CoreCivic, Inc.
- Open
- 30.67
- Day high
- 30.92
- Day low
- 30.42
- Prev close
- 30.38
- Volume
- 203K
- Mkt cap
- $3.3B
- P/E (TTM)
- 25.0
- EPS (TTM)
- $1.22
- P/B
- 2.3
- P/S
- 1.4
- Yield
- —
- Per share
- —
- ▼Insiders net selling -$521K over the last 3 months (0 open-market buys, 2 sales)
- 🏛Institutions mixed (13F)
CoreCivic, Inc. (CXW) is a Real Estate company listed on NYSE. The stock is up 44% over the past year. Over the trailing 3 months, insiders filed 0 open-market buys and 2 sales (SEC Form 4).
CoreCivic, Inc. (CXW) financials & analyst ratings
Fundamentals (TTM)
Analyst consensus · 2 analysts
Source: exchange market data + company filings. Figures are trailing-twelve-month or as most recently reported. For informational purposes only — not investment advice.
CXW earnings date, history & EPS estimates
| Report date | EPS est | EPS actual | Surprise | Revenue | Rev. surprise |
|---|---|---|---|---|---|
| May 7, 2026 | $0.29 | $0.65 | +120.3% | $615M | +1.7% |
| Feb 11, 2026 | $0.43 | $0.52 | +20.9% | $604M | +3.1% |
| Nov 5, 2025 | $0.48 | $0.48 | +0.0% | $580M | -0.8% |
| Feb 7, 2024 | $0.40 | $0.45 | +12.5% | $491M | +0.3% |
| May 3, 2023 | $0.35 | $0.34 | -2.9% | $458M | -3.5% |
| Feb 8, 2023 | $0.33 | $0.42 | +27.3% | $471M | +0.5% |
| Nov 2, 2022 | $0.34 | $0.29 | -14.7% | $464M | +0.6% |
| Aug 2, 2022 | $0.36 | $0.34 | -5.6% | $457M | -0.7% |
| May 4, 2022 | $0.41 | $0.34 | -17.1% | $453M | -3.1% |
| Feb 9, 2022 | $0.44 | $0.48 | +9.1% | $472M | -1.9% |
| May 5, 2021 | $0.22 | $0.44 | +100.0% | $455M | -3.3% |
| Feb 10, 2021 | $0.53 | $0.63 | +18.9% | $473M | +0.1% |
CXW insider trading activity (SEC Form 4)
| Date | Insider | Type | Shares | Price |
|---|---|---|---|---|
| Jun 1, 2026 | Carter, Cole G.officer: Chief Administrative Officer | Sell | 12,500 | $21.00 |
| May 14, 2026 | Emkes Mark Adirector | Grant | 2,824 | $21.25 |
| May 1, 2026 | Carter, Cole G.officer: Chief Administrative Officer | Sell | 12,500 | $20.64 |
| Apr 1, 2026 | Carter, Cole G.officer: Chief Administrative Officer | Sell | 12,500 | $18.94 |
| Mar 2, 2026 | Carter, Cole G.officer: Chief Administrative Officer | Sell | 12,500 | $17.62 |
| Feb 24, 2026 | Grande Anthony Lofficer: EVP, Chief Development Officer | Grant | 62,781 | — |
| Feb 24, 2026 | Carter, Cole G.officer: Chief Administrative Officer | Grant | 59,846 | — |
| Feb 24, 2026 | Hininger Damon Tother: Former CEO | Tax | 133,674 | $16.74 |
| Feb 24, 2026 | Mayberry Lucibethofficer: EVP, Chief Innovation Officer | Tax | 40,271 | $16.74 |
| Feb 24, 2026 | Swindle, Patrick D.officer: President & CEO | Grant | 60,583 | — |
| Feb 24, 2026 | Mayberry Lucibethofficer: EVP, Chief Innovation Officer | Grant | 61,450 | — |
| Feb 24, 2026 | Swenson Darenofficer: Chief Corrections Officer | Tax | 9,948 | $16.74 |
| Feb 24, 2026 | GARFINKLE DAVIDofficer: EVP & Chief Financial Officer | Grant | 62,781 | — |
| Feb 24, 2026 | Grande Anthony Lofficer: EVP, Chief Development Officer | Tax | 41,145 | $16.74 |
| Feb 24, 2026 | Carter, Cole G.officer: Chief Administrative Officer | Tax | 37,951 | $16.74 |
Source: CXW SEC Form 4 filings, latest Jun 1, 2026. For informational purposes only — not investment advice.
See the full CXW insider & 13F page →CoreCivic, Inc. company profile
Overview
CoreCivic, Inc. (NYSE:CXW) is a private prison and detention facility operator founded in 1983 and headquartered in Brentwood, Tennessee. The company went public in 1997 and has grown to become one of the largest private correctional facility operators in the United States. CoreCivic owns and operates correctional facilities, immigration detention centers, and residential reentry facilities under contracts with federal, state, and local government agencies. The company has weathered significant political and regulatory challenges over the past decade, including policy changes that reduced demand for private prison services, but has recently experienced renewed growth opportunities following changes in federal immigration enforcement policies.
Business
CoreCivic operates in the private corrections industry, providing incarceration and detention services to government agencies that need additional capacity beyond their own facilities. The company's business is divided into three main segments that collectively generated approximately $2 billion in annual revenue as of 2024. CoreCivic Safety represents the largest segment, accounting for approximately 93% of total revenue. This division operates correctional facilities that house inmates for state departments of corrections, immigration detention centers for U.S. Immigration and Customs Enforcement (ICE), and detention facilities for the U.S. Marshals Service and Bureau of Prisons. These facilities provide secure housing, meals, healthcare, and rehabilitation programs including educational services, vocational training, substance abuse treatment, and faith-based programs designed to reduce recidivism rates. CoreCivic Community operates 21 residential reentry centers, also known as halfway houses, which provide transitional housing and support services for individuals being released from prison back into their communities. These facilities offer job placement assistance, counseling, and other reintegration services to help reduce the likelihood of reoffending. This segment represents a smaller portion of revenue but serves an important role in the criminal justice continuum. CoreCivic Properties manages real estate assets, including facilities leased to government partners and properties that may be activated for future use. The company maintains significant idle capacity that can be brought online when demand increases, representing approximately 18,000 available beds across various facilities. The private corrections industry exists because government agencies often face capacity constraints in their own facilities due to population growth, budget limitations, or the need for specialized services. Private operators like CoreCivic can provide additional capacity more quickly and sometimes more cost-effectively than building new government-owned facilities.
Competitive moat
CoreCivic's competitive moat is moderate but vulnerable to political and regulatory changes. The company's primary advantages stem from its substantial physical infrastructure and operational expertise that would be difficult and expensive for competitors to replicate quickly. The company's real estate portfolio represents its strongest moat component, with approximately $3 billion in facility assets that would require significant capital and time to duplicate. CoreCivic can activate idle facilities within 2-6 months, providing rapid capacity expansion that government agencies cannot easily achieve through new construction, which typically takes years. This gives the company a significant advantage when detention populations surge unexpectedly. Operational expertise and relationships with government agencies provide additional competitive advantages. CoreCivic has 40 years of experience managing complex correctional operations, maintaining high accreditation scores, and navigating regulatory requirements. Long-standing relationships with federal, state, and local agencies create switching costs and preferences for proven operators. However, the moat faces significant vulnerabilities. The business is highly dependent on political winds, with policy changes capable of dramatically reducing demand regardless of operational efficiency. The industry faces ongoing reputational challenges and public opposition that can influence political decisions. Government agencies can choose alternatives such as expanding their own capacity, using alternatives to detention, or simply reducing enforcement levels. Competition comes primarily from other private operators like GEO Group, but the more significant threat is government policy shifts toward reduced incarceration, alternatives to detention, or restrictions on private prison contracts. The Biden administration's initial executive order limiting private federal contracts (later modified) demonstrates how quickly the regulatory environment can change. Additionally, some states have moved to eliminate private prison contracts entirely, showing that political opposition can directly eliminate market opportunities.
Risks & safety
CoreCivic presents a moderate margin of safety with manageable debt levels but earnings volatility tied to policy changes. **Financial Stability:** - Cash position of $74.5 million with total current assets of $413.5 million provides adequate liquidity - Current ratio of 1.55 indicates sufficient short-term liquidity to meet obligations - Debt-to-equity ratio of 0.67 represents moderate leverage that is manageable but not conservative - Free cash flow of $18.4 million in Q1 2025 shows positive cash generation, though variable quarterly **Valuation Metrics:** - P/E ratio of 22.1 appears reasonable for a company with significant growth potential - EV/EBITDA of 10.1 is moderate, not particularly cheap but not expensive given growth prospects - Price-to-book ratio of 1.51 suggests modest premium to asset value - Graham number analysis suggests potential undervaluation relative to earnings and book value **Other Considerations:** - Significant idle capacity (18,000 beds) provides operational leverage without additional capital investment - Revenue concentration in government contracts reduces credit risk but increases policy risk - Political and regulatory environment creates earnings volatility that traditional financial metrics don't capture - Potential for dramatic earnings expansion if immigration enforcement increases as expected
Recent development
CoreCivic has undergone significant strategic repositioning over the past few years, transitioning from a period of policy-driven contraction to preparation for potential major expansion. The company has focused heavily on operational efficiency improvements, successfully normalizing staffing levels to pre-pandemic standards and reducing reliance on expensive temporary labor that had pressured margins during the labor shortage period. The most significant recent development has been preparation for expanded immigration detention capacity. Following the 2024 presidential election, CoreCivic has positioned itself to potentially activate substantial idle capacity, with management identifying the ability to bring online up to 18,000 additional beds across facilities in Tennessee, Oklahoma, and Colorado. The company reactivated the 2,400-bed Dilley Immigration Processing Center and signed letter contracts for additional facilities including the Midwest Regional Reception Center and California City Immigration Processing Center. Federal contract expansion has become a central focus, with the company preparing for potential demand of 100,000-200,000 detention beds as new immigration enforcement policies take effect. Management has indicated readiness to handle up to 1 million annual deportations and has invested in transportation infrastructure with 120 new vehicles to support expanded operations. The company has also pursued diversification through state and local contracts, adding new partnerships with Montana, Wyoming, and various county facilities. This strategy aims to reduce dependence on federal immigration policies by expanding relationships with state corrections systems facing their own capacity constraints. Capital allocation strategy has emphasized debt reduction and share repurchases during the lower-demand period, positioning the company with a stronger balance sheet for potential expansion. The company has also maintained and upgraded its facility infrastructure to ensure readiness for rapid activation when demand materializes.
CXW company profile · for informational purposes only — not investment advice.
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