Housing Market Gains Momentum with Rising Supply and Record July Prices

U.S. home sales showed signs of renewed momentum in July, offering a glimmer of relief for buyers and sellers navigating one of the tightest housing markets in years. According to data from the National Association of Realtors, sales of previously owned homes increased 2% from June to a seasonally adjusted annual rate of 4.01 million units. That figure also marked a 0.8% gain compared with July 2024, defying expectations of a modest decline.

The pickup in activity reflects contracts that were signed earlier in the summer, when mortgage rates began to edge down from their spring highs. The average 30-year fixed mortgage briefly exceeded 7% in May but had retreated to around 6.67% by the end of June. That shift helped unlock demand from buyers who had been sidelined by affordability challenges.

At the same time, supply conditions continued to improve. The number of homes available for sale at the end of July climbed to 1.55 million, up nearly 16% from a year ago. That level represents a 4.6-month supply at the current sales pace, the highest since May 2020 but still short of the six-month threshold considered a balanced market. For prospective buyers, the increase in inventory has translated into more choice and slightly less upward pressure on prices.

Even so, home values remain stubbornly high. The median price of an existing home sold in July reached $422,400, a record for the month and 0.2% higher than a year earlier. That marked the 25th consecutive month of annual price gains, underscoring how persistent demand and limited long-term supply continue to shape the market. Still, with wage growth now outpacing home price appreciation in some regions, economists suggest the market could be approaching an inflection point where affordability begins to improve.

Regional and price-segment dynamics reveal additional shifts. Sales activity has been strongest at the higher end of the market, with transactions on homes priced above $1 million jumping more than 7% from a year ago. In contrast, sales of properties priced below $250,000 remained flat or declined, squeezed by limited availability and still-elevated borrowing costs. In the South, where condominium prices have fallen over the past year, demand for that segment showed particular resilience.

Market behavior also reflects growing participation from investors and cash buyers. Investors accounted for 20% of transactions in July, up sharply from 13% a year earlier, likely taking advantage of the increased supply. Meanwhile, 31% of sales were completed with all cash, compared with 27% last July. That unusually high share suggests that wealth from equities and housing gains is playing a greater role in the market.

Homes are also taking longer to sell. The typical property stayed on the market for 28 days in July, compared with 24 days a year ago. First-time buyers accounted for just 28% of sales, slipping from both June and the same month last year, reflecting the ongoing affordability strain at the entry level of the market.

Overall, July’s data points to a housing sector that is slowly recalibrating. Rising inventory and moderating mortgage rates are offering incremental relief, yet prices remain elevated, and demand is concentrated in higher price tiers. Whether the market has reached a true turning point may depend on the Federal Reserve’s next moves on interest rates and how quickly supply can return to more balanced levels.

Newsmax (NMAX) – Riding The Red Wave


Thursday, August 21, 2025

Michael Kupinski, Director of Research, Equity Research Analyst, Digital, Media & Technology , Noble Capital Markets, Inc.

Patrick McCann, CFA, Research Analyst, Noble Capital Markets, Inc.

Refer to the full report for the price target, fundamental analysis, and rating.

Initiating coverage with an Outperform rating and $23 price target. Newsmax (NYSE: NMAX) is a conservative media company with growing reach across cable and digital platforms. Its national cable channel has evolved into the fourth most-watched cable news network in the U.S, with a loyal core audience and full distribution across major MVPDs and streaming platforms. We believe the company is positioned to unlock a multi-year monetization opportunity across both advertising and affiliate fee revenue streams.

Loyal audience and diversified revenue model. Newsmax serves a highly engaged, politically right-of-center audience that has historically been underserved by mainstream outlets. This loyal viewership has enabled the company to scale both advertising and distribution revenues while maintaining low customer acquisition costs. Since 2019, revenue has grown more than 300%, fueled by steady digital expansion and greater platform reach. 


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Guess? to Go Private in $1.4 Billion Deal With Authentic Brands Group

Guess?, Inc. (NYSE: GES) will exit public markets after agreeing to a $1.4 billion buyout led by its co-founders and Authentic Brands Group, in a move that highlights the growing shift of heritage fashion labels into private ownership backed by global licensing platforms.

The transaction values Guess? at $16.75 per share, representing a premium of about 73% to the company’s unaffected stock price as of mid-March. The offer ranks among the year’s largest fashion buyouts, underscoring the resilience of brand-driven retail even in a challenging consumer environment.

Under the terms of the agreement, Authentic Brands will acquire a majority stake in Guess?’s intellectual property portfolio, while the Marciano family and CEO Carlos Alberini will retain the remaining interest. The operating company, which runs Guess?’s stores, e-commerce, and wholesale operations, will remain entirely under existing management. This structure reflects Authentic’s typical playbook: leveraging its brand management expertise and global licensing network, while entrusting day-to-day operations to experienced retail leaders.

For Guess?, going private provides greater strategic flexibility. Freed from the pressures of quarterly earnings, the company will be positioned to pursue long-term brand building, international expansion, and potential new product categories. The involvement of Authentic Brands, which manages more than 50 global names across fashion, sports, and lifestyle, signals a push to extend Guess?’s reach through licensing deals, partnerships, and new distribution channels.

The premium offered to shareholders is intended to deliver immediate value while also recognizing the enduring equity of Guess?’s brand. After more than four decades in business, Guess? has built one of the most recognizable names in denim and lifestyle apparel. Despite industry headwinds, the company has improved its financial discipline in recent years, strengthened its e-commerce channels, and invested in expanding its global footprint.

For Authentic Brands, the deal further consolidates its position as a dominant force in fashion and brand licensing. Adding Guess? to its portfolio not only diversifies its holdings but also provides another globally recognized fashion label that can be scaled across markets and categories.

The buyout reflects broader trends in retail, where public markets have often undervalued legacy fashion brands relative to their long-term licensing potential. By combining private ownership with Authentic’s infrastructure, Guess? is expected to transition from being primarily a retail operator to becoming a broader lifestyle platform with stronger global licensing opportunities.

The transaction is expected to close in Guess?’s fiscal fourth quarter of 2026, subject to regulatory approvals and a shareholder vote. Once complete, Guess? shares will be delisted from the New York Stock Exchange, marking the company’s shift into a new era of private ownership and long-term brand development.

Powell Faces High-Stakes Jackson Hole Speech Amid Inflation, Labor Market Pressures

Federal Reserve Chair Jerome Powell will take the stage at this week’s Jackson Hole Economic Symposium under some of the most difficult circumstances of his tenure, with markets, policymakers, and global counterparts all watching for signals about the path ahead.

The annual gathering in Wyoming comes at a pivotal time. Inflation has remained stubbornly above the Fed’s 2% target for four years, with recent indicators pointing to renewed upward momentum. At the same time, signs of a weakening labor market have begun to surface, raising questions about the balance between price stability and employment—two pillars of the central bank’s mandate.

Powell’s address is expected to be his last as Fed chair, adding even more weight to his words. Yet the environment he faces is unusually complex. Not only is the economy sending mixed signals, but political scrutiny of the central bank is intensifying, and divisions within the Federal Open Market Committee have become increasingly visible. The recent dissent among Fed governors—the first in decades—underscores that fracture. Meanwhile, the nomination of a new governor known for his sharp critiques of recent policy decisions further complicates Powell’s ability to unify the institution.

Investors remain split on what they hope to hear. Some want clarity on whether the Fed will move to cut interest rates as soon as September, while others are looking for insights into the deeper structural changes reshaping the labor market. The official theme of this year’s symposium is employment, but the debate over monetary policy and the Fed’s long-term framework is expected to dominate conversations.

Data dependence has long been the hallmark of Powell’s approach, but that strategy is increasingly being tested. Inflation readings have painted a conflicting picture: headline CPI slowed last month, but producer prices accelerated, and consumer surveys revealed rising inflation expectations. On the labor front, headline unemployment remains steady at just above 4%, yet underlying weakness is evident in reduced hiring, sector-specific job growth, and challenges facing new graduates.

Layered onto this economic backdrop are broader forces complicating the outlook. Tighter immigration policies under the Trump administration are reshaping the available workforce, while artificial intelligence raises new uncertainties about whether technology will ultimately augment or displace labor. Both trends make it harder to interpret traditional indicators.

Powell must also navigate the unveiling of a revised Monetary Policy Framework, which will guide how the Fed pursues its dual mandate in the years ahead. The last framework, designed to combat inflation undershooting, proved inadequate for the structural shocks that emerged after 2020. Whether the new iteration will address current challenges—or simply repackage old assumptions—remains an open question.

Markets are bracing for potential volatility. If Powell leans too heavily on flexibility and avoids specifics, investors may interpret it as indecision, further eroding confidence in the Fed’s direction. Conversely, signaling aggressive easing could push bond markets to react sharply, steepening the yield curve in ways reminiscent of last year’s turbulence.

The stakes at Jackson Hole could hardly be higher. Powell will not only be judged on how he balances immediate economic risks but also on how he frames the Fed’s strategic direction for a world that looks markedly different than when he first assumed the chair. With his legacy and the institution’s credibility on the line, his final address may shape how policymakers, markets, and history remember his leadership.

Greenwich LifeSciences, Inc. (GLSI) – Initiating Coverage With An Outperform Rating and $45 Price Target


Wednesday, August 20, 2025

Robert LeBoyer, Senior Vice President, Equity Research Analyst, Biotechnology, Noble Capital Markets, Inc.

Refer to the full report for the price target, fundamental analysis, and rating.

Greenwich LifeSciences Is Developing An Immunotherapy For Prevention Of Breast Cancer Recurrence. Greenwich LifeSciences is a biotechnology company developing GSLI-100, an immunotherapy based on HER2/neu. GLSI-100 completed four clinical trials that lead to the design of the current Phase 3 Flamingo-01 trial. The trial is currently enrolling patients in the US and Europe.

GLSI-100 Is Directed At A Validated Target. GLSI-100 contains GP2, a segment of the HER2/neu (HER2, or human epidermal growth factor receptor 2) receptor found on the surface of breast cancer cells. HER2 is overexpressed in several common cancers, with an estimated 75% of all breast cancers expressing HER2 at some level. Monoclonal antibodies targeting HER2 are the current standard of care for treating certain types of breast cancer.


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*Analyst certification and important disclosures included in the full report. NOTE: investment decisions should not be based upon the content of this research summary. Proper due diligence is required before making any investment decision. 

Snail (SNAL) – Building The Foundation For StableCoin


Wednesday, August 20, 2025

Snail is a leading, global independent developer and publisher of interactive digital entertainment for consumers around the world, with a premier portfolio of premium games designed for use on a variety of platforms, including consoles, PCs and mobile devices.

Michael Kupinski, Director of Research, Equity Research Analyst, Digital, Media & Technology , Noble Capital Markets, Inc.

Jacob Mutchler, Research Associate, Noble Capital Markets, Inc.

Refer to the full report for the price target, fundamental analysis, and rating.

Disappointing Q2. Total company revenues of $22.2 million increased nearly 3% over the prior year earlier period, but was lighter than our $26.0 million estimate. The variance was largely attributable to quality issues of its Aquatica DLC and subsequent disappointing sales. Adj. EBITDA loss of $2.2 million was higher than our slightly positive adj. EBITDA expectation. 

Stronger finish to the year expected. While we believe that the company’s product roadmap should significantly improve revenue performance, particularly in Q4, we are lowering our second half and full year 2025 revenue and adj. EBITDA expectations. Based on a 2025 lower revenue base, we are tweaking our 2026 estimates lower, as well. 


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*Analyst certification and important disclosures included in the full report. NOTE: investment decisions should not be based upon the content of this research summary. Proper due diligence is required before making any investment decision. 

Black Hills, NorthWestern Energy Strike $15.4 Billion Utility Merger Deal

In one of the largest utility deals of the year, Black Hills Corp. (NYSE: BKH) and NorthWestern Energy Group, Inc. (Nasdaq: NWE) announced a definitive agreement to merge in an all-stock, tax-free transaction that gives the combined company an enterprise value of roughly $15.4 billion. The boards of both companies approved the deal unanimously, setting the stage for the creation of a new regulated electric and natural gas utility with operations across eight states.

Together, the companies will serve about 2.1 million customers, including more than 700,000 electric customers and 1.4 million natural gas customers. Their combined footprint will stretch across Arkansas, Colorado, Iowa, Kansas, Montana, Nebraska, South Dakota, and Wyoming, supported by nearly 97,000 miles of transmission and distribution lines and close to 3 gigawatts of generation capacity from a mix of thermal, hydro, and wind resources. The companies expect the deal to nearly double their combined rate base to $11.4 billion, providing the scale needed to meet rising energy demand and expand infrastructure for new industries such as data centers.

Management emphasized that the merger would create long-term value for both shareholders and customers. The new utility is projected to deliver annual earnings-per-share growth in the range of 5 to 7 percent, a pace that exceeds what either company had targeted on a standalone basis. Executives also pointed to stronger access to capital, a more balanced regulatory profile, and improved financial flexibility as key benefits of the transaction. Shareholders of Black Hills will own about 56 percent of the merged company, while NorthWestern shareholders will hold the remaining 44 percent.

The combined company will be headquartered in Rapid City, South Dakota, but leadership responsibilities will be shared. NorthWestern’s chief executive Brian Bird will serve as CEO, while Black Hills’ senior vice president and chief utility officer Marne Jones will become chief operating officer. Crystal Lail, currently CFO of NorthWestern, will take the same role in the new company, and Kimberly Nooney, CFO of Black Hills, will become chief integration officer. The board of directors will include six members from Black Hills and five from NorthWestern.

Both companies said they remain committed to safety, reliability, and sustainability, and they plan to continue investing heavily in grid modernization and renewable energy. With more than $7 billion in planned investments between 2025 and 2029, the new entity expects to play a central role in supporting the energy transition while keeping costs manageable for customers.

The merger, which is subject to shareholder approval, regulatory review in several states, and clearance from the Federal Energy Regulatory Commission, is expected to close within 12 to 15 months. If approved, it would establish a premier mid-cap regulated utility with diversified operations, predictable cash flows, and the capacity to pursue growth opportunities across an expanding energy landscape.

Dogecoin Mining Gets Boost From Thumzup’s $50M Investment

Thumzup Media Corporation has announced a major strategic shift with plans to acquire Dogehash Technologies, Inc., a leading industrial-scale blockchain infrastructure company specializing in Dogecoin and Litecoin mining. The all-stock transaction is expected to close in the fourth quarter of 2025, pending shareholder approvals, and will mark Thumzup’s transformation from a digital marketing platform into a diversified digital asset infrastructure company.

Under the terms of the agreement, Dogehash shareholders will exchange their holdings for 30.7 million shares of Thumzup stock. Following the merger, the combined entity will be renamed Dogehash Technologies Holdings, Inc. and trade on Nasdaq under the ticker symbol XDOG.

Thumzup recently completed a $50 million common stock offering to support its expansion into cryptocurrency strategies. This capital will fund additional mining equipment, energy infrastructure, and the accumulation of digital assets for a long-term treasury strategy.

Robert Steele, CEO of Thumzup, framed the move as a natural evolution for the company, blending digital marketing expertise with blockchain-based financial infrastructure. By combining Dogehash’s mining fleet with Thumzup’s strategic capital and brand, the company aims to become a global leader in Dogecoin-focused mining.

Dogehash currently operates around 2,500 high-performance Scrypt ASIC miners, with plans to scale significantly by year-end and into 2026. The company’s flagship mining hub is located at a renewable-energy-powered data center in North America, with additional satellite operations coming online.

The fleet leverages industry-leading energy efficiency and uptime, designed to deliver steady block rewards from Dogecoin and Litecoin. Importantly, Dogehash differentiates itself by building infrastructure rather than simply buying digital assets. This approach ensures recurring production-based revenue, creating a sustainable pipeline of Dogecoin accumulation.

Dogecoin remains one of the most active cryptocurrencies globally, ranking among the largest by market capitalization and consistently seeing billions in daily transaction volume. Its fast block times, low transaction fees, and inflationary but predictable issuance model give it utility as both a transactional currency and a reliable mining asset.

Unlike Bitcoin, which relies on halving events that reduce miner rewards every four years, Dogecoin’s issuance schedule offers steadier miner economics. Combined with the efficiency of Scrypt-based mining hardware, this positions Dogehash to capture stronger power-to-revenue ratios compared to many Bitcoin miners.

Looking ahead, the company plans to leverage Dogecoin’s Layer-2 DeFi ecosystem, DogeOS, to enhance miner returns through staking and yield-generating products.

Beyond mining, Thumzup’s board has authorized diversification of its digital asset treasury to include not only Dogecoin and Litecoin but also Solana, Ripple, Ether, and USD Coin. This multi-asset approach is designed to give the company flexibility in a rapidly evolving digital economy.

If successful, the Dogehash acquisition could position the combined company as one of the most prominent players in the emerging Dogecoin mining industry, bridging the gap between utility-scale crypto infrastructure and mainstream financial strategies.

Tonix Pharmaceuticals (TNXP) – Webcast Details Product Attributes and Potential Market


Tuesday, August 19, 2025

Tonix is a clinical-stage biopharmaceutical company focused on discovering, licensing, acquiring and developing therapeutics and diagnostics to treat and prevent human disease and alleviate suffering. Tonix’s portfolio is composed of immunology, rare disease, infectious disease, and central nervous system (CNS) product candidates. Tonix’s immunology portfolio includes biologics to address organ transplant rejection, autoimmunity and cancer, including TNX-15001 which is a humanized monoclonal antibody targeting CD40-ligand being developed for the prevention of allograft and xenograft rejection and for the treatment of autoimmune diseases. A Phase 1 study of TNX-1500 is expected to be initiated in the second half of 2022. Tonix’s rare disease portfolio includes TNX-29002 for the treatment of Prader-Willi syndrome. TNX-2900 has been granted Orphan-Drug Designation by the FDA. Tonix’s infectious disease pipeline includes a vaccine in development to prevent smallpox and monkeypox called TNX-8013, next-generation vaccines to prevent COVID-19, and an antiviral to treat COVID-19. Tonix’s lead vaccine candidates for COVID-19 are TNX-1840 and TNX-18504, which are live virus vaccines based on Tonix’s recombinant pox vaccine (RPV) platform. TNX-35005 (sangivamycin, i.v. solution) is a small molecule antiviral drug to treat acute COVID-19 and is in the pre-IND stage of development. TNX-102 SL6, (cyclobenzaprine HCl sublingual tablets), is a small molecule drug being developed to treat Long COVID, a chronic post-acute COVID-19 condition. Tonix expects to initiate a Phase 2 study in Long COVID in the second quarter of 2022. The Company’s CNS portfolio includes both small molecules and biologics to treat pain, neurologic, psychiatric and addiction conditions. Tonix’s lead CNS candidate, TNX-102 SL, is in mid-Phase 3 development for the management of fibromyalgia with a new Phase 3 study launched in the second quarter of 2022. Finally, TNX-13007 is a biologic designed to treat cocaine intoxication that is expected to start a Phase 2 trial in the second quarter of 2022. TNX-1300 has been granted Breakthrough Therapy Designation by the FDA.

Robert LeBoyer, Senior Vice President, Equity Research Analyst, Biotechnology, Noble Capital Markets, Inc.

Refer to the full report for the price target, fundamental analysis, and rating.

Management Discussed Plans For Marketing and Launch. Following the FDA approval of Tonmya (or TNXP-102 SL) on August 15, Tonix held a webcast to discuss plans for marketing and sales in advance of its 4Q25 launch. The presentations included a discussion of fibromyalgia, the market, and the Tonmya product label. We believe the clinical data shows meaningful improvements for several important symptoms.

Fibromyalgia Market Is Large and Underestimated. The fibromyalgia population is estimated at about 10 million diagnosed patients. Patients live with symptoms for an average of 7 years before diagnosis, including bodily pain (the most common). Other symptoms include fatigue, insomnia, anxiety, “brain fog”. and depression. Many patients are on multiple drugs, taking an average of 2.7 drugs at any given time. As a non-opioid, non-habit forming drug, we believe Tonmya can meet the need for an effective therapy.


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InPlay Oil (IPOOF) – Outsized Production, Debt Reduction, and Strategic Alignment Drive Outlook


Tuesday, August 19, 2025

InPlay Oil is a junior oil and gas exploration and production company with operations in Alberta focused on light oil production. The company operates long-lived, low-decline properties with drilling development and enhanced oil recovery potential as well as undeveloped lands with exploration possibilities. The common shares of InPlay trade on the Toronto Stock Exchange under the symbol IPO and the OTCQX Exchange under the symbol IPOOF.

Mark Reichman, Managing Director, Equity Research Analyst, Natural Resources, Noble Capital Markets, Inc.

Hans Baldau, Associate Analyst, Noble Capital Markets, Inc.

Refer to the full report for the price target, fundamental analysis, and rating.

Second quarter financial results. InPlay Oil reported Q2 2025 revenue of C$91.6 million, above our estimate of C$87.9 million, driven by stronger-than-expected production of 20,401 boe/d compared to our forecast of 19,000 boe/d. The company recorded a net loss of C$3.2 million, versus net income of C$5.4 million in the prior-year period. On an adjusted basis, which excludes C$10.1 million in transaction and integration costs and reflects C$4.9 million in hedging gains, net income was C$2.0 million. Adjusted funds flow totaled C$40.1 million, or C$1.49 per share, ahead of our forecast of C$38.6 million, or C$1.38 per share.

2025 Guidance. Despite strong second-quarter production and AFF growth, management maintained full-year 2025 guidance across all metrics, noting that output is now expected to reach the upper end of the range. With oil prices still subdued, the company remains focused on maximizing free cash flow, materially reducing debt, and returning capital to shareholders, while benefiting from robust post-acquisition production levels.


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*Analyst certification and important disclosures included in the full report. NOTE: investment decisions should not be based upon the content of this research summary. Proper due diligence is required before making any investment decision. 

Hemisphere Energy (HMENF) – Solid Second Quarter Performance Versus Our Estimates


Tuesday, August 19, 2025

Mark Reichman, Managing Director, Equity Research Analyst, Natural Resources, Noble Capital Markets, Inc.

Hans Baldau, Associate Analyst, Noble Capital Markets, Inc.

Refer to the full report for the price target, fundamental analysis, and rating.

Second quarter financial results. Hemisphere reported oil and gas revenue of C$24.4 million in the second quarter, down 15.7% from the prior year period but ahead of our estimate of C$20.9 million. Net income was C$7.1 million, or C$0.07 per share, compared to C$10.4 million, or C$0.10 per share, last year, and above our forecast of C$5.8 million, or C$0.06 per share. Average daily production rose to 3,826 boe/d, up from 3,628 in Q2 2024 and modestly ahead of our estimate of 3,800 boe/d. The company realized an average sales price of C$70.06/boe, compared to C$87.65/boe in the prior year quarter. Adjusted funds flow totaled C$10.3 million, or C$0.10 per diluted share, versus C$13.6 million, or C$0.14 per diluted share, a year ago. This result exceeded our estimate of C$8.9 million, or C$0.09 per diluted share.

Updating estimates. Given the stronger-than-expected second quarter, we are raising our 2025 revenue forecast to C$97.7 million from C$95.0 million. Our operating expense assumption has been modestly increased to C$38.8 million from C$38.4 million. We now project net income of C$29.6 million, or C$0.30 per share, up from our prior forecast of C$28.7 million, or C$0.28 per share. Adjusted funds flow is expected to reach C$43.3 million, compared to our earlier estimate of C$42.2 million. For 2026, we forecast revenue of C$93.7 million, net income of C$27.5 million, or C$0.28 per share, and AFF of C$39.6 million, reflecting our expectation of a softer commodity price environment relative to 2025.


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CoreCivic, Inc. (CXW) – A CEO Transition


Tuesday, August 19, 2025

CoreCivic is a diversified, government-solutions company with the scale and experience needed to solve tough government challenges in flexible, cost-effective ways. We provide a broad range of solutions to government partners that serve the public good through high-quality corrections and detention management, a network of residential and non-residential alternatives to incarceration to help address America’s recidivism crisis, and government real estate solutions. We are the nation’s largest owner of partnership correctional, detention and residential reentry facilities, and believe we are the largest private owner of real estate used by government agencies in the United States. We have been a flexible and dependable partner for government for nearly 40 years. Our employees are driven by a deep sense of service, high standards of professionalism and a responsibility to help government better the public good. Learn more at www.corecivic.com.

Joe Gomes, CFA, Managing Director, Equity Research Analyst, Generalist , Noble Capital Markets, Inc.

Refer to the full report for the price target, fundamental analysis, and rating.

A Transition. CoreCivic announced President and COO Patrick Swindle will succeed current CEO Damon Hininger effective January 1, 2026. As part of the transition, Mr. Hininger and the Company have entered into a transition agreement with an effective date of January 1, 2026. Under the transition agreement, Mr. Hininger will work closely with both Mr. Swindle and Mr. Emkes, as a Special Advisor to the CEO and Chairman, to ensure a smooth transition. Mr. Hininger will resign from CoreCivic’s Board effective January 1, 2026, with Mr. Swindle appointed to fill the vacancy.

Patrick Swindle. Mr. Swindle joined CoreCivic in 2007 as Managing Director, Treasury, and has held numerous positions, including Vice President, Strategic Development; Senior Vice President, Operations; Executive Vice President and Chief Corrections Officer; and Executive Vice President and Chief Operating Officer, before being promoted to President and Chief Operating Officer in January 2025. Prior to joining CoreCivic, Mr. Swindle spent ten years in equity research in the equity capital markets divisions of SunTrust Equitable Securities, Raymond James Financial Services, Inc., and Avondale Partners, LLC.


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Mortgage Rates Fall to Lowest Level Since 2024, But Relief May Be Short-Lived

U.S. mortgage rates dropped this week to their lowest point in nearly a year, offering a glimmer of relief for homeowners and prospective buyers navigating an expensive housing market. According to Freddie Mac data, the average 30-year fixed mortgage rate slipped to 6.58%, down from 6.63% last week and the lowest reading since October 2024. The 15-year fixed rate also eased slightly, falling to 5.71%.

The decline comes as financial markets grow more confident that the Federal Reserve will cut benchmark interest rates in September. Although mortgage rates aren’t set directly by the Fed, they tend to move in tandem with expectations about the central bank’s future policy decisions.

Weak job growth in recent months and inflation figures that undershot economists’ projections have increased the likelihood of a rate cut. Traders now see a more than 90% probability of the Fed reducing rates by 25 basis points next month. That anticipation has already been factored into mortgage pricing, helping push borrowing costs lower.

Economists caution that borrowers shouldn’t assume today’s levels will continue falling. With much of the expected Fed policy shift already “priced in,” mortgage rates may hover in the current range rather than dropping sharply after the central bank makes its move. Some analysts even suggest volatility could return as new economic data on jobs, wages, and consumer spending is released in the coming weeks.

In other words, the window for buyers to lock in a rate in the mid-6% range may be limited.

For now, the latest decline in borrowing costs has sparked a modest uptick in refinancing activity. Applications to refinance existing mortgages rose 23% in the past week, according to data from the Mortgage Bankers Association. Purchase applications, however, barely moved, rising just 1% as affordability challenges continue to weigh heavily on potential buyers.

Even at 6.58%, mortgage rates remain well above pre-2022 levels, when many borrowers were able to secure loans below 4%. Combined with elevated home prices and limited housing supply, that means affordability remains stretched for first-time buyers in particular.

The direction of mortgage rates through the rest of 2025 will depend largely on how quickly the economy cools and how aggressive the Fed becomes in easing monetary policy. If inflation continues to trend lower and job growth slows further, rates could remain at the lower end of their recent range. However, any surprises in economic data could push borrowing costs higher again.

For now, borrowers considering a purchase or refinance may find this moment to be one of the most favorable opportunities since late last year.