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CXW

CoreCivic, Inc.
7 filings tracked
real estateasset managementMID ($2B-10B)

Company Intelligence Hub

Filing history, signal momentum, and bull/bear evolution

Chronological Filing Evolution (Click to filter / toggle)

Thesis (Bull Case Evolution)

CoreCivic is demonstrating powerful operational leverage as it capitalizes on a structural shift in federal detention demand.…

Bullish Outlook

Antithesis (Bear Case / Structural Risks)

Despite the headline growth, CoreCivic's financial foundation remains precarious, characterized by high leverage and extreme policy dependency.…

Risk Factors

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Synthesis (Verdict & Resolution)

The Q1 2026 filing reveals a company at a critical crossroads, where massive federal tailwinds are colliding with systemic financial risks. CoreCivic has successfully monetized its idle capacity, resulting in a 51% jump in net income, yet the cost of this expansion has been a heavier debt load and increased interest obligations. The acquisition of Clinical Solutions Pharmacy suggests a strategic attempt to diversify revenue streams away from pure-play bed leasing. Ultimately, the investment case hinges on whether the current surge in ICE detention populations is a sustainable long-term trend or a transient political spike. While the operational metrics show a company capable of scaling quickly, the narrow gap in debt covenant compliance and the reliance on a single primary customer (ICE) create a high-beta profile. Investors are essentially betting on the permanence of the current federal immigration enforcement regime.

Selected Quarter

Core Takeaway

CoreCivic is successfully scaling its capacity to meet federal demand, but is doing so by increasing its debt load and relying on a single, politically sensitive customer.

Investor Lens

The trade-off is between immediate high-growth cash flows and the long-term risk of a policy reversal or debt default.

Watch Next

The 2026 full-year CapEx spend and the outcome of the California City facility litigation.

View Full SEC Report

Signal Momentum Chart

Quarterly net bull/bear signal ratio. Click nodes to select a quarter.

BULLISH (+1.0)NEUTRAL (0.0)BEARISH (-1.0)+0.44Q2 '26 (10-Q)

Signal Timeline

Active Filters:Quarter: Q2 '26 (10-Q)
bullishMay 7

Net income grew 51% YoY to $37.9 million driven by federal demand.

earnings beat
80%
bullishMay 7

Operating margin expanded to 24.0% as occupancy increased across the portfolio.

margin expansion
60%
bullishMay 7

Aggressive share repurchases of $44.7 million in Q1 reduce outstanding share count.

dilution risk
70%
bearishMay 7

Total debt increased to $1.41B with rising variable interest costs.

debt restructure
50%
bullishMay 7

Acquisition of Clinical Solutions Pharmacy diversifies revenue into healthcare.

acquisition
60%
bullishMay 7

Net income grew 51% YoY to $37.9 million driven by federal demand.

earnings beat
80%
bullishMay 7

Operating margin expanded to 24.0% as occupancy increased across the portfolio.

margin expansion
60%
bullishMay 7

Aggressive share repurchases of $44.7 million in Q1 reduce outstanding share count.

dilution risk
70%
bearishMay 7

Total debt increased to $1.41B with rising variable interest costs.

debt restructure
50%
bullishMay 7

Acquisition of Clinical Solutions Pharmacy diversifies revenue into healthcare.

acquisition
60%
bullishMay 7

Net income grew 51% YoY to $37.9 million driven by federal demand.

earnings beat
80%
bullishMay 7

Operating margin expanded to 24.0% as occupancy increased across the portfolio.

margin expansion
60%
bullishMay 7

Aggressive share repurchases of $44.7 million in Q1 reduce outstanding share count.

dilution risk
70%
bearishMay 7

Total debt increased to $1.41B with rising variable interest costs.

debt restructure
50%
bullishMay 7

Acquisition of Clinical Solutions Pharmacy diversifies revenue into healthcare.

acquisition
60%
bullishMay 7

Net income grew 51% YoY to $37.9 million driven by federal demand.

earnings beat
80%
bullishMay 7

Operating margin expanded to 24.0% as occupancy increased across the portfolio.

margin expansion
60%
bullishMay 7

Aggressive share repurchases of $44.7 million in Q1 reduce outstanding share count.

dilution risk
70%
bearishMay 7

Total debt increased to $1.41B with rising variable interest costs.

debt restructure
50%
bullishMay 7

Acquisition of Clinical Solutions Pharmacy diversifies revenue into healthcare.

acquisition
60%
bullishMay 7

Net income grew 51% YoY to $37.9 million driven by federal demand.

earnings beat
80%
bullishMay 7

Operating margin expanded to 24.0% as occupancy increased across the portfolio.

margin expansion
60%
bullishMay 7

Aggressive share repurchases of $44.7 million in Q1 reduce outstanding share count.

dilution risk
70%
bearishMay 7

Total debt increased to $1.41B with rising variable interest costs.

debt restructure
50%
bullishMay 7

Acquisition of Clinical Solutions Pharmacy diversifies revenue into healthcare.

acquisition
60%
bullishMay 7

Net income grew 51% YoY to $37.9 million driven by federal demand.

earnings beat
80%
bullishMay 7

Operating margin expanded to 24.0% as occupancy increased across the portfolio.

margin expansion
60%
bullishMay 7

Aggressive share repurchases of $44.7 million in Q1 reduce outstanding share count.

dilution risk
70%
bearishMay 7

Total debt increased to $1.41B with rising variable interest costs.

debt restructure
50%
bullishMay 7

Acquisition of Clinical Solutions Pharmacy diversifies revenue into healthcare.

acquisition
60%
bullishMay 7

Net income grew 51% YoY to $37.9 million driven by federal demand.

earnings beat
80%
bullishMay 7

Operating margin expanded to 24.0% as occupancy increased across the portfolio.

margin expansion
60%
bullishMay 7

Aggressive share repurchases of $44.7 million in Q1 reduce outstanding share count.

dilution risk
70%
bearishMay 7

Total debt increased to $1.41B with rising variable interest costs.

debt restructure
50%
bullishMay 7

Acquisition of Clinical Solutions Pharmacy diversifies revenue into healthcare.

acquisition
60%

Filing History

10-QMay 7, 2026
Expand Sequence

The Q1 2026 filing reveals a company at a critical crossroads, where massive federal tailwinds are colliding with systemic financial risks. CoreCivic has successfully monetized its idle capacity, resulting in a 51% jump in net income, yet the cost of this expansion has been a heavier debt load and increased interest obligations. The acquisition of Clinical Solutions Pharmacy suggests a strategic attempt to diversify revenue streams away from pure-play bed leasing. Ultimately, the investment case hinges on whether the current surge in ICE detention populations is a sustainable long-term trend or a transient political spike. While the operational metrics show a company capable of scaling quickly, the narrow gap in debt covenant compliance and the reliance on a single primary customer (ICE) create a high-beta profile. Investors are essentially betting on the permanence of the current federal immigration enforcement regime.

Disclaimer: The synthesis provided is generated by AI models and should not be construed as investment advice. Analysis is based solely on regulatory data present at the time of publication. Consult a financial advisor for specific investment strategies.