(VICI) VICI Properties - Overview

Exchange: NYSE • Country: United States • Currency: USD • Type: Common Stock • ISIN: US9256521090

Stock: Gaming, Hospitality, Entertainment, Leisure, Golf

Total Rating 30

Risk 98

Buy Signal -0.41

REIT - Diversified » Other Specialized REITs
Age: 8.3y

Market Cap: 30,012m
Avg Trading Vol: 263M USD

ATR: 1.64%
Peers RS (IBD): 0.10

EPS (Earnings per Share)

EPS CAGR: -38.96%
EPS Trend: 10.4%

Last SUE: -4.00
Qual. Beats: 0

Revenue

Rev. CAGR: 29.67%
Rev. Trend: 80.5%

Last SUE: 2.21
Qual. Beats: 2

Dividends

Dividend Yield	5.68%
Yield on Cost 5y	8.57%
Yield CAGR 5y	6.36%
Payout Consistency	100.0%
Payout Ratio	84.4%

Risk 5d forecast
Volatility	18.2%
Relative Tail Risk	-3.58%

Reward TTM
Sharpe Ratio	-0.08
Alpha	-6.15

Character TTM
Beta	0.329
Beta Downside	0.365

Drawdowns 3y
Max DD	18.22%
CAGR/Max DD	-0.03

Description: VICI VICI Properties December 17, 2025

VICI Properties Inc. (NYSE: VICI) is an S&P 500 REIT that specializes in “experiential” real estate, owning 93 assets-including 54 gaming venues such as Caesars Palace, MGM Grand, and the Venetian Resort-plus 39 hospitality and leisure properties across the U.S. and Canada. The portfolio spans roughly 127 million sq ft, contains about 60,300 hotel rooms, and hosts more than 500 food-and-beverage outlets, all leased on long-term, triple-net terms to industry-leading operators.

Key metrics from the most recent fiscal year (2023) show a Funds-From-Operations (FFO) of $1.10 billion, a dividend yield near 5.2 %, and a net debt-to-FFO leverage ratio of ~6.5×-both within the REIT’s target range but sensitive to rising interest rates. Occupancy remains high at ~95 % across gaming assets, reflecting robust tourism demand in core markets (Las Vegas, Atlantic City). The sector’s performance is closely tied to discretionary consumer spending and macro-level tourism trends, which have been buoyed by a 3 % CAGR in U.S. gaming revenue over the past five years.

If you want a deeper, data-driven view of VICI’s valuation and risk profile, ValueRay’s analyst toolkit offers a granular breakdown that’s worth exploring.

Piotroski VR‑10 (Strict, 0-10) 1.5

Net Income: 2.79b TTM > 0 and > 6% of Revenue
FCF/TA: 0.05 > 0.02 and ΔFCF/TA 0.16 > 1.0
NWC/Revenue: 524.8% < 20% (prev 476.9%; Δ 47.95% < -1%)
CFO/TA 0.05 > 3% & CFO 2.46b > Net Income 2.79b
Net Debt (17.17b) to EBITDA (3.68b): 4.66 < 3
Current Ratio: 32.20 > 1.5 & < 3
Outstanding Shares: last quarter (1.07b) vs 12m ago 1.91% < -2%
Gross Margin: error (current vs previous; cannot be calculated due to missing/invalid data or negative margin)
Asset Turnover: 8.70% > 50% (prev 8.47%; Δ 0.23% > 0%)
Interest Coverage Ratio: 4.37 > 6 (EBITDA TTM 3.68b / Interest Expense TTM 841.5m)

Altman Z'' 3.83

A: 0.45 (Total Current Assets 21.54b - Total Current Liabilities 668.9m) / Total Assets 46.54b
B: 0.06 (Retained Earnings 2.64b / Total Assets 46.54b)
C: 0.08 (EBIT TTM 3.68b / Avg Total Assets 45.73b)
D: 0.15 (Book Value of Equity 2.78b / Total Liabilities 18.44b)
Altman-Z'' Score: 3.83 = AA

Beneish M -2.96

DSRI: 1.09 (Receivables 21.03b/18.44b, Revenue 3.98b/3.81b)
GMI: 1.00 (GM 99.31% / 99.25%)
AQI: 0.92 (AQ_t 0.52 / AQ_t-1 0.56)
SGI: 1.05 (Revenue 3.98b / 3.81b)
TATA: 0.01 (NI 2.79b - CFO 2.46b) / TA 46.54b)
Beneish M-Score: -2.96 (Cap -4..+1) = A

What is the price of VICI shares?

As of February 07, 2026, the stock is trading at USD 28.76 with a total of 5,606,668 shares traded.
Over the past week, the price has changed by +2.42%, over one month by +3.27%, over three months by -1.87% and over the past year by +1.04%.

Is VICI a buy, sell or hold?

VICI Properties has received a consensus analysts rating of 4.46. Therefore, it is recommended to buy VICI.

StrongBuy: 14
Buy: 7
Hold: 3
Sell: 0
StrongSell: 0

What are the forecasts/targets for the VICI price?

Issuer	Target	Up/Down from current
Wallstreet Target Price	35.1	22.1%
Analysts Target Price	35.1	22.1%
ValueRay Target Price	30.5	6.1%

VICI Fundamental Data Overview February 03, 2026

P/E Trailing = 10.6768
P/E Forward = 9.7276
P/S = 7.5615
P/B = 1.0857
Revenue TTM = 3.98b USD
EBIT TTM = 3.68b USD
EBITDA TTM = 3.68b USD
Long Term Debt = 16.76b USD (from longTermDebt, last quarter)
Short Term Debt = 17.8m USD (from shortTermDebt, last quarter)
Debt = 17.68b USD (from shortLongTermDebtTotal, last quarter)
Net Debt = 17.17b USD (from netDebt column, last quarter)
Enterprise Value = 47.18b USD (30.01b + Debt 17.68b - CCE 507.5m)
Interest Coverage Ratio = 4.37 (Ebit TTM 3.68b / Interest Expense TTM 841.5m)
EV/FCF = 19.17x (Enterprise Value 47.18b / FCF TTM 2.46b)
FCF Yield = 5.22% (FCF TTM 2.46b / Enterprise Value 47.18b)
FCF Margin = 61.89% (FCF TTM 2.46b / Revenue TTM 3.98b)
Net Margin = 70.04% (Net Income TTM 2.79b / Revenue TTM 3.98b)
Gross Margin = unknown ((Revenue TTM 3.98b - Cost of Revenue TTM 27.4m) / Revenue TTM)
Tobins Q-Ratio = 1.01 (Enterprise Value 47.18b / Total Assets 46.54b)
Interest Expense / Debt = 1.19% (Interest Expense 210.3m / Debt 17.68b)
Taxrate = 0.50% (3.88m / 777.5m)
NOPAT = 3.66b (EBIT 3.68b * (1 - 0.50%))
Current Ratio = 32.20 (Total Current Assets 21.54b / Total Current Liabilities 668.9m)
Debt / Equity = 0.64 (Debt 17.68b / totalStockholderEquity, last quarter 27.67b)
Debt / EBITDA = 4.66 (Net Debt 17.17b / EBITDA 3.68b)
Debt / FCF = 6.98 (Net Debt 17.17b / FCF TTM 2.46b)
Total Stockholder Equity = 26.96b (last 4 quarters mean from totalStockholderEquity)
RoA = 6.09% (Net Income 2.79b / Total Assets 46.54b)
RoE = 10.33% (Net Income TTM 2.79b / Total Stockholder Equity 26.96b)
RoCE = 8.42% (EBIT 3.68b / Capital Employed (Equity 26.96b + L.T.Debt 16.76b))
RoIC = 8.36% (NOPAT 3.66b / Invested Capital 43.78b)
WACC = 4.93% (E(30.01b)/V(47.69b) * Re(7.13%) + D(17.68b)/V(47.69b) * Rd(1.19%) * (1-Tc(0.00)))
Discount Rate = 7.13% (= CAPM, Blume Beta Adj.) -> floored to rf + 0.7*ERP = 7.95%
Shares Correlation 3-Years: 100.0 | Cagr: 1.46%
[DCF Debug] Terminal Value 87.20% ; FCFF base≈2.40b ; Y1≈2.63b ; Y5≈3.34b
Fair Price DCF = 76.29 (EV 98.71b - Net Debt 17.17b = Equity 81.53b / Shares 1.07b; r=5.90% [WACC]; 5y FCF grow 10.97% → 2.90% )
EPS Correlation: 10.42 | EPS CAGR: -38.96% | SUE: -4.0 | # QB: 0
Revenue Correlation: 80.54 | Revenue CAGR: 29.67% | SUE: 2.21 | # QB: 2
EPS next Quarter (2026-03-31): EPS=0.71 | Chg30d=+0.000 | Revisions Net=+0 | Analysts=1
EPS next Year (2026-12-31): EPS=2.85 | Chg30d=+0.000 | Revisions Net=+0 | Growth EPS=+3.1% | Growth Revenue=+3.1%

Additional Sources for VICI Stock

News: Wall Street Journal | Benzinga | Yahoo Finance
Fund Manager Positions: Dataroma | Stockcircle