Essex Property TrustMEX:ESS 78 ROC (Joel Greenblatt) % is 1,412.09% as of Mar. 2026, which is 1% above its 10-year median of 1,394.16. GuruFocus rates MEX:ESS with a GF Score™ of 78/100 and a GF Value™ of MXN3,983.94. The stock has 12 warning signs investors should review. Among 590 REITs companies, Essex Property Trust ranks better than 81.86% 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. Essex Property Trust's annualized ROC (Joel Greenblatt) % for the quarter that ended in Mar. 2026 was 1,412.09%.
The historical rank and industry rank for Essex Property Trust's ROC (Joel Greenblatt) % or its related term are showing as below:
MEX:ESS'
s ROC (Joel Greenblatt) % Range Over the Past 10 Years
Min: 964.42 Med: 1394.16 Max: 1877.5
Current: 1671.12
During the past 13 years, Essex Property Trust's highest ROC (Joel Greenblatt) % was 1877.50%. The lowest was 964.42%. And the median was 1394.16%.
MEX:ESS's ROC (Joel Greenblatt) % is ranked better than 81.86% of 590
companies
in the REITs industry
Industry Median: 176.06
vs MEX:ESS: 1671.12
Essex Property Trust's 5-Year average Growth Rate of ROC (Joel Greenblatt) % was 5.90% per year.
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.
Essex Property Trust ROC (Joel Greenblatt) % Related Terms
Essex Property Trust ROC (Joel Greenblatt) % Historical Data
* Premium members only.
The historical data trend for Essex Property Trust'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.
MEX:ESS vs INVH, SUI, MAA: ROC (Joel Greenblatt) % Comparison
For the REIT - Residential subindustry, Essex Property Trust'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.
Essex Property Trust ROC (Joel Greenblatt) % vs REITs Industry
For the REITs industry and Real Estate sector, Essex Property Trust's ROC (Joel Greenblatt) % distribution charts can be found below:
* The bar in red indicates where Essex Property Trust's ROC (Joel Greenblatt) % falls into.
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 1,412.09% mean?
Essex Property Trust (MEX:ESS) has a ROC (Joel Greenblatt) % of 1,412.09% 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 Essex Property Trust and its competitors. This is near median its historical median of 1,394.16. Over the past decade, Essex Property Trust's ROC (Joel Greenblatt) % has ranged from 964.42 to 1,877.50. According to the industry distribution chart, Essex Property Trust ranks #107 out of 590 companies in the REITs industry, placing it in the top 18.1%.
Is Essex Property Trust's ROC (Joel Greenblatt) % too high?
Essex Property Trust's current ROC (Joel Greenblatt) % of 1,412.09% is near median its 10-year median of 1,394.16. Over the past 10 years, this metric has ranged from a low of 964.42 to a high of 1,877.50. The REITs industry median ROC (Joel Greenblatt) % is 176.06. Essex Property Trust's value of 1,412.09% is 702.1% above this industry median. Based on the distribution chart, Essex Property Trust ranks #107 out of 590 companies in the REITs industry, which is in the top quartile — a strong position relative to peers. Overall, Essex Property Trust has a GF Score™ of 78/100, reflecting its overall financial health beyond just this single metric.
How does Essex Property Trust's ROC (Joel Greenblatt) % compare to INVH and SUI?
According to the REITs industry distribution chart, Essex Property Trust ranks #107 out of 590 companies for ROC (Joel Greenblatt) %. This places Essex Property Trust in the top 18% of its industry — outperforming the majority of peers. The industry median ROC (Joel Greenblatt) % is 176.06. Essex Property Trust's value of 1,412.09% is 702.1% above this benchmark. Historically, Essex Property Trust's own ROC (Joel Greenblatt) % has ranged from 964.42 to 1,877.50 over the past decade. While the company's 10-year median is 1,394.16 vs. the industry median of 176.06, Essex Property Trust 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 176.06, based on 590 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. Essex Property Trust's current ROC (Joel Greenblatt) % of 1,412.09% is 702.1% 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 Essex Property Trust and its competitors. For the REITs industry, the median ROC (Joel Greenblatt) % is 176.06 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Essex Property Trust's current ROC (Joel Greenblatt) % is 1,412.09%, which is near median its own 10-year median of 1,394.16. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Essex Property Trust stock overvalued right now?
Essex Property Trust (MEX:ESS) has a current ROC (Joel Greenblatt) % of 1,412.09%. The stock's GF Value™ is MXN3,983.94, compared to a current price of MXN4,081.12 — trading 2.4% above its estimated fair value. The current ROC (Joel Greenblatt) % is 1,412.09%, which is near median its 10-year median of 1,394.16 and 702.1% above the REITs industry median of 176.06. Essex Property Trust's overall GF Score™ is 78/100 with 12 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 Essex Property Trust (MEX:ESS), the current ROC (Joel Greenblatt) % is 1,412.09% 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 Essex Property Trust (MEX:ESS) Overvalued in 2026?
Based on GuruFocus' analysis, Essex Property Trust stock appears to be overvalued.
The current stock price of MXN4,081.12 is trading 2.4% above its estimated GF Value™ of MXN3,983.94.
Key valuation signals for MEX:ESS:
ROC (Joel Greenblatt) %: 1,412.09% (near median its 10-year median of 1,394.16)
GF Value™: MXN3,983.94 vs. price of MXN4,081.12 (2.4% above fair value)
Industry Position: 702.1% above the REITs median (#107 of 590)
No single metric tells the full story. See the MEX:ESS stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Essex Property Trust owns a portfolio of 259 apartment communities with over 63,000 units. The company focuses on owning large, high-quality properties on the West Coast in the urban and suburban submarkets of Southern California, Northern California, and Seattle.
78GF Score
Get the complete analysis for MEX:ESS
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
MEX:ESS has been successfully added to your 
