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VICI Properties Inc. (VICI) Stock Analysis
By Nova Skye | AltStation.io | Updated October 21, 2026
Company Overview
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
Key Financials
Market Cap
$25.55B
Revenue
$4.10B
EBITDA
$3.64B
Gross Margin
99.3%
Profit Margin
67.5%
Revenue Growth
5.7%
Total Cash
$300.95M
Total Debt
$17.84B
Free Cash Flow
$267.03M
52-Week Price Performance Analysis
Price Statistics
P/E Ratio
9.03
Forward P/E
7.76
Beta
0.67
52-Week High
$31.69
52-Week Low
$22.43
EPS
$2.57
50-Day Avg
$24.52
200-Day Avg
$27.12
Price/Book
0.88
Technical Analysis
VICI trades at $23.20, just 13% of the way from its technical 52-week low of $22.42 to its high of $29.61. The stock is 21.08% below that high and only 4.21% above the low, so the broader trend remains weak. Price is 1.34% above the 20-day moving average of $23.06, while five-day momentum has improved to 2.01%. The 20-day momentum is still negative at 2.54%, showing that the recent bounce has not repaired the larger decline. Near-term support is $22.53, while $24.74 is the resistance level buyers need to clear.
Recent News and Developments
Truist cuts VICI target to $32 but keeps Buy rating
Truist analyst Barry Jonas cut VICI’s price target from $38 to $32 on October 20, a 15.8% reduction. The firm maintained its Buy rating despite the lower target. Source: Stock Analysis
Barclays lowers VICI target to $28
Barclays analyst Richard Hightower reduced VICI’s price target from $31 to $28 on October 20, a 9.7% cut. Barclays maintained its Buy rating. Source: Stock Analysis
Wells Fargo cuts VICI target to $24
Wells Fargo analyst John Kilichowski lowered VICI’s price target from $26 to $24 on October 19 and kept an Equal Weight rating. The firm said third-quarter seasonality would weigh on sequential comparisons in parts of commercial real estate. Source: TipRanks
Market Sentiment and Analyst Recommendations
Bull Case
VICI produces $4.10 billion in revenue and is still growing, with revenue up 5.7%. The stock trades at a P/E of 9.03, which is a low earnings multiple relative to the analyst optimism surrounding the company. All 24 analysts collectively rate VICI a buy, with an average target of $31.12. Truist and Barclays maintained Buy ratings on October 20 even after lowering their targets to $32 and $28. The stock is only 4.21% above its technical 52-week low, giving buyers an entry point near the bottom of the range. My take is straightforward: the low valuation and strong analyst consensus make VICI attractive if the recent price weakness stabilizes.
Bear Case
VICI carries $17.84 billion in total debt against only $300.95 million in cash. That balance-sheet gap is the biggest risk in the data and leaves little room for financial complacency. The stock is down 21.08% from its technical 52-week high, while 20-day momentum remains negative at 2.54%. Analysts have also become less aggressive: Truist cut its target from $38 to $32, Barclays reduced its target from $31 to $28, and Wells Fargo lowered its target from $26 to $24. Wells Fargo kept an Equal Weight rating and warned on October 19 that third-quarter seasonality would hurt sequential comparisons in parts of commercial real estate. The P/E of 9.03 may signal value, but it can also reflect concern about debt, weak momentum, and slowing expectations.
What to Watch
The first test is whether VICI can hold the $22.53 near-term support level. A break below that price would put the technical 52-week low of $22.42 back in focus. On the upside, investors should watch whether the stock can clear the $24.74 near-term resistance level. Price also needs to remain above the 20-day moving average of $23.06 and turn the negative 20-day momentum of 2.54% positive. Revenue growth should remain near or above the reported 5.7%; a meaningful slowdown would weaken the value thesis. Investors should also track whether analysts continue cutting targets after the October 19 and October 20 reductions, particularly with the current target range spanning $24 to $37.
Analyst Consensus
BUY
Based on 24 analyst opinions
Low Target
$24.00
Mean Target
$31.12
High Target
$37.00
Earnings and Financial Data
Sector
Real Estate
Industry
REIT – Diversified
Employees
28
Earnings & Dividends
Next Earnings
Oct 28, 2026
EPS (Trailing)
$2.57
Dividend Yield
787.0%
Payout Ratio
70.0%
Frequently Asked Questions
Is VICI a good stock to buy?
The analyst recommendation is buy based on 24 analysts, and the stock trades at a P/E of 9.03. The clear takeaway is that Wall Street is positive, but investors must weigh that view against $17.84 billion in debt.
What is VICI’s price target?
The average analyst target is $31.12, with estimates ranging from $24 to $37. The clear takeaway is that the average target sits above the current $23.20 price.
Is VICI stock near its 52-week low?
VICI is 4.21% above its technical 52-week low of $22.42 and sits 13% of the way from that low to the $29.61 high. The clear takeaway is that the stock is trading near the bottom of its technical 52-week range.
What are VICI’s support and resistance levels?
Near-term support is the 30-day low of $22.53, while near-term resistance is the 30-day high of $24.74. The clear takeaway is that these are the immediate levels to watch around the current $23.20 price.
Does VICI pay a dividend?
The provided data does not include a dividend rate, yield, or payment history. The clear takeaway is that investors should verify VICI’s current dividend information separately before making an income-focused decision.
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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 October 21, 2026.