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VICI Properties Inc. logo

VICI Properties Inc.

VICI

NYSEReal EstateREIT - Diversified

Open in GoAI

Previous close

$26.51

−$0.06 · -0.23%

Aug 21, 4:00 PM ET

Pre-market

$26.59

+$0.08 · +0.30%

Aug 24, 6:06 AM ET

VICI company overview

Regular session · ET · Market data may be delayed.

GoAI snapshot

AI-powered factor overview

Jul 10, 2026

GoAI score

Buy

Favorable setup — positive multi-factor alignment

Valuation

96

Deep Value

Momentum

34

Weakening

Sentiment

77

Bullish

Risk resilience

70

Moderate Risk

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Thesis, catalysts, evidence, and risk analysis.

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AI-generated, informational only, and not investment advice.

Company profile

Company website

VICI Properties functions as a specialized real estate investment trust dedicated to experiential properties. The company boasts an extensive collection of premier gaming, hospitality, and entertainment venues, notably including the globally recognized Caesars Palace. Its diverse and nationally distributed portfolio encompasses 29 gaming facilities, spanning over 48 million square feet. These sites collectively feature approximately 19,200 hotel rooms and more than 200 distinct dining, bar, and nightlife establishments. VICI's assets are leased to leading operators in the gaming and hospitality sectors, such as Caesars Entertainment, Century Casinos, Hard Rock International, JACK Entertainment, and Penn National Gaming. Beyond its core properties, VICI also holds four championship golf courses and possesses 34 acres of undeveloped land strategically located adjacent to the Las Vegas Strip. The company's fundamental objective is to cultivate the United States' most valuable and high-performing experiential real estate portfolio.

Industry
REIT - Diversified
Sector
Real Estate
Headquarters
US
CEO
Edward Baltazar Pitoniak
Listed since
Jan 2, 2018
Employees
28

Market position

Day range

Current $26.51

52-week range

Current $26.51

Open
$26.67
Previous close
$26.57
Volume
5.7M
0.62× average
Average volume
9.19M
Average daily volume
Market cap
29.19B USD
Beta
0.69
Market reference 1
50-day average
$26.6526
-0.54% below average
200-day average
$28.0812
-5.60% below average

Financials

Financial snapshot

Latest / TTM

Valuation & yield

Enterprise value
46.99B USD
EV / EBITDA
12.81×
Earnings yield
9.29%
Free cash flow yield
8.40%

Profitability & efficiency

Return on equity
9.98%
Return on assets
5.94%
Return on invested capital
7.94%

Financial health

Current ratio
26.68×

Financial statements

Margin trends

Profitability as a percentage of reported revenue.

Gross marginOperating marginNet margin
Gross, operating, and net margin trends105%82%60%37%Gross margin, FY2021: 98.62%Gross margin, FY2022: 99.13%Gross margin, FY2023: 99.25%Gross margin, FY2024: 99.30%Gross margin, FY2025: 99.33%Operating margin, FY2021: 95.68%Operating margin, FY2022: 62.77%Operating margin, FY2023: 92.60%Operating margin, FY2024: 92.10%Operating margin, FY2025: 91.24%Net margin, FY2021: 67.16%Net margin, FY2022: 42.97%Net margin, FY2023: 69.59%Net margin, FY2024: 69.59%Net margin, FY2025: 69.28%FY2021FY2022FY2023FY2024FY2025
Gross margin FY2021 98.62%. Gross margin FY2022 99.13%. Gross margin FY2023 99.25%. Gross margin FY2024 99.30%. Gross margin FY2025 99.33%. Operating margin FY2021 95.68%. Operating margin FY2022 62.77%. Operating margin FY2023 92.60%. Operating margin FY2024 92.10%. Operating margin FY2025 91.24%. Net margin FY2021 67.16%. Net margin FY2022 42.97%. Net margin FY2023 69.59%. Net margin FY2024 69.59%. Net margin FY2025 69.28%.

Income trends

Revenue

4.01B USD+4.08%

Operating income

3.66B USD+3.11%

Net income

2.78B USD+3.61%
Income trends across reported periods4.31B USD3.11B USD1.91B USD714.62M USDRevenue, FY2021: 1.51B USDRevenue, FY2022: 2.6B USDRevenue, FY2023: 3.61B USDRevenue, FY2024: 3.85B USDRevenue, FY2025: 4.01B USDOperating income, FY2021: 1.44B USDOperating income, FY2022: 1.63B USDOperating income, FY2023: 3.34B USDOperating income, FY2024: 3.54B USDOperating income, FY2025: 3.66B USDNet income, FY2021: 1.01B USDNet income, FY2022: 1.12B USDNet income, FY2023: 2.51B USDNet income, FY2024: 2.68B USDNet income, FY2025: 2.78B USDFY2021FY2022FY2023FY2024FY2025
Revenue FY2021 1.51B USD. Revenue FY2022 2.6B USD. Revenue FY2023 3.61B USD. Revenue FY2024 3.85B USD. Revenue FY2025 4.01B USD. Operating income FY2021 1.44B USD. Operating income FY2022 1.63B USD. Operating income FY2023 3.34B USD. Operating income FY2024 3.54B USD. Operating income FY2025 3.66B USD. Net income FY2021 1.01B USD. Net income FY2022 1.12B USD. Net income FY2023 2.51B USD. Net income FY2024 2.68B USD. Net income FY2025 2.78B USD.
Metric (USD)FY2025FY2024FY2023FY2022FY2021
Revenue4.01B USD3.85B USD3.61B USD2.6B USD1.51B USD
Cost of goods sold26.73M USD26.9M USD27.09M USD22.6M USD20.76M USD
Gross profit3.98B USD3.82B USD3.58B USD2.58B USD1.49B USD
Selling, general, and administrative65.08M USD69.11M USD59.6M USD48.34M USD33.12M USD
Operating expenses324.09M USD277.38M USD240.05M USD945.65M USD44.47M USD
Interest income14.36M USD16.1M USD23.97M USD9.53M USD120K USD
Interest expense843.61M USD826.1M USD818.06M USD539.95M USD392.39M USD
Depreciation and amortization3.64M USD4.13M USD4.3M USD3.18M USD3.09M USD
Operating income3.66B USD3.54B USD3.34B USD1.63B USD1.44B USD
Net income2.78B USD2.68B USD2.51B USD1.12B USD1.01B USD

Company facts updated Aug 24, 2026.

Earnings

EPS beat rate
55%
6 beats, 5 misses, 0 met estimates
Average EPS surprise
+0.25%
11 comparable reports
Latest EPS result
0.48
Estimate 0.71 · Miss by 32.68%

EPS: actual versus estimate

Recent quarterly results

ActualEstimate
Quarterly EPS actual values compared with estimates0.860.720.580.44Q1 '25MissQ2 '25MissQ3 '25BeatQ4 '25BeatQ1 '26MissQ2 '26BeatQ3 '26MissQ4 '26Estimate
Q1 2025, reported Feb 20, 2025: actual 0.58, estimate 0.67, surprise -13.43%, Miss. Q2 2025, reported Apr 30, 2025: actual 0.51, estimate 0.58, surprise -12.07%, Miss. Q3 2025, reported Jul 30, 2025: actual 0.82, estimate 0.6, surprise +36.67%, Beat. Q4 2025, reported Oct 30, 2025: actual 0.71, estimate 0.59, surprise +20.34%, Beat. Q1 2026, reported Feb 25, 2026: actual 0.57, estimate 0.696, surprise -18.10%, Miss. Q2 2026, reported Apr 29, 2026: actual 0.82, estimate 0.707, surprise +15.98%, Beat. Q3 2026, reported Jul 29, 2026: actual 0.48, estimate 0.713, surprise -32.68%, Miss. Q4 2026, reported Oct 29, 2026: actual —, estimate 0.718, surprise —, Comparison unavailable.

Revenue: actual versus estimate

Recent quarterly results

ActualEstimate
Quarterly Revenue actual values compared with estimates1.1B1.04B984.91M926.95MQ1 '25BeatQ2 '25BeatQ3 '25BeatQ4 '25BeatQ1 '26BeatQ2 '26BeatQ3 '26BeatQ4 '26Estimate
Q1 2025, reported Feb 20, 2025: actual 976.05M USD, estimate 969.29M USD, surprise +0.70%, Beat. Q2 2025, reported Apr 30, 2025: actual 984.2M USD, estimate 977.03M USD, surprise +0.73%, Beat. Q3 2025, reported Jul 30, 2025: actual 1B USD, estimate 993.9M USD, surprise +0.75%, Beat. Q4 2025, reported Oct 30, 2025: actual 1.02B USD, estimate 1.01B USD, surprise +0.26%, Beat. Q1 2026, reported Feb 25, 2026: actual 1.01B USD, estimate 1.01B USD, surprise +0.36%, Beat. Q2 2026, reported Apr 29, 2026: actual 1.02B USD, estimate 1.01B USD, surprise +0.42%, Beat. Q3 2026, reported Jul 29, 2026: actual 1.06B USD, estimate 1.04B USD, surprise +1.89%, Beat. Q4 2026, reported Oct 29, 2026: actual —, estimate 1.06B USD, surprise —, Comparison unavailable.

Analyst ratings

Third-party consensus; not a GoAI recommendation.

Rating distribution

26 ratings
Strong buy00%
Buy2077%
Hold623%
Sell00%
Strong sell00%

Corporate actions

Annual dividends per share

Cash distributions grouped by calendar year; partial years are marked.

$1.765

2025 complete year+27.9% since 2021

2026 partial: $0.90

* Partial calendar year in the available dividend history.

Corporate action history

Dividend

Ex-dividend Jun 18, 2026

$0.45

Quarterly

Record Jun 18, 2026 · Payment Jul 9, 2026

Dividend

Ex-dividend Mar 19, 2026

$0.45

Quarterly

Record Mar 19, 2026 · Payment Apr 9, 2026

Dividend

Ex-dividend Dec 17, 2025

$0.45

Quarterly

Record Dec 17, 2025 · Payment Jan 8, 2026

Dividend

Ex-dividend Sep 18, 2025

$0.45

Quarterly

Record Sep 18, 2025 · Payment Oct 9, 2025

Dividend

Ex-dividend Jun 18, 2025

$0.4325

Quarterly

Record Jun 18, 2025 · Payment Jul 10, 2025

Dividend

Ex-dividend Mar 20, 2025

$0.4325

Quarterly

Record Mar 20, 2025 · Payment Apr 3, 2025

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ETFs holding VICI

Funds reporting this stock among their holdings, ordered by reported position size.

Vanguard Real Estate ETF logoVanguard Real Estate ETFVNQ
Market value
1B
Weight
1.36%
AUM
73.1B USD
Expense ratio
0.13%
Price / 1D
$98.50-0.10%
Vanguard Morningstar Total Stock Market ETF logoVanguard Morningstar Total Stock Market ETFVTI
Market value
840.15M
Weight
0.04%
AUM
2.3T USD
Expense ratio
0.03%
Price / 1D
$378.24+0.44%
Vanguard S&P 500 ETF logoVanguard S&P 500 ETFVOO
Market value
693.74M
Weight
0.04%
AUM
1.7T USD
Expense ratio
0.03%
Price / 1D
$703.71+0.39%
Vanguard Morningstar Mid-Cap ETF logoVanguard Morningstar Mid-Cap ETFVO
Market value
570.54M
Weight
0.25%
AUM
224.7B USD
Expense ratio
0.03%
Price / 1D
$82.97+0.53%
iShares Core S&P 500 ETF logoiShares Core S&P 500 ETFIVV
Market value
391.37M
Weight
0.04%
AUM
891.84B USD
Expense ratio
0.03%
Price / 1D
$769.31+0.39%
State Street SPDR S&P 500 ETF logoState Street SPDR S&P 500 ETFSPY
Market value
360.75M
Weight
0.04%
AUM
817.87B USD
Expense ratio
0.09%
Price / 1D
$765.72+0.41%
Vanguard Morningstar Value ETF logoVanguard Morningstar Value ETFVTV
Market value
251.36M
Weight
0.10%
AUM
256.5B USD
Expense ratio
0.03%
Price / 1D
$226.4+0.54%
State Street Real Estate Select Sector SPDR ETF logoState Street Real Estate Select Sector SPDR ETFXLRE
Market value
249.15M
Weight
2.94%
AUM
8.49B USD
Expense ratio
0.08%
Price / 1D
$45.080.00%

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