VICI
Vici Properties
$26.59
▲ 0.2%Updated Aug 7, 11:30 AM ET
VICI at a glance — five pillars scored 0–100 from real filed financials.
Overall: Favorable · 67/100. A wider, greener shape means more pillars look healthy. Dividends scores 0 when a company pays none — that is a choice, not a flaw.
▼ Down 18.7% over the last 12 months
Market Cap
$30.61B
P/E
9.36x
Forward P/E (est.)
8.05x
ROE
11.2%
Revenue Growth
4.1%
EPS Growth
16.3%
Profit Margin
76.8%
FCF Yield
8.6%
Debt / Equity
0.63x
ROIC
1.0%
Interest Coverage
0.39x
Current Ratio
—
Dividend Yield
6.2%
Implied Growth (rev. DCF)
—
Rating Score
67/100
Vici Properties (VICI) is a large-cap company in the Hotel & Resort REITs industry, part of the Real Estate sector of the S&P 500, with a market value around $30.61B.
In its latest reported year it generated about $4.01B in revenue and $2.78B in net profit.
Our model rates VICI Favorable (67/100) on growth, profitability, financial health, and valuation. The summary below is built from its filed financials and current ratios and refreshes automatically.
Evidence of durable competitive advantage in the filed financials (8 years of history).
Some durable-advantage evidence, but not across the board — dig into which ingredient is weak and whether it's cyclical or structural.
grew in 6 of the last 7 year-over-year periods
positive in 8 of 8 years
1.0% latest fiscal year
A moat can't be proven by numbers alone — this scores the evidence a durable advantage leaves behind (pricing power, consistency, returns on capital), computed the same way for every stock. Pair it with the business overview before concluding anything.
Technical analysis reads price and volume to judge momentum and timing. It complements the fundamentals above — it does not replace them. Here is what VICI's chart says today, with each tool explained.
Trend — moving averages. A moving average is the average closing price over a window, which smooths out daily noise. VICI trades near $26.59, below its 50-day average ($27.94) and 200-day average ($28.96). Price below both averages is a downtrend — momentum is against buyers for now.
Momentum — RSI. The Relative Strength Index runs 0–100 and measures how strong recent gains are versus losses. Above 70 is "overbought", below 30 "oversold". At 43 it is in neutral territory — neither stretched nor washed out.
MACD. MACD compares two moving averages to flag shifts in momentum. Its histogram is currently negative — short-term momentum is fading.
Volatility — ATR. Average True Range is the typical daily move. VICI's is $0.62 (~2.3% of price), so swings of about that size each day are normal — handy for setting a stop that isn't too tight.
Support & resistance. Over the last month VICI found buyers near $26.08 (support) and sellers near $28.71 (resistance); its 52-week range is $26.08–$34.01. A decisive break beyond either edge often marks the next move.
Volume. The latest session traded 1.1× the 20-day average — about normal. Rising volume on up-days suggests real buying; on down-days, real selling.
Educational information to help you read a chart — not a recommendation or a forecast. It updates daily as the price and indicators change.
4Y CAGR
27.6%
Revenue moved from $897.98M in 2018 to $4.01B in 2025, a 23.8% compound annual growth rate. The most recent year was roughly flat (4.1%) year over year. Slower, mature growth is common for established businesses.
Gross Margin
99.3%
Operating Margin
98.7%
Net Margin
69.3%
ROE
11.2%
Vici Properties keeps about 76.8% of each sales dollar as net profit, with a 99.3% gross margin and 98.7% operating margin. Return on equity is 11.2% and return on invested capital about 1.0%. Margins this wide usually signal pricing power or a cost advantage.
Total Debt
$16.79B
Net Debt
$16.31B
Net Debt / EBITDA
—
Debt / Equity
0.63x
Leverage: debt-to-equity is 0.6x, and operating profit covers interest about 0.4x. That is a moderate, manageable debt load for most businesses. It carries roughly $16.79B of total debt against $480.21M of cash.
Operating CF
$2.51B
Free Cash Flow
$2.51B
FCF Margin
62.7%
In the latest year Vici Properties produced about $2.51B of operating cash flow and $2.51B of free cash flow after capital spending. That is a free-cash-flow yield of about 8.6% on today's price. Strong cash generation funds dividends, buybacks, and reinvestment.
Can the payout survive a bad year? Scored from filed cash flow, earnings coverage, and the raise/cut record.
The dividend is being paid, but coverage or consistency is thinner than an income investor should rely on without a closer look.
Dividend yield
6.2%
Per share (latest FY)
$1.76
Total paid (latest FY)
$1.85B
History on record
8 years
dividend uses 74% of free cash flow
67% of net income paid out
total dividends increased 7 years in a row
no cuts in the last 8 years on record
Coverage uses the latest fiscal year as filed with the SEC; the streak counts total dollars paid (per-share figures can carry split artifacts). Educational information, not income advice.
P/E
9.36x
P/S
7.64x
P/B
1.03x
EV / EBITDA
—
VICI trades at 9.4x trailing earnings (about 8.1x on estimated forward earnings), 7.6x sales, and 1.0x book value. That is an undemanding multiple — potentially cheap if the business is stable.
Where VICI sits versus its Real Estate sector peers in the S&P 500.
Bands show the middle half (25th–75th percentile) of the 33 Real Estate companies in the S&P 500 — the peer-relative anchor professional comps analysis uses. Context only — not investment advice.
How VICI stacks up against its Real Estate peers — valuation, profitability, and growth versus the sector median.
In the Real Estate sector (41 S&P 500 companies), VICI ranks #4 of 41 by our overall rating. It trades at a discount versus the sector on earnings (9.4x P/E vs. 32.4x median) with a higher return on equity (11.2% vs. 8.0%) and slower revenue growth (4.1% vs. 5.3%).
P/E vs sector
9.4x
median 32.4x
ROE vs sector
11.2%
median 8.0%
Growth vs sector
4.1%
median 5.3%
Sector rank
#4
of 41 by rating
Valuation vs. quality map
The sweet spot is upper-left: more profitable (higher ROE) for a lower P/E. Dashed lines mark the sector median.
Peers are the closest Real Estate companies by sub-industry and size. Sector median is across all 41 S&P 500 names in the sector. Educational, not a recommendation.
Project revenue → earnings → price. Edit the assumptions to build your own case.
2030 price target (Base Case)
$0.00 – $0.00
vs. $26.59 today · expected CAGR -17% – -6%
| Metric | 2026 | 2027 | 2028 | 2029 | 2030 |
|---|---|---|---|---|---|
| Revenue | $4.17B | $4.33B | $4.51B | $4.69B | $4.87B |
| Net income | $2.08B | $2.17B | $2.25B | $2.34B | $2.44B |
| EPS | $1.81 | $1.88 | $1.96 | $2.04 | $2.12 |
| Share price (low) | $9.05 | $9.41 | $9.79 | $10.18 | $10.58 |
| Share price (high) | $16.29 | $16.94 | $17.62 | $18.32 | $19.05 |
| CAGR (low–high) | -66% / -39% | -41% / -20% | -28% / -13% | -21% / -9% | -17% / -6% |
Educational model on sample fundamentals — not a forecast or investment advice. Outputs are only as good as your assumptions.
The case for VICI:
- High net margins (76.8%) point to pricing power or efficiency.
- Healthy free-cash-flow yield (~8.6%) funds buybacks and dividends.
- Pays a 6.2% dividend on top of any price gains.
- Our model's overall read is Favorable (67/100).
The case against VICI:
- Interest coverage is thin (0.4x), so debt costs bite.
- Like any single stock, it is exposed to competition, the economic cycle, and shifts in its end markets.
Market risk — sector rotation, the economic cycle, and broad sentiment move the stock regardless of fundamentals.
On balance, the fundamentals screen favourably: Vici Properties is a large-cap real estate business growing at a mature pace, with solid profitability, and a sound balance sheet. It trades at 9.4x earnings, which our model scores Favorable (67/100). Weigh this against your own goals and time horizon — this is educational information, not a recommendation.
Analyst Ratings
What 32 Wall Street analysts covering VICI recommend (August 2026). Consensus is a useful sanity check — not a substitute for your own homework.
Latest SEC Filings
VICI's most recent filings, straight from SEC EDGAR. Annual and quarterly reports are the deep dives; 8-Ks flag material events the moment they happen.
In the Idea Lab
VICI — frequently asked questions
Is VICI a good stock to buy?
We don't give buy or sell advice. Our model rates Vici Properties Favorable (67/100) based on its growth, profitability, financial health, and valuation — use that as a research starting point and make your own decision.
What is VICI's rating on The Stocks School?
Vici Properties currently scores 67/100 (Favorable) on our transparent model, which weighs real fundamentals: growth, margins, returns on capital, balance-sheet strength, and valuation.
How our ratings work →Where does VICI's data come from?
Live price data plus real fundamentals and 5-year financials pulled directly from Vici Properties's SEC filings — refreshed automatically, not hand-entered.
How is the 5-year projection for VICI calculated?
It's a scenario model: it grows revenue at an assumed rate, applies a profit margin and a valuation multiple, and shows the resulting share-price range. The assumptions are yours to change — it's a tool for thinking, not a prediction.
Is this VICI analysis financial advice?
No. Everything on this page is educational research, not financial advice or a recommendation to buy or sell VICI. Always do your own research and consider a licensed professional.
Data notice. Fundamentals and financial statements are sourced from company filings (SEC EDGAR) and market-data providers; prices and market caps refresh on trading days and may be delayed. Ratings, projections, technical signals, and written summaries are model- or rule-generated for education and may simplify or lag the latest filings.
Not advice. Nothing on this page is investment advice or a recommendation to buy, hold, or sell any security. Do your own research and consult a licensed financial professional before investing.