AlphaMadera's AlphaVal page classifies CoreCivic, Inc. as a Real Estate Investment Trust business and values it using P/FFO × Specialty REIT Multiple, then compares the result to the current market price to flag CXW as undervalued, fairly valued, or overvalued.

What is CoreCivic, Inc.'s fair value?

Fair value for CXW comes from a P/FFO × Specialty REIT Multiple model -- the approach AlphaVal selected for this company's Real Estate Investment Trust classification. The live AlphaVal page shows bear, base, and bull scenarios alongside the key assumption behind each.

How does AlphaMadera value CXW?

AlphaVal routes each company to one of ten valuation archetypes based on its business model. CXW was classified as Real Estate Investment Trust and is valued using P/FFO × Specialty REIT Multiple, built from CXW's most recent reported fundamentals.

CXW - CoreCivic, Inc.

Price: -- -- | CONSENSUS: Buy DETAILS | PRICE TARGET: $37.50 DETAILS

AlphaVal

Deterministic, archetype-aware fair value

Real Estate Investment Trust 85% confidence

Primary model: P/FFO × Specialty REIT Multiple

Valuation Signal Undervalued Strong

Trading 53.0% below fair value

Current Price $33.28

Bear Case $58.05 74.4% upside ($58.05 - $33.28) / $33.28 = 74.4% $2.48 FFO × 29x

Fair Value $70.81 112.8% upside ($70.81 - $33.28) / $33.28 = 112.8% $2.48 FFO × 35x

Bull Case $83.58 151.1% upside ($83.58 - $33.28) / $33.28 = 151.1% $2.48 FFO × 42x

Adjust Assumptions

P/FFO Multiple

35.1x

FFO per Share

2.48$

Key Value Driver

FFO/share ($2.48) × specialty P/FFO multiple

Terminal Value % of EV

Implied Market Multiple 13.4x

Market is pricing in (growth)

Plain-Language Summary

At $2.48 FFO/share with a 35x specialty REIT multiple, the base-case value is $70.81 per share. Dividend yield: 5.3%. DDM cross-check: $32.80.

Analyst Consensus (External Reference)

Never blended into the bear/base/bull estimates above -- shown only as an outside comparison.

Average Target (14 analysts) $37.50

Analyst Range $35.00 – $40.00

Divergence from AlphaVal 89%

Warnings

⚠ Standard profit figures are misleading for real estate companies — large non-cash accounting charges make profits look artificially low. Dividend yield and funds from operations are better measures.

⚠ Dividend yield of 5.3% is unusually high — make sure the company generates enough cash to keep paying it.

ℹ Dividend-based valuation: $32.80 (54% below our primary estimate). Large gaps suggest the dividend may not fully reflect the company's value.

ℹ Wall Street's average price target is $37.50 (from 14 analysts). Our estimate is 89% above the consensus -- consider that gap carefully.

Key Risks

P/E and EV/EBITDA are structurally wrong for REITs — use P/FFO and NAV
Interest rate sensitivity: REIT multiples compress when rates rise
FFO approximation (NI + D&A) may include gains on property sales — verify