Stocks · Real Estate · REIT - Diversified
VICI Properties Inc. VICI
$22.65 -0.35% Close, Oct 2, 2026 · NYSE · Market cap $24.94B
High qualityWeak trendInexpensive vs sector
Next earnings report: Oct 28, 2026
Scroll or pinch to zoom, drag to move. Daily prices adjusted for splits. Markers: E = earnings (green beat, red miss), S = split, D = dividend.
Three things to know
- At 8.8× trailing earnings, the shares trade at the lowest P/E of the company's past five years.
- Net debt is 4.8× EBITDA, a high level of leverage.
- The stock is in a downtrend: below its 200-day average, with the 50-day average below the 200-day.
PromtFinance scores
Each score is a percentile within the Real Estate sector (0–100). Under each score: how the stock ranks in its sector on every component. As of Oct 5, 2026.
How fast revenue, earnings and cash flow are growing.
- Revenue growth (TTM, YoY)Bottom 43%
- EPS growth (TTM, YoY)Bottom 42%
- FCF growth (TTM, YoY)Top 37%
- Revenue growth, 3-year CAGRTop 17%
- Revenue growth accelerationBottom 47%
Returns on capital, margins, earnings quality and balance-sheet strength.
- Return on invested capitalTop 23%
- Gross marginTop 1%
- Operating marginTop 4%
- Cash conversion (OCF / net income)Bottom 25%
- Accruals (lower is better)Bottom 18%
- Net debt / EBITDA (lower is better)Top 36%
- Interest coverTop 8%
How cheap the shares are relative to earnings, cash flow and their own history.
- Earnings yieldTop 12%
- Free-cash-flow yieldTop 24%
- EBITDA / enterprise valueTop 22%
- Sales / enterprise valueBottom 39%
- P/E vs own 5-year history (lower is better)Top 9%
Strength and persistence of the price trend, including versus the S&P 500.
- 12-month return excluding last monthBottom 19%
- 6-month returnBottom 21%
- 1-year return vs S&P 500Bottom 20%
- Distance from 52-week highBottom 28%
- Trend checklist (0–4)Bottom 22%
Earnings surprises and analyst sentiment (estimate-revision history is being collected).
- Average EPS surprise, last 4 quartersBottom 42%
- Consecutive EPS beatsBottom 18%
- Share of analysts rating BuyTop 16%
- Upside to consensus price targetTop 39%
Low volatility, shallow drawdowns, low market sensitivity and modest leverage.
- Volatility, 60 days (lower is better)Top 19%
- Maximum drawdown, 3 yearsTop 43%
- Beta vs S&P 500 (lower is better)Top 23%
- Net debt / EBITDA (lower is better)Top 36%
What changed
Latest four quarters versus the same period a year earlier (growth: versus one quarter earlier).
| Measure | Before | Now | |
|---|---|---|---|
| Revenue growth (YoY) | 4.1% | 4.4% | ↑ |
| EPS growth (YoY) | 16.8% | -1.1% | ↓ |
| Gross margin | 99.3% | 99.3% | ↑ |
| Operating margin | 92.8% | 88.8% | ↓ |
| FCF margin | 62.4% | 64.4% | ↑ |
Fundamental momentum
| Measure | Now (TTM) | Year / quarter before | Sector rank | |
|---|---|---|---|---|
| Revenue growth (TTM, YoY) | 4.4% | 4.1% | ↑ | Bottom 43% |
| EPS growth (TTM, YoY) | -1.1% | 16.8% | ↓ | Bottom 42% |
| Gross margin | 99.3% | 99.3% | ↑ | Top 1% |
| Operating margin | 88.8% | 92.8% | ↓ | Top 4% |
| Net margin | 67.5% | 70.2% | ↓ | — |
| Free-cash-flow margin | 64.4% | 62.4% | ↑ | — |
| Return on invested capital | 7.6% | — | Top 23% | |
| Revenue growth, 3-year CAGR | 15.5% | — | Top 17% |
Quality of earnings and balance sheet
- Cash conversion (OCF / net income)Above 1× means profits are backed by cash.
- 0.95×
- Accruals (net income − OCF) / assetsLower is better; high accruals can signal weaker earnings quality.
- 0.3%
- Stock-based compensation / revenueA cost to shareholders through dilution.
- 0.4%
- Receivables growth vs revenue growthReceivables growing much faster than sales can be a warning.
- +1.6 pp
- Net debt / EBITDABelow 1× is conservative; above 3× is high leverage.
- 4.80×
- Interest cover (operating income / interest)How many times operating profit covers interest.
- 4.3×
Shareholder returns
- Dividend yield (dividends paid, TTM)
- 7.62%
- Net buyback yield (TTM)
- -2.47%
- Shareholder yield
- 5.14%
- Share count change, 1 year
- +3.1%
- Share count change, 3-year CAGR
- +2.6%
Shareholder yield = dividends + net buybacks over the last four quarters, divided by market cap.
Based on the four quarters through Jun 30, 2026 (filed Jul 29, 2026).
Earnings and expectations
Earnings momentum
- Consecutive EPS beats
- 0
- Beats in the last 8 reports
- 4 of 8
- Average EPS surprise, last 4
- -3.6%
- Average 2-day reaction, last 8
- -0.5%
- Positive 20 days after report
- 3 of 8
Analysts
- Consensus price target
- $28.90
- Target vs current price
- +27.6%
- Analysts with a rating
- 27
- Share rating Buy or Strong Buy
- 74%
- Consensus rating
- Buy
How the stock reacted to recent reports
| Report date | EPS surprise | 2 days | 5 days | 20 days | 60 days |
|---|---|---|---|---|---|
| Jul 29, 2026 | -32.7% | +0.1% | -1.9% | -3.0% | — |
| Apr 29, 2026 | +16.0% | -0.2% | -1.3% | -0.1% | -6.7% |
| Feb 25, 2026 | -18.1% | -0.1% | -0.3% | -9.8% | -6.2% |
| Oct 30, 2025 | +20.3% | -0.6% | +1.6% | -2.9% | -4.0% |
| Jul 30, 2025 | +36.7% | -1.0% | +2.0% | +1.8% | -4.9% |
| Apr 30, 2025 | -12.1% | -0.7% | -2.2% | -2.3% | +3.5% |
| Feb 20, 2025 | -13.4% | +0.9% | +6.2% | +6.2% | +3.8% |
| Oct 31, 2024 | +4.5% | -2.0% | -4.0% | +0.6% | -8.6% |
Returns from the close before each report. Past reactions do not determine future ones.
Earnings history
| Report date | EPS | Estimate | Surprise | Revenue |
|---|---|---|---|---|
| Jul 29, 2026 | $0.48 | $0.71 | -32.7% | $1.06B |
| Apr 29, 2026 | $0.82 | $0.71 | +16.0% | $1.02B |
| Feb 25, 2026 | $0.57 | $0.70 | -18.1% | $1.01B |
| Oct 30, 2025 | $0.71 | $0.59 | +20.3% | $1.02B |
| Jul 30, 2025 | $0.82 | $0.60 | +36.7% | $1.00B |
| Apr 30, 2025 | $0.51 | $0.58 | -12.1% | $984.2M |
| Feb 20, 2025 | $0.58 | $0.67 | -13.4% | $976.1M |
| Oct 31, 2024 | $0.70 | $0.67 | +4.5% | $964.7M |
Valuation in context
| Multiple | Now | 5-year median | 5-year percentile | Sector rank (cheapness) |
|---|---|---|---|---|
| P/E (trailing) | 8.8× | 12.5× | 0th | Top 12% |
| P/E (forward) | 8.2× | — | — | — |
| EV / EBITDA | 11.6× | — | — | Top 22% |
| EV / Sales | 10.37× | — | — | Bottom 39% |
| Free-cash-flow yield | 10.58% | — | — | Top 24% |
| Earnings yield | 11.39% | — | — | Top 12% |
P/E over the past five years
Range 9.8× – 33.3× since Jun 30, 2021. Each point: price on the filing date divided by trailing-twelve-month EPS known then.
What moved the stock over the past year
- Price return, 1 year
- -31.2%
- Earnings per share growth (TTM)
- -1.1%
- Change in P/E multiple
- -15.6%
Most of the move came from a change in the valuation multiple.
Technical state
Trend checklist
- ✗ Price above 20-day average
- ✗ Price above 50-day average
- ✗ Price above 200-day average
- ✗ 50-day average above 200-day
- ✗ MACD histogram positive
Trend quality
- Days above the 50-day average
- 0
- Days above the 200-day average
- 0
- 50-day average slope (20 days)
- -3.9%
- 200-day average slope (20 days)
- -1.6%
- Distance from 50-day average
- -10.8%
- Distance from 200-day average
- -17.4%
- RSI (14)
- 22.7
- Relative volume
- 0.70×
Risk and drawdowns
- Volatility, 60 days (annualized)
- 17.9%
- Volatility vs own 5-year history
- 24th percentile · Normal for this stock
- Beta vs S&P 500 (2 years, weekly)
- 0.31
- Correlation with S&P 500
- 0.25
- Current drawdown from 1-year high
- -30.8%
- Maximum drawdown, 3 years
- -33.5%
Largest declines in the past six years
| From peak | To low | Decline | Length | Recovery |
|---|---|---|---|---|
| Aug 15, 2022 | Oct 2, 2026 | -36.3% | 1037 days | Not yet recovered |
| Jun 8, 2021 | May 10, 2022 | -19.5% | 233 days | 53 days (Jul 27, 2022) |
Declines of 10% or more from a closing high, measured on daily closes.
Financial statements
- Market cap
- $24.94B
- P/E (TTM)
- 8.8
- EPS, diluted (TTM)
- $2.58
- Revenue (TTM)
- $4.10B
- Dividend yield
- 7.99%
- 52-week range
- $22.54 – $33.01
| FY 2021 | FY 2022 | FY 2023 | FY 2024 | FY 2025 | |
|---|---|---|---|---|---|
| Revenue | $1.51B | $2.60B | $3.61B | $3.85B | $4.01B |
| Gross profit | $1.49B | $2.58B | $3.58B | $3.82B | $3.98B |
| Operating income | $1.44B | $1.63B | $3.34B | $3.54B | $3.66B |
| Net income | $1.01B | $1.12B | $2.51B | $2.68B | $2.78B |
| EPS (diluted) | $1.76 | $1.27 | $2.47 | $2.56 | $2.61 |
| Q3 2024 | Q4 2024 | Q1 2025 | Q2 2025 | Q3 2025 | Q4 2025 | Q1 2026 | Q2 2026 | |
|---|---|---|---|---|---|---|---|---|
| Revenue | $964.7M | $976.1M | $984.2M | $1.00B | $1.01B | $1.01B | $1.02B | $1.06B |
| Net income | $732.9M | $614.6M | $543.6M | $865.1M | $762.0M | $604.8M | $872.4M | $526.5M |
| EPS (diluted) | $0.70 | $0.58 | $0.51 | $0.82 | $0.71 | $0.57 | $0.82 | $0.48 |
| FY 2021 | FY 2022 | FY 2023 | FY 2024 | FY 2025 | |
|---|---|---|---|---|---|
| Operating cash flow | $896.4M | $1.94B | $2.18B | $2.38B | $2.51B |
| Capital expenditure | -$2.5M | -$1.9M | -$4.0M | -$7.5M | -$1.3M |
| Free cash flow | $893.8M | $1.94B | $2.18B | $2.37B | $2.51B |
| Dividends paid | -$758.8M | -$1.22B | -$1.58B | -$1.75B | -$1.85B |
| Net share buybacks | $2.38B | $3.21B | $2.48B | $373.3M | $368.1M |
Cash outflows are shown as negative numbers.
- Cash and short-term investments
- $288.1M
- Total assets
- $48.27B
- Total liabilities
- $18.67B
- Total debt
- $17.84B
- Net debt
- $17.56B
- Shareholders’ equity
- $29.17B
As of Jun 30, 2026 (filed Jul 29, 2026).
Dividends
| Ex-date | Amount | Paid |
|---|---|---|
| Sep 17, 2026 | $0.46 | Oct 8, 2026 |
| Jun 18, 2026 | $0.45 | Jul 9, 2026 |
| Mar 19, 2026 | $0.45 | Apr 9, 2026 |
| Dec 17, 2025 | $0.45 | Jan 8, 2026 |
| Sep 18, 2025 | $0.45 | Oct 9, 2025 |
| Jun 18, 2025 | $0.43 | Jul 10, 2025 |
| Mar 20, 2025 | $0.43 | Apr 3, 2025 |
| Dec 17, 2024 | $0.43 | Jan 9, 2025 |
Short interest
- Shares sold short
- 26,951,729
- Days to cover
- 2.45
- Change vs previous report
- -19.1%
FINRA short interest, settlement date Sep 15, 2026.