VICI Properties Inc. (VICI) Stock Analysis — Fair Value, Risk & Moat Rating
NYQ · Real Estate · REIT - Diversified
Is VICI Properties Inc. a safe investment right now?
VICI Properties Inc. is in the Real Estate sector — Altman Z-Score does not apply to this type of company. Our fair value estimate is $34.26 (Strong Buy Zone).
Why the Altman Z-Score does not apply to VICI Properties Inc.
The Altman Z-Score is designed for manufacturing and non-financial companies. It uses ratios like Working Capital / Total Assets and Revenue / Total Assets that produce misleading results for Real Estate companies.
- Banks hold massive assets (loans) that inflate Total Assets, making WC/TA nearly zero — a false distress signal
- Utilities carry high regulated debt by design — the model misreads leverage as risk
- REITs use Funds From Operations (FFO), not Free Cash Flow — standard cash flow analysis doesn't apply
Altman Z-Score is designed for manufacturing companies and does not apply to banks, utilities, or REITs.
Note: A sector-specific financial health model for Real Estate companies is planned for a future update.
What is VICI Properties Inc. actually worth?
How we calculated this
| Input | Value | Source |
|---|---|---|
| Analyst Consensus Target | $34.26 | 23 Wall Street analysts |
| Analyst High / Low | $39.00 / $29.00 | Range of analyst price targets |
| Price / Book | 1.08x | Current market valuation vs book value |
| Return on Equity | 10.2% | Profitability relative to shareholder equity |
Source: Earnings data from SEC EDGAR filings. Market data via Yahoo Finance.
Why standard moat analysis does not apply to VICI Properties Inc.
Our standard moat model uses ROIC stability, gross margin trends, and switching costs — metrics designed for product and service companies. Real Estate companies compete on fundamentally different dimensions.
- Banks — moat comes from deposit cost advantage, net interest margin stability, and fee income diversification
- Utilities — moat is a regulatory monopoly with guaranteed rate of return on invested capital
- REITs — moat comes from property portfolio quality, location, tenant mix, and cap rate advantages
Standard moat analysis (ROIC/gross margin/switching costs) does not reliably apply to Real Estate companies. Banks compete on net interest margin, utilities on regulated returns, and REITs on occupancy and cap rates.
Note: A sector-specific competitive analysis for Real Estate companies is planned for a future update.
Is VICI Properties Inc.'s dividend safe?
Can VICI Properties Inc. afford its dividend?
Payout ratio is 67.6%. FCF covers the dividend 1.6x. 9 consecutive years of payments.
VICI Properties Inc.'s key financial metrics
| Metric | Latest | 1Y Ago | 3Y Ago | Trend |
|---|---|---|---|---|
| Revenue | $4.0B | $3.8B | $2.6B | Rising |
| Net Income | $2.8B | $2.7B | $1.1B | Rising |
| Free Cash Flow | $2.5B | $2.4B | $1.9B | Rising |
| Gross Margin | 99.3% | 99.3% | 99.1% | Stable |
Recent events that affect our VICI analysis
VICI earnings report scheduled
Upcoming report. Consensus EPS estimate: $0.71. Revenue estimate: $1.02B. Our current Fair Value: $34.26 — a significant beat or miss could shift this estimate.
VICI analyst consensus: 71% bullish (17 of 24 analysts)
5 Strong Buy, 12 Buy, 7 Hold, 0 Sell, 0 Strong Sell. Consensus target: $34.26 (21.5% upside). Compare with our independent Fair Value: $34.26.
VICI paid $0.4500/share dividend
Dividend Safety Grade: B. Payout ratio: 67.6%.
VICI missed EPS estimates by 17.9%
Reported EPS: $0.57 vs estimate $0.69. Our Fair Value of $34.26 may face downward pressure if the trend continues.
VICI filed annual report (10-K)
Annual filing with full-year financials. Our Altman Z-Score, Moat, and Fair Value models are derived from this data. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
VICI paid $0.4500/share dividend
Dividend Safety Grade: B. Payout ratio: 67.6%.
VICI beat EPS estimates by 3.4%
Reported EPS: $0.71 vs estimate $0.69. Earnings strength supports our Fair Value of $34.26 (21.5% above current price).
VICI filed quarterly report (10-Q)
Quarterly update with interim financials. May signal changes to earnings trajectory and balance sheet health. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
VICI paid $0.4500/share dividend
Dividend Safety Grade: B. Payout ratio: 67.6%.
VICI beat EPS estimates by 17.9%
Reported EPS: $0.83 vs estimate $0.70. Earnings strength supports our Fair Value of $34.26 (21.5% above current price).
VICI filed quarterly report (10-Q)
Quarterly update with interim financials. May signal changes to earnings trajectory and balance sheet health. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
VICI paid $0.4330/share dividend
Dividend Safety Grade: B. Payout ratio: 67.6%.
VICI missed EPS estimates by 24.9%
Reported EPS: $0.51 vs estimate $0.69. Our Fair Value of $34.26 may face downward pressure if the trend continues.
VICI filed quarterly report (10-Q)
Quarterly update with interim financials. May signal changes to earnings trajectory and balance sheet health. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
VICI paid $0.4330/share dividend
Dividend Safety Grade: B. Payout ratio: 67.6%.
VICI missed EPS estimates by 14.0%
Reported EPS: $0.58 vs estimate $0.67. Our Fair Value of $34.26 may face downward pressure if the trend continues.
VICI filed annual report (10-K)
Annual filing with full-year financials. Our Altman Z-Score, Moat, and Fair Value models are derived from this data. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
VICI filed 8-K (material event)
8-K filings disclose material events — acquisitions, leadership changes, or guidance revisions that may affect valuation. View on SEC EDGAR →
Common questions about VICI Properties Inc.
What is VICI Properties Inc. stock price today?
VICI Properties Inc. (VICI) stock price is $28.20 as of the latest market close, traded on the NYSE exchange.
What does VICI Properties Inc. do?
VICI Properties Inc. is an S&P 500 experiential real estate investment trust that owns one of the largest portfolios of market-leading gaming, hospitality, wellness, entertainment and leisure destinations, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas, three of the most iconic entertainment facilities on the Las Vegas Strip. VICI Properties owns 93 experiential assets across a geographically diverse portfolio consisting of 54 gaming properties and 39 other experiential properties across the United States and Canada.
What is VICI Properties Inc. market cap?
VICI Properties Inc. has a market capitalization of $30.15B, classifying it as a large-cap stock in the Real Estate sector.
What sector and industry is VICI in?
VICI Properties Inc. operates in the Real Estate sector, specifically within the REIT - Diversified industry. It trades on the NYSE under the ticker symbol VICI.
Is VICI stock overvalued or undervalued?
Based on our valuation model, VICI Properties Inc. trades 17.7% below our fair value estimate — potentially undervalued.
- FairValueLabs Fair Value: $34.26
- Current Price: $28.20
- Valuation Zone: Strong Buy Zone
What is VICI stock forecast and analyst target price?
Based on 23 Wall Street analysts, the consensus price target for VICI Properties Inc. is $34.26, implying upside of 21.5% from the current price.
- Analyst High Target: $39.00
- Analyst Low Target: $29.00
Note: Analyst targets are shown for reference and are not used in our valuation model.
Is VICI Properties Inc. revenue and earnings growing?
Here are the analyst consensus growth estimates for VICI Properties Inc.:
- Revenue growth (current year est.): 3.4%
- EPS growth (current year est.): 9.8%
- Revenue growth (next year est.): 3.2%
- EPS growth (next year est.): 2.6%
What are VICI Properties Inc.'s key financial metrics?
| Metric | Latest | Trend |
|---|---|---|
| Revenue | $4.0B | Rising |
| Net Income | $2.8B | Rising |
| Free Cash Flow | $2.5B | Rising |
| Gross Margin | 99.3% | Stable |
What is VICI's P/E ratio?
The price-to-earnings ratio measures how much investors pay per dollar of earnings:
- Trailing P/E (last 12 months): 10.8x
- Forward P/E (next 12 months est.): 9.6x
How volatile is VICI stock?
VICI Properties Inc. has a beta of 0.73, meaning it is less volatile than the broader market. A beta above 1.0 indicates higher price swings relative to the S&P 500, while below 1.0 suggests more stability.
How much cash and debt does VICI Properties Inc. have?
VICI Properties Inc.'s balance sheet shows:
- Total Cash: $563.5M
- Total Debt: $17.69B
- Net Cash Position: $-17.13B
A positive net cash position means the company holds more cash than debt, reducing financial risk.
What is VICI Properties Inc.'s free cash flow?
VICI Properties Inc. generated $1.47B in trailing twelve-month free cash flow (from $2.51B in operating cash flow). Free cash flow represents the cash available for dividends, buybacks, and debt reduction after all capital expenditures.
Does VICI Properties Inc. pay a dividend, and is it safe?
Yes, VICI Properties Inc. pays a regular dividend. Here are the key metrics:
- Dividend Yield: 6.2%
- Payout Ratio: 67.6%
- Consecutive Years Paid: 9
- 5-Year Dividend Growth: -20.1%
- FairValueLabs Safety Grade: B
Is VICI Properties Inc. financially healthy?
The Altman Z-Score — the standard bankruptcy prediction model — is not applicable to Real Estate companies like VICI Properties Inc.. The formula uses ratios designed for manufacturing firms that produce misleading results for banks, utilities, and REITs.
Does VICI Properties Inc. have a competitive moat?
Our standard moat model (based on ROIC, gross margins, and switching costs) does not apply to Real Estate companies. These firms compete on fundamentally different dimensions such as regulatory advantages, deposit cost structures, or property portfolios.
What is VICI's return on equity (ROE)?
VICI Properties Inc.'s return on equity is 10.2%. ROE measures how efficiently a company generates profits from shareholder equity. An ROE above 15% is generally considered strong, while below 10% may signal inefficiency.
How do I buy VICI stock?
VICI shares can be purchased through any brokerage account that provides access to the NYSE. Common steps:
- Open an account with a broker (e.g., Fidelity, Schwab, Interactive Brokers)
- Search for ticker symbol VICI
- Place a market or limit order for your desired number of shares
This is not investment advice. Always do your own research before buying any stock.
Is VICI a value stock or speculative?
FairValueLabs classifies VICI Properties Inc. as Value Investment. It exhibits consistent profitability, reasonable valuation, and financial stability — characteristics of a traditional value investment.
Who is the CEO of VICI Properties Inc.?
The current CEO of VICI Properties Inc. is Mr. Edward Baltazar Pitoniak.
What is VICI's earnings per share (EPS)?
Earnings per share measures the company's profit allocated to each outstanding share:
- Trailing EPS (last 12 months): $2.61
- Forward EPS (next 12 months est.): $2.95
- Analyst consensus EPS (this year): $2.88
- Analyst consensus EPS (next year): $2.95
Other Real Estate companies analyzed by FairValueLabs
FairValueLabs Disclaimer
All valuations, scores, ratings, and classifications on this page are produced by the FairValueLabs internal valuation system. They do not represent actual market value, guaranteed outcomes, or professional investment advice. These are analytical estimates for educational and research purposes only.
This is not financial advice. All data is sourced from SEC EDGAR public filings. Always consult a qualified financial advisor before making investment decisions.
Last updated: Apr 22, 2026. Data sources: SEC EDGAR (financial statements), Yahoo Finance (market data, analyst consensus). Data may not reflect the most recent quarter.
VICI analysis methodology: How we calculate fair value, Z-Scores, and moat ratings