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On September 03, 2026, CoreCivic Inc CXW shares rose 3.2% to $33.66, trading near its 52-week high of $34.86 and significantly above its low of $15.74. The current price reflects a notable year-to-date increase of 76.1% and a 67.8% gain over the past year.

GF Value™ verdict: $24.62 indicates CXW is 36.7% overvalued. GF Score™ of 63/100 suggests an above-average rating. Insider activity shows a concerning trend, with insiders selling $17.9M in shares over the past 12 months and no buying activity. Is CXW Overvalued or Undervalued? CoreCivic Inc CXW currently trades at $33.66, significantly above its GF Value™ estimate of $24.62, indicating a 36.7% overvaluation. This disparity represents a notable lack of margin of safety for potential investors. The GF Valuation label classifies CXW as "Significantly Overvalued," suggesting that the stock’s price may not be sustainable in the long term. The GF Value™ is derived from a comprehensive analysis of historical trading multiples, growth metrics, and future performance expectations, providing a framework to assess intrinsic value.

With the current price exceeding the GF Value™ significantly, the risk of a price correction could be high. Investors may want to exercise caution, as the market price does not reflect the underlying value derived from fundamental analysis.

How Does CXW's Valuation Compare to Its History? Metric Current Historical P/E (TTM) 26.9x 19.4x Forward P/E 14.2x - The current P/E ratio of 26.9x is 38% above its 5-year median of 19.4x, which aligns with the GF Value™ assessment of overvaluation. This elevated P/E ratio suggests that the stock is trading at a premium compared to its historical valuation, reinforcing the premise that CoreCivic may be overvalued at this time.

What Does CXW's GF Score™ Tell Us? The GF Score™ evaluates a company's financial health and growth potential, offering insights into its overall investment quality. CoreCivic has a GF Score™ of 63/100, indicating an above-average rating. The strongest sub-rank is in Profitability, scoring 7/10, while the weakest is in Growth, scoring just 2/10, highlighting potential concerns about future expansion.

Metric Rating GF Score™ 63 Financial Strength 5/10 Profitability 7/10 Growth 2/10 Valuation 5/10 Momentum 3/10 The analysis of the GF Score™ indicates that while CoreCivic maintains a solid profitability rank, its growth potential is limited. The valuation ranking supports the assessment of overvaluation, and the momentum rank reveals weaker performance trends. This uneven distribution of scores suggests a mixed outlook for CoreCivic, with strengths in profitability but weaknesses in growth and momentum.

What Are Gurus and Insiders Doing with CXW? Currently, two gurus hold positions in CoreCivic, with no new additions and two trimming their holdings in recent quarters. This trend may reflect a cautious sentiment among institutional investors, which could be a signal for potential retail investors. Additionally, insider activity has been troubling, with insiders selling $17.9 million worth of shares in the past year and no reported buying. Such selling by insiders may indicate a lack of confidence in the stock's future performance.

What This Means for Investors In summary, CoreCivic Inc CXW appears significantly overvalued based on its current price compared to the GF Value™ estimate. The analysis of valuation multiples, GF Score™, and insider transactions suggests a cautionary approach for potential investors. With the stock trading well above its intrinsic value, it may not provide the attractive investment opportunity some might hope for. For further details, you can visit the CoreCivic Inc (CXW) stock page for a comprehensive analysis.

Frequently Asked Questions What is CXW's GF Score™?

CoreCivic has a GF Score™ of 63/100, indicating an above-average rating in terms of financial health and growth potential.

Is CXW overvalued or undervalued?

CoreCivic is currently overvalued, with a GF Value™ estimate of $24.62 compared to the current price of $33.66.

What is CXW's P/E ratio?

The P/E ratio for CoreCivic is 26.9x, which is significantly above its 5-year median of 19.4x, indicating a higher valuation compared to its historical performance.

This stock alert was generated using automated technology and GuruFocus financial data to provide readers with timely and accurate market reporting. This content was reviewed by GuruFocus editorial team prior to publication. Please send any questions or comments about this story to [email protected].

Disclosures I/We may personally own shares in some of the companies mentioned above. However, those positions are not material to either the company or to my/our portfolios.

The transaction was valued at $981,378. The sale reduced the executive's direct ownership of common stock by 15%.

Posted by Defense World Staff on Aug 11th, 2026

CoreCivic (NYSE:CXW – Get Free Report) announced that its Board of Directors has approved a share buyback plan on Monday, August 10th, RTT News reports. The company plans to buyback $500.00 million in outstanding shares. This buyback authorization permits the real estate investment trust to buy up to 15.7% of its shares through open market purchases. Shares buyback plans are typically a sign that the company’s management believes its stock is undervalued.

CoreCivic Stock Up 2.4% CXW stock opened at $33.06 on Tuesday. The stock’s 50 day simple moving average is $29.46 and its 200 day simple moving average is $23.02. CoreCivic has a fifty-two week low of $15.73 and a fifty-two week high of $34.86. The company has a debt-to-equity ratio of 0.86, a quick ratio of 1.32 and a current ratio of 1.32. The company has a market cap of $3.27 billion, a P/E ratio of 26.45 and a beta of 0.58.

Analysts Set New Price Targets A number of analysts have weighed in on CXW shares. Wall Street Zen upgraded CoreCivic from a “hold” rating to a “buy” rating in a report on Monday. Northland Securities set a $40.00 price objective on CoreCivic in a research note on Friday, June 26th. Benchmark upped their target price on CoreCivic from $41.00 to $45.00 and gave the company a “buy” rating in a research report on Friday. Noble Financial reaffirmed an “outperform” rating on shares of CoreCivic in a research note on Monday. Finally, Weiss Ratings upgraded CoreCivic from a “hold (c+)” rating to a “buy (b-)” rating in a report on Wednesday, July 1st. Four investment analysts have rated the stock with a Buy rating, According to MarketBeat.com, the company currently has an average rating of “Buy” and a consensus price target of $37.00.

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CoreCivic Company Profile Get Free Report)

CoreCivic, Inc (NYSE: CXW) is a real estate investment trust specializing in the ownership, management and operation of private correctional and detention facilities in the United States. The company enters into contracts with federal, state and local government agencies to house inmates and detainees in facilities that it owns or operates on a concession basis. In addition to traditional prison operations, CoreCivic provides specialized services such as community-based reentry programs, electronic monitoring and rehabilitation initiatives aimed at reducing recidivism.

CoreCivic’s portfolio encompasses a mix of adult correctional facilities, immigration detention centers, residential reentry centers and other community-based programs.

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CoreCivic NYSE: CXW reported second-quarter 2026 results that exceeded average analyst estimates for adjusted earnings per share and adjusted EBITDA, while outlining a series of facility sales, debt repayments and expanded share-repurchase capacity.

President and Chief Executive Officer Patrick Swindle said the company sold four facilities to government partners for combined gross proceeds of about $2.23 billion. The transactions include the California City Detention Facility and Otay Mesa Detention Center in California, sold to the Department of Homeland Security for $1.5 billion, as well as the Midwest Regional Reception Center in Kansas and Prairie Correctional Facility in Minnesota, sold for $734 million.

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After estimated taxes and transaction costs, CoreCivic expects net proceeds of approximately $1.6 billion from the four sales. The company will continue managing the facilities under existing contracts, though management said contract terms could be modified following the ownership transfers.

Second-Quarter Results and Segment Changes CoreCivic generated GAAP earnings per share of $0.37 in the second quarter and funds from operations, or FFO, of $0.63 per share. Adjusted EPS, excluding acquisition-related expenses, was $0.38, compared with $0.36 in the prior-year quarter. Normalized FFO was $0.64 per share, up from $0.59 a year earlier.

Chief Financial Officer David Garfinkle noted that the prior-year quarter included $11.6 million in Employee Retention Credits, including interest. Excluding that benefit, adjusted EPS increased 35.7% and normalized FFO per share increased 25.5% year over year.

Adjusted EBITDA totaled $109.4 million, compared with $103.3 million in the second quarter of 2025. Excluding the prior-year Employee Retention Credit benefit, adjusted EBITDA increased $17.7 million, or 19.3%.

The company redefined its operating and reportable segments during the quarter. The CoreCivic Residential segment now includes 64 correctional, detention and reentry facilities. The CoreCivic Services segment includes pharmaceutical supplies and services through Clinical Solutions Pharmacy, transportation through TransCor, and electronic monitoring and case-management services through Recovery Monitoring Solutions. The CoreCivic Property segment, consisting of five facilities leased to government agencies, was unchanged.

Residential operating margins declined to 22.4% from 26.1% a year earlier, primarily because the prior-year period included Employee Retention Credits. Excluding those credits, the prior-year margin was 24.5%. Garfinkle said lower ICE populations during the second quarter and the ramp-up of newly activated facilities also affected margins.

Population Trends and Facility Activations Total occupancy in the Residential segment was 78.4%, up 1.6 percentage points from the prior-year quarter. Average daily population across CoreCivic-managed facilities rose to 66,363 people from 64,026 a year earlier, driven by increased demand, new contracts and the Farmville acquisition completed in July 2025.

Federal partners, primarily U.S. Immigration and Customs Enforcement and the U.S. Marshals Service, represented 53% of second-quarter revenue. Revenue from federal partners increased 27.2% year over year. ICE revenue rose $91.3 million, or 51.6%, while U.S. Marshals Service revenue declined $14.1 million, partly reflecting contract-level population mix shifts between the agencies.

CoreCivic’s ICE population increased by approximately 6,000 people, or 59.6%, from the beginning of 2025 through June 30, reaching 16,197 individuals. However, average daily population declined by 1,184 people in the second quarter from the first quarter, net of a 793-person increase at five activated facilities.

Swindle said nationwide ICE detention populations fell after reaching roughly 70,800 in late January, citing a Department of Homeland Security funding-related shutdown, leadership reorganization and the redeployment of ICE agents to Transportation Security Administration checkpoints. Nationwide populations subsequently rose to about 65,500 in early July.

The company continues ramping capacity at the 2,560-bed California City Detention Facility and 2,160-bed Diamondback Correctional Facility. As of June 30, the facilities housed 1,674 and 1,522 individuals, respectively. The Midwest Regional Reception Center began accepting detainees in March and housed 379 individuals at quarter-end.

CoreCivic also received a new contract to manage the 1,600-bed Prairie Correctional Facility, which had been idle since 2010. The company expects to begin receiving detainees in the fourth quarter and said the facility will make only a minimal earnings contribution in 2026 because of start-up activity.

Debt Reduction, Liquidity and Repurchases CoreCivic used a portion of the initial facility-sale proceeds to repay its $575 million revolving credit facility balance and an incremental term loan. The company also plans to redeem $238.5 million of 4.75% senior notes due in 2027 on Aug. 12.

Following taxes and debt repayments, Garfinkle said CoreCivic expects to hold about $1 billion in cash, with total debt outstanding of $739.1 million and $553.3 million of available revolving-credit capacity.

On Aug. 4, the board authorized a $500 million increase to the company’s share-repurchase program, bringing total authorization to $1.2 billion. CoreCivic had repurchased 28.1 million shares for $444.2 million, or $15.82 per share, since the program began in May 2022, leaving $755.8 million available.

Management said it expects to use a substantial portion of remaining facility-sale proceeds for share repurchases, while also considering debt reduction, business investment and potential acquisitions. Swindle said the company has also begun preliminary discussions with ICE concerning possible additional detention-facility sales, though no assurance was provided that further transactions will occur.

Updated 2026 Outlook CoreCivic raised its adjusted diluted EPS outlook to $1.62 to $1.70, from prior guidance of $1.53 to $1.63. It maintained normalized FFO guidance of $2.61 to $2.70 per share, compared with its earlier range of $2.60 to $2.70.

The company now expects GAAP diluted EPS of $15.00 to $15.20, reflecting the significant gains from facility sales. Adjusted EBITDA guidance was lowered to $440.5 million to $445.5 million from $453.8 million to $461.8 million, incorporating CoreCivic’s estimate of possible contract modifications following the ownership transfers.

Garfinkle said the outlook also assumes modestly higher residential populations than previously forecast, reflecting recent ICE population trends. Guidance does not include the effects of potential second-half share repurchases or any additional facility sales.

About CoreCivic (NYSE:CXW)CoreCivic, Inc NYSE: CXW is a real estate investment trust specializing in the ownership, management and operation of private correctional and detention facilities in the United States. The company enters into contracts with federal, state and local government agencies to house inmates and detainees in facilities that it owns or operates on a concession basis. In addition to traditional prison operations, CoreCivic provides specialized services such as community-based reentry programs, electronic monitoring and rehabilitation initiatives aimed at reducing recidivism.

CoreCivic's portfolio encompasses a mix of adult correctional facilities, immigration detention centers, residential reentry centers and other community-based programs.

This instant news alert was generated by narrative science technology and financial data from MarketBeat in order to provide readers with the fastest reporting and unbiased coverage. Please send any questions or comments about this story to [email protected].

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BRENTWOOD, Tenn., July 13, 2026 (GLOBE NEWSWIRE) -- CoreCivic, Inc. (NYSE: CXW) (“CoreCivic”) announced today that it is delivering an irrevocable notice to the holders of all of CoreCivic’s previously issued $250,000,000 original aggregate principal amount of 4.750% senior notes due 2027 (the “2027 Notes”) that CoreCivic has elected to redeem in full the 2027 Notes that remain outstanding on August 12, 2026 (the “Redemption Date”). The 2027 Notes were otherwise scheduled to mature on October 15, 2027. The 2027 Notes will be redeemed at a redemption price equal to 100.000% of the principal amount of the then outstanding 2027 Notes, plus the applicable “make-whole” premium specified in the indenture, as supplemented, governing the 2027 Senior Notes, plus accrued and unpaid interest to, but not including, the Redemption Date (the “Redemption Price”). As of July 13, 2026, the principal amount of the outstanding 2027 Notes was $238,468,000. CoreCivic intends to use cash on hand to fund the Redemption Price.

This press release shall not constitute a notice of redemption of the 2027 Notes.

About CoreCivic
CoreCivic is a diversified, government-solutions company with the scale and experience needed to solve tough government challenges in flexible, cost-effective ways. CoreCivic provides a broad range of solutions to government partners that help build safer, healthier, and more productive communities one person at a time through residential corrections, detention and reentry management, adjacent service offerings that include pharmaceutical, transportation, and alternatives to incarceration, and government real estate solutions. CoreCivic is the nation’s largest owner of partnership correctional, detention and residential reentry facilities, and one of the largest operators of such facilities in the United States. CoreCivic has been a flexible and dependable partner for government for more than 40 years. CoreCivic’s employees are driven by a deep sense of service, high standards of professionalism and a responsibility to help government better the public good. Learn more at www.corecivic.com.

Cautionary Statement Regarding Forward-Looking Statements
This press release includes forward-looking statements including statements regarding CoreCivic’s redemption of the 2027 Notes and its funding of the Redemption Price. These forward-looking statements may include words such as “anticipate,” “estimate,” “expect,” “project,” “plan,” “intend,” “believe,” “may,” “will,” “should,” “can have,” “likely,” and other words and terms of similar meaning in connection with any discussion of the timing or nature of future operating or financial performance or other events. Such forward-looking statements may be affected by risks and uncertainties in CoreCivic’s business and market conditions. These forward-looking statements are subject to risks and uncertainties that could cause actual results to differ materially from the statements made. Important factors that could cause actual results to differ are described in the filings made from time to time by CoreCivic with the U.S. Securities and Exchange Commission (the “SEC”) and include the risk factors described in CoreCivic’s Annual Report on Form 10-K for the fiscal year ended December 31, 2025, filed with the SEC on February 20, 2026. Except as required by applicable law, CoreCivic undertakes no obligation to update forward-looking statements made by it to reflect events or circumstances occurring after the date hereof or the occurrence of unanticipated events.

Contact:Investors: Jeb Bachmann - Managing Director, Investor Relations - (615) 263-3024 Financial Media - David Gutierrez, Dresner Corporate Services - (312) 780-7204

BRENTWOOD, Tenn., July 06, 2026 (GLOBE NEWSWIRE) -- CoreCivic, Inc. (NYSE: CXW) (CoreCivic or the Company) announced today that on July 2nd, 2026, it completed the sale of its 2,560-bed California City Detention Facility in California City, California (the California City Facility) and its 1,994-bed Otay Mesa Detention Center in San Diego, California (the Otay Mesa Facility) to the United States of America and its assigns, by and through the Department of Homeland Security for an aggregate gross sales price of $1.5 billion, including $732.6 million for the California City Facility and $739.2 million for the Otay Mesa Facility. These two purpose-built facilities were specifically designed to care for individuals in a secure environment. After federal and state income taxes of approximately $0.4 billion and transaction expenses, the Company anticipates its net proceeds from the asset sales to be approximately $1.1 billion.

The Company expects to use a portion of the net proceeds from the asset sales to

Repay all or a portion of the outstanding indebtedness under the Company’s Bank Credit Facility, which currently has an outstanding balance of $270.0 million on the Revolving Credit Facility, $107.8 million on the Initial Term Loan, and $100.0 million on the Incremental Term Loan, and Repay the remaining outstanding balance of $238.5 million of the Company’s 4.75% senior notes, which are scheduled to mature in October 2027 (the 4.75% Notes).
The Company expects to use the remaining net proceeds for general corporate purposes, which may include additional debt repayments and share repurchases of the Company’s common stock. The credit agreement governing the Company’s Bank Credit Facility (the Credit Agreement) and the indenture (the 2029 Notes Indenture) governing the Company’s outstanding 8.25% senior notes due 2029 (the 8.25% Notes) limit our ability to make certain restricted payments, including share repurchases. However, the Company is permitted to make unlimited restricted payments (i) under the Credit Agreement, to the extent the Company’s consolidated secured leverage ratio (as defined therein) calculated on a pro forma basis after giving effect to such restricted payment would be equal to or less than 1.50 to 1.00 and no default exists thereunder, and (ii) under the 2029 Notes Indenture, to the extent the Company’s consolidated total leverage ratio (as defined therein) calculated on a pro forma basis after giving effect to such restricted payment would be equal to or less than 2.00 to 1.00. 

The Company also expects to maintain balance sheet flexibility to pursue growth opportunities. These opportunities include, but are not limited to, potential acquisitions within the Company’s lines of business and those that provide complementary services provided such opportunities enhance the Company’s business, diversify the Company’s cash flows, and/or increase the services the Company offers to its customers, similar to the acquisition of Clinical Solutions Pharmacy completed on April 1, 2026.

The Company currently expects to continue to manage the California City Facility and the Otay Mesa Facility under the existing management contracts with Immigration & Customs Enforcement (ICE) related to each facility, although the terms of the management contracts may be modified to reflect the change in ownership. However, the Company can provide no assurance that it will continue to manage these facilities in the future, or that the terms of the existing management agreements will remain the same. As has always been the case, ICE has the ability to terminate the management contracts for non-appropriation of funds or for convenience. The management contract for the California City Facility expires in August 2027, and the management contract for the Otay Mesa Facility expires in December 2029 and contains a five-year extension option.

In addition to these asset sales, the Company has been in discussions with ICE about the potential acquisition of additional detention facilities from the Company. These discussions are in various stages, and the Company can provide no assurance that any additional sales will occur.

Patrick Swindle, CoreCivic's President and Chief Executive Officer, commented, "We are pleased with the sales of these two mission-critical facilities for the Company’s government partner, which demonstrates the value of the Company’s underlying real estate portfolio, while reflecting our role as a long-term, flexible solutions provider to government. The sale of these facilities at what we believe is a fair valuation provides the Company with significant balance sheet flexibility and positions us well to grow the Company’s businesses and return value to its shareholders, while remaining a dependable partner for government."

About CoreCivic

CoreCivic is a diversified, government-solutions company with the scale and experience needed to solve tough government challenges in flexible, cost-effective ways. CoreCivic provides a broad range of solutions to government partners that help build safer, healthier, and more productive communities one person at a time through residential corrections, detention, and reentry management, adjacent service offerings that include pharmaceutical, transportation, and alternatives to incarceration, and government real estate solutions. CoreCivic is the nation’s largest owner of partnership correctional, detention and residential reentry facilities, and one of the largest operators of such facilities in the United States. CoreCivic has been a flexible and dependable partner for government for more than 40 years. CoreCivic’s employees are driven by a deep sense of service, high standards of professionalism and a responsibility to help government better the public good. Learn more at www.corecivic.com.

Forward-Looking Statements

This press release contains statements as to our beliefs and expectations of the outcome of future events that are "forward-looking" statements as defined within the meaning of the Private Securities Litigation Reform Act of 1995, as amended. These forward-looking statements are subject to risks and uncertainties that could cause actual results to differ materially from the statements made. These include, but are not limited to, the risks and uncertainties associated with: (i) changes in government policy, legislation and regulations that affect utilization of the private sector for corrections, detention, and residential reentry services, in general, or our business, in particular, including, but not limited to, the continued utilization of our correctional and detention facilities by the federal government as a consequence of presidential executive orders, changes in how the federal government, including ICE, elects to use our detention capacity or otherwise procures alternative detention capacity, and the impact of any changes to immigration reform and sentencing laws (we do not, under longstanding policy, lobby for or against policies or legislation that would determine the basis for, or duration of, an individual’s incarceration or detention); (ii) our ability to obtain and maintain correctional, detention, and residential reentry facility management contracts because of reasons including, but not limited to, sufficient governmental appropriations, contract compliance, negative publicity and effects of inmate disturbances; (iii) changes in the privatization of the corrections and detention industry, the acceptance of our services, the timing of the opening of new facilities and the commencement of new management contracts (including the extent and pace at which new contracts are utilized), as well as our ability to utilize available beds; (iv) our ability to successfully activate idle facilities in a timely manner in order to meet the growth in demand for our facilities and services from the federal government that has occurred as a result of changes in policies and actions of the current presidential administration, and to realize projected returns resulting therefrom; (v) general economic and market conditions, including, but not limited to, the impact governmental budgets can have on our contract renewals and renegotiations, per diem rates, and occupancy; (vi) fluctuations in our operating results because of, among other things, changes in occupancy levels; competition; contract renegotiations or terminations; inflation and other increases in costs of operations, including a rise in labor costs; fluctuations in interest rates and risks of operations; (vii) government budget uncertainty, the impact of debt ceilings and government shutdowns, including partial shutdowns, and changing budget priorities; (viii) our ability to successfully identify and consummate future development and acquisition opportunities, integrate their operations, and realize projected returns resulting therefrom; (ix) the availability of debt and equity financing on terms that are favorable to us, or at all; and (x) the potential for additional sales and intended use of proceeds from the asset sales described in this press release. Other factors that could cause operating and financial results to differ are described in the filings we make from time to time with the Securities and Exchange Commission.

We take no responsibility for updating the information contained in this press release following the date hereof to reflect events or circumstances occurring after the date hereof or the occurrence of unanticipated events or for any changes or modifications made to this press release or the information contained herein by any third-parties, including, but not limited to, any wire or internet services, except as may be required by law.

This press release is neither an offer to sell nor a solicitation of an offer to buy any securities, including the 4.75% Notes or the 8.25% Notes, nor shall it constitute a notice of redemption under the indenture governing the 4.75% Notes or the 2029 Notes Indenture, nor shall there be any offer, solicitation or sale of the 4.75% Notes, the 8.25% Notes or any other securities in any state or jurisdiction in which such an offer, solicitation or sale would be unlawful.

Contact: Investors: Jeb Bachmann - Managing Director, Investor Relations - (615) 263-3024
Financial Media: David Gutierrez, Dresner Corporate Services - (312) 780-7204   

Posted by Defense World Staff on Mar 30th, 2026

SG Americas Securities LLC raised its holdings in shares of CoreCivic, Inc. (NYSE:CXW – Free Report) by 141.0% in the fourth quarter, according to its most recent 13F filing with the Securities and Exchange Commission (SEC). The fund owned 553,388 shares of the real estate investment trust’s stock after purchasing an additional 323,804 shares during the period. SG Americas Securities LLC owned 0.53% of CoreCivic worth $10,575,000 at the end of the most recent reporting period.

Several other institutional investors and hedge funds have also bought and sold shares of CXW. Advisors Asset Management Inc. purchased a new position in shares of CoreCivic during the second quarter valued at approximately $25,000. Covestor Ltd lifted its stake in CoreCivic by 31,516.7% in the third quarter. Covestor Ltd now owns 1,897 shares of the real estate investment trust’s stock worth $39,000 after acquiring an additional 1,891 shares during the period. Smartleaf Asset Management LLC lifted its stake in CoreCivic by 33.0% in the second quarter. Smartleaf Asset Management LLC now owns 2,829 shares of the real estate investment trust’s stock worth $59,000 after acquiring an additional 702 shares during the period. CWM LLC boosted its holdings in CoreCivic by 133.5% in the third quarter. CWM LLC now owns 5,105 shares of the real estate investment trust’s stock valued at $104,000 after acquiring an additional 2,919 shares in the last quarter. Finally, LSV Asset Management bought a new stake in CoreCivic in the third quarter valued at $151,000. Hedge funds and other institutional investors own 85.13% of the company’s stock.

Analyst Upgrades and Downgrades Several research analysts have commented on the stock. JonesTrading restated a “buy” rating and issued a $30.00 price objective on shares of CoreCivic in a report on Friday, February 13th. Benchmark began coverage on shares of CoreCivic in a research note on Tuesday, March 24th. They set a “buy” rating and a $28.00 target price on the stock. Finally, Wall Street Zen upgraded shares of CoreCivic from a “hold” rating to a “buy” rating in a research report on Sunday, March 8th. Three research analysts have rated the stock with a Buy rating and one has assigned a Hold rating to the company. Based on data from MarketBeat, the company has an average rating of “Moderate Buy” and a consensus price target of $32.00.

View Our Latest Stock Analysis on CXW

CoreCivic Trading Up 0.1% NYSE CXW opened at $19.46 on Monday. The firm has a market capitalization of $1.90 billion, a PE ratio of 18.01 and a beta of 0.72. The stock’s 50 day moving average is $18.69 and its 200 day moving average is $18.84. CoreCivic, Inc. has a twelve month low of $15.73 and a twelve month high of $23.54. The company has a quick ratio of 1.66, a current ratio of 1.66 and a debt-to-equity ratio of 0.86.

CoreCivic (NYSE:CXW – Get Free Report) last posted its quarterly earnings data on Wednesday, February 11th. The real estate investment trust reported $0.27 earnings per share (EPS) for the quarter, missing analysts’ consensus estimates of $0.43 by ($0.16). The firm had revenue of $603.95 million during the quarter, compared to the consensus estimate of $585.12 million. CoreCivic had a return on equity of 8.17% and a net margin of 5.27%.CoreCivic’s revenue for the quarter was up 26.0% compared to the same quarter last year. During the same quarter last year, the company posted $0.39 EPS. Research analysts forecast that CoreCivic, Inc. will post 1.5 earnings per share for the current fiscal year.

About CoreCivic (Free Report)

CoreCivic, Inc (NYSE: CXW) is a real estate investment trust specializing in the ownership, management and operation of private correctional and detention facilities in the United States. The company enters into contracts with federal, state and local government agencies to house inmates and detainees in facilities that it owns or operates on a concession basis. In addition to traditional prison operations, CoreCivic provides specialized services such as community-based reentry programs, electronic monitoring and rehabilitation initiatives aimed at reducing recidivism.

CoreCivic’s portfolio encompasses a mix of adult correctional facilities, immigration detention centers, residential reentry centers and other community-based programs.

Recommended Stories Five stocks we like better than CoreCivic Want to see what other hedge funds are holding CXW? Visit HoldingsChannel.com to get the latest 13F filings and insider trades for CoreCivic, Inc. (NYSE:CXW – Free Report).

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Strong Financial Performance Driven by Facility Activations 
Announces Acquisition of Clinical Solutions Pharmacy
Increases 2026 Full Year Guidance

BRENTWOOD, Tenn., May 06, 2026 (GLOBE NEWSWIRE) -- CoreCivic, Inc. (NYSE: CXW) (CoreCivic or the Company) announced today its first quarter 2026 financial results.

Financial Highlights – First Quarter 2026

 For the Three Months Ended
March 31, 2026% Increase from
Prior Year Quarter• Total revenue$614.7 million25.8%• Net Income$37.9 million51.0%• Diluted EPS$0.3865.2%• Adjusted Diluted EPS$0.4073.9%• Normalized FFO per diluted share$0.6544.4%• Adjusted EBITDA$110.1 million36.0%• Repurchased 2.3 million shares of our common stock at an aggregate cost of $44.7 million  Patrick Swindle, CoreCivic's President and Chief Executive Officer, commented, "Our strong first quarter financial results were driven by the activation of four previously idled facilities since the first quarter of 2025. We anticipate increased demand from our federal, state, and local government partners in the second half of the year after a recent downturn due to enforcement redeployments and overall strategy adjustments within the Department of Homeland Security (DHS). We are well-positioned to meet demand given our readily available capacity, in both existing and idle facilities."

"Consistent with CoreCivic's strategy of allocating capital to high-return opportunities, subsequent to quarter-end we acquired Clinical Solutions Pharmacy (CSP), one of the largest providers of mail order pharmacy services to correctional facilities in the United States.   This acquisition provides diversification of our cash flows in a complementary business and a growing market, and we are excited about the opportunities that lie ahead for CSP."

Swindle continued, "Our balance sheet remains strong, supported by continued execution of our capital strategy. We ended the quarter with leverage, measured as net debt to Adjusted EBITDA, at 2.8x for the trailing twelve months. With the durability of our earnings and growth outlook, we were pleased to fortify our balance sheet with a $100 million incremental term loan subsequent to quarter-end. We obtained the incremental term loan to maintain our strong liquidity position, as we assess the debt capital markets and potential asset sales that could further enhance our liquidity, enabling us to continue to deploy capital in ways that we believe will create shareholder value."

First Quarter 2026 Financial Results Compared With First Quarter 2025

Net income in the first quarter of 2026 was $37.9 million, or $0.38 per diluted share, compared with net income in the first quarter of 2025 of $25.1 million, or $0.23 per diluted share (Diluted EPS). When adjusted for special items, which consisted of expenses associated with mergers and acquisitions and the associated income tax benefit in the first quarter of 2026, Adjusted Net Income was $39.7 million, or $0.40 per diluted share (Adjusted Diluted EPS). Expenses associated with mergers and acquisitions of $2.4 million during the first quarter of 2026 are included in general and administrative expenses. There were no special items during the first quarter of 2025. Special items are presented in detail in the calculation of Adjusted Net Income and Adjusted Diluted EPS in the Supplemental Financial Information following the financial statements presented herein.  

The increase in Diluted EPS and Adjusted Diluted EPS compared with the prior year quarter resulted from the resumption of operations at the 2,400-bed Dilley Immigration Processing Center (Dilley Facility) in the first quarter of 2025, activations of previously idle facilities resulting from new contract awards at our 600-bed West Tennessee Detention Facility, our 2,560-bed California City Detention Facility, and our 2,160-bed Diamondback Correctional Facility, higher federal and state populations, and the acquisition of the Farmville Detention Center on July 1, 2025. Funding for the Dilley Facility was previously terminated effective August 9, 2024, and the facility remained idle until its reactivation effective March 5, 2025. Occupancy levels in our Safety and Community segments combined increased to 79.6% in the first quarter of 2026 compared with 77.0% in the first quarter of 2025.

Per share results were also favorably impacted by an increase of $4.6 million in employee retention credits (ERCs) available under the CARES Act during the first quarter of 2026 compared with the first quarter of 2025, and by a 10.1% decrease in weighted average diluted shares of our common stock outstanding as a result of our share repurchase program. These results were partially offset by a mission change at our 2,552-bed Trousdale Turner Correctional Center that resulted in the transition of inmate populations to a demographic more conducive to the facility's reentry-focused services. The transition resulted in temporarily lower population levels and higher expenses, but is expected to strengthen long-term operational performance.   The favorable results were also partially offset by higher general and administrative expense and higher interest expense resulting from an increase in our average outstanding debt balance.

Management revenue from U.S. Immigration & Customs Enforcement (ICE), our largest government partner, grew 96.2% over the first quarter of 2025, reflecting the aforementioned activation of four previously idle facilities, and the acquisition of the Farmville Detention Center. During the first quarter of 2026, revenue from ICE was $261.3 million compared to $133.2 million during the first quarter of 2025. Revenue from state customers increased 3.6% compared with the year-ago quarter, highlighted by per diem increases under a number of our state contracts and population growth within the states of Georgia, Montana, and Colorado.

The facility operating margin in our Safety and Community segments increased to 24.0% in the first quarter of 2026 from 23.6% in the prior year quarter. Although the facility operating margins in both quarters were favorably impacted by ERCs that will not be included in future quarters, we expect facility margins to improve at our California City and Diamondback facilities, as well as at our newly activated 1,033-bed Midwest Regional Reception Center, as occupancies continue to increase at these facilities.

Earnings before interest, taxes, depreciation and amortization (EBITDA) was $107.7 million in the first quarter of 2026, compared with $81.0 million in the first quarter of 2025. Adjusted EBITDA, which excludes special items, was $110.1 million in the first quarter of 2026. The increase in EBITDA and Adjusted EBITDA was primarily driven by the activation of four previously idle facilities, the acquisition of the Farmville Detention Center, and a general increase in occupancy throughout our portfolio, partially offset by an increase in general and administrative expenses.

Funds From Operations (FFO) for the first quarter of 2026 was $63.3 million, or $0.64 per diluted share, compared with $49.7 million, or $0.45 per diluted share, in the first quarter of 2025. Normalized FFO, which excludes special items, increased to $65.1 million, or $0.65 per diluted share, in the first quarter of 2026. Normalized FFO per share was positively impacted by the same factors that affected Adjusted EBITDA, as well as a reduction in weighted average diluted shares outstanding compared with the prior year quarter, partially offset by increases in interest and income tax expenses, which are not reflected in Adjusted EBITDA.

Adjusted Net Income, EBITDA, Adjusted EBITDA, FFO, and Normalized FFO, and, where appropriate, their corresponding per share amounts, are measures calculated and presented on the basis of methodologies other than in accordance with generally accepted accounting principles (GAAP). Please refer to the Supplemental Financial Information and the note following the financial statements herein for further discussion and reconciliations of these measures to net income, the most directly comparable GAAP measure.

Capital Strategy

Share Repurchases. In 2022, our Board of Directors (BOD) approved a share repurchase program authorizing the Company to repurchase up to $225.0 million of our common stock, which has subsequently been increased to up to an aggregate amount of $700.0 million of our common stock through a series of increases. During the first quarter of 2026, we repurchased 2.3 million shares of common stock under the share repurchase program at an aggregate purchase price of $44.7 million. Since the share repurchase program was authorized in May 2022, through March 31, 2026, we have repurchased a total of 28.1 million shares at an aggregate price of $444.2 million, or $15.82 per share, excluding fees, commissions and other costs related to the repurchases.

As of March 31, 2026, we had $255.8 million remaining under the share repurchase program. Additional repurchases of common stock will be made in accordance with applicable securities laws and may be made at management’s discretion within parameters set by the BOD from time to time in the open market, through privately negotiated transactions, or otherwise, subject to restricted payment limitations in our debt agreements. The share repurchase program has no time limit and does not obligate us to purchase any particular amount of our common stock. The authorization for the share repurchase program may be terminated, suspended, increased or decreased by our BOD in its discretion at any time.  

Incremental Term Loan. Subsequent to quarter-end, on April 10, 2026, we amended our Bank Credit Facility to, among other things, obtain an Incremental Term Loan in the amount of $100.0 million, maturing April 9, 2027, and bearing interest at an applicable margin that is 0.25% in excess of the applicable margin in effect for our Initial Term Loan and Revolving Credit Facility. The Incremental Term Loan is prepayable without penalty.   We used the loan to pay down a portion of the amounts outstanding under the Revolving Credit Facility and for working capital and general corporate purposes. We believe expanding the size of our Bank Credit Facility through the Incremental Term Loan provides us with enhanced balance sheet flexibility while remaining positioned for long-term value creation, such as through our share repurchase program and through attractive acquisition opportunities.  

Acquisition of Clinical Solutions Pharmacy

Subsequent to quarter-end, on April 1, 2026, we completed the acquisition of Clinical Solutions Pharmacy (CSP), one of the largest providers of mail order pharmacy services to correctional facilities in the United States. With correctional populations aging and presenting more complex, chronic medical needs, CSP's exclusive focus on the corrections market uniquely positions it to support government agencies seeking reliable, clinically advanced pharmacy solutions. CSP was founded in 2004 and has grown its footprint to serve over 600 correctional facilities, including CoreCivic, across 28 states. CSP operates a centralized distribution center based in Franklin, TN, and has nearly 300 employees.

The initial purchase price of approximately $148.0 million, excluding transaction-related expenses, was funded with cash on hand and borrowings under our Revolving Credit Facility. The acquisition also includes an earn-out, which could increase the purchase price if CSP achieves specified financial targets in 2026. We currently expect the acquisition of CSP to contribute $0.03 to $0.05 per share during 2026, which is included in our updated 2026 financial guidance.

Other Business Developments

Midwest Regional Reception Center. On March 11, 2026, we received approval for a Special Use Permit (SUP) at our 1,033-bed Midwest Regional Reception Center in Leavenworth, Kansas. The facility has been undergoing reactivation since a new contract with ICE was awarded in the third quarter of 2025, but experienced a temporary delay in the intake process as we worked through the legal challenges and the SUP approval process. Upon receiving the SUP, we began accepting detainees on March 12, 2026, and as of March 31, 2026, we cared for 94 individuals at the facility. Taking into account start-up activities and the phased commencement of intake operations as previously disclosed, we expect this facility to contribute approximately $0.05 to $0.06 in incremental earnings per share for the remainder of 2026 and reach stabilized occupancy in the third quarter of 2026.

Other Facility Activations. During the first quarter of 2026, we continued receiving additional detainee populations under new management contracts with ICE at our 2,560-bed California City Detention Facility and at our 2,160-bed Diamondback Correctional Facility, and as of March 31, 2026, we cared for 1,817 and 735 individuals, respectively, at these facilities.

2026 Financial Guidance

Based on current business conditions, we are providing the following updated financial guidance for the full year 2026:

 Revised Guidance
Full Year 2026Prior Guidance
Full Year 2026 • Net income $147.8 million to $157.8 million$147.5 million to $157.5 million • Adjusted Net Income $149.5 million to $159.5 million$147.5 million to $157.5 million • Diluted EPS $1.51 to $1.61$1.49 to $1.59 • Adjusted Diluted EPS $1.53 to $1.63$1.49 to $1.59 • FFO per diluted share $2.58 to $2.68$2.54 to $2.64 • Normalized FFO per diluted share $2.60 to $2.70$2.54 to $2.64 • EBITDA $451.3 million to $459.3 million$437.0 million to $445.0 million • Adjusted EBITDA $453.8 million to $461.8 million$437.0 million to $445.0 million    Our guidance has been updated to include the acquisition of CSP and activation of the Midwest Regional Reception Center, which successfully obtained an SUP and began receiving detainee populations in March 2026. Our guidance has also been updated to reflect a recent decrease in nationwide ICE populations compared with our prior guidance, due to enforcement redeployments and overall strategy adjustments within DHS, which we believe is temporary.

Consistent with our past practice, our guidance does not include the impact of any new contract awards not previously announced, or the activation of any of our remaining five idle correctional and detention facilities. Our guidance also does not include any additional acquisitions or dispositions, including the impact on earnings, such as pricing adjustments, if any, that could result from any dispositions. Our guidance does not contemplate any significant changes in how the federal government, including ICE, elects to use our detention capacity.

The activation of an idle facility generally requires three to six months to hire, train, and prepare the facility to accept residential populations, which, depending on contract structure, can result in additional expenses before we are able to realize additional revenue. To the extent any new contract requires the activation of an idle facility, our guidance will likely be negatively impacted by these start-up expenses until the revenue we generate offsets these expenses.

During 2026, we expect to invest $30.0 million to $35.0 million in maintenance capital expenditures on real estate assets, $30.0 million to $35.0 million for maintenance capital expenditures on other assets and information technology, and $15.0 million for other capital investments. We also expect to invest $40.0 million to $45.0 million for capital expenditures associated with previously idled facilities we are activating and for additional potential facility activations, in order to prepare these facilities to quickly accept residential populations if opportunities arise.

Supplemental Financial Information and Investor Presentations

We have made available on our website supplemental financial information and other data for the first quarter of 2026.   Interested parties may access this information through our website at http://ir.corecivic.com/ under “Financial Information” of the Investors section.   We do not undertake any obligation and disclaim any duties to update any of the information disclosed in this report.  

Management may meet with investors from time to time during the second quarter of 2026. Written materials used in the investor presentations will also be available on our website beginning on or about May 25, 2026.   Interested parties may access this information through our website at http://ir.corecivic.com/ under “Events & Presentations” of the Investors section.

Conference Call, Webcast and Replay Information

We will host a webcast conference call at 10:00 a.m. central time (11:00 a.m. eastern time) on Thursday, May 7, 2026, which will be accessible through the Company's website at www.corecivic.com under the “Events & Presentations” section of the "Investors" page.
To participate via telephone and join the call live, please register in advance here https://register-conf.media-server.com/register/BI100ac825f20b4333aeddd3f8e1c0fdff. Upon registration, telephone participants will receive a confirmation email detailing how to join the conference call, including the dial-in number and a unique passcode.

About CoreCivic

CoreCivic is a diversified, government-solutions company with the scale and experience needed to solve tough government challenges in flexible, cost-effective ways. We provide a broad range of solutions to government partners that serve the public good through high-quality corrections and detention management, a network of residential and non-residential alternatives to incarceration to help address America’s recidivism crisis, and government real estate solutions. We are the nation’s largest owner of partnership correctional, detention and residential reentry facilities, and one of the largest operators of such facilities in the United States. We have been a flexible and dependable partner for government for more than 40 years. Our employees are driven by a deep sense of service, high standards of professionalism and a responsibility to help government better the public good. Learn more at www.corecivic.com.

Forward-Looking Statements

This press release contains statements as to our beliefs and expectations of the outcome of future events that are "forward-looking" statements as defined within the meaning of the Private Securities Litigation Reform Act of 1995, as amended. These forward-looking statements are subject to risks and uncertainties that could cause actual results to differ materially from the statements made. These include, but are not limited to, the risks and uncertainties associated with: (i) changes in government policy, legislation and regulations that affect utilization of the private sector for corrections, detention, and residential reentry services, in general, or our business, in particular, including, but not limited to, the continued utilization of our correctional and detention facilities by the federal government as a consequence of presidential executive orders, changes in how the federal government, including ICE, elects to use our detention capacity or otherwise procures alternative detention capacity, and the impact of any changes to immigration reform and sentencing laws (we do not, under longstanding policy, lobby for or against policies or legislation that would determine the basis for, or duration of, an individual’s incarceration or detention); (ii) our ability to obtain and maintain correctional, detention, and residential reentry facility management contracts because of reasons including, but not limited to, sufficient governmental appropriations, contract compliance, negative publicity and effects of inmate disturbances; (iii) changes in the privatization of the corrections and detention industry, the acceptance of our services, the timing of the opening of new facilities and the commencement of new management contracts (including the extent and pace at which new contracts are utilized), as well as our ability to utilize available beds; (iv) our ability to successfully activate idle facilities in a timely manner in order to meet the growth in demand for our facilities and services from the federal government that has occurred as a result of changes in policies and actions of the current presidential administration, and to realize projected returns resulting therefrom; (v) general economic and market conditions, including, but not limited to, the impact governmental budgets can have on our contract renewals and renegotiations, per diem rates, and occupancy; (vi) fluctuations in our operating results because of, among other things, changes in occupancy levels; competition; contract renegotiations or terminations; inflation and other increases in costs of operations, including a rise in labor costs; fluctuations in interest rates and risks of operations; (vii) government budget uncertainty, the impact of debt ceilings and government shutdowns, including partial shutdowns, and changing budget priorities; (viii) our ability to successfully identify and consummate future development and acquisition opportunities, integrate their operations, and realize projected returns resulting therefrom; and (ix) the availability of debt and equity financing on terms that are favorable to us, or at all. Other factors that could cause operating and financial results to differ are described in the filings we make from time to time with the Securities and Exchange Commission.

We take no responsibility for updating the information contained in this press release following the date hereof to reflect events or circumstances occurring after the date hereof or the occurrence of unanticipated events or for any changes or modifications made to this press release or the information contained herein by any third-parties, including, but not limited to, any wire or internet services, except as may be required by law.

CORECIVIC, INC. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(UNAUDITED AND AMOUNTS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
 ASSETS March 31, 2026  December 31, 2025 Cash and cash equivalents $209,686  $97,929 Restricted cash  14,641   14,517 Accounts receivable, net of credit loss reserve of $4,705 and $4,506, respectively  479,800   446,224 Prepaid expenses and other current assets  36,857   49,904 Assets held for sale  2,513   2,513 Total current assets  743,497   611,087 Real estate and related assets:      Property and equipment, net of accumulated depreciation of $2,041,487 and 2,012,353, respectively  2,122,430   2,132,206 Other real estate assets  180,148   182,479 Goodwill  8,551   8,551 Other assets  313,369   322,420 Total assets $3,367,995  $3,256,743 LIABILITIES AND STOCKHOLDERS' EQUITY      Accounts payable and accrued expenses $288,362  $353,173 Current portion of long-term debt  16,611   15,701 Total current liabilities  304,973   368,874 Long-term debt, net  1,380,955   1,205,037 Deferred revenue  7,812   8,719 Non-current deferred tax liabilities  111,297   98,364 Other liabilities  167,348   170,500 Total liabilities  1,972,385   1,851,494 Commitments and contingencies      Preferred stock – $0.01 par value; 50,000 shares authorized; none issued and outstanding at March 31, 2026 and December 31, 2025  —   — Common stock – $0.01 par value; 300,000 shares authorized; 98,887 and 100,051 shares issued and outstanding at March 31, 2026 and December 31, 2025, respectively  989   1,001 Additional paid-in capital  1,480,181   1,527,724 Accumulated deficit  (85,560)  (123,476)Total stockholders' equity  1,395,610   1,405,249 Total liabilities and stockholders' equity $3,367,995  $3,256,743           CORECIVIC, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(UNAUDITED AND AMOUNTS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
   For the Three Months Ended
March 31,   2026
  2025
 REVENUE:      Safety $577,947  $454,184 Community  32,080   29,708 Properties  4,702   4,642 Other  —   93    614,729   488,627 EXPENSES:      Operating:      Safety  441,255   347,983 Community  24,124   23,613 Properties  2,319   3,123 Other  21   18 Total operating expenses  467,719   374,737 General and administrative  43,676   36,016 Depreciation and amortization  33,335   30,518    544,730   441,271 OTHER INCOME (EXPENSE):      Interest expense, net  (17,681)  (15,231)Other expense  (8)  (35)INCOME BEFORE INCOME TAXES  52,310   32,090 Income tax expense  (14,394)  (6,977)NET INCOME $37,916  $25,113 BASIC EARNINGS PER SHARE $0.38  $0.23 DILUTED EARNINGS PER SHARE $0.38  $0.23                    CORECIVIC, INC. AND SUBSIDIARIES
SUPPLEMENTAL FINANCIAL INFORMATION
(UNAUDITED AND AMOUNTS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
 CALCULATION OF ADJUSTED NET INCOME AND ADJUSTED DILUTED EPS
   For the Three Months Ended
March 31,   2026  2025 Net income $37,916  $25,113 Special items:      Expenses associated with mergers and acquisitions  2,424   — Income tax benefit for special items  (679)  — Adjusted net income $39,661  $25,113 Weighted average common shares outstanding - basic      Effect of dilutive securities:  98,720   109,489 Restricted stock-based awards  606   969 Weighted average shares and assumed conversions - diluted  99,326   110,458 Adjusted Diluted EPS $0.40  $0.23           CORECIVIC, INC. AND SUBSIDIARIES
SUPPLEMENTAL FINANCIAL INFORMATION
(UNAUDITED AND AMOUNTS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
 CALCULATION OF FUNDS FROM OPERATIONS AND NORMALIZED FUNDS FROM OPERATIONS
   For the Three Months Ended
March 31,   2026  2025 Net income $37,916  $25,113 Depreciation and amortization of real estate assets  25,394   24,598 Funds From Operations $63,310  $49,711 Expenses associated with mergers and acquisitions  2,424   — Income tax benefit for special items  (679)  — Normalized Funds From Operations $65,055  $49,711 Funds from Operations Per Diluted Share $0.64  $0.45 Normalized Funds From Operations Per Diluted Share $0.65  $0.45           CORECIVIC, INC. AND SUBSIDIARIES
SUPPLEMENTAL FINANCIAL INFORMATION
(UNAUDITED AND AMOUNTS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
 CALCULATION OF EBITDA AND ADJUSTED EBITDA
   For the Three Months Ended
March 31,   2026  2025 Net income $37,916  $25,113 Interest expense  22,042   18,381 Depreciation and amortization  33,335   30,518 Income tax expense  14,394   6,977 EBITDA $107,687  $80,989 Expenses associated with mergers and acquisitions  2,424   — Adjusted EBITDA $110,111  $80,989           CORECIVIC, INC. AND SUBSIDIARIES
SUPPLEMENTAL FINANCIAL INFORMATION
(UNAUDITED AND AMOUNTS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
 GUIDANCE -- CALCULATION OF ADJUSTED NET INCOME, FUNDS FROM OPERATIONS, NORMALIZED FUNDS FROM OPERATIONS, EBITDA, AND NORMALIZED EBITDA
   Guidance Range   For the Year Ending   December 31, 2026   Low End of  High End of   Guidance  Guidance Net income $147,755  $157,755 Expenses associated with mergers and acquisitions  2,424   2,424 Income tax benefit for special items  (679)  (679)Adjusted net income $149,500  $159,500 Net income $147,755  $157,755 Depreciation and amortization of real estate assets  105,500   105,000 Funds From Operations $253,255  $262,755 Expenses associated with mergers and acquisitions  2,424   2,424 Income tax benefit for special items  (679)  (679)Normalized Funds From Operations $255,000  $264,500 Diluted EPS $1.51  $1.61 Adjusted Diluted EPS $1.53  $1.63 FFO per diluted share $2.58  $2.68 Normalized FFO per diluted share $2.60  $2.70 Net income $147,755  $157,755 Interest expense  96,000   95,000 Depreciation and amortization  149,250   149,250 Income tax expense  58,321   57,321 EBITDA $451,326  $459,326 Expenses associated with mergers and acquisitions  2,424   2,424 Adjusted EBITDA $453,750  $461,750           NOTE TO SUPPLEMENTAL FINANCIAL INFORMATION

Adjusted Net Income, EBITDA, Adjusted EBITDA, FFO, and Normalized FFO, and, where appropriate, their corresponding per share metrics are non-GAAP financial measures. The Company believes that these measures are important operating measures that supplement discussion and analysis of the Company's results of operations and are used to review and assess operating performance of the Company and its properties and their management teams. The Company believes that it is useful to provide investors, security analysts, and other interested parties disclosures of its results of operations on the same basis that is used by management.  

FFO, in particular, is a widely accepted non-GAAP supplemental measure of performance of real estate companies, grounded in the standards for FFO established by the National Association of Real Estate Investment Trusts (NAREIT).   NAREIT defines FFO as net income computed in accordance with GAAP, excluding gains (or losses) from sales of property and extraordinary items, plus depreciation and amortization of real estate and impairment of depreciable real estate and after adjustments for unconsolidated partnerships and joint ventures calculated to reflect funds from operations on the same basis. As a company with extensive real estate holdings, we believe FFO and FFO per share are important supplemental measures of our operating performance and believe they are frequently used by securities analysts, investors and other interested parties in the evaluation of REITs and other real estate operating companies, many of which present FFO and FFO per share when reporting results. EBITDA, Adjusted EBITDA, and FFO are useful as supplemental measures of performance of the Company's properties because such measures do not take into account depreciation and amortization, or with respect to EBITDA, the impact of the Company's tax provisions and financing strategies. Because the historical cost accounting convention used for real estate assets requires depreciation (except on land), this accounting presentation assumes that the value of real estate assets diminishes at a level rate over time.   Because of the unique structure, design and use of the Company's properties, management believes that assessing performance of the Company's properties without the impact of depreciation or amortization is useful. The Company may make adjustments to FFO from time to time for certain other income and expenses that it considers non-recurring, infrequent or unusual, even though such items may require cash settlement, because such items do not reflect a necessary or ordinary component of the ongoing operations of the Company.   Normalized FFO excludes the effects of such items. The Company calculates Adjusted Net Income by adding to GAAP Net Income expenses associated with the Company’s debt repayments and refinancing transactions, and certain impairments and other charges that the Company believes are unusual or non-recurring to provide an alternative measure of comparing operating performance for the periods presented.

Other companies may calculate Adjusted Net Income, EBITDA, Adjusted EBITDA, FFO, and Normalized FFO differently than the Company does, or adjust for other items, and therefore comparability may be limited.   Adjusted Net Income, EBITDA, Adjusted EBITDA, FFO, and Normalized FFO and, where appropriate, their corresponding per share measures are not measures of performance under GAAP, and should not be considered as an alternative to cash flows from operating activities, a measure of liquidity or an alternative to net income as indicators of the Company's operating performance or any other measure of performance derived in accordance with GAAP.   This data should be read in conjunction with the Company's consolidated financial statements and related notes included in its filings with the Securities and Exchange Commission.

Contact:  Investors: Jeb Bachmann - Managing Director, Investor Relations - (615) 263-3024
Financial Media: David Gutierrez, Dresner Corporate Services - (312) 780-7204

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Domino's Pizza Inc (NASDAQ:DPZ - Get Free Report) EVP Kelly Garcia sold 487 shares of the company's stock in a transaction on Thursday, June 11th. The shares were sold at an average price of $311.74, for a total value of $151,817.38. Following the completion of the transaction, the executive vice president owned 9,352 shares of the company's stock, valued at $2,915,392.48. The trade was a 4.95% decrease in their ownership of the stock. The sale was disclosed in a filing with the SEC, which is available through this hyperlink.

NASDAQ:DPZ

Read Kelly Garcia Sells 487 Shares of Domino's Pizza (NASDAQ:DPZ) Stock

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Jackwyn Nemerov Sells 957 Shares of TJX Companies (NYSE:TJX) StockMarketBeat

The TJX Companies, Inc. (NYSE:TJX - Get Free Report) Director Jackwyn Nemerov sold 957 shares of TJX Companies stock in a transaction that occurred on Thursday, June 11th. The shares were sold at an average price of $168.59, for a total transaction of $161,340.63. Following the completion of the sale, the director owned 802 shares of the company's stock, valued at approximately $135,209.18. The trade was a 54.41% decrease in their ownership of the stock. The transaction was disclosed in a filing with the SEC, which can be accessed through this link.

NYSE:TJX

Read Jackwyn Nemerov Sells 957 Shares of TJX Companies (NYSE:TJX) Stock

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Insider Selling: NetApp (NASDAQ:NTAP) EVP Sells 1,000 Shares of StockMarketBeat

NetApp, Inc. (NASDAQ:NTAP - Get Free Report) EVP Elizabeth O'callahan sold 1,000 shares of the stock in a transaction that occurred on Wednesday, June 10th. The shares were sold at an average price of $163.48, for a total value of $163,480.00. Following the transaction, the executive vice president owned 32,297 shares of the company's stock, valued at approximately $5,279,913.56. This trade represents a 3.00% decrease in their ownership of the stock. The transaction was disclosed in a legal filing with the SEC, which is accessible through this hyperlink.

NASDAQ:NTAP

Read Insider Selling: NetApp (NASDAQ:NTAP) EVP Sells 1,000 Shares of Stock

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On June 08, 2026, CoreCivic Inc CXW shares rose 6.5% today, bringing the current price to $24.72. The stock has seen impressive performance in the past weeks, with a 1-week increase of 16.6%, a 1-month increase of 21.6%, and a year-to-date growth of 29.4%. The stock has fluctuated between a 52-week high of $24.94 and a low of $15.74.

GF Value™ verdict: The current price is $24.72, while the GF Value™ is $21.54, indicating that the stock is 14.8% overvalued.GF Score™: The stock has a score of 69/100, which is considered above average.Most notable signal: Insider activity shows that insiders sold $0.8M worth of shares in the last 3 months, with no buying activity. Is CXW Overvalued or Undervalued? Based on the GF Value™, CoreCivic Inc CXW is currently considered overvalued, as the stock price of $24.72 exceeds the GF Value™ estimate of $21.54 by 14.8%. This overvaluation suggests a lack of margin of safety for potential investors, implying that the stock may be more susceptible to price corrections if market conditions shift negatively. The GF Valuation label indicates that the stock is modestly overvalued, which raises concerns about the sustainability of its recent price increases.

GF Value™ is GuruFocus' proprietary measure of intrinsic value, calculated from historical trading multiples, past business growth, and future performance estimates. Given the current valuation, investors may face risks associated with investing at elevated price levels, particularly if CoreCivic's financial performance does not meet expectations moving forward.

How Does CXW's Valuation Compare to Its History? Metric Current Historical P/E (TTM) 20.1x 18.8x Forward P/E 15.9x N/A The current P/E (TTM) of 20.1x is above its 5-year median P/E of 18.8x, suggesting that the stock is trading at a premium compared to its historical valuation metrics. This analysis is consistent with the GF Value™ verdict, indicating that CXW is overvalued at this time.

What Does CXW's GF Score™ Tell Us? The GF Score™ ranks stocks from 0 to 100 based on five key aspects: Financial Strength, Profitability, Growth, Valuation, and Momentum. Stocks with higher GF Score™ values have been found to generate higher long-term returns (backtested 2006-2021).

Metric Rating GF Score™ 69 Financial Strength 5/10 Profitability 7/10 Growth 2/10 Valuation 7/10 Momentum 5/10 The GF Score™ of 69/100 indicates that CoreCivic Inc has several strengths, particularly in Profitability and Valuation, where it scored 7/10. However, the Growth rank of 2/10 reveals significant weaknesses in its growth potential, which could be a concern for long-term investors.

What Are Insiders Doing with CXW Stock? Recent insider activity shows that insiders sold $0.8 million worth of shares in the last three months, with no buying activity reported. This pattern may suggest a lack of confidence among insiders regarding the company's future performance or an indication that they believe the shares are currently overvalued. The absence of insider buying further amplifies concerns about the stock's current price levels.

What This Means for Investors Based on the GF Value™ estimate, CoreCivic Inc CXW is considered overvalued at this time. Potential investors should be cautious and consider the risks associated with investing in a stock that is trading above its intrinsic value.

For the complete analysis, visit the CoreCivic Inc CXW stock page. You can also explore the GF Value™ page for detailed valuation methodology, or use the GuruFocus Stock Screener to find similar opportunities.

Frequently Asked Questions What is CXW's GF Score™?

CXW's GF Score™ is 69/100, indicating above-average performance relative to its peers and suggesting potential for long-term returns.

Is CXW overvalued or undervalued?

CXW is currently overvalued, with a GF Value™ of $21.54 compared to its current price of $24.72, indicating a potential risk for investors.

What is CXW's P/E ratio?

CXW's P/E (TTM) is 20.1x, which is above its 5-year median P/E of 18.8x, confirming its overvaluation status.

This stock alert was generated using automated technology and GuruFocus financial data to provide readers with timely and accurate market reporting. This content was reviewed by GuruFocus editorial team prior to publication. Please send any questions or comments about this story to [email protected].