Douglas Emmett Inc

DEI

Douglas Emmett, Inc. is a fully integrated, self-administered and self-managed real estate investment trust , and one of the largest owners and operators of high-quality office and multifamily properties located in the premier coastal submarkets of Los Angeles and Honolulu. Douglas Emmett focuses on owning and acquiring a substantial share of top-tier office properties and premier multifamily communities in neighborhoods that possess significant supply constraints, high-end executive housing and key lifestyle amenities.

About the company

Country: United StatesPrice: $9.90Market Cap: $2.0B

Investment snapshot

29%positive consensus

Scored 1d ago

Positive

BUY / PASS

Neutral / negative

3 / 8

NEUTRAL / FAIL

Median fair value

$8.10

-18.2% vs price

Models with upside

1 / 17

Positive margin of safety

Strongest signal

4 of 6 pass — Neff and Oshaughnessy object

Key risk

All 12 investors flag DEI's debt & leverage

Framework analysis

Verdict	Meaning
BUY	Positive purchase signal: the framework's buy requirements are met.
PASS	The company clears the framework's checklist or screen, but the framework does not produce a buy signal. For valuation frameworks this often means margin of safety is missing, insufficient, or unavailable; some screen-only frameworks have no intrinsic-value BUY state.
NEUTRAL	Neither a positive nor negative conclusion. It does not mean to hold an existing position.
FAIL	The company does not clear the framework's requirements.
Ranked	Ranked strategies do not use PASS: selected cohort is BUY, outside the cohort is FAIL, and unranked is NEUTRAL.

Current investor scores use trailing 12-month flows and the latest balance sheet where supported. Multi-year and EPS tests retain annual history; each framework shows its financial basis below. Intrinsic values use annual financials.

Metric	Graham Defensive Value	Buffett Quality Compounder	Lynch GARP	Greenblatt Magic Formula	Piotroski F-Score	Dreman Contrarian Value	Munger Quality Focus	Pabrai Dhandho Framework	Akre Three-Legged Stool	Marks Risk-Aware Value	Ackman Activist Value	Templeton Global Bargain Hunter	Sleep Scale Economies Shared	Asness Systematic Factors	Neff Low-P/E Total Return	Schloss Asset-Value Discipline	O'Shaughnessy Systematic Factor Composite
Verdict	PASS	FAIL	FAIL	Not ranked	PASS	PASS	PASS	NEUTRAL	FAIL	FAIL	PASS	NEUTRAL	FAIL	FAIL	FAIL	FAIL	NEUTRAL
Score
Analysis	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…
Intrinsic Value (annual)		N/A	N/A		N/A	N/A	N/A				N/A		N/A	N/A	N/A	N/A	N/A
Margin of Safety	-106.3%	N/A	N/A	-15.1%	N/A	N/A	N/A	+27.7%	-9.4%	-30.4%	N/A	-275.0%	N/A	N/A	N/A	N/A	N/A
Financial Basis	TTM ended 2026-09-30 · Annual history · FY 2025 Latest source filing: 2026-11-06 Score computed: 2026-11-14	Annual history · FY 2025 Latest source filing: 2026-02-20 Score computed: 2026-11-14	Annual history · FY 2025 · Balance sheet at 2026-09-30 · TTM ended 2026-09-30 Latest source filing: 2026-11-06 Score computed: 2026-11-14	Annual history · FY 2025 Latest source filing: 2026-02-20 Score computed: 2026-11-14	Annual history · FY 2025 Latest source filing: 2026-02-20 Score computed: 2026-11-14	Annual history · FY 2025 · TTM ended 2026-09-30 · Balance sheet at 2026-09-30 · Market data at 2026-11-01 Latest source filing: 2026-11-06 Score computed: 2026-11-14	Qualitative assessment · Annual history · FY 2025 · Balance sheet at 2026-09-30 Latest source filing: 2026-11-06 Score computed: 2026-11-14	Qualitative assessment · Annual history · FY 2025 Latest source filing: 2026-02-20 Score computed: 2026-11-14	Annual history · FY 2025 · Qualitative assessment · Balance sheet at 2026-09-30 Latest source filing: 2026-11-06 Score computed: 2026-11-14	Annual history · FY 2025 · Qualitative assessment Latest source filing: 2026-02-20 Score computed: 2026-11-14	Annual history · FY 2025 · TTM ended 2026-09-30 · Balance sheet at 2026-09-30 · Market data at 2026-11-01 Latest source filing: 2026-11-06 Score computed: 2026-11-14	Annual history · FY 2025 · Price history 2025-01-01–2026-11-01 · Balance sheet at 2026-09-30 Latest source filing: 2026-11-06 Score computed: 2026-11-14	Annual history · FY 2025 · Qualitative assessment Latest source filing: 2026-02-20 Score computed: 2026-11-14	TTM ended 2026-09-30 · Balance sheet at 2026-09-30 · Price history 2025-01-01–2026-11-01 · Annual history · FY 2025 Latest source filing: 2026-11-06 Score computed: 2026-11-14	Annual history · FY 2025 Latest source filing: 2026-02-20 Score computed: 2026-11-14	Annual history · FY 2025 · Balance sheet at 2026-09-30 Latest source filing: 2026-11-06 Score computed: 2026-11-14	TTM ended 2026-09-30 · Annual history · FY 2025 · Price history 2025-01-01–2026-11-01 Latest source filing: 2026-11-06 Score computed: 2026-11-14

Where It Passes

Cash Flow67% pass✓ 5✗ 2▾
4 of 6 pass — Neff and Oshaughnessy object
Free Cash Flow Proxy$147.6M
✓BuffettPositive and growing
Operating Cash Flow$386.9M
✓PiotroskiCFO > 0
(CFO / Total Assets) vs ROACFO/Assets=4.17%, ROA=0.18%
✓PiotroskiCFO/Assets > ROA
Price / (CFO / Shares)4.3x
✓Dreman< 8x
Positive Operating Cash Flow frequency22/22 years positive
✓SleepPositive OCF in >= 70% of available years
Operating Cash Flow - Capital Expenditures
✗Neff> $0 (app proxy for a strong fundamental case)
(Operating cash flow - capex) / market capitalization
✗OshaughnessyTop 10% of eligible cross-section

Where It Falls Short

Debt & Leverage0% pass✗ 15▾
All 12 investors flag DEI's debt & leverage
LT Debt vs Net Current Assets
✗GrahamLT Debt <= Net Current Assets
Debt/Equity & Interest CoverageD/E: 2.91, IC: 0.8x
✗BuffettD/E < 0.5 AND Interest Coverage > 5x
Total Debt / Equity3.14
✗Lynch< 0.33
Cash - Long-term Debt$-5.4B
✗LynchPositive preferred
LT Debt / Total Assets Change58.47% -> 59.74%
✗PiotroskiDecreased YoY
Current Assets / Current Liabilities
✗Dreman> 1.5✗SchlossCurrent ratio >= 1.50x (app cutoff)
Total Debt / Shareholders' Equity3.14
✗Dreman< 0.8✗Templeton< 1.0 (fixed cap; proxy for below-sector-median leverage)✗SchlossD/E < 1.00x
Debt Levels3.14
✗MungerDebt/Equity < 0.5✗AkreDebt/Equity < 0.3
Interest Coverage & Debt/EBITDAIC=0.8x, D/EBITDA=9.4x
✗MarksInterest Coverage > 3x; Debt/EBITDA < 4x
Total Debt / Shareholders Equity3.14
✗Ackman<= 1.0
Negative debt-to-equity (higher means less debt)-3.1376; #3942/4210 (top 93.6%)
✗AsnessTop 30% of eligible cross-section
Efficiency0% pass✓ 1✗ 10▾
No clean pass — all 8 investors flag at least one efficiency criterion
Current Ratio
✗Graham>= 2.0
ROIC (3-5 yr avg)2.2%
✗Buffett> 10%
ROIC - WACC-7.8%
✗BuffettPositive (WACC = 10%)
EBIT / (NWC + Net Fixed Assets)
✗Greenblatt> 25%
Current Ratio Change YoY
✗PiotroskiIncreased YoY
Revenue / Total Assets Change YoY0.10x -> 0.11x
✓PiotroskiImproved YoY
Current Assets / Current Liabilities
✗Dreman> 1.5
Return on Invested Capital2.0%
✗Munger> 15%
ROIC (high and growing)FY2023: ROIC=1.5%; FY2024: ROIC=2.2%; FY2025: ROIC=2.0%
✗AkreLatest 3 consecutive FYs: ROIC > 15% in each
Reinvestment Rate x ROIC0.0% (RR=0% x ROIC=2.0%)
✗AkreReinvestment Rate * ROIC > 10%
ROIC (5-year)0/5 years above 12% (latest 2.0%)
✗SleepROIC > 12% in a majority of years
Profitability13% pass✓ 9✗ 26▾
14 of 16 flag DEI's profitability — Graham, Buffett, Lynch +11 more
Positive EPS (10 years)16/24 years positive
✗GrahamPositive EPS every year for 10 years
EPS Growth (3-yr avg, 10-yr window)-100.0%
✗Graham>= 33% growth
Net Income Positive (10+ years)16/24 years positive
✗BuffettPositive every year for 10+ years
ROE (up to 5-year arithmetic mean)1.3%
✗Buffett> 15% arithmetic mean (app rule)
Operating Margin (10-yr trend)19.0% (latest)
✗BuffettStable or rising over 10 years
Free Cash Flow Proxy$147.6M
✓BuffettPositive and growing
Earnings Variance (10-yr CoV)4.26
✗BuffettCoV < 0.3
Retained Earnings Effectiveness
✗Buffett$1 retained -> > $1 market value created
Basic earnings-growth PEG (dividends excluded)P/E 110.0x (growth N/A)
✗Lynch< 1.0 (ideally < 0.5)
3-5 Year EPS CAGR-20.3%
✗Lynch15-30% (Fast Grower); > 0% to pass
ROE-1.1%
✗Lynch> 15%
EBIT / Enterprise Value2.6%
✗Greenblatt> 10%
Earnings Yield + ROC AssessmentEY=2.6%, ROC=None
✗GreenblattBoth EY > 10% and ROC > 25%
Net Income / Total Assets0.18%
✓PiotroskiROA > 0
ROA Change YoY0.25% -> 0.18% (delta: -0.07%)
✗PiotroskiCurrent ROA > Prior ROA
(CFO / Total Assets) vs ROACFO/Assets=4.17%, ROA=0.18%
✓PiotroskiCFO/Assets > ROA
Gross Margin Change YoY64.5% -> 63.4%
✗PiotroskiImproved YoY
Pre-Tax Income / Revenue
✗Dreman>= 8%
Net Income / Shareholders' Equity-1.1%
✗Dreman> 12%
Margin of SafetyP/FFO=4.0x
✓PabraiP/FFO < 15
Return on Equity0.0% (3-yr avg)
✗AkreROE > 20% (3-year avg)
Discount to Intrinsic ValueN/A (negative normalized EPS)
✗Marks>= 20% below intrinsic value
Positive Net Income Frequency16/20 years positive
✓MarksPositive net income in >= 7 of last 10 years
Operating Income / Revenue19.0%
✓Ackman>= 15%
Net Income / Shareholders Equity-1.1%
✗Ackman>= 15%
5-Year EPS CAGR-20.3% CAGR over 5 years
✗Templeton> 0% (5-year EPS CAGR)
Operating Margin Trend14.7% (2023) -> 19.0% (2025)
✓TempletonNon-negative operating-margin trend over 3 years
Revenue growth vs. gross and operating margin trendgross margin 64.6% -> 63.4%, operating margin 14.7% -> 19.0%
✗SleepRevenue rising; gross margin flat or falling; operating margin holding
Net income / market capitalization-1.05%; #3414/6340 (top 53.8%)
✗AsnessTop 30% of eligible cross-section✗OshaughnessyTop 10% of eligible cross-section
Gross profit / total assets+6.66%; #3016/3702 (top 81.5%)
✗AsnessTop 30% of eligible cross-section
Net income / positive book equity-1.14%; #2988/5226 (top 57.2%)
✗AsnessTop 30% of eligible cross-section
Negative 5-year standard deviation of ROA-0.0049; #473/5884 (top 8.0%)
✓AsnessTop 30% of eligible cross-section
3-5 Year Diluted EPS CAGR-20.3% over 5 years
✗Neff7%-20% annualized
Positive Diluted-EPS Years9/10 years positive
✓Schloss>= 70% positive over 5-10 observed years (app rule)
Growth13% pass✓ 3✗ 10▾
7 of 8 flag DEI's growth — Graham, Lynch, Dreman +4 more
EPS Growth (3-yr avg, 10-yr window)-100.0%
✗Graham>= 33% growth
Basic earnings-growth PEG (dividends excluded)P/E 110.0x (growth N/A)
✗Lynch< 1.0 (ideally < 0.5)
3-5 Year EPS CAGR-20.3%
✗Lynch15-30% (Fast Grower); > 0% to pass
Inventory Growth vs Revenue GrowthN/A (no inventory)
✓LynchInventory growth < Revenue growth
EPS Growth Direction$117308.00 (2003) -> $0.09 (2025)
✗DremanPositive over recent years
EPS CAGR-47.3% CAGR over 22 years
✗Dreman> 5% annualized
Positive Net Income Frequency16/20 years positive
✓MarksPositive net income in >= 7 of last 10 years
3yr Median Revenue Growth1.8%
✗Ackman>= 5%
Positive EPS Growth Frequency3/5 years with positive EPS growth
✓AckmanPositive EPS growth in >= 3 of last 5 years
5-Year EPS CAGR-20.3% CAGR over 5 years
✗Templeton> 0% (5-year EPS CAGR)
Revenue growth vs. gross and operating margin trendgross margin 64.6% -> 63.4%, operating margin 14.7% -> 19.0%
✗SleepRevenue rising; gross margin flat or falling; operating margin holding
5-year Revenue CAGR2.4%
✗SleepCAGR > 7%
3-5 Year Diluted EPS CAGR-20.3% over 5 years
✗Neff7%-20% annualized
Valuation models17% pass✓ 1✗ 5▾
Models split on DEI at $9.90 — fair values range $2.64–$13.70
Graham fair value$4.80
✗Graham-106.3% margin vs $9.90
Greenblatt fair value$8.60
✗Greenblatt-15.1% margin vs $9.90
Pabrai fair value$13.70
✓Pabrai+27.7% margin vs $9.90
Akre fair value$9.05
✗Akre-9.4% margin vs $9.90
Marks fair value$7.59
✗Marks-30.4% margin vs $9.90
Templeton fair value$2.64
✗Templeton-275.0% margin vs $9.90
Valuation38% pass✓ 11✗ 14▾
8 of 13 flag DEI's valuation — Lynch, Greenblatt, Marks +5 more
Price / Book Value per Share0.9x
✓Templeton< 1.5x✗SchlossP/B <= 0.80x (app cutoff)
Price / FFO per Share4.0x
✓Graham<= 15x✓Dreman< 12x✓Ackman<= 25
Basic earnings-growth PEG (dividends excluded)P/E 110.0x (growth N/A)
✗Lynch< 1.0 (ideally < 0.5)
EBIT / Enterprise Value2.6%
✗Greenblatt> 10%
Earnings Yield + ROC AssessmentEY=2.6%, ROC=None
✗GreenblattBoth EY > 10% and ROC > 25%
Price / (CFO / Shares)4.3x
✓Dreman< 8x
Valuation ReasonablenessP/E=110.0x, OE Yield=25.0%
✓MungerP/E < 25 or Owner Earnings Yield > 5%
P/FFO or FFO YieldP/FFO=4.0x, FFO Yield=20.9%
✓PabraiP/FFO < 15 or FFO Yield > 10%
P/B or P/E vs. Historical AverageP/E=110.0x, P/B=0.9x
✓MarksP/E < 15 or P/B < 2.0
Discount to Intrinsic ValueN/A (negative normalized EPS)
✗Marks>= 20% below intrinsic value
Price / EPS110.0x
✗Templeton< 12x (fixed ceiling; proxy for the market's cheapest 40%)
Price vs. Trailing Low105% of trailing low ($9.42)
✓Templeton<= 120% of trailing low (certified split-adjusted live window)
Net income / market capitalization-1.05%; #3414/6340 (top 53.8%)
✗AsnessTop 30% of eligible cross-section✗OshaughnessyTop 10% of eligible cross-section
Positive book equity / market capitalization+0.9172; #1647/6449 (top 25.5%)
✓AsnessTop 30% of eligible cross-section
Price / Diluted EPS110.0x
✗NeffP/E <= 15x (app proxy for a P/E 40%-60% below the market)
(EPS CAGR % + Dividend Yield %) / P/E-0.11
✗Neff> 0.7 (Neff's published traditional edge)
Price / Tangible Book Value per Share0.87x
✓SchlossP/TBV <= 1.00x (app cutoff)
Book Value per Share Change-18.1%
✗SchlossLatest BVPS >= earliest BVPS over >= 3 years (app rule)
Revenue / market capitalization+0.5112; #2598/5247 (top 49.5%)
✗OshaughnessyTop 10% of eligible cross-section
(Operating cash flow - capex) / market capitalization
✗OshaughnessyTop 10% of eligible cross-section
Trailing six-month price return through the evaluation date+2.27%; #2377/6202 (top 38.3%)
✗OshaughnessyTop 10% of eligible cross-section
Verdicts38% pass✓ 5✗ 8▾
Split decision: 8 FAIL · 5 PASS · 3 NEUTRAL
Overall verdict
✓GrahamPASS (3/7)✗BuffettFAIL (1/9)✗LynchFAIL (2/7)•GreenblattNot ranked✓PiotroskiPASS (F-Score 4)✓DremanPASS (4/10)✓MungerPASS (2/4)•PabraiNEUTRAL (2/3)✗AkreFAIL (0/6)✗MarksFAIL (3/5)✓AckmanPASS (5/9)•TempletonNEUTRAL (5/8)✗SleepFAIL (2/6)✗AsnessFAIL (Rank #1628/2370 (Top 68.7%))✗NeffFAIL (2/6)✗SchlossFAIL (3/7)•OshaughnessyNEUTRAL (Not ranked)

Business & financials

Financial snapshot: annual FY 2025. Current investor scores may use newer quarterly data.

Company Profile

Industry: Trading

SIC Sector: Holding & Investment Offices

Size: Small Cap($2.0B)

Revenue: $1.0B+1.8% YoY

Net Income: $16.3M-30.8% YoY

Financial Snapshot

Operating Margin19.0%

Return on Equity0.9%

Debt / Equity2.91

Current Ratio--

EPS (Diluted)$0.09−30.8% 1y

Buybacks (1y)$0

Buybacks (2y)$0

Shares Retired−0.0% / −0.2% 2y

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Sector-adjusted criteria: REIT

Depreciation distorts REIT earnings and book value, so FFO-based criteria replace P/E and free-cash-flow tests, and P/B tests are omitted.

Shareholder Return

Fiscal 2025

Issued 0.0% of shares last year, 0.2% issued over two.

Buybacks: $0
Dividends: $127.3M

What drove EPS

A buyback raises earnings per share without the company earning more. This splits each year's change into the two.

FY22

48.6% = 48.8% + −0.1%

FY25

−30.8% = −30.8% + 0.1%

Earnings Fewer shares More shares

Share count is the denominator the filer used for diluted EPS, recovered as net income ÷ EPS — not the balance-sheet count, which is a point-in-time figure and would put the timing difference into this split. Years with a loss are omitted: a smaller share count makes a loss per share larger, so the decomposition inverts.

Company Financials

Latest TTM and quarters alongside annual years

TTM sums four consecutive quarters and uses the latest quarter-end balances. Quarter columns show three-month results; annual columns show full-year totals. Growth compares the same period a year earlier. EPS is not added for TTM; full-year ratios are blank for quarters.

The latest annual period end is unavailable. Showing the latest fiscal cycle’s quarters; quarter and annual columns may overlap. Quarterly shows the full quarter history.

Metric	TTM · 2026-09-30 2025-10-01 – 2026-09-30 Sources · derived quarter values 10-K · 2026-02-20 10-Q · 2026-05-08 10-Q · 2026-08-07 10-Q · 2026-11-06 Derived from cumulative filings: revenue, net income, gross profit, interest expense, operating cash flow, depreciation amortization, dividends paid.	Q3 FY 2026 2026-07-01 – 2026-09-30 Sources · derived quarter values 10-Q · 2026-11-06 Derived from cumulative filings: operating cash flow, dividends paid.	Q2 FY 2026 2026-04-01 – 2026-06-30 Sources · derived quarter values 10-Q · 2026-08-07 Derived from cumulative filings: operating cash flow, dividends paid.	Q1 FY 2026 2026-01-01 – 2026-03-31 Sources 10-Q · 2026-05-08	FY 2025 Sources 10-K · 2026-02-20	FY 2024 Sources 10-K · 2025-02-14	FY 2023 Sources 10-K · 2024-02-16	FY 2022 Sources 10-K · 2023-02-17	FY 2021 Sources 10-K · 2022-02-18
Market Cap	$2.0Bcurrent	--	--	--	$1.7Best.	$2.9Best.	$2.0Best.	$2.5Best.	$4.3Best.
Revenue	$1.0B↑2%	$260.9M↑4%	$256.5M↑2%	$251.0M	$1.0B↑2%	$986.5M↓3%	$1.0B↑3%	$993.7M↑8%	$918.4M
Operating Income	--	--	--	--	$190.4M↓8%	$206.8M↑38%	$149.7M↓38%	$241.6M↑20%	$201.2M
Net Income	-$20.8M↓194%	-$8.8M↑19%	-$2.7M↑54%	-$2.5M↓106%	$16.3M↓31%	$23.5M↑155%	-$42.7M↓144%	$97.1M↑49%	$65.3M
EPS (Diluted)	--	$-0.05↑29%	$-0.02↑50%	$-0.02↓108%	$0.09↓31%	$0.13↑150%	$-0.26↓147%	$0.55↑49%	$0.37
Gross Margin	62.6%↓2%	61.4%↓3%	63.2%	63.7%↓1%	63.4%↓2%	64.5%	64.6%↓3%	66.4%↓1%	67.0%
Operating Margin	—	—	—	—	19.0%↓10%	21.0%↑43%	14.7%↓40%	24.3%↑11%	21.9%
ROE	-1.1%↓200%	—	—	—	0.9%↓25%	1.1%↑159%	-1.9%↓151%	3.8%↑40%	2.7%
Total Debt	$5.7B↑3%	$5.7B↑3%	$5.7B↑3%	$5.6B↓1%	$5.5B↑1%	$5.5B↓1%	$5.5B↑7%	$5.2B↑4%	$5.0B
Shareholders' Equity	$1.8B↓6%	$1.8B↓6%	$1.8B↓8%	$1.9B↓9%	$1.9B↓7%	$2.1B↓7%	$2.2B↓13%	$2.6B↑6%	$2.4B
Current Ratio	—	—	—	—	—	—	—	—	—
Debt / Equity	3.14↑10%	3.14↑10%	3.11↑12%	2.97↑8%	2.91↑9%	2.67↑7%	2.50↑23%	2.03↓2%	2.07
Operating Cash Flow	$367.0M↓8%	$90.8M↓17%	$96.1M↑18%	$116.9M↓12%	$386.9M↓5%	$408.7M↓4%	$427.0M↓14%	$496.9M↑11%	$447.0M
Free Cash Flow	--	--	--	--	--	--	--	--	--

Score history

Historical Score Timeline

Industry peers

Industry Peers

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Revenue$1.0BMedian

Net Income$16.3MBottom 25%

ROE0.9%Bottom 25%

D/E2.91Bottom 25%

Op. Margin19.0%Median

Curr. Ratio—

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