Focused on building reliable datasets, financial models, and research tools for value-minded investors. Committed to turning complex data into practical guidance for value-investing and long-term wealth.
Dr. Charlie Tian is the founder and CEO of GuruFocus.com, a leading global investment research platform established in 2004. With a Ph.D. in physics, Dr. Tian transitioned from science to finance, applying a data-driven, disciplined approach to value investing.
Douglas EmmettFRA:D8K -3.43%74 ROC (Joel Greenblatt) % is 1,919.19% as of Mar. 2026, which is 0% below its 10-year median of 1,926.52. GuruFocus rates FRA:D8K with a GF Score™ of 74/100 and a GF Value™ of €12.17. The stock has 8 warning signs investors should review. Among 576 REITs companies, Douglas Emmett ranks better than 83.16% on this metric.
Joel Greenblatt defined Return on Capital differently in his book The Little Book That Still Beats the Market (Little Books. Big Profits). He defines ROC (Joel Greenblatt) % as EBIT divided by the total of Property, Plant and Equipment and net working capital. Douglas Emmett's annualized ROC (Joel Greenblatt) % for the quarter that ended in Mar. 2026 was 1,919.19%.
The historical rank and industry rank for Douglas Emmett's ROC (Joel Greenblatt) % or its related term are showing as below:
FRA:D8K'
s ROC (Joel Greenblatt) % Range Over the Past 10 Years
Min: 429.95 Med: 1926.52 Max: 23228.19
Current: 1772.85
During the past 13 years, Douglas Emmett's highest ROC (Joel Greenblatt) % was 23228.19%. The lowest was 429.95%. And the median was 1926.52%.
FRA:D8K's ROC (Joel Greenblatt) % is ranked better than 83.16% of 576
companies
in the REITs industry
Industry Median: 169.935
vs FRA:D8K: 1772.85
Douglas Emmett's 5-Year average Growth Rate of ROC (Joel Greenblatt) % was -4.50% per year.
Douglas Emmett (FRA:D8K) ROC (Joel Greenblatt) % Explanation
The way Joel Greenblatt defines Return on Capital is a more accurate measure of how efficiently the company generates returns onthe capital actually invested in the business. EBIT is used instead of net income because the tax and interest payment may be affected by factors other than the core business operation. Intangible assets are not included in the calculation because they don't need to be replaced.
Douglas Emmett ROC (Joel Greenblatt) % Related Terms
Douglas Emmett ROC (Joel Greenblatt) % Historical Data
* Premium members only.
The historical data trend for Douglas Emmett's ROC (Joel Greenblatt) % 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.
FRA:D8K vs ESBA, PDM, DEA: ROC (Joel Greenblatt) % Comparison
For the REIT - Office subindustry, Douglas Emmett's ROC (Joel Greenblatt) %, along with its competitors' market caps and ROC (Joel Greenblatt) % 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 ROC (Joel Greenblatt) % vs REITs Industry
For the REITs industry and Real Estate sector, Douglas Emmett's ROC (Joel Greenblatt) % distribution charts can be found below:
* The bar in red indicates where Douglas Emmett's ROC (Joel Greenblatt) % falls into.
Douglas Emmett ROC (Joel Greenblatt) % Calculation
Joel Greenblatt defined Return on Capital differently in his book The Little Book That Still Beats the Market (Little Books. Big Profits) . He defines Return on Capital as follows:
EBIT stands for Earnings Before Interest and Taxes.
Fixed Assets are also known as non-current assets. They include the Property, Plant and Equipment that the firm needs in its operation.
GuruFocus calculates net working capital as: (Accounts Receivable + Total Inventories + Other Current Assets) - (Accounts Payable & Accrued Expense + Deferred Revenue + Other Current Liabilities). We're trying to account for OPERATING assets and liabilities (part of daily business) when calculating working capital. Cash and marketable securities are considered NON-OPERATING assets and are not included in calculation. We will also back out all interest bearing debt, short term debt and the portion of long term debt that is due in the current period from the current liabilities. This debt will be considered when computing cost of capital and it would be inappropriate to count it twice.
Note:
The EBIT data used here is four times the quarterly (Mar. 2026) EBIT data.
* 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.
What does a ROC (Joel Greenblatt) % of 1,919.19% mean?
Douglas Emmett (FRA:D8K) has a ROC (Joel Greenblatt) % of 1,919.19% as of Mar. 2026. Joel Greenblatt's return on capital is the ratio of EBIT to average fixed assets and net working capital. View historical data on Douglas Emmett and its competitors. This is near median its historical median of 1,926.52. Over the past decade, Douglas Emmett's ROC (Joel Greenblatt) % has ranged from 429.95 to 23,228.19. According to the industry distribution chart, Douglas Emmett ranks #97 out of 576 companies in the REITs industry, placing it in the top 16.8%.
Is Douglas Emmett's ROC (Joel Greenblatt) % too high?
Douglas Emmett's current ROC (Joel Greenblatt) % of 1,919.19% is near median its 10-year median of 1,926.52. Over the past 10 years, this metric has ranged from a low of 429.95 to a high of 23,228.19. The REITs industry median ROC (Joel Greenblatt) % is 169.94. Douglas Emmett's value of 1,919.19% is 1029.4% above this industry median. Based on the distribution chart, Douglas Emmett ranks #97 out of 576 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, reflecting its overall financial health beyond just this single metric.
How does Douglas Emmett's ROC (Joel Greenblatt) % compare to ESBA and PDM?
According to the REITs industry distribution chart, Douglas Emmett ranks #97 out of 576 companies for ROC (Joel Greenblatt) %. This places Douglas Emmett in the top 17% of its industry — outperforming the majority of peers. The industry median ROC (Joel Greenblatt) % is 169.94. Douglas Emmett's value of 1,919.19% is 1029.4% above this benchmark. Historically, Douglas Emmett's own ROC (Joel Greenblatt) % has ranged from 429.95 to 23,228.19 over the past decade. While the company's 10-year median is 1,926.52 vs. the industry median of 169.94, Douglas Emmett has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good ROC (Joel Greenblatt) % for a REITs company?
The median ROC (Joel Greenblatt) % among REITs companies is 169.94, based on 576 companies in the industry. Companies in the top quartile (top 25%) have a ROC (Joel Greenblatt) % significantly above this median, while those in the bottom quartile fall well below. However, ROC (Joel Greenblatt) % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Douglas Emmett's current ROC (Joel Greenblatt) % of 1,919.19% is 1029.4% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high ROC (Joel Greenblatt) % mean?
A high ROC (Joel Greenblatt) % can signal that a stock is expensive relative to its fundamentals. Joel Greenblatt's return on capital is the ratio of EBIT to average fixed assets and net working capital. View historical data on Douglas Emmett and its competitors. For the REITs industry, the median ROC (Joel Greenblatt) % is 169.94 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Douglas Emmett's current ROC (Joel Greenblatt) % is 1,919.19%, which is near median its own 10-year median of 1,926.52. 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?
Douglas Emmett (FRA:D8K) has a current ROC (Joel Greenblatt) % of 1,919.19%. The stock's GF Value™ is €12.17, compared to a current price of €9.85 — trading 19.1% below its estimated fair value. The current ROC (Joel Greenblatt) % is 1,919.19%, which is near median its 10-year median of 1,926.52 and 1029.4% above the REITs industry median of 169.94. 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 ROC (Joel Greenblatt) % calculated?
ROC (Joel Greenblatt) % is calculated from a company's financial statements. For Douglas Emmett (FRA:D8K), the current ROC (Joel Greenblatt) % is 1,919.19% as of Mar. 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 (FRA:D8K) Overvalued in 2026?
Based on GuruFocus' analysis, Douglas Emmett stock appears to be undervalued.
The current stock price of €9.85 is trading 19.1% below its estimated GF Value™ of €12.17.
Key valuation signals for FRA:D8K:
ROC (Joel Greenblatt) %: 1,919.19% (near median its 10-year median of 1,926.52)
GF Value™: €12.17 vs. price of €9.85 (19.1% below fair value)
Industry Position: 1029.4% above the REITs median (#97 of 576)
No single metric tells the full story. See the FRA:D8K 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 FRA:D8K
ROC (Joel Greenblatt) % is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
Quick Browse
Personalize
Premium Gurus 
Create New Portfolio
FRA:D8K has been successfully added to your 
