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VICI Properties Inc. (VICI)

Real Estate | REIT - Diversified | New York, United States | NYSE
23.46 USD +0.52 (2.267%) ⇧ (Oct. 15, 2026, 4 p.m. EDT)
After hours: 23.46

Short-term:★★☆☆☆Long-term:★★★⯪☆Dividends:★★★★☆
Hot Take ↕ | Oct. 10, 2026, 2 a.m. EDT

The investment case here is a classic value trap wrapped in a high-yield dividend. While the 8% yield is attractive, the underlying business is showing clear signs of distress: revenue growth has stalled at a modest 5.7%, earnings are contracting sharply at -41%, and the stock has underperformed significantly over the last year. The market has correctly priced in these deteriorating fundamentals, driving the share price down to trade at less than book value despite a robust balance sheet. The options data confirms this pessimism, with traders aggressively buying deep out-of-the-money puts, betting on further declines rather than a recovery. Although the dividend remains reliable and well-covered, the lack of earnings growth and the heavy debt load relative to the shrinking earnings base suggest the yield may be a temporary premium that could compress if the company struggles to maintain its payout ratio. This is a hold for income seekers who can stomach volatility, but not a buy for capital appreciation.

Model Selection — Backtest MAE (log-scale, lower is better)
ModelMAE
AutoTheta ✓0.031539
AutoARIMA0.034119
AutoETS0.034120
MSTL0.034256

Forecast horizon: 45 days | Selected: AutoTheta

Forecast Reliability
Score 50%
H-stat 25.29
Ljung-Box p 0.000
Jarque-Bera p 0.057
Excess Kurtosis -0.29
Attribute Value
Sector Real Estate
Ex Dividend Date 2026-09-16
Last Dividend Date 2026-09-16
Debt to Equity Ratio 60.277
Revenue per Share 3.817
Market Cap 25,831,276,544
Trailing P/E 9.13
Forward P/E 7.85
Beta 0.67
Profit Margins 67.50%
Website https://www.viciproperties.com

As of Oct. 10, 2026, 2 a.m. EDT: Speculators are overwhelmingly positioning for downside protection, evidenced by massive open interest in out-of-the-money puts across multiple expirations compared to negligible call volume. The put/call ratio is heavily skewed toward selling, with significant concentration in strikes far below the current price, suggesting a consensus view of continued weakness or a 'buy the dip' strategy rather than a rally expectation.


Dividend Data

Yield Summary
Last Yield 1yr Yield 3yr Avg 5yr Avg
1.91% 6.81% 5.97% 5.60%
Dividend History
Date Dividend Yield %
2026-09-17 0.460 1.907922
2026-06-18 0.450 1.712329
2026-03-19 0.450 1.608292
2025-12-17 0.450 1.585065
2025-09-18 0.450 1.400996
2025-06-18 0.433 1.339313
2025-03-20 0.433 1.352702
2024-12-17 0.433 1.440932
2024-09-18 0.433 1.309740
2024-06-18 0.415 1.476343
2024-03-20 0.415 1.439972
2023-12-20 0.415 1.333548
2023-09-20 0.415 1.353555
2023-06-21 0.390 1.252409
2023-03-22 0.390 1.285432
2022-12-21 0.390 1.189750
2022-09-21 0.390 1.217989
2022-06-22 0.360 1.229508
2022-03-23 0.360 1.325967
2021-12-22 0.360 1.258741
2021-09-23 0.360 1.199201
2021-06-23 0.330 1.052967
2021-03-24 0.330 1.225399
2020-12-22 0.330 1.272657
2020-09-29 0.330 1.410859
2020-06-29 0.298 1.490000
2020-03-30 0.298 1.857855
2019-12-26 0.298 1.190571
2019-09-26 0.298 1.324444
2019-06-27 0.288 1.326578
2019-03-28 0.288 1.321101
2018-12-27 0.288 1.569482
2018-09-27 0.288 1.361702
2018-06-27 0.263 1.284180
2018-03-28 0.160 0.875753
Additional Data
dividendYield 8.03
exDividendDate 2026-09-17
trailingAnnualDividendRate 1.8
trailingAnnualDividendYield 0.07846556
lastDividendValue 0.46
lastDividendDate 2026-09-17
dividendDate 2026-10-08

Info Dump

Attribute Value
52 Week Change -0.2534982
Address1 535 Madison Avenue
Address2 28th Floor
All Time High 35.69
All Time Low 9.85
Ask 23.4
Ask Size 1,900
Audit Risk 5
Average Analyst Rating 1.9 - Buy
Average Daily Volume10 Day 9,751,360
Average Daily Volume3 Month 9,723,737
Average Volume 9,723,737
Average Volume10Days 9,751,360
Beta 0.674
Bid 23.39
Bid Size 7,200
Board Risk 2
Book Value 26.493
City New York
Compensation As Of Epoch Date 1,767,139,200
Compensation Risk 2
Country United States
Crypto Tradeable 0
Currency USD
Current Price 23.46
Current Ratio 11.236
Custom Price Alert Confidence HIGH
Date Short Interest 1,790,726,400
Day High 23.72
Day Low 23.34
Debt To Equity 60.277
Display Name VICI Properties
Dividend Date 1,791,417,600
Dividend Yield 8.03
Earnings Call Timestamp End 1,793,304,000
Earnings Call Timestamp Start 1,793,304,000
Earnings Growth -0.414
Earnings Quarterly Growth -0.391
Earnings Timestamp 1,793,217,600
Earnings Timestamp End 1,793,217,600
Earnings Timestamp Start 1,793,217,600
Ebitda 3,639,224,064
Ebitda Margins 0.88813
Enterprise To Ebitda 11.88
Enterprise To Revenue 10.551
Enterprise Value 43,233,406,976
Eps Current Year 2.75
Eps Forward 2.99
Eps Trailing Twelve Months 2.57
Esg Populated 0
Ex Dividend Date 1,789,603,200
Exchange NYQ
Exchange Data Delayed By 20
Exchange Timezone Name America/New_York
Exchange Timezone Short Name EDT
Fifty Day Average 24.766
Fifty Day Average Change -1.3060017
Fifty Day Average Change Percent -0.052733652
Fifty Two Week Change Percent -25.34982
Fifty Two Week High 31.69
Fifty Two Week High Change -8.230001
Fifty Two Week High Change Percent -0.25970343
Fifty Two Week Low 22.425
Fifty Two Week Low Change 1.0349998
Fifty Two Week Low Change Percent 0.04615384
Fifty Two Week Range 22.425 - 31.69
Financial Currency USD
First Trade Date Milliseconds 1,514,903,400,000
Five Year Avg Dividend Yield 5.26
Float Shares 1,096,695,273
Forward Eps 2.99
Forward P E 7.8461537
Free Cashflow 267,028,992
Full Exchange Name NYSE
Full Time Employees 28
Fullday Change 0.51999855
Fullday Change Percent 2.2667766
Fullday Price 23.46
Gmt Off Set Milliseconds -14,400,000
Governance Epoch Date 1,790,812,800
Gross Margins 0.99271005
Gross Profits 4,067,749,120
Has Pre Post Market Data 1
Held Percent Insiders 0.00283
Held Percent Institutions 0.98402
Implied Shares Outstanding 1,101,077,562
Industry REIT - Diversified
Industry Disp REIT - Diversified
Industry Key reit-diversified
Is Earnings Date Estimate 0
Language en-US
Last Dividend Date 1,789,603,200
Last Dividend Value 0.46
Last Fiscal Year End 1,767,139,200
Long Business Summary 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 103 experiential assets across a geographically diverse portfolio consisting of 63 gaming properties and 40 other experiential properties across the United States and Canada. The portfolio is comprised of approximately 130 million square feet and features approximately 66,000 hotel rooms and over 700 restaurants, bars, nightclubs and sports books. Its properties are occupied by industry-leading gaming, leisure and hospitality operators under long-term, triple-net lease agreements. VICI Properties has a growing array of real estate and financing partnerships with leading operators in other experiential sectors, including Cabot, Cain, Canyon Ranch, Chelsea Piers, Club Med, Great Wolf Resorts, Homefield, Kalahari Resorts and Lucky Strike Entertainment. VICI Properties also owns four championship golf courses and approximately 33 acres of undeveloped and underdeveloped land adjacent to the Las Vegas Strip. VICI Properties' goal is to create the highest quality and most productive experiential real estate portfolio through a strategy of partnering with the highest quality experiential place makers and operators. VICI Properties Inc. was established on July 05, 2016, and is based in New York, United States. VICI Properties Inc. was incorporated in Maryland.
Long Name VICI Properties Inc.
Market us_market
Market Cap 25,831,276,544
Market State POST
Max Age 86,400
Message Board Id finmb_430871960
Most Recent Quarter 1,782,777,600
Net Income To Common 2,765,718,016
Next Fiscal Year End 1,798,675,200
Non Diluted Market Cap 26,095,538,219
Number Of Analyst Opinions 24
Open 23.5
Operating Cashflow 2,638,275,072
Operating Margins 0.70182997
Overall Risk 4
Payout Ratio 0.7004
Phone 646 949 4631
Post Market Change 0.0
Post Market Change Percent 0.0
Post Market Price 23.46
Post Market Time 1,792,095,813
Previous Close 22.94
Price Eps Current Year 8.530909
Price Hint 2
Price To Book 0.8855169
Price To Sales Trailing12 Months 6.303995
Profit Margins 0.67496
Quick Ratio 11.235
Quote Source Name Nasdaq Real Time Price
Quote Type EQUITY
Recommendation Key buy
Recommendation Mean 1.88
Region US
Regular Market Change 0.519999
Regular Market Change Percent 2.26678
Regular Market Day High 23.72
Regular Market Day Low 23.34
Regular Market Day Range 23.34 - 23.72
Regular Market Open 23.5
Regular Market Previous Close 22.94
Regular Market Price 23.46
Regular Market Time 1,792,094,403
Regular Market Volume 11,417,960
Return On Assets 0.04818
Return On Equity 0.09849
Revenue Growth 0.057
Revenue Per Share 3.817
Sand P52 Week Change 0.16440773
Sector Real Estate
Sector Disp Real Estate
Sector Key real-estate
Share Holder Rights Risk 8
Shares Outstanding 1,101,077,562
Shares Percent Shares Out 0.0257
Shares Short 28,305,955
Shares Short Previous Month Date 1,788,134,400
Shares Short Prior Month 33,297,918
Short Name VICI Properties Inc.
Short Percent Of Float 0.0298
Short Ratio 2.57
Source Interval 15
State NY
Symbol VICI
Target High Price 38.0
Target Low Price 26.0
Target Mean Price 31.58333
Target Median Price 31.5
Total Cash 300,947,008
Total Cash Per Share 0.273
Total Debt 17,843,673,088
Total Revenue 4,097,604,096
Tradeable 0
Trailing Annual Dividend Rate 1.8
Trailing Annual Dividend Yield 0.07846556
Trailing Eps 2.57
Trailing P E 9.128405
Trailing Peg Ratio None
Triggerable 1
Two Hundred Day Average 27.22015
Two Hundred Day Average Change -3.760151
Two Hundred Day Average Change Percent -0.1381385
Type Disp Equity
Volume 11,417,960
Website https://www.viciproperties.com
Zip 10,022-2203