FibraEduca Management SC (MEX:EDUCA18) Beneish M-Score: -2.37 (As of Aug. 29, 2026)

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MEX:EDUCA18 FibraEduca Management SC MEX:EDUCA18
76 GF Score
Price MXN52.50
GF Value MXN61.86
Valuation Modestly Undervalued
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What is FibraEduca Management SC Beneish M-Score?

FibraEduca Management SC MEX:EDUCA18 76 Beneish M-Score is -2.37 as of Aug. 29, 2026. GuruFocus rates MEX:EDUCA18 with a GF Score™ of 76/100 and a GF Value™ of MXN61.86 (Modestly Undervalued). Among 740 REITs companies, FibraEduca Management SC ranks worse than 60.54% on this metric.

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 -2.37 no higher than -1.78, which implies that the company is unlikely to be a manipulator.

The historical rank and industry rank for FibraEduca Management SC's Beneish M-Score or its related term are showing as below:

MEX:EDUCA18' s Beneish M-Score Range Over the Past 10 Years
Min: -32.31   Med: -2.51   Max: -1.11
Current: -2.37

During the past 9 years, the highest Beneish M-Score of FibraEduca Management SC was -1.11. The lowest was -32.31. And the median was -2.51.


FibraEduca Management SC Beneish M-Score Historical Data

* Premium members only.

The historical data trend for FibraEduca Management SC'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.

FibraEduca Management SC Beneish M-Score Chart

FibraEduca Management SC Annual Data
Trend Dec17 Dec18 Dec19 Dec20 Dec21 Dec22 Dec23 Dec24 Dec25
Beneish M-Score
Get a 7-Day Free Trial Premium Member Only -1.11 -20.34 -3.15 -1.57 -2.88

FibraEduca Management SC Quarterly Data
Sep21 Dec21 Mar22 Jun22 Sep22 Dec22 Mar23 Jun23 Sep23 Dec23 Mar24 Jun24 Sep24 Dec24 Mar25 Jun25 Sep25 Dec25 Mar26 Jun26
Beneish M-Score Get a 7-Day Free Trial Premium Member Only Premium Member Only Premium Member Only Premium Member Only Premium Member Only Premium Member Only Premium Member Only Premium Member Only Premium Member Only Premium Member Only Premium Member Only Premium Member Only -1.60 -2.43 -2.88 -1.56 -2.37

MEX:EDUCA18 vs EQIX, AMT, DLR: Beneish M-Score Comparison

For the REIT - Specialty subindustry, FibraEduca Management SC'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.


FibraEduca Management SC Beneish M-Score vs REITs Industry

For the REITs industry and Real Estate sector, FibraEduca Management SC's Beneish M-Score distribution charts can be found below:

* The bar in red indicates where FibraEduca Management SC's Beneish M-Score falls into.


MEX:EDUCA18
76GF Score
FibraEduca Management SC MEX:EDUCA18
Beneish M-Score is just one metric. See GF Score™, valuation, warning signs, and more.
View Full Analysis

FibraEduca Management SC Beneish M-Score Calculation

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 FibraEduca Management SC 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 * 1+0.528 * 0.9838+0.404 * 0.9636+0.892 * 1.1858+0.115 * 0.7646
-0.172 * SGAI+4.679 * TATA-0.327 * LVGI
-0.172 * 0.934+4.679 * 0.007716-0.327 * 1.1648
=-2.37

* 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.

This Year (Jun26) TTM:Last Year (Jun25) TTM:
Total Receivables was MXN0 Mil.
Revenue was 1095.972 + 1389.607 + 1389.599 + 1120.491 = MXN4,996 Mil.
Gross Profit was 976.959 + 1264.07 + 1264.585 + 996.073 = MXN4,502 Mil.
Total Current Assets was MXN3,952 Mil.
Total Assets was MXN45,636 Mil.
Property, Plant and Equipment(Net PPE) was MXN22 Mil.
Depreciation, Depletion and Amortization(DDA) was MXN4 Mil.
Selling, General, & Admin. Expense(SGA) was MXN54 Mil.
Total Current Liabilities was MXN325 Mil.
Long-Term Debt & Capital Lease Obligation was MXN10,414 Mil.
Net Income was 775.98 + 1003.535 + 2114.379 + 778.528 = MXN4,672 Mil.
Non Operating Income was 0 + 0 + 0 + 0 = MXN0 Mil.
Cash Flow from Operations was 954.641 + 1231.076 + 1165.963 + 968.637 = MXN4,320 Mil.
Total Receivables was MXN0 Mil.
Revenue was 1059.162 + 1057.754 + 1052.996 + 1042.85 = MXN4,213 Mil.
Gross Profit was 938.074 + 936.99 + 928.899 + 930.583 = MXN3,735 Mil.
Total Current Assets was MXN2,159 Mil.
Total Assets was MXN41,542 Mil.
Property, Plant and Equipment(Net PPE) was MXN24 Mil.
Depreciation, Depletion and Amortization(DDA) was MXN3 Mil.
Selling, General, & Admin. Expense(SGA) was MXN49 Mil.
Total Current Liabilities was MXN294 Mil.
Long-Term Debt & Capital Lease Obligation was MXN8,098 Mil.




1. DSRI = Days Sales in Receivables Index

Measured as the ratio of Revenue in Total Receivables in year t to year t-1.

A large increase in DSR could be indicative of revenue inflation.

DSRI=(Receivables_t / Revenue_t) / (Receivables_t-1 / Revenue_t-1)
=(0 / 4995.669) / (0 / 4212.762)
=0 / 0
=1

2. GMI = Gross Margin Index

Measured as the ratio of gross margin in year t-1 to gross margin in year t.

Gross margin has deteriorated when this index is above 1. A firm with poorer prospects is more likely to manipulate earnings.

GMI=GrossMargin_t-1 / GrossMargin_t
=(GrossProfit_t-1 / Revenue_t-1) / (GrossProfit_t / Revenue_t)
=(3734.546 / 4212.762) / (4501.687 / 4995.669)
=0.886484 / 0.901118
=0.9838

3. AQI = Asset Quality Index

AQI is the ratio of asset quality in year t to year t-1.

Asset quality is measured as the ratio of non-current assets other than Property, Plant and Equipment to Total Assets.

AQI=(1 - (CurrentAssets_t + PPE_t) / TotalAssets_t) / (1 - (CurrentAssets_t-1 + PPE_t-1) / TotalAssets_t-1)
=(1 - (3952.403 + 21.762) / 45635.821) / (1 - (2159.122 + 24.322) / 41542.326)
=0.912916 / 0.94744
=0.9636

4. SGI = Sales Growth Index

Ratio of Revenue in year t to sales in year t-1.

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.

SGI=Sales_t / Sales_t-1
=Revenue_t / Revenue_t-1
=4995.669 / 4212.762
=1.1858

5. DEPI = Depreciation Index

Measured as the ratio of the rate of Depreciation, Depletion and Amortization in year t-1 to the corresponding rate in year t.

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))
=(3.216 / (3.216 + 24.322)) / (3.923 / (3.923 + 21.762))
=0.116784 / 0.152735
=0.7646

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

The ratio of Selling, General, & Admin. Expense(SGA) to Sales in year t relative to year t-1.

SGA expenses index > 1 means that the company is becoming less efficient in generate sales.

SGAI=(SGA_t / Sales_t) / (SGA_t-1 /Sales_t-1)
=(54.219 / 4995.669) / (48.954 / 4212.762)
=0.010853 / 0.01162
=0.934

7. LVGI = Leverage Index

The ratio of total debt to Total Assets in year t relative to yeat t-1.

An LVGI > 1 indicates an increase in leverage

LVGI=((LTD_t + CurrentLiabilities_t) / TotalAssets_t) / ((LTD_t-1 + CurrentLiabilities_t-1) / TotalAssets_t-1)
=((10413.919 + 324.696) / 45635.821) / ((8098.397 + 294.037) / 41542.326)
=0.235311 / 0.202021
=1.1648

8. TATA = Total Accruals to Total Assets

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
=(4672.422 - 0 - 4320.317) / 45635.821
=0.007716

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.

FibraEduca Management SC has a M-score of -2.37 suggests that the company is unlikely to be a manipulator.

Frequently Asked Questions Learn more about Beneish M-Score →
What does a Beneish M-Score of -2.37 mean?
FibraEduca Management SC (MEX:EDUCA18) has a Beneish M-Score of -2.37 as of Aug. 29, 2026. The Beneish M-score measures the likelihood of earnings manipulation. View historical data on FibraEduca Management SC and its competitors. According to the industry distribution chart, FibraEduca Management SC ranks #448 out of 740 companies in the REITs industry, placing it in the top 60.5%.
Is FibraEduca Management SC's Beneish M-Score too high?
FibraEduca Management SC's current Beneish M-Score is -2.37. Based on the distribution chart, FibraEduca Management SC ranks #448 out of 740 companies in the REITs industry, which is below the industry midpoint. Overall, FibraEduca Management SC has a GF Score™ of 76/100 and is considered Modestly Undervalued, reflecting its overall financial health beyond just this single metric.
How does FibraEduca Management SC's Beneish M-Score compare to EQIX and AMT?
According to the REITs industry distribution chart, FibraEduca Management SC ranks #448 out of 740 companies for Beneish M-Score. This places FibraEduca Management SC in the lower half of its industry. 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 FibraEduca Management SC and its competitors. FibraEduca Management SC's current Beneish M-Score is -2.37. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is FibraEduca Management SC stock overvalued right now?
Based on GuruFocus' analysis, FibraEduca Management SC (MEX:EDUCA18) is currently considered Modestly Undervalued. The stock's GF Value™ is MXN61.86, compared to a current price of MXN52.50 — trading 15.1% below its estimated fair value. The current Beneish M-Score is -2.37. FibraEduca Management SC's overall GF Score™ is 76/100. 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 FibraEduca Management SC (MEX:EDUCA18), the current Beneish M-Score is -2.37 as of Aug. 29, 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 FibraEduca Management SC (MEX:EDUCA18) Overvalued in 2026?

Based on GuruFocus' analysis, FibraEduca Management SC stock appears to be undervalued. The current stock price of MXN52.50 is trading 15.1% below its estimated GF Value™ of MXN61.86. GuruFocus considers FibraEduca Management SC to be Modestly Undervalued.

Key valuation signals for MEX:EDUCA18:

  • Beneish M-Score: -2.37
  • GF Value™: MXN61.86 vs. price of MXN52.50 (15.1% below fair value)
  • GF Score™: 76/100

No single metric tells the full story. See the MEX:EDUCA18 stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.


FibraEduca Management SC Business Description

Industry Real EstateREITs
Address Av. San Jeronimo 458, Col. Jardines del Pedregal, Obregon Delegation, Mexico, MEX, CP 01900
FibraEduca Management SC invests in real estate opportunities in the education sector. The company seeks investment opportunities in the education sector with administrative efficiency to generate returns to investors.
76GF Score

Get the complete analysis for MEX:EDUCA18

Beneish M-Score is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.

MXN52.50
Price
MXN61.86
GF Value