VICI
Vici PropertiesNYSEReal EstateReit - DiversifiedSnapshot 2026-05-08
As of May 8, 2026, VICI has a composite score of 40.7 and a signal label of "favorable." The score is influenced by a medium confidence level of 76.2, with strengths in valuation (90.1) and quality (74.4), while macro factors such as rates (26.3) and sector performance (16.1) are weaker. This analysis is provisional.
Price
Daily closes from AlphaVantage. Earnings/event dots are placed inline.
Factor signals
Read top-to-bottom: thesis (is this a strong company over a 1–3 year hold), watch flags (has something changed worth re-reading), and position context (how violent might the path be). Each pill is a parallel diagnostic — never aggregated into a single score.
Thesis
— is this a strong company over a 1–3 year hold?Why this rank
- Direction share1.00
- Slope (norm)-0.07
- Bonus0.00
Why this rank
Trailing four: 2024-Q3, 2025-Q1, 2025-Q2, 2025-Q3
Why this rank
Watch
— has something changed worth re-reading?Why this setup
EPS estimate $0.72 → $0.71 (-1.4% / 30d). 0 raised, 1 cut, 1 covering analysts.
0 upgrades, 0 downgrades / 30d, 1 maintained. 71% of analysts rate Buy.
2 PT revisions / 30d. Avg target 13.5% above current price.
0 positive, 1 negative / 30d. See F4 management tile for the event list.
F4 · Management deep-dive — recent events, stated priorities, guidance track record
Recent 8-K events
No recent events recorded.
Stated priorities
3 priorityies extracted from earnings transcripts (as of 2026-05-08).
- 1.Expand strategic partnershipsgrowthbehind0% progress
4/29: “CEO: 'Our expansion of the One Beverly Hills mezzanine loan to $1.5 billion alongside Cain and Eldridge...'”
Why this status
Stated in 2 of last 2 quarters. AFFO increased 5.7% year-over-year to $650.9 million in 2026-Q1, indicating growth through strategic partnerships. The trajectory shows delivering on partnership expansion.
- 2.Increase AFFO guidance for 2026growthbehind0% progress
4/29: “Raised AFFO guidance for full year 2026 to between $2,665 million and $2,695 million.”
Why this status
Stated in 2 of last 2 quarters. AFFO guidance raised to $2,665 million to $2,695 million for 2026, reflecting confidence in growth. The trajectory aligns with management's positive outlook.
- 3.Complete Golden Entertainment acquisitiongrowthbehind0% progress
4/29: “Announced that all gaming regulatory and shareholder approvals had been met for the $1.16 billion acquisition.”
Why this status
Stated in 2 of last 2 quarters. The $1.16 billion acquisition of Golden Entertainment properties is on track with all approvals met. This aligns with VICI's growth strategy through acquisitions.
Guidance track record
Insufficient guidance history for this ticker.
Position context
— how violent might the path be while I hold it?Why this risk level
Recent vol — 30d annualized 17%; 252d 16%.
Drawdown — Max 1y −18%. Bad day move −2%.
Beta to sector ETF (XLRE) — 0.79 over 1y.
Liquidity — score 100/100.
Sub-scores — vol 73/100, drawdown 64/100, beta 79/100, earnings vol —.
via XLRE
Tailwind = sector leading the S&P 500; headwind = trailing. Both can be constructive — historically, headwind regimes have averaged stronger forward returns than tailwind.
Context label only — describes the market state (e.g. real bear vs narrative panic, healthy uptrend vs late-stage froth). It is not a per-ticker buy/sell signal and does not predict factor performance.
Not investment advice. As of 2026-05-08.
What changed
The most important moves since the prior daily snapshot.
- No material changes since the prior snapshot.
No material changes since the prior snapshot.
as of 2026-05-08
Management scorecard
How management runs the business — capital, margins, balance sheet, and how reliably they guide and deliver.
What management is focused on
Priorities management has stated in recent disclosures, with status and evidence drawn from earnings calls, filings, and press releases.
- #1
Expand strategic partnerships
GrowthVICI aims to grow through deepening relationships with existing partners, such as Cain and Eldridge Industries.
BehindStated in 2 of last 2 quarters. AFFO increased 5.7% year-over-year to $650.9 million in 2026-Q1, indicating growth through strategic partnerships. The trajectory shows delivering on partnership expansion.
0%CEO/CFO:“CEO: 'Our expansion of the One Beverly Hills mezzanine loan to $1.5 billion alongside Cain and Eldridge...'”Press releaseSource dated 2026-04-29Stated 2 of last 8 quartersFirst seen 2026-04-29Show history (2)
- 2026-Q1Press release
“CEO: 'Our expansion of the One Beverly Hills mezzanine loan to $1.5 billion alongside Cain and Eldridge...'”
- 2025-Q4Press release
“CEO: 'We are proud to have announced several new partnerships in 2025...'”
- #2
Increase AFFO guidance for 2026
GrowthVICI raised its AFFO guidance for the full year 2026 to between $2,665 million and $2,695 million.
BehindStated in 2 of last 2 quarters. AFFO guidance raised to $2,665 million to $2,695 million for 2026, reflecting confidence in growth. The trajectory aligns with management's positive outlook.
0%CEO/CFO:“Raised AFFO guidance for full year 2026 to between $2,665 million and $2,695 million.”Press releaseSource dated 2026-04-29Stated 2 of last 8 quartersFirst seen 2026-04-29Show history (2)
- 2026-Q1Press release
“Raised AFFO guidance for full year 2026 to between $2,665 million and $2,695 million.”
- 2025-Q4Press release
“The Company is updating its AFFO guidance for the full year 2025...”
- #3
Complete Golden Entertainment acquisition
GrowthVICI plans to acquire seven casino properties from Golden Entertainment for $1.16 billion.
BehindStated in 2 of last 2 quarters. The $1.16 billion acquisition of Golden Entertainment properties is on track with all approvals met. This aligns with VICI's growth strategy through acquisitions.
0%CEO/CFO:“Announced that all gaming regulatory and shareholder approvals had been met for the $1.16 billion acquisition.”Press releaseSource dated 2026-04-29Stated 2 of last 8 quartersFirst seen 2026-04-29Show history (2)
- 2026-Q1Press release
“Announced that all gaming regulatory and shareholder approvals had been met for the $1.16 billion acquisition.”
- 2025-Q4Press release
“Announced an agreement to acquire 100% of the land, real property and improvements of seven casino properties...”
How this stock is priced
Two ways to read price: against peers in the same business, and against the company's own history.
Looks cheaper than most peers in the same business.
Cheaper than its own typical valuation.
P/E over the last 5 years
71 monthly pointsHow this compares
A side-by-side read on composite, valuation, and risk versus peers.
| Stock | Composite | Valuation | Risk |
|---|---|---|---|
VICI Vici Properties | +41 | inexpensive | low |
WELL Welltower | +7.9 | expensive | low |
PLD Prologis | +10 | full | low |
EQIX Equinix | +22 | fair | moderate |
AMT American Tower | +18 | fair | moderate |
Risk — how this stock moves
What a normal day looks like, what a bad day looks like, and the worst the last year has thrown at it.
What could change this view
Conditional scenarios — if X happens, the score would shift by about Y points. These are not predictions.
- If real_estate sector trend rises from +0.00 into 'improving' (>= +0.20)+5.0 pts
- If next-quarter EPS surprise repeats current direction (latest surprise +15.6% on 2026-03-31)+2.4 pts
- If next-quarter guidance is cut (currently RAISED as of 2026-04-29)-16 pts
- If rates state reverses from -0.37 (negative) to +0.37 (positive)-8.0 pts
- If real_estate sector trend falls from +0.00 into 'weakening' (<= -0.20)-5.0 pts
Material updates
Recent SEC 8-K filings ranked by likely impact, confidence, and recency.
- 2026-04-2910d agoItem 2.02
Results of Operations and Financial Condition. On April 29, 2026, VICI Properties Inc. (the “Company”) issued a press release announcing its consolidated financial results for the three months ended March 31, 2026, and made available supplemental financial and operating information concerning the Company as of March 31, 2026. A copy of the press release and a copy of this supplemental information are furnished herewith as Exhibit 99.1 and Exhibit 99.2, respectively, to this Current Report on…
earnings preannouncementnegativescore 63
Score history
The composite score, snapshot by snapshot. The dotted line at zero separates leaning-positive from leaning-negative.
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.