers justify ($18.76). For CoreCivic Inc the two are $13.52 per share apart. That gap is exactly why we show both numbers side by side.
How much is CoreCivic Inc worth?
The market values CoreCivic Inc at about $3.5B (market capitalisation, as of Sep 24, 2026). Per share that is $32.28; our models calculate a fair value of $18.76 per share.
What do the bullish and bearish scenarios say about CXW?
Our models span a range for CoreCivic Inc: cautious scenario $8.01, base $18.76, optimistic $26.52 per share (as of Sep 24, 2026, price $32.28). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of CXW?
CoreCivic Inc trades at a price-to-earnings ratio of 26.2 (as of Sep 24, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of $18.76 is built from several models across several years. Other multiples: PEG 1.1, P/B 2.4, P/S 1.5, EV/EBITDA 11.9.
What is the PEG ratio of CXW?
The PEG ratio of CoreCivic Inc is 1.06 (P/E divided by earnings growth, as of Sep 24, 2026). That is above 1, so the growth is already paid for in the price.
How solid is the balance sheet of CoreCivic Inc (CXW)?
Balance-sheet figures for CoreCivic Inc (as of Sep 24, 2026): return on equity 9.0%, debt of 0.86 per unit of equity. They feed the Quality Score of 59/100, which measures business quality independently of the share price.
How far is CXW from its 52-week high?
CoreCivic Inc trades at $32.28, about 9% below its 52-week high of $35.54 and 100% above the low of $16.13 (as of Sep 23, 2026). Distance from the high says nothing about value: that is what the fair value of $18.76 is for.
Which stocks are comparable to CoreCivic Inc?
From the same area (Industrials) we also value Verisure plc, Allegion plc, Zhejiang Dahua Technology Co, MSA Safety Incorporated, among others. Each of them has its own fair-value calculation on this site using the same models, so the comparison is like for like.
Is CoreCivic Inc stock attractive at the current price?
The data as of Sep 24, 2026: price $32.28, calculated fair value $18.76 (−42%), Quality Score 59/100, from 26 models. Whether that fits your horizon and risk tolerance is your call. We provide the calculation, not investment advice.
How is the fair value of CXW calculated?
We run CoreCivic Inc through 26 models from four families: discounted cash flow, earnings models, asset and balance-sheet models, and dividend models. Every model gets the same audited fundamentals; the result is the weighted average of $18.76, with the spread shown as a cautious and an optimistic scenario.
Is it still worth investing in stocks now?
The global stock market currently sits 14.1 % above its aggregate fair value. CoreCivic Inc itself currently trades above fair value. An expensive market is no reason to stay out and no reason to buy everything at once: keep a broad savings plan running, buy single stocks only with money you can do without, and hold part of your money liquid while the market is high. The full picture including sectors is on is it worth investing now.
What is the share price of CoreCivic Inc (CXW)?
The closing price on Sep 23, 2026 was $32.28. Our model-based fair value is $18.76, about −42% upside (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with CoreCivic Inc right now?
The price sits above even our optimistic bull case ($26.52). The favourable scenario is already priced in. The model range is unusually wide ($8.01 to $26.52). The outcome hinges heavily on assumptions, so read the point estimate with caution. Solid but not exceptional quality (59/100) and above fair value, neither a clear bargain nor a standout compounder.
Where does the earnings growth of CoreCivic Inc (CXW) come from?
Earnings per share at CoreCivic Inc grew −9.2 % a year from 2014 to 2025. Broken into its drivers: revenue per share +2.2 %, EBIT margin −3.1 %, tax rate −3.0 %, residual (interest, one-offs) −5.5 %. The four rates multiply to the earnings growth rate, they do not add up. Start and end are three-year averages so a single exceptional year does not distort the result.
Key figures of CoreCivic Inc
How large is the market capitalisation of CoreCivic Inc (CXW)?
The market capitalisation of CoreCivic Inc is $3.5B. The stock-market value of the whole company: share price times number of shares. It is what the market asks for the entire business today.
What is the P/S ratio of CoreCivic Inc (CXW)?
The price-to-sales ratio of CoreCivic Inc is 1.38 (P/E × margin). Price to sales: market value relative to yearly revenue. Useful when profit is thin or distorted.
What are the earnings per share of CoreCivic Inc (CXW)?
Earnings per share at CoreCivic Inc are $1.23 (price ÷ EPS = P/E 26.2). Earnings per share over the last twelve months: total profit spread across every single share.
What is the net margin of CoreCivic Inc (CXW)?
The net margin of CoreCivic Inc is 5.3% (fiscal year 2025). How much of every unit of revenue ends up as profit. 10% means 10 cents of profit per dollar of sales.
What is the return on equity of CoreCivic Inc (CXW)?
The return on equity (ROE) of CoreCivic Inc is 9.0% (last twelve months). Profit relative to shareholders' equity, how efficiently the company works with its owners' money.
What is the EBIT return on assets of CoreCivic Inc (CXW)?
On an EBIT basis the return on assets of CoreCivic Inc is 6.7% (avg 5y). Operating profit (EBIT) relative to everything the company owns, as a multi-year average. It describes the business model rather than one good or bad year.
What is the operating margin of CoreCivic Inc (CXW)?
The operating margin of CoreCivic Inc is 11.4% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at CoreCivic Inc (CXW)?
Revenue at CoreCivic Inc is growing +25.8% versus a year earlier (3y avg +6.2%). How much revenue grew versus a year earlier (YoY). The 3-year average next to it puts the single year in context.
How fast are earnings growing at CoreCivic Inc (CXW)?
Earnings per share at CoreCivic Inc are growing +65.7% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does CoreCivic Inc (CXW) carry?
The net debt of CoreCivic Inc is $1.1B (fiscal year 2025, ≈ 20.5 yrs of FCF). Debt minus cash on hand. The note shows how many years of free cash flow could in theory pay it off.
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Broad data
Sep 24, 2026