CoreCivic, Inc.

AI-generated fair value estimate for this company.

Method: 10-year unlevered FCF DCF: $200M normalized FCF base (steady-state estimate excluding the one-time $1.6B facility-sale proceeds booked in Q2 2026); 9% growth years 1-5 (raised FY26 guidance, expanding detention/ICE-related contract demand); 4% years 6-10; 9.5% discount rate (government-contract/political risk); 3% terminal growth; -$1,265M net debt; 98.89M shares outstanding.

Reasoning: CoreCivic is a contracted corrections/detention real-estate operator with recently expanding government contracts; normalizing out one-time asset-sale proceeds and discounting steady operating cash flow at a rate reflecting policy/contract-renewal risk gives a cleaner intrinsic estimate than headline reported cash flow.