Revenue growth accelerated to 25.8% in 2026Q1, though NOI margins remain volatile, fluctuating between 16.8% and 26.0% over the past eight quarters.
| Metric | TTM | Dec'25 | Dec'24 | Dec'23 | Dec'22 | Dec'21 | Dec'20 | Dec'19 | Dec'18 | Dec'17 | Dec'16 | Dec'15 | Dec'14 | Dec'13 | Dec'12 | Dec'11 | Dec'10 | Dec'09 | Dec'08 | Dec'07 | Dec'06 | Dec'05 | Dec'04 | Dec'03 | Dec'02 | Dec'01 | Dec'00 | Dec'99 | Dec'98 | Dec'97 | Dec'96 |
|---|
| Revenue | 2.34B | 2.21B | 1.96B | 1.9B | 1.85B | 1.86B | 1.91B | 1.98B | 1.84B | 1.77B | 1.85B | 1.79B | 1.65B | 1.69B | 1.76B | 1.74B | 1.68B | 1.67B | 1.6B | 1.48B | 1.33B | 1.19B | 1.15B | 1.04B | 962.84M | 980.79M | 312.14M | 285.7M | 70.7M | 462.2M | 292.5M |
| Revenue Growth % | 19.89% | 12.72% | 3.43% | 2.78% | -0.93% | -2.25% | -3.8% | 7.89% | 3.98% | -4.56% | 3.16% | 8.88% | -2.8% | -3.73% | 1.4% | 3.62% | 0.3% | 4.44% | 8.12% | 11.1% | 11.61% | 3.87% | 10.76% | 7.68% | -1.83% | 214.22% | 9.25% | 304.1% | -84.7% | 58.02% | 41.17% |
| Property Operating Expenses | 1.79B | 1.69B | 1.49B | 1.59B | 1.41B | 1.34B | 1.41B | 1.42B | 1.32B | 1.25B | 1.28B | 1.26B | 1.16B | 1.22B | 1.25B | 1.2B | 1.16B | 1.17B | 1.12B | 1.06B | 973.89M | 898.79M | 870.57M | 775.31M | 744.07M | 0 | 0 | 0 | 0 | 330.5M | 213.2M |
| Net Operating Income (NOI) | 551.77M | 518.65M | 468.29M | 306.89M | 431.54M | 525.55M | 499.11M | 557.92M | 520.52M | 515.96M | 574.2M | 536.96M | 490.73M | 473.95M | 507.7M | 532.21M | 511.26M | 501.29M | 474.9M | 420.79M | 357.19M | 293.85M | 277.69M | 261.43M | 218.76M | 980.79M | 312.14M | 285.7M | 70.7M | 131.7M | 79.3M |
| NOI Margin % | 23.61% | 23.46% | 23.87% | 16.18% | 23.39% | 28.22% | 26.19% | 28.17% | 28.35% | 29.22% | 31.04% | 29.95% | 29.8% | 27.97% | 28.85% | 30.66% | 30.52% | 30.02% | 29.7% | 28.45% | 26.83% | 24.64% | 24.18% | 25.22% | 22.72% | 100% | 100% | 100% | 100% | 28.49% | 27.11% |
| Operating Expenses | 208.35M | 169.58M | 280.09M | 136.08M | 255.61M | 336.18M | 336.45M | 276.36M | 263.37M | 254.95M | 273.77M | 255.45M | 220.35M | 216.28M | 202.87M | 200.16M | 188.2M | 187.34M | 1.3B | 154.49M | 131.27M | 116.94M | 102.7M | 93.4M | 88.78M | 842.22M | 298.36M | 68.2M | 20.2M | 48.8M | 24.7M |
| G&A Expenses | 177.24M | 169.58M | 152.08M | 136.08M | 127.7M | 135.77M | 124.34M | 127.08M | 106.86M | 107.82M | 107.03M | 103.94M | 106.43M | 92.55M | 88.94M | 91.23M | 84.15M | 86.54M | 80.31M | 74.4M | 63.59M | 57.05M | 48.19M | 40.47M | 36.91M | 0 | 0 | 0 | 0 | 0 | 13.4M |
| EBITDA | 475.15M | 477.98M | 316.21M | 298.12M | 303.84M | 324.11M | 313.52M | 426.14M | 405.99M | 407.52M | 463.16M | 432.07M | 354.22M | 363.84M | 418.77M | 440.99M | 427.11M | 414.75M | 394.6M | 348.91M | 298.04M | 242.32M | 236.31M | 229.54M | 196.18M | 124.66M | 661.43M | 436.5M | 61.6M | 68.8M | 43.3M |
| EBITDA Margin % | 20.33% | 21.62% | 16.12% | 15.72% | 16.47% | 17.4% | 16.45% | 21.51% | 22.12% | 23.08% | 25.04% | 24.1% | 21.51% | 21.47% | 23.8% | 25.41% | 25.5% | 24.84% | 24.68% | 23.59% | 22.39% | 20.32% | 20.58% | 22.14% | 20.38% | 12.71% | 211.9% | 152.78% | 87.13% | 14.89% | 14.8% |
| Depreciation & Amortization | 131.72M | 128.91M | 128.01M | 127.32M | 127.91M | 134.74M | 150.86M | 144.57M | 156.5M | 147.13M | 166.75M | 151.51M | 113.92M | 112.69M | 113.93M | 108.93M | 104.05M | 100.8M | 90.81M | 82.61M | 72.11M | 65.41M | 61.32M | 61.52M | 66.2M | -13.9M | 647.65M | 219M | 11.1M | -14.1M | -11.3M |
| D&A / Revenue % | 5.64% | 5.83% | 6.53% | 6.71% | 6.93% | 7.23% | 7.92% | 7.3% | 8.53% | 8.33% | 9.01% | 8.45% | 6.92% | 6.65% | 6.47% | 6.28% | 6.21% | 6.04% | 5.68% | 5.59% | 5.42% | 5.48% | 5.34% | 5.93% | 6.88% | -1.42% | 207.49% | 76.65% | 15.7% | -3.05% | -3.86% |
| Operating Income | 343.43M | 349.07M | 188.2M | 170.81M | 175.93M | 189.37M | 162.66M | 281.56M | 249.49M | 260.4M | 296.42M | 280.55M | 240.3M | 251.15M | 304.83M | 332.06M | 323.06M | 313.95M | 303.79M | 266.3M | 225.93M | 176.91M | 174.99M | 168.02M | 129.98M | 138.57M | 13.79M | 217.5M | 50.5M | 82.9M | 54.6M |
| Operating Margin % | 14.69% | 15.79% | 9.59% | 9.01% | 9.53% | 10.17% | 8.54% | 14.22% | 13.59% | 14.75% | 16.02% | 15.65% | 14.59% | 14.82% | 17.32% | 19.13% | 19.29% | 18.8% | 19% | 18.01% | 16.97% | 14.83% | 15.24% | 16.21% | 13.5% | 14.13% | 4.42% | 76.13% | 71.43% | 17.94% | 18.67% |
| Interest Expense | 2M | 62.23M | 67.42M | 72.96M | 95.87M | 95.54M | 83.3M | 84.4M | 0 | 68.53M | 67.75M | 0 | 39.53M | 0 | 0 | 75.4M | 73.43M | 72.78M | 62.8M | 53.78M | 58.78M | 63.93M | 69.18M | 74.45M | 87.48M | 0 | 0 | 0 | 0 | 0 | 0 |
| Interest Coverage | - | 3.53x | 2.36x | 2.31x | 2.61x | 1.80x | 1.72x | 3.33x | - | 3.80x | 4.37x | - | 6.11x | - | - | 4.40x | 4.42x | 4.30x | 4.89x | 5.17x | 3.83x | 2.75x | 2.51x | 2.24x | 1.47x | - | - | - | - | - | - |
| Non-Operating Income | 68.01M | 129.67M | 28.82M | 2.02M | -74.34M | 17.73M | 19.64M | 438K | 1.17M | -90K | 489K | 643K | -1.2M | 36.43M | -2.44M | 619K | -1.19M | 987K | -3.11M | -11.47M | 944K | 866K | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
| Pretax Income | 177.4M | 157.18M | 91.96M | 95.82M | 165.3M | 86.1M | 59.72M | 196.72M | 167.56M | 191.95M | 228.17M | 230.22M | 201.97M | 169.6M | 244.71M | 258.81M | 251.89M | 237.49M | 244.09M | 212.83M | 166.39M | 77.45M | 104.77M | 90.2M | 45.06M | 26.83M | -778.78M | -1.5M | 39.4M | 87.1M | 50.4M |
| Pretax Margin % | 7.59% | 7.11% | 4.69% | 5.05% | 8.96% | 4.62% | 3.13% | 9.93% | 9.13% | 10.87% | 12.34% | 12.84% | 12.26% | 10.01% | 13.9% | 14.91% | 15.04% | 14.22% | 15.27% | 14.39% | 12.5% | 6.49% | 9.12% | 8.7% | 4.68% | 2.74% | -249.5% | -0.53% | 55.73% | 18.84% | 17.23% |
| Income Tax | 19.3M | 40.67M | 23.09M | 28.23M | 42.98M | 138M | 4.39M | 7.84M | 8.35M | 13.91M | 8.25M | 8.36M | 6.94M | -135M | 87.59M | 96.3M | 94.3M | 81.75M | 92.13M | 80.31M | 61.15M | 26.89M | 42.13M | -52.35M | -63.28M | 1.14M | -48M | 51.9M | 9.9M | 33.1M | 19.5M |
| Effective Tax Rate % | 10.88% | 25.88% | 25.11% | 29.46% | 26% | 160.27% | 7.34% | 3.98% | 4.99% | 7.25% | 3.62% | 3.63% | 3.44% | -79.6% | 35.79% | 37.21% | 37.44% | 34.42% | 37.74% | 37.74% | 36.75% | 34.72% | 40.21% | -58.04% | -140.43% | 4.23% | 6.16% | -3460% | 25.13% | 38% | 38.69% |
| Net Income | 129.31M | 116.5M | 68.87M | 67.59M | 122.32M | -51.9M | 55.34M | 188.89M | 159.21M | 178.04M | 219.92M | 221.85M | 195.02M | 300.83M | 156.76M | 162.51M | 157.19M | 154.95M | 150.94M | 133.37M | 105.24M | 50.14M | 62.54M | 141.78M | -7.92M | 25.69M | -730.78M | -53.4M | 29.5M | 54M | 30.9M |
| Net Margin % | 5.53% | 5.27% | 3.51% | 3.56% | 6.63% | -2.79% | 2.9% | 9.54% | 8.67% | 10.08% | 11.89% | 12.37% | 11.84% | 17.76% | 8.91% | 9.36% | 9.38% | 9.28% | 9.44% | 9.02% | 7.91% | 4.2% | 5.45% | 13.68% | -0.82% | 2.62% | -234.12% | -18.69% | 41.73% | 11.68% | 10.56% |
| Net Income Growth % | 53.14% | 69.17% | 1.89% | -44.74% | 335.7% | -193.78% | -70.7% | 18.64% | -10.58% | -19.04% | -0.87% | 13.76% | -35.17% | 91.91% | -3.54% | 3.38% | 1.44% | 2.66% | 13.17% | 26.73% | 109.88% | -19.83% | -55.89% | 1891.09% | -130.81% | 103.52% | -1268.51% | -281.02% | -45.37% | 74.76% | 116.08% |
| Funds From Operations (FFO) | 261.03M | 245.41M | 196.88M | 194.91M | 250.23M | 82.84M | 206.2M | 333.46M | 315.71M | 325.17M | 386.67M | 373.37M | 308.95M | 413.53M | 270.69M | 271.44M | 261.24M | 255.75M | 241.75M | 215.99M | 177.34M | 115.55M | 123.87M | 203.3M | 58.29M | 11.79M | -83.13M | 165.6M | 40.6M | 39.9M | 19.6M |
| FFO Margin % | 11.17% | 11.1% | 10.04% | 10.28% | 13.56% | 4.45% | 10.82% | 16.84% | 17.2% | 18.42% | 20.9% | 20.82% | 18.76% | 24.41% | 15.38% | 15.64% | 15.6% | 15.31% | 15.12% | 14.61% | 13.32% | 9.69% | 10.79% | 19.61% | 6.05% | 1.2% | -26.63% | 57.96% | 57.43% | 8.63% | 6.7% |
| FFO Growth % | 94.4% | 24.65% | 1.01% | -22.11% | 202.05% | -59.82% | -38.16% | 5.62% | -2.91% | -15.9% | 3.56% | 20.85% | -25.29% | 52.77% | -0.28% | 3.9% | 2.15% | 5.79% | 11.93% | 21.79% | 53.48% | -6.71% | -39.07% | 248.78% | 394.34% | 114.18% | -150.2% | 307.88% | 1.75% | 103.57% | 151.28% |
| FFO per Share | 2.51 | 2.28 | 1.76 | 1.70 | 2.10 | 0.69 | 1.71 | 2.80 | 2.66 | 2.74 | 3.28 | 3.17 | 2.63 | 3.72 | 2.69 | 2.57 | 2.31 | 2.18 | 1.92 | 1.72 | 1.44 | 0.96 | 1.18 | 1.85 | 0.56 | 0.16 | -2.11 | 4.80 | 5.78 | 1.32 | 0.65 |
| FFO Payout Ratio % | 0.02% | 0.02% | 0.07% | 0.07% | 0.35% | 3.03% | 51.4% | 62.83% | 64.68% | 61.61% | 66.08% | 67.14% | 75.76% | 72.41% | 22.08% | 0% | 0% | 0% | 0% | 0% | 0% | 0% | 1.3% | 6.25% | 33.71% | 18.51% | -5.52% | 131.46% | 135.71% | 0% | 0% |
| EPS (Diluted) | 1.24 | 1.08 | 0.62 | 0.59 | 1.03 | -0.43 | 0.45 | 1.59 | 1.34 | 1.50 | 1.87 | 1.88 | 1.66 | 2.70 | 1.56 | 1.54 | 1.39 | 1.32 | 1.20 | 1.06 | 0.86 | 0.41 | 0.59 | 1.29 | -0.08 | 0.35 | -18.55 | -1.55 | 4.20 | 1.79 | 1.02 |
| EPS Growth % | 59.21% | 74.19% | 5.08% | -42.72% | 339.53% | -195.56% | -71.7% | 18.66% | -10.67% | -19.79% | -0.53% | 13.25% | -38.52% | 73.08% | 1.3% | 10.79% | 5.3% | 10% | 13.21% | 23.26% | 109.76% | -30.51% | -54.26% | 1810.88% | -121.54% | 101.89% | -1096.77% | -136.9% | 134.64% | 75.49% | 117.02% |
| EPS (Basic) | - | 1.09 | 0.62 | 0.59 | 1.03 | -0.43 | 0.46 | 1.59 | 1.34 | 1.51 | 1.87 | 1.90 | 1.68 | 2.74 | 1.57 | 1.55 | 1.40 | 1.33 | 1.21 | 1.09 | 0.88 | 0.43 | 0.59 | 1.47 | -0.10 | 0.35 | -18.55 | -1.55 | 1.31 | 0.70 | 0.43 |
| Diluted Shares Outstanding | 103.99M | 107.77M | 111.84M | 114.65M | 119.1M | 120.19M | 120.93M | 119.16M | 118.72M | 118.47M | 117.79M | 117.78M | 117.31M | 111.25M | 100.62M | 105.53M | 112.98M | 117.29M | 125.78M | 125.38M | 123.06M | 120.85M | 105.12M | 110.02M | 105M | 73.96M | 39.4M | 34.53M | 7.02M | 30.23M | 30.23M |
Federal contract policy volatility
As reported in recent financial statements, CoreCivic achieved a 25.8% year-over-year revenue increase in 2026Q1, signaling a robust acceleration in top-line performance that appears to be driven by higher occupancy levels and successful per-diem rate adjustments across its core federal detention facility portfolio.
The sharp revenue growth trajectory suggests that the company is successfully leveraging its fixed-asset base to capture increased demand from federal agencies. Investors should monitor whether this momentum is sustainable or if it reflects temporary surges in border-related detention needs that may not persist long-term.
According to quarterly data, NOI margins have fluctuated significantly, ranging from a low of 16.8% in 2024Q2 to a peak of 26.0% in 2025Q2, indicating that property-level profitability remains sensitive to operational cost spikes and the timing of contract-based per-diem escalations.
The inconsistency in margin performance suggests that the company struggles to fully pass through inflationary labor and utility costs in real-time. This volatility warrants further investigation into the specific contract structures that may be limiting the company's ability to maintain stable property-level margins during periods of high operational intensity.
Based on the provided figures, FFO per share reached $0.69 in 2026Q1, representing a 28.1% growth rate that appears to outpace underlying revenue expansion, suggesting that management's focus on deleveraging and operational efficiency is beginning to yield tangible benefits for shareholders.
The divergence between FFO growth and revenue growth implies that the company is successfully optimizing its corporate overhead and interest expense burdens. However, the quality of this FFO should be scrutinized against the recurring maintenance capital expenditures required to keep aging correctional facilities operational.
Financial data reveals a notable gap between FFO and AFFO, with 2026Q1 AFFO of $48.0M trailing FFO of $71.3M, which indicates that significant capital is being diverted toward maintenance or non-recurring items that are not captured in standard FFO metrics.
This persistent spread between FFO and AFFO suggests that the company's real economic earnings may be lower than headline FFO figures imply. Investors should be cautious, as this may indicate that the facilities require higher-than-expected ongoing investment to remain compliant with government standards.
Quick answers to the most common questions about buying CXW stock.
For fiscal year 2025, CoreCivic, Inc. (CXW) reported total revenue of $2.21B. This represents a 656.0% increase compared to $292.5M in 1996.
CoreCivic, Inc. (CXW) is profitable, generating $116.5M in net income for the fiscal year ending 2025 with a net profit margin of 5.3%.
CoreCivic, Inc. (CXW) reported an operating income of $349.1M, resulting in an operating profit margin of 15.8%. This margin reflects the operational efficiency of the business before interest and taxes.
CoreCivic, Inc. (CXW) generated $518.7M in gross profit for the year, representing a gross profit margin of 23.5%. This demonstrates the company's core pricing power and production efficiency.