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Side-by-side financial comparison of CoreCivic, Inc. (CXW) and Healthpeak Properties (DOC). Click either name above to swap in a different company.
Healthpeak Properties is the larger business by last-quarter revenue ($702.9M vs $604.0M, roughly 1.2× CoreCivic, Inc.). Healthpeak Properties runs the higher net margin — 51.6% vs 4.4%, a 47.2% gap on every dollar of revenue. On growth, CoreCivic, Inc. posted the faster year-over-year revenue change (26.0% vs -6.6%). Over the past eight quarters, CoreCivic, Inc.'s revenue compounded faster (9.8% CAGR vs 0.5%).
CoreCivic, Inc. is an American private prison operator and one of the largest for-profit prison, jail and detention contractors in the United States. It has been the target of divestment campaigns, FBI investigations and lawsuits alleging civil rights violations and forced labor at some of its owned or operated 70 state and federal correctional and detention facilities in the U.S.
Healthpeak Properties, Inc. is an American real estate investment trust that invests in real estate related to the healthcare industry including senior housing, life science, and medical offices. It was organized in 2007 in Maryland and headquartered in Denver, Colorado with offices in Irvine, Nashville and San Francisco. As of December 31, 2019, the company owned interests in 617 properties.
CXW vs DOC — Head-to-Head
Income Statement — Q4 FY2025 vs Q1 FY2026
| Metric | | |
|---|---|---|
| Revenue | $604.0M | $702.9M |
| Net Profit | $26.5M | $363.0M |
| Gross Margin | — | — |
| Operating Margin | 6.0% | 0.7% |
| Net Margin | 4.4% | 51.6% |
| Revenue YoY | 26.0% | -6.6% |
| Net Profit YoY | 37.7% | 28.3% |
| EPS (diluted) | $0.26 | $0.28 |
Green = leading value per metric. Periods may differ when fiscal calendars don't align.
8-Quarter Revenue & Profit Trend
Side-by-side quarterly history. Quarters aligned by calendar period so offset fiscal years line up.
| Q1 26 | — | $702.9M | ||
| Q4 25 | $604.0M | $719.4M | ||
| Q3 25 | $580.4M | $705.9M | ||
| Q2 25 | $538.2M | $694.3M | ||
| Q1 25 | $488.6M | $702.9M | ||
| Q4 24 | $479.3M | $698.0M | ||
| Q3 24 | $491.6M | $700.4M | ||
| Q2 24 | $490.1M | $695.5M |
| Q1 26 | — | $363.0M | ||
| Q4 25 | $26.5M | $114.0M | ||
| Q3 25 | $26.3M | $-117.1M | ||
| Q2 25 | $38.5M | $31.7M | ||
| Q1 25 | $25.1M | $42.8M | ||
| Q4 24 | $19.3M | $4.5M | ||
| Q3 24 | $21.1M | $85.9M | ||
| Q2 24 | $19.0M | $146.0M |
| Q1 26 | — | — | ||
| Q4 25 | — | — | ||
| Q3 25 | — | 58.6% | ||
| Q2 25 | — | 60.2% | ||
| Q1 25 | — | 61.1% | ||
| Q4 24 | — | 60.3% | ||
| Q3 24 | — | 60.0% | ||
| Q2 24 | — | 60.6% |
| Q1 26 | — | 0.7% | ||
| Q4 25 | 6.0% | 17.4% | ||
| Q3 25 | 6.3% | 9.2% | ||
| Q2 25 | 9.7% | 5.7% | ||
| Q1 25 | 6.6% | 7.7% | ||
| Q4 24 | 5.2% | -2.2% | ||
| Q3 24 | 6.1% | 14.1% | ||
| Q2 24 | 5.6% | 22.3% |
| Q1 26 | — | 51.6% | ||
| Q4 25 | 4.4% | 73.2% | ||
| Q3 25 | 4.5% | -16.6% | ||
| Q2 25 | 7.2% | 4.6% | ||
| Q1 25 | 5.1% | 6.1% | ||
| Q4 24 | 4.0% | 0.7% | ||
| Q3 24 | 4.3% | 12.3% | ||
| Q2 24 | 3.9% | 21.0% |
| Q1 26 | — | $0.28 | ||
| Q4 25 | $0.26 | $0.16 | ||
| Q3 25 | $0.24 | $-0.17 | ||
| Q2 25 | $0.35 | $0.05 | ||
| Q1 25 | $0.23 | $0.06 | ||
| Q4 24 | $0.18 | $0.02 | ||
| Q3 24 | $0.19 | $0.12 | ||
| Q2 24 | $0.17 | $0.21 |
Balance Sheet & Financial Strength
Snapshot of each company's liquidity, leverage and book value from the latest quarter.
| Metric | | |
|---|---|---|
| Cash + ST InvestmentsLiquidity on hand | $97.9M | $-1.2B |
| Total DebtLower is stronger | — | — |
| Stockholders' EquityBook value | $1.4B | $7.8B |
| Total Assets | $3.3B | $21.6B |
| Debt / EquityLower = less leverage | — | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | $-1.2B | ||
| Q4 25 | $97.9M | $467.5M | ||
| Q3 25 | $56.6M | $91.0M | ||
| Q2 25 | $130.5M | $89.4M | ||
| Q1 25 | $74.5M | $70.6M | ||
| Q4 24 | $107.5M | $119.8M | ||
| Q3 24 | $107.8M | $180.4M | ||
| Q2 24 | $60.2M | $106.9M |
| Q1 26 | — | — | ||
| Q4 25 | — | $9.8B | ||
| Q3 25 | — | $9.1B | ||
| Q2 25 | — | $9.0B | ||
| Q1 25 | — | $8.9B | ||
| Q4 24 | — | $8.7B | ||
| Q3 24 | — | $8.6B | ||
| Q2 24 | — | $8.6B |
| Q1 26 | — | $7.8B | ||
| Q4 25 | $1.4B | $7.5B | ||
| Q3 25 | $1.5B | $7.6B | ||
| Q2 25 | $1.5B | $7.9B | ||
| Q1 25 | $1.5B | $8.2B | ||
| Q4 24 | $1.5B | $8.4B | ||
| Q3 24 | $1.5B | $8.6B | ||
| Q2 24 | $1.4B | $8.8B |
| Q1 26 | — | $21.6B | ||
| Q4 25 | $3.3B | $20.3B | ||
| Q3 25 | $3.1B | $19.6B | ||
| Q2 25 | $3.1B | $19.8B | ||
| Q1 25 | $3.0B | $19.8B | ||
| Q4 24 | $2.9B | $19.9B | ||
| Q3 24 | $2.9B | $20.0B | ||
| Q2 24 | $2.9B | $20.2B |
| Q1 26 | — | — | ||
| Q4 25 | — | 1.31× | ||
| Q3 25 | — | 1.20× | ||
| Q2 25 | — | 1.14× | ||
| Q1 25 | — | 1.08× | ||
| Q4 24 | — | 1.04× | ||
| Q3 24 | — | 1.00× | ||
| Q2 24 | — | 0.98× |
Cash Flow & Capital Efficiency
How much cash each business actually produces after reinvestment. Cash flow is harder to manipulate than net income.
| Metric | | |
|---|---|---|
| Operating Cash FlowLast quarter | $-376.0K | — |
| Free Cash FlowOCF − Capex | $-45.1M | — |
| FCF MarginFCF / Revenue | -7.5% | — |
| Capex IntensityCapex / Revenue | 7.4% | 3.4% |
| Cash ConversionOCF / Net Profit | -0.01× | — |
| TTM Free Cash FlowTrailing 4 quarters | $52.8M | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $-376.0K | $1.3B | ||
| Q3 25 | $53.8M | $315.0M | ||
| Q2 25 | $96.7M | $363.5M | ||
| Q1 25 | $44.5M | $279.4M | ||
| Q4 24 | $39.3M | $1.1B | ||
| Q3 24 | $91.5M | $318.2M | ||
| Q2 24 | $68.1M | $316.2M |
| Q1 26 | — | — | ||
| Q4 25 | $-45.1M | $357.0M | ||
| Q3 25 | $16.1M | — | ||
| Q2 25 | $61.9M | — | ||
| Q1 25 | $20.0M | — | ||
| Q4 24 | $16.0M | $333.7M | ||
| Q3 24 | $73.7M | — | ||
| Q2 24 | $49.3M | — |
| Q1 26 | — | — | ||
| Q4 25 | -7.5% | 49.6% | ||
| Q3 25 | 2.8% | — | ||
| Q2 25 | 11.5% | — | ||
| Q1 25 | 4.1% | — | ||
| Q4 24 | 3.3% | 47.8% | ||
| Q3 24 | 15.0% | — | ||
| Q2 24 | 10.1% | — |
| Q1 26 | — | 3.4% | ||
| Q4 25 | 7.4% | 124.4% | ||
| Q3 25 | 6.5% | — | ||
| Q2 25 | 6.5% | — | ||
| Q1 25 | 5.0% | — | ||
| Q4 24 | 4.9% | 105.6% | ||
| Q3 24 | 3.6% | — | ||
| Q2 24 | 3.8% | — |
| Q1 26 | — | — | ||
| Q4 25 | -0.01× | 10.99× | ||
| Q3 25 | 2.04× | — | ||
| Q2 25 | 2.51× | 11.48× | ||
| Q1 25 | 1.77× | 6.52× | ||
| Q4 24 | 2.04× | 235.43× | ||
| Q3 24 | 4.34× | 3.71× | ||
| Q2 24 | 3.59× | 2.17× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
CXW
Segment breakdown not available.
DOC
| Outpatient Medical | $320.5M | 46% |
| Lab | $217.6M | 31% |
| Senior Housing | $148.9M | 21% |
| Other | $14.3M | 2% |
| Corporate Non-segment | $1.5M | 0% |
