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VICI
Vici PropertiesNYSEReal EstateReit - DiversifiedSnapshot 2026-06-12
Intact
$28.52+1.53%
Close 2026-06-12 · 1-day change
Recent financial performance is holding in the top half of its industry — the reason to own it looks intact.
The bottom line
Recent financial performance is neutral, and earnings quality is fragile, reported profits aren't backed by cash. Risk is low, but the sector backdrop is a headwind, which may impact growth. Peer multiples imply a price about 32% above where it trades (it looks cheap on this basis); the read is cheap, value-trap risk, as it trades below peer multiples while recent financials are weak. Key factors to watch include any guidance cuts from VICI and the performance of sector bellwethers like WPC, BNL, and GNL. This read is provisional.
as of 2026-06-12
Quick facts
- Exchange
- NYSE
- Sector
- Real Estate
- Industry
- Reit - Diversified
- Market cap
- $30.25B
- Employees
- 28
- IPO date
- 2017-11-13
- Next earnings
- 2026-07-29
Price
Daily closes. Earnings/event dots are placed inline.
Adjusted daily closes (split & dividend). Scroll over the chart to zoom; click a range to reset.
EarningsMaterial event
What's priced in
(what the market already expects)What it's worth (estimated)
A consensus fair price across 5 valuation methods, at three horizons. Current price $28.52. Estimates are diagnostics, not price targets. Short-horizon estimates are close to coin-flips, so confidence is a method-agreement read, not a prediction.
12-month· primaryinexpensive
$40.47consensus
Range $35.59 – $46.18
vs price: -30% below
Method agreement — · 5 methods
No-growth: today's peer multiple on trailing earnings. The headline read.
3-yearinexpensive
$60.18consensus
Range $52.61 – $81.65
vs price: -53% below
Method agreement — · 3 methods
Embeds projected growth. Leans optimistic by design. Upside context.
5-yearinexpensive
How much to trust our fair value
We take the 12-month fair value above and grade our own number — how the market prices this name versus what we'd justify, and where the two diverge.
Cheap vs peerslow confidence
At $29 VICI trades at 10× p/e, below its 18× p/e peer median. Our $44 fair value sits above the price; low confidence. Analysts: $31–$34. Not investment advice.
Multiple (P/E)
9.7x
peer 17.9x · own history 12.1x
Premium
0.5x peer
0.8x its own history
Growth the price needs
-35%
our forecast 9%
Our fair value
$44.15
range $35.59 – $50.56
Analyst range(a guide on our number, not a target)Our number is above the analyst range
How this stock is priced
One valuation read at a 12-month horizon, plus how price compares to peers and the company's own history.
Long-term · 1–3 yr
inexpensivecheap — value-trap risk12-month view
What's priced inJustified
The price implies about 35% below a flat-multiple fair value, below our forecast of about 9%. This describes what's priced in, not a forecast of the move.
Low fragilityrisk posture, not a price call
Only weak execution quality, a turbulent sector regime (Heating) — not the full expensive x weak x turbulent stack.
Historical context
For similar setups historically (n=20,154): about 33% saw a 20%+ drawdown, and roughly 76% of those did not recover within the year. These are historical base rates for the cohort, not a forecast of this stock.
How strong is the business
(quality & execution)Factor signals
Each factor is a parallel diagnostic with a clear read of what it shows and how names like it have historically fared. Never aggregated into a single score.
Recent financial performance
neutralOperating income rose in 1 of the last 3 quarter-over-quarter moves. Historically, Real Estate names rated neutral grew net income 53% of the time over the next year (vs 57% for the rest of the cohort, n=1968).
52nd pctl · Real Estate
Earnings quality
fragileOver the trailing year it converted 0.82x of net income into operating cash flow. Historically, Real Estate names rated fragile grew net income 35% of the time over the next year (vs 60% for the rest of the cohort, n=1399).
17th pctl · Real Estate
Macro sensitivity
Most sensitive to the broad stock market and real (inflation-adjusted) rates.
- the broad stock market: This stock moves with the broad market (high beta).
- real (inflation-adjusted) rates: This stock behaves like a long-duration asset — tends to fall when real rates rise.
Not enough signal to read sensitivity to the US dollar, long-term interest rates, Fed net liquidity.
Earnings setup & market context
The next print and the backdrop around it (sector regime and the AI cycle). Context for the path, not a forecast of returns.
Earnings setup · pre-print positioning
forward-looking
Strongly bearish2 analysts, 71% Buyfor period ending 2026-06-30
Why this setup
Consensus revisions
EPS estimate $0.72 → $0.71 (-1.4% / 30d). 0 raised, 1 cut, 2 covering analysts.
Rating actions
0 upgrades, 0 downgrades / 30d. 71% of analysts rate Buy.
Sector context
Intermediate · WeeklySector phase: real estate is in maturing, with decelerating (~1.2 years in phase).
Sector regime (90d momentum): headwind.Secular epoch: Mature by revenue growth · theme sunbelt-migration.Management scorecard
How management runs the business: capital, margins, balance sheet, and how reliably they guide and deliver.
Long-term · 1–3 yr
Overall: strong
- Capital allocation
- strong
- Earnings discipline
- strong
- Margin discipline
- neutral
- Balance sheet
- neutral
- Post-call reaction
- strong
A guidance track record builds as the company issues and delivers on guidance.
How bumpy is the path
(risk while you hold it)Risk: how this stock moves
What a normal day, a bad day, and the worst of the last year would mean for a $10,000 position.
Intermediate · WeeklyLong-term · 1–3 yr
On a typical day, $10k can swing ±$77.
How much price usually moves either way.
On a bad day, this stock has moved -$171.
A rough but not unusual down day (about the 95th percentile).
In the worst 12 months, $10k could have lost $1,792.
Deepest peak-to-trough drop in the last year.
lowas of 2026-06-12
Past results, not a forecast. Not investment advice.
What would change the read
(catalysts & re-read triggers)What changed
The most important moves since the prior daily snapshot.
Short-term · Daily
- No material changes since the prior snapshot.
No material changes since the prior snapshot.
as of 2026-06-12
What to watch next
Specific, dated things to watch for, each with what would confirm it and what would prove it wrong.
Intermediate · Weekly
- DownsideHigh confidenceQuartersactive 18d
Watch for a decline in total revenues in Q2 2026
Why it matters: A drop in revenue may show weaker demand and hurt future growth.
What confirms / what disproves
Confirms:Total revenues in Q2 2026 decrease year-over-year by more than 3.5%.
Disproves:Total revenues in Q2 2026 either rise or stay the same compared to last year.
Material eventSource dated 2026-04-29
News catalysts
Recent news graded against this company's own objectives — whether it reinforces or challenges the thesis, and how confirmed it is.
No graded news catalysts for VICI yet.
This sector is also watching
- Watch for impact of upcoming economic reports on Real Estate
- Watch for revenue growth across major REITs to re-accelerate
What could change this view
Conditional scenarios: if X happens, the view would shift in this direction. These are not predictions.
Intermediate · Weekly
Upside triggers
- If the Fed starts cutting rates from the current 3.62%, that would be a tailwind for VICI and other Real Estate names, since rate-sensitive parts of the market tend to rally when the Fed eases.
- If sector bellwethers like WPC, BNL, and GNL keep beating earnings and guiding higher, the Real Estate sector momentum should keep lifting VICI and other Real Estate names. Worth watching these names for early signals.
- If VICI beats again next quarter like it did this past one (a solid beat of +15% on the 2026-03-31 print), the momentum tends to extend, with Street estimates ratcheting up and the stock typically following.
Downside triggers
- If VICI reverses and cuts guidance after recently raising (RAISED as of 2026-04-29), that's the worst kind of move: a credibility hit on top of the lower number. Stocks usually get punished disproportionately for this.
- If sector bellwethers like WPC, BNL, and GNL start missing or guiding lower, the Real Estate tailwind helping VICI and other Real Estate names could fade. Watch these names for early warning.
Recent events
(material 8-K / filing activity)Material updates
Recent SEC 8-K filings ranked by likely impact, confidence, and recency.
- 2026-04-291mo agoItem 2.02
Results of Operations and Financial Condition. On April 29, 2026, VICI Properties Inc. (the “Company”) issued a press release announcing its consolidated financial results for the three months ended March 31, 2026, and made available supplemental financial and operating information concerning the Company as of March 31, 2026. A copy of the press release and a copy of this supplemental information are furnished herewith as Exhibit 99.1 and Exhibit 99.2, respectively, to this Current Report on…
Earnings preannouncementnegative
Score history
Whether the overall read has been drifting up or down lately, and how it's changed since last week.
-6.0 vs last weeklatest as of 2026-06-13
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.