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The zones of discrimination for M-Score is as such:
An M-Score of equal or less than -1.78 suggests that the company is unlikely to be a manipulator.
An M-Score of greater than -1.78 signals that the company is likely to be a manipulator.
Good Sign:
Beneish M-Score -2.93 no higher than -1.78, which implies that the company is unlikely to be a manipulator.
The historical rank and industry rank for Douglas Emmett's Beneish M-Score or its related term are showing as below:
DEI'
s Beneish M-Score Range Over the Past 10 Years
Min: -3.12 Med: -2.67 Max: -1.13
Current: -2.93
During the past 13 years, the highest Beneish M-Score of Douglas Emmett was -1.13. The lowest was -3.12. And the median was -2.67.
The historical data trend for Douglas Emmett's Beneish M-Score can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
For the REIT - Office subindustry, Douglas Emmett's Beneish M-Score, along with its competitors' market caps and Beneish M-Score data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
Douglas Emmett Beneish M-Score vs REITs Industry
For the REITs industry and Real Estate sector, Douglas Emmett's Beneish M-Score distribution charts can be found below:
* The bar in red indicates where Douglas Emmett's Beneish M-Score falls into.
The M-score was created by Professor Messod Beneish. Instead of measuring the bankruptcy risk (Altman Z-Score) or business trend (Piotroski F-Score), M-score can be used to detect the risk of earnings manipulation. This is the original research paper on M-score.
The M-Score Variables:
The M-score of Douglas Emmett for today is based on a combination of the following eight different indices:
M
=
-4.84
+
0.92 * DSRI
+
0.528 * GMI
+
0.404 * AQI
+
0.892 * SGI
+
0.115 * DEPI
=
-4.84
+
0.92 * 0.7331
+
0.528 * 1.014
+
0.404 * 1.0258
+
0.892 * 1.0104
+
0.115 * 0.9819
-
0.172 * SGAI
+
4.679 * TATA
-
0.327 * LVGI
-
0.172 * 1.067
+
4.679 * -0.044381
-
0.327 * 1.0208
=
-2.93
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
Sales growth is not itself a measure of manipulation. However, growth companies are likely to find themselves under pressure to manipulate in order to keep up appearances.
DEPI greater than 1 indicates that assets are being depreciated at a slower rate. This suggests that the firm might be revising useful asset life assumptions upwards, or adopting a new method that is income friendly.
DEPI
=
(Depreciation_t-1 / (Depreciaton_t-1 + PPE_t-1))
/
(Depreciation_t / (Depreciaton_t + PPE_t))
=
(378.976 / (378.976 + 14.255))
/
(394.061 / (394.061 + 7.425))
=
0.963749
/
0.981506
=
0.9819
Note: If the Depreciation, Depletion and Amortization data is not available, we assume that the depreciation rate is constant and set the Depreciation Index to 1.
6. SGAI = Sales, General and Administrative expenses Index
Total accruals calculated as the change in working capital accounts other than cash less depreciation.
TATA
=
(IncomefromContinuingOperations_t
-
CashFlowsfromOperations_t)
/
TotalAssets_t
=
(NetIncome_t - NonOperatingIncome_t
-
CashFlowsfromOperations_t)
/
TotalAssets_t
=
(-26.031 - 15.757
-
371.153)
/
9304.464
=
-0.044381
An M-Score of equal or less than -1.78 suggests that the company is unlikely to be a manipulator. An M-Score of greater than -1.78 signals that the company is likely to be a manipulator.
Douglas Emmett has a M-score of -2.93 suggests that the company is unlikely to be a manipulator.
Douglas Emmett (DEI) has a Beneish M-Score of -2.93 as of Aug. 06, 2026. The Beneish M-score measures the likelihood of earnings manipulation. View historical data on Douglas Emmett and its competitors. According to the industry distribution chart, Douglas Emmett ranks #181 out of 749 companies in the REITs industry, placing it in the top 24.2%.
Is Douglas Emmett's Beneish M-Score too high?
Douglas Emmett's current Beneish M-Score is -2.93. Based on the distribution chart, Douglas Emmett ranks #181 out of 749 companies in the REITs industry, which is in the top quartile — a strong position relative to peers. Overall, Douglas Emmett has a GF Score™ of 74/100 and is considered Modestly Undervalued, reflecting its overall financial health beyond just this single metric.
How does Douglas Emmett's Beneish M-Score compare to ESBA and PDM?
According to the REITs industry distribution chart, Douglas Emmett ranks #181 out of 749 companies for Beneish M-Score. This places Douglas Emmett in the top 24% of its industry — outperforming the majority of peers. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good Beneish M-Score for a REITs company?
A good Beneish M-Score depends on the REITs industry context. However, Beneish M-Score should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high Beneish M-Score mean?
A high Beneish M-Score can signal that a stock is expensive relative to its fundamentals. The Beneish M-score measures the likelihood of earnings manipulation. View historical data on Douglas Emmett and its competitors. Douglas Emmett's current Beneish M-Score is -2.93. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Douglas Emmett stock overvalued right now?
Based on GuruFocus' analysis, Douglas Emmett (DEI) is currently considered Modestly Undervalued. The stock's GF Value™ is $14.21, compared to a current price of $11.50 — trading 19.1% below its estimated fair value. The current Beneish M-Score is -2.93. Douglas Emmett's overall GF Score™ is 74/100 with 8 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Beneish M-Score calculated?
Beneish M-Score is calculated from a company's financial statements. For Douglas Emmett (DEI), the current Beneish M-Score is -2.93 as of Aug. 06, 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is Douglas Emmett (DEI) Overvalued in 2026?
Based on GuruFocus' analysis, Douglas Emmett stock appears to be undervalued.
The current stock price of $11.50 is trading 19.1% below its estimated GF Value™ of $14.21.
GuruFocus considers Douglas Emmett to be Modestly Undervalued.
Key valuation signals for DEI:
Beneish M-Score: -2.93
GF Value™: $14.21 vs. price of $11.50 (19.1% below fair value)
No single metric tells the full story. See the DEI stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Douglas Emmett Inc is an integrated, self-administered, and self-managed REIT. The group focuses on owning, acquiring, developing, and managing a substantial market share of office properties and multifamily communities in neighborhoods with supply constraints, high-end executive housing, and key lifestyle amenities. Its properties are located in the Beverly Hills, Brentwood, Burbank, Century City, Olympic Corridor, Santa Monica, Sherman Oaks/Encino, Warner Center/Woodland Hills and Westwood submarkets of Los Angeles County, California, and in Honolulu, Hawaii. It has two business segments: the office segment and multifamily segment, of which Office segment derives maximum revenue.
74GF Score
Get the complete analysis for DEI
Beneish M-Score is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
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