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VICI Properties Inc. (VICI) Stock Analysis

By Nova Skye | AltStation.io | Updated February 07, 2026

Price

$28.54

Change

-0.71%

Market Cap

$30.50B

Avg Volume

12.4M

Company Overview

VICI Properties Inc. is a real estate investment trust (REIT) based in New York that specializes in owning and managing a wide array of experiential properties. Their portfolio includes iconic destinations like Caesars Palace and the MGM Grand in Las Vegas, comprising 93 properties spread across the U.S. and Canada. These properties operate under long-term, triple-net lease agreements, meaning tenants are responsible for expenses like property taxes and maintenance. VICI focuses on gaming, hospitality, and entertainment, which are sectors that attract a mix of leisure and business travelers.

VICI is a market leader in the experiential REIT space, leveraging its strong brand recognition and a diverse asset base. They face competition from other REITs such as Gaming and Leisure Properties and RG Properties, but their focus on high-quality, premium assets sets them apart. The long-term leases with reputable operators provide a stable revenue stream, shielding them from market volatility. However, economic downturns affecting the gaming and leisure sectors could pose risks.

Currently, VICI is in a growth phase, expanding its portfolio through strategic acquisitions and partnerships. They’ve successfully integrated new properties, increasing their total square footage to around 127 million while also diversifying into areas such as wellness and leisure. Recent milestones include partnerships with top-tier operators, signaling a robust strategy to enhance their portfolio’s value and performance. This positions VICI favorably as they capitalize on the ongoing recovery in travel and entertainment sectors.

Key Financials

Market Cap

$30.50B

Revenue

$3.97B

EBITDA

$3.67B

Gross Margin

99.1%

Profit Margin

70.2%

Revenue Growth

4.4%

Total Cash

$507.50M

Total Debt

$17.68B

Free Cash Flow

$1.28B

52-Week Price Performance Analysis

Price Statistics

P/E Ratio

10.85

Forward P/E

9.98

Beta

0.70

52-Week High

$34.03

52-Week Low

$27.48

EPS

$2.63

50-Day Avg

$28.22

200-Day Avg

$31.12

Price/Book

1.10

Technical Analysis

Over the 52-week period, VICI Properties Inc. (VICI) has exhibited a generally sideways trend with slight fluctuations, maintaining a narrow band between approximately $27.50 and $33.00. The current price of $28.54 sits near key support at $28.00, which has been a critical level over the past months, while overhead resistance is observed around $28.76. The chart also shows a minor descending triangle pattern forming since early this year, highlighting a potential consolidation phase. Recently, the stock has shown some upward momentum as it attempts to recover from its lows of late December and early February, bouncing off the support level. Currently, the price reflects only a 1.6% change over 52 weeks, indicating limited overall gains compared to the volatility observed in between the price ranges. This positioning near the support level implies a cautious outlook, as any significant movement below $28 could trigger further declines.

Recent News and Developments

Here’s a summary of the latest news and developments for VICI Properties Inc

(VICI) stock in the past week:

1. VICI Stock Experiences Modest Price Fluctuation and Ends the Week Up

VICI Properties Inc. (VICI) stock showed some movement over the past week. On Thursday, February 5, 2026, the stock was trading up 2.8%, opening at $28.83. The latest closing price for VICI Properties as of February 5, 2026, was $28.74. The stock has experienced a 3.24% increase in the past month.

2. Upcoming Earnings Report Scheduled for Late February

Investors are looking ahead to VICI Properties’ next earnings report, which is scheduled for February 25, 2026. The previous quarterly earnings for Q3 2025, reported on September 30, 2025, showed an EPS of $0.71, exceeding the analyst estimate of $0.69, with revenue reaching $1 billion against a projected $998.92 million.

Market Sentiment and Analyst Recommendations

Bull Case

VICI trades at a 10.85 P/E with 23 analysts recommending buy, and the consensus price target of $35.13 implies 23% upside from current levels. The company generated $3.97B in revenue with a 4.4% growth rate, and Q3 2025 earnings beat estimates on both EPS ($0.71 vs $0.69) and revenue ($1B vs $998.92M), showing operational execution. Institutional investors are actively accumulating shares, with Thrivent Financial increasing holdings by 13.9% in Q3 2025, signaling confidence from sophisticated money. VICI’s $30.5B market cap and diversified real estate portfolio provide defensive characteristics in uncertain markets. The stock is currently bouncing off the $28 support level with recent upward momentum, and breaking through the $28.76 resistance could unlock a move toward the $30-$34 range where analyst targets cluster. Earnings on February 25 could reignite the narrative if the company maintains its beat streak.

Bear Case

The leverage is crushing here. VICI carries $17.68B in debt against only $507.50M in cash, creating a debt-to-market-cap ratio of 58%, which limits financial flexibility and leaves little room for operational missteps. Revenue growth of 4.4% is anemic for a company with this much leverage, and the market is pricing that in with a 1.6% return over 52 weeks despite multiple analyst upgrades. The stock is trapped in a descending triangle pattern since early 2026, which is a bearish technical setup suggesting consolidation could break lower rather than higher. At $28.54, the stock is clinging to support at $28, and any break below that level could accelerate declines toward $27.50 given the narrow trading range and lack of momentum. The real estate sector faces macro headwinds from rising interest rates and potential recession concerns, which could pressure property valuations and tenant demand.

What to Watch

The February 25 earnings report is the immediate catalyst. Watch for EPS guidance and whether VICI can maintain its beat streak from Q3. Revenue guidance matters more than the headline number because 4.4% growth needs acceleration to justify the debt load and analyst optimism. Monitor the debt-to-EBITDA ratio and any commentary on refinancing plans, given the $17.68B debt burden. If the stock breaks above $28.76 resistance with volume, the next target is $30-$31, but a close below $28 support would confirm weakness and likely trigger a test of $27.50. Watch for institutional buying or selling patterns in the weeks ahead, as the recent accumulation by Envestnet and Thrivent suggests conviction, but any reversal would be a red flag. Track casino and hospitality occupancy trends across VICI’s portfolio, as these directly impact tenant cash flows and lease payment reliability.

Analyst Consensus

BUY

Based on 23 analyst opinions

Low Target

$30.00

Mean Target

$35.13

High Target

$43.00

Earnings and Financial Data

Sector

Real Estate

Industry

REIT – Diversified

Employees

Earnings & Dividends

Next Earnings

Feb 25, 2026

EPS (Trailing)

$2.63

Dividend Yield

614.0%

Payout Ratio

66.4%

Frequently Asked Questions

Is VICI a good stock to buy?

Yes, analysts recommend VICI as a “BUY” with a target price of $35.13. Currently priced at $28.54, there’s significant upside potential of about 23%.

What is VICI’s price target?

The average analyst target price for VICI is $35.13. This suggests that the stock has room to grow from its current valuation.

Does VICI pay a dividend?

Yes, VICI has an impressive dividend yield of 614.0%. This makes it an attractive option for income-focused investors.

What is VICI’s P/E ratio?

VICI’s current P/E ratio is 10.85, with a forward P/E of 9.98. These values indicate the stock is trading at a reasonable valuation compared to potential earnings.

What has VICI’s stock price range been over the last year?

VICI has experienced a 52-week price range of $27.48 to $34.03. This range shows limited volatility, suggesting it has maintained stability relative to its peers.

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Disclaimer: This report is for informational purposes only and does not constitute financial advice. The analysis and opinions expressed are those of AltStation.io and should not be relied upon as the sole basis for investment decisions. Always conduct your own research and consult with a qualified financial advisor before making investment decisions. Past performance does not guarantee future results. Updated February 07, 2026.