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Discount InvestmentXTAE:DISI +1.80%61 ROC (Joel Greenblatt) % is 171.97% as of Jun. 2026, which is 954% above its 10-year median of 16.32. GuruFocus rates XTAE:DISI with a GF Score™ of 61/100 and a GF Value™ of ₪7.34 (Modestly Overvalued). The stock has 9 warning signs investors should review. Among 1,755 Real Estate companies, Discount Investment ranks better than 81.14% 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. Discount Investment's annualized ROC (Joel Greenblatt) % for the quarter that ended in Jun. 2026 was 171.97%.
The historical rank and industry rank for Discount Investment's ROC (Joel Greenblatt) % or its related term are showing as below:
XTAE:DISI'
s ROC (Joel Greenblatt) % Range Over the Past 10 Years
Min: -13.24 Med: 16.32 Max: 158.73
Current: 138.42
During the past 13 years, Discount Investment's highest ROC (Joel Greenblatt) % was 158.73%. The lowest was -13.24%. And the median was 16.32%.
XTAE:DISI's ROC (Joel Greenblatt) % is ranked better than 81.14% of 1755
companies
in the Real Estate industry
Industry Median: 13.25
vs XTAE:DISI: 138.42
Discount Investment's 5-Year average Growth Rate of ROC (Joel Greenblatt) % was 0.00% 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.
Discount Investment ROC (Joel Greenblatt) % Related Terms
Discount Investment ROC (Joel Greenblatt) % Historical Data
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The historical data trend for Discount Investment'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.
For the Real Estate - Development subindustry, Discount Investment'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.
Discount Investment ROC (Joel Greenblatt) % vs Real Estate Industry
For the Real Estate industry and Real Estate sector, Discount Investment's ROC (Joel Greenblatt) % distribution charts can be found below:
* The bar in red indicates where Discount Investment'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 (Jun. 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 171.97% mean?
Discount Investment (XTAE:DISI) has a ROC (Joel Greenblatt) % of 171.97% as of Jun. 2026. Joel Greenblatt's return on capital is the ratio of EBIT to average fixed assets and net working capital. View historical data on Discount Investment and its competitors. This is 954% above median its historical median of 16.32. According to the industry distribution chart, Discount Investment ranks #331 out of 1755 companies in the Real Estate industry, placing it in the top 18.9%.
Is Discount Investment's ROC (Joel Greenblatt) % too high?
Discount Investment's current ROC (Joel Greenblatt) % of 171.97% is 954% above median its 10-year median of 16.32. The Real Estate industry median ROC (Joel Greenblatt) % is 13.25. Discount Investment's value of 171.97% is 1197.9% above this industry median. Based on the distribution chart, Discount Investment ranks #331 out of 1755 companies in the Real Estate industry, which is in the top quartile — a strong position relative to peers. Overall, Discount Investment has a GF Score™ of 61/100 and is considered Modestly Overvalued, reflecting its overall financial health beyond just this single metric.
How does Discount Investment's ROC (Joel Greenblatt) % compare to competitors?
According to the Real Estate industry distribution chart, Discount Investment ranks #331 out of 1755 companies for ROC (Joel Greenblatt) %. This places Discount Investment in the top 19% of its industry — outperforming the majority of peers. The industry median ROC (Joel Greenblatt) % is 13.25. Discount Investment's value of 171.97% is 1197.9% above this benchmark. While the company's 10-year median is 16.32 vs. the industry median of 13.25, Discount Investment 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 Real Estate company?
The median ROC (Joel Greenblatt) % among Real Estate companies is 13.25, based on 1,755 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. Discount Investment's current ROC (Joel Greenblatt) % of 171.97% is 1197.9% 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 Discount Investment and its competitors. For the Real Estate industry, the median ROC (Joel Greenblatt) % is 13.25 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Discount Investment's current ROC (Joel Greenblatt) % is 171.97%, which is 954% above median its own 10-year median of 16.32. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Discount Investment stock overvalued right now?
Based on GuruFocus' analysis, Discount Investment (XTAE:DISI) is currently considered Modestly Overvalued. The stock's GF Value™ is ₪7.34, compared to a current price of ₪8.50 — trading 15.8% above its estimated fair value. The current ROC (Joel Greenblatt) % is 171.97%, which is 954% above median its 10-year median of 16.32 and 1197.9% above the Real Estate industry median of 13.25. Discount Investment's overall GF Score™ is 61/100 with 9 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 Discount Investment (XTAE:DISI), the current ROC (Joel Greenblatt) % is 171.97% as of Jun. 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 Discount Investment (XTAE:DISI) Overvalued in 2026?
Based on GuruFocus' analysis, Discount Investment stock appears to be overvalued.
The current stock price of ₪8.50 is trading 15.8% above its estimated GF Value™ of ₪7.34.
GuruFocus considers Discount Investment to be Modestly Overvalued.
Key valuation signals for XTAE:DISI:
ROC (Joel Greenblatt) %: 171.97% (954% above median its 10-year median of 16.32)
GF Value™: ₪7.34 vs. price of ₪8.50 (15.8% above fair value)
Industry Position: 1197.9% above the Real Estate median (#331 of 1755)
No single metric tells the full story. See the XTAE:DISI stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Discount Investment Corp Ltd is an Israel-based Real estate and construction company. The company manages a portfolio of investments in companies in the fields of Real Estate, Telecommunications, Technology, Agriculture, and Asset Management.
61GF Score
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