Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18) fair value: what the stock is really worth
As of Sep 22, 2026: fair value of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo MXN 47.83, price MXN 52.00, upside -8.0%, quality 72 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
58‑month range 34.72 MXN – 58.36 MXN · fair‑value band 30.59 MXN – 63.42 MXN · the 52.00 MXN price screens above the 47.83 MXN 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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Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo invests in real estate properties for education sector in Mexico. The company was founded in 2017 and is based in Mexico City, Mexico.
Stock analysis
Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18) currently trades at 52.00 MXN, while our model-based Fair Value estimate is 47.83 MXN, implying the stock looks roughly 8.7% fairly valued today.
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Valuation
Bull case: the Growth DCF group reads highest at a median of 68.09 MXN per share, and 6 of the 15 models we run sit above the 52.00 MXN price.
Bear case: the Asset-Based group reads lowest at 18.82 MXN, and 9 of the 15 models stay below the price. Evidence for this calculation is high.
Scenario range: 30.59 MXN (bear) to 63.42 MXN (bull), the price of 52.00 MXN sits inside 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 72/100 (solid quality), in the Real Estate sector.
Healthy Growth: Revenue growth appears healthy and is supported by profitability and cash-flow quality.
Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo reported revenue of 4.6B MXN in FY2025 versus 3.1B MXN in FY2021, a compound +10.6%/yr. Reported net income was 5.1B MXN in FY2025, compounding +7.3%/yr from FY2021.
Key figures
Market cap 63.8B MXN (≈ $3.6B) · P/E ratio 11.9 · P/S ratio 13.1 · EPS (TTM) 4.36 MXN · Dividend yield 5.0% · Net margin 110% · Return on equity 15.8% · Return on assets (EBIT) 8.8%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 46 out of 100 (low confidence).
What moves the price
The share trades about 11% below its 52-week high and 12% above its 52-week low, currently above its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −18% fair-value upside, at −8%, EDUCA18 screens cheaper than that median.
Fair Value models
Bear 30.59 MXNFair Value 47.83 MXNBull 63.42 MXN
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 (1.31 MXN 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.87/100
Revenue growth appears healthy and is supported by profitability and cash-flow quality.
Revenue growth 1 year
+13.9%
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.
+8.4%
’21
’22
’23
’24
’25
What shareholders gained per year (last 5 years), in MXN ⓘ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. Measured in MXN: this currency has depreciated against the euro and dollar over the long run, so part of the nominal rate is currency erosion that never reaches a EUR/USD investor.
+10.8%
Earnings growth per share plus dividend.
Earnings per share, growth per year+5.8%
Dividend (yield on the price)5.0%
Profit margin 2021 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.86% → 86%
Growth Forecast
Price in line with expectations
The price assumes about as much growth as the company has delivered so far.
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).
+12.4%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect
n/a
No analyst forecast available.
After inflation (Mexico: IMF forecast 3.3% a year to 2030, 4.8% from 2016 to 2025) that is about +8.8% a year for the price.
Compare Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo with another stock
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.REIT - Specialty · 33 stocks
Beats the industry median on 9/14 measures
Overall it ranks above its industry peers.
Valuation
Quality Score71 · Top 25%
Fair Value upside−8% · Above median
Profitability
Return on equity (TTM)16% · Top 25%
Return on assets6% · Top 25%
Net margin (TTM)122% · Top 25%
Operating margin (TTM)84% · Top 25%
Growth and dividend
Revenue growth4% · Below median
Dividend yield (TTM)5.0% · Below median
Balance sheet
Debt / equity0.18× · Lowest 25%
Valuation Multiplesvs REIT - Specialty median · lower = cheaper
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Cite: Fair Value Calculator (2026). "Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo Fair Value". https://www.fairvalue-calculator.com/stock/EDUCA18
Frequently asked questions
Is Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18) overvalued or undervalued?
As of Sep 24, 2026, our model estimates a fair value of 47.83 MXN versus a price of 52.00 MXN, about −8% upside (fairly valued).
What is the fair value of EDUCA18?
Our model-based fair value for Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 47.83 MXN (as of Sep 24, 2026), built from audited fundamentals. The current price: 52.00 MXN.
What is the quality score of EDUCA18?
Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo has a Quality Score of 72/100. 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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
Our model-based price target is the fair value of 47.83 MXN (as of Sep 24, 2026) from 15 valuation models. Cautious scenario 30.59 MXN, optimistic scenario 63.42 MXN. It is a calculation from audited fundamentals, not an analyst target.
What is the Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo stock forecast for 2026?
Our models put fair value at 47.83 MXN, about −8% upside versus a price of 52.00 MXN (fairly valued). Cautious scenario 30.59 MXN, optimistic scenario 63.42 MXN. The calculation is refreshed regularly with new filings.
What is the revenue of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo reported trailing-twelve-month revenue of about 4.4B MXN (latest available figure, as of Sep 24, 2026).
Does Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo pay a dividend?
Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo currently shows a dividend yield of about 4.95% relative to its recent price (as of Sep 24, 2026).
What growth is priced into Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
For today's price to be fair in a discounted-cash-flow model, Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo would have to grow free cash flow by +12.4 % per year for five years (discount rate 12.0 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 4 years revenue grew +10.6 % per year. As of Sep 24, 2026.
What discount rate (WACC) does the fair value of EDUCA18 use?
Our models discount Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo at 12.0 %: a base by market capitalisation (mid), country premium for Mexico. 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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo that is +12.4 % per year a year over ten years, using the same discount rate (12.0 %) and the same formula as our fair value.
How much growth has Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18) delivered so far?
Over the past 4 years revenue at Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo grew +10.6 % a year. The price currently implies +12.4 % 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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18) growing?
The median revenue growth in the sector is +1.8 % a year. That is the yardstick for the growth priced into Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (+12.4 % 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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
The free-cash-flow yield on the price is 6.28 %: that much free cash flow Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo produces per unit of market value. When it exceeds the discount rate of our models (12.0 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo it is 47.83 MXN per share (as of Sep 24, 2026), against a price of 52.00 MXN. It is the blended result of 15 valuation models (cash flow, earnings, asset, dividend).
Is Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo stock overvalued or undervalued in 2026?
As of Sep 24, 2026, EDUCA18 trades above its calculated fair value: price 52.00 MXN, fair value 47.83 MXN, a gap of about −8% (fairly valued). 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 EDUCA18?
No. The price is what the market pays today (52.00 MXN); the fair value is what the company's own numbers justify (47.83 MXN). For Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo the two are 4.17 MXN per share apart. That gap is exactly why we show both numbers side by side.
How much is Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo worth?
The market values Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo at about 63.8B MXN (market capitalisation, as of Sep 24, 2026). Per share that is 52.00 MXN; our models calculate a fair value of 47.83 MXN per share.
What do the bullish and bearish scenarios say about EDUCA18?
Our models span a range for Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo: cautious scenario 30.59 MXN, base 47.83 MXN, optimistic 63.42 MXN per share (as of Sep 24, 2026, price 52.00 MXN). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of EDUCA18?
Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo trades at a price-to-earnings ratio of 11.9 (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 47.83 MXN is built from several models across several years. Other multiples: P/B 1.9, P/S 14.6, EV/EBITDA 18.5.
How solid is the balance sheet of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
Balance-sheet figures for Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (as of Sep 24, 2026): return on equity 15.8%, debt of 0.18 per unit of equity. They feed the Quality Score of 72/100, which measures business quality independently of the share price.
How far is EDUCA18 from its 52-week high?
Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo trades at 52.00 MXN, about 11% below its 52-week high of 58.36 MXN and 12% above the low of 46.39 MXN (as of Sep 22, 2026). Distance from the high says nothing about value: that is what the fair value of 47.83 MXN is for.
Which stocks are comparable to Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo?
From the same area (Real Estate) we also value Equinix, Inc, American Tower Corporation, Digital Realty Trust, Inc, Iron Mountain 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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo stock attractive at the current price?
The data as of Sep 24, 2026: price 52.00 MXN, calculated fair value 47.83 MXN (−8%), Quality Score 72/100, from 15 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 EDUCA18 calculated?
We run Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo through 15 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 47.83 MXN, 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. Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo 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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
The closing price on Sep 22, 2026 was 52.00 MXN. Our model-based fair value is 47.83 MXN, about −8% upside (fairly valued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo right now?
The price sits close to our fair value, market and models broadly agree here, little valuation tension. A fairly wide model range (30.59 MXN to 63.42 MXN) leaves room in how you read the outcome. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Key figures of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo
How large is the market capitalisation of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
The market capitalisation of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 63.8B MXN (≈ $3.6B). 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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
The price-to-sales ratio of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 13.1 (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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
Earnings per share at Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo are 4.36 MXN (price ÷ EPS = P/E 11.9). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
The dividend yield of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 5.0% (payout 59.0%). Yearly dividend relative to the share price. 3% pays 3 per 100 invested. Below: how much of profit is used for it.
What is the net margin of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
The net margin of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 110% (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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
The return on equity (ROE) of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 15.8% (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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
On an EBIT basis the return on assets of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 8.8% (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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
The operating margin of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 84.4% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
Revenue at Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is growing +3.5% versus a year earlier (3y avg +8.4%). 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 Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18)?
Earnings per share at Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo are growing +37.3% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo (EDUCA18) carry?
The net debt of Fideicomiso Irrevocable No. F/3277 en Banco Invex, S. A. Institución de Banca Múltiple, INVEX Grupo is 6.5B MXN (fiscal year 2025, ≈ 1.6 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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