VICI Properties stock
VICINYSEVICI Properties Inc., Real EstateISIN US9256521090
66Score 66 out of 100, Neutral
Price and trend
61 / 100
Price history
−19% in one yearThe chart shows daily closes over 9 years, adjusted for stock splits and without dividends. Click into the chart to set a price alert at that price.
Below the 200-day line: the price is 7.5% below it.
Since November 2025 the 50-day line has been below the 200-day line; the trend has turned down.
Normal: the price is neither overheated nor sold off (RSI 60).
The price is 19% below its 52-week high. Largest decline in 9 years: 60% (February 2020 to March 2020).
Chart figures for advanced users
- SMA 50$23.96
- Average price of the last 50 trading days, shows the short-term trend.
- SMA 200$26.81
- Average price of the last 200 trading days, shows the long-term trend.
- RSI (14)60
- Relative strength over the last 14 days on a scale from 0 to 100. Above 70 the price counts as overheated, below 30 as sharply fallen.
- MACDabove the signal line
- Compares a fast and a slow price average. Above its signal line momentum is rising, below it momentum is fading.
- Support$22.53
- The lowest closing price of the last twelve months.
- Resistance$30.58
- The highest closing price of the last twelve months.
Snapshot
Computed from the data by fixed rules, no AI
- VICI Properties Inc. belongs to the REIT (Diversified) industry (United States) and, with a market value of $27.31B, is the largest of 27 companies in its industry on MEQIRI.
- In fiscal 2025 it reported revenue of $4.01B (up 4.1% year on year) and earnings of $2.78B (up 3.6%).
- For fiscal 2026, analysts expect on average revenue of $4.2B (up 4.9%) and adjusted earnings per share of $2.53 (down 3%).
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- MEQIRI Score 66 out of 100 (Neutral): rank 34 of 327 in Real Estate, median 55.
- The P/E is 11.6 (REIT (Diversified) median 17.3, own median of recent years 14.5).
- For real estate investment trusts (REITs) what counts is funds from operations (FFO and AFFO). The P/E and the payout ratio of earnings say little here, because depreciation on properties depresses earnings.
- Our model puts fair value at $36.82, with the price 32% below it.
In plain words
The numbers on this page in plain words, written by an AI
Strengths
- High marginNet margin 56.5% over the last 12 months, REIT (Diversified) median 21%.Profitability 71
- Growing faster than its industryRevenue up 26.7% a year since 2020, REIT (Diversified) median 8%.Growth 78
- Below fair valuePrice 32% below the fair value of $36.82.Valuation 89
Weaknesses
- DilutionShare count up 110% since 2020.Capital allocation 34
Its standout strengths are valuation and fundamentals, while momentum and capital allocation hold the score back.
Daily figure as of 12 Nov 2026
How the score is calculatedScore overview
Fundamentals are strong, with stable profits and strong cash generation.
Score history
The full history of up to 20 years comes with MEQIRI Pro.
See plansCrash risk medium
How well MEQIRI warnsIn the middle among stocks ranked 101 to 1,000.
From 2016 to 2025, 13 in 100 such stocks fell 30% or more within a year, against a group average of 15 in 100.
What lowers it
- solid fundamentals
- calm price action
Valuation
Valuation signal
Significantly undervaluedClosing price of 11 Nov 2026, used by the daily score.
In our model the price counts as cheap below $30.68 and expensive above $46.02 (uncertainty low, based on the price swings of the past year).
The two parts of the fair value come to $45.02 (cash-flow model) and $28.61 (industry comparison), and the gap between them shows how uncertain the estimate is. The price is below both.
Calculated with a cost of equity of 8.8%. At 9.8% the fair value would be $33.08, at 7.8% it would be $42.41.
Valuation metrics
Half from the cash-flow model, half from operating cash flow per share times the median price to cash flow of the REIT industry (11.6). For the fair value, FFO only counts when it is in line with operating cash flow. That is not the case here, for example because the REIT carries its properties at market value, records little depreciation or a gain on sale sits in earnings. The cash-flow model uses AFFO: operating cash flow less maintenance, estimated at 4% of revenue. New construction and acquisitions do not count as running costs there.
Calculate with your own assumptionsCompany performance
This shows several years of history with an automatic assessment.
Revenue
In the twelve months to 30 Sep 2026, revenue rose 4.7% on the twelve months before. Revenue has grown strongly since 2017, at around 45% per year. From 2017 revenue is reported differently (for example gross instead of net), so earlier years are not comparable and not shown.
Margins
- Gross margin
- Operating margin
- Net margin
In fiscal 2025: gross 99%, operating 91%, net 69%. Last 12 months: net 56%. From 2017 revenue is reported differently (for example gross instead of net), so earlier years are not comparable and not shown.
Debt & balance sheet
latest quarterModerate debt, and interest is adequately covered.
Earnings
- Next earnings
- 24 Feb 2027in 104 days
- Last reported
- 28 Oct 2026EPS reported $0.31 (expected $0.72)below expectations
Analyst estimates
Analysts have cut their 2026 earnings estimate by 8.4% since 15 Oct 2026. Falling estimates often precede bad news.
- Earnings per share
- $2.53−8.4%
- Revenue
- $4.2B0.0%
- Earnings per share
- $2.96−0.4%
- Revenue
- $4.34B−0.2%
MEQIRI has stored the estimates since 15 Oct 2026. Until 30 days are available, the card shows the change since that day. Mean estimate according to Financial Modeling Prep. No price target and no recommendation.
Company outlook raised
Share price after the results: +4.0%VICI raised its 2026 AFFO per share guidance slightly to between $2.47 and $2.48, up from a lower prior range, implying about 4% year-over-year growth.
“AFFO for the year ending December 31, 2026, is expected to be between $2.695 billion and $2.705 billion, or between $2.47 and $2.48 per diluted common share. Compared to our prior AFFO per share guidance, the update represents an increase at the low end of the range by $0.02 and an increase at the high end by $0.01.”The outlook is not part of the score and not a recommendation to buy or sell.
From the earnings call on 29 Oct 2026 (fiscal Q3 2026), read by AI.
Insiders
Open-market purchases and sales by executives, board members and major holders
No open-market purchases or sales in the last 6 months.
Source: Form 4 filings with the US Securities and Exchange Commission. Grants, option exercises, gifts and tax withholdings are hidden. Not a recommendation to buy.
What happened at VICI Properties
The key events of the last six months from our own data. A click takes you to the matching card.
Sector comparison
327 rated companies in Real Estate
- This company
- 66
- Sector median
- 55
Categories against the sector median
The median is the middle value: half of the companies in the sector lie above it, half below. Categories with too few comparable companies are left out.
Competitors in REIT (Diversified)
The next smaller companies by market value
- W. P. CareyWPC $14.92B56
- Janus LivingJAN $9.84B41
- MERLIN Properties SOCIMIMRL.MC $8.2B59
- Essential Properties Realty TrustEPRT $6.16B59
- CovivioCOV.PA $5.53B48
- Rithm CapitalRITM $5.14B44
- Broadstone Net LeaseBNL $3.4B58
- AroundtownAT1.DE $2.1B47
ETFs that hold VICI Properties
Held by 106 ETFs on Xetra. Shown per index: the ETF with the largest weight.
| ETF | Weight | Cost | Fund size |
|---|---|---|---|
| Invesco S&P 500 High Dividend Low Volatility UCITS ETFHDLV | 2.85% | 0.30% | €357.87M |
| iShares US Property Yield UCITS ETFIQQ7 | 2.36% | 0.40% | €554.91M |
| VanEck Global Real Estate UCITS ETFTRET | 1.95% | 0.25% | €475.2M |
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| iShares Developed Markets Property Yield UCITS ETFIQQ6 | 1.58% | 0.59% | €812.71M |
| HSBC FTSE EPRA NAREIT Developed UCITS ETFH4ZL | 1.37% | 0.24% | €3.36B |
| Amundi FTSE EPRA NAREIT Global UCITS ETF Dist10AJ | 1.35% | 0.24% | €603.52M |
| UBS FTSE EPRA Nareit Developed Green UCITS ETF USD disCSYZ | 1.33% | 0.25% | €207.23M |
| State Street SPDR S&P 500 Low Volatility UCITS ETF (Acc)SPY1 | 1.02% | 0.35% | €106.3M |
Holdings as reported by the funds via FMP, excluding swap ETFs (their holdings are only collateral).
Data status and sources
- Score
- Daily value of 12 Nov 2026, recalculated nightly
- Price
- Closing price of 12 Nov 2026
- Latest annual report
- Fiscal year 2025, period end 31 Dec 2025
- Source
- Financial statements, ratios and prices from Financial Modeling Prep (FMP), based on the company's reports. MEQIRI calculates the score and fair value from them.
Mandatory disclosures for this rating
- ; time horizon around 12 months
- Rated Neutral, published since 7 Nov 2026 (in the score history since 19 Jun 2026)
- Valuation signal Undervalued since 7 Nov 2026
- End-of-day prices, metrics cached for up to 24 hours
- Score and fair value are estimates from a disclosed model. They are not facts and not a price target.
- Produced by SSM Ventures UG (haftungsbeschränkt), responsible person Sven Brostmeyer, Managing Director, automatically according to the disclosed model.
- Not investment advice. Losses up to and including a total loss are possible. Personal circumstances are not considered.