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VICIVICI Properties Inc.Sell5.9·$27.90+1.82%
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VICI Properties Inc. (VICI) Stock Analysis

Range Bound setup

SellModerate Confidence

Real Estate · REIT - Diversified

Sell if holding. Multiple concerning factors at $27.90: Thin upside margin: 9.8%; Sector modifier (Real Estate): -1.2.

VICI Properties is a REIT owning 93 experiential assets (54 gaming, 39 other) across 26 states and Canada, all under long-term triple-net leases with a weighted average remaining term of ~39.6 years and 100% occupancy. Revenue is primarily rent; Caesars (39%) and MGM (35%) are... Read more

$27.90+9.8% A.UpsideScore 5.9/10#1 of 7 REIT - Diversified
QualityF-score8 / 9FCF yield4.36%
IncomeYield6.57%(5y avg 5.15%)Payout61.04%
Stop $27.02Target $30.76(analyst − 10%)A.R:R 1.9:1
Analyst target$34.17+22.5%23 analysts
$30.76our TP
$27.90price
$34.17mean
$39

Sell if holding. Multiple concerning factors at $27.90: Thin upside margin: 9.8%; Sector modifier (Real Estate): -1.2. Chart setup: RSI 45 mid-range, Bollinger mid-band. Score 5.9/10, moderate confidence.

Passes 8/10 gates (positive momentum, favorable risk/reward ratio, clean insider activity, no SEC red flags, news events none recent, earnings proximity 50d clear, semi cycle peak clear, materials cycle peak clear). Fails on death cross (50MA < 200MA). Suitability: moderate.

news + 30-day 8-K events · 5-min refresh

Recent developments

updated 2026-06-09
TrendMatrix Research · upcoming catalyst calendar

Upcoming dated catalysts

Wed, Jul 29, 202650d to earnings· next earnings call

Thesis

Rewards
Strong earnings beat streak (3/4)
Margin of safety: 37%
Risks
Thin upside margin: 9.8%
Sector modifier (Real Estate): -1.2
Below 200-MA, MA slope -1.6%/30d (confirmed downtrend)

Key Metrics

P/E (TTM)9.4
P/E (Fwd)9.3
Mkt Cap$29.5B
EV/EBITDA11.8
Profit Mgn76.8%
ROE11.3%
Rev Growth3.5%
Beta0.68
Dividend6.57%
Rating analysts31

Quality Signals

Piotroski F8/9MoatNarrow

Options Flow

P/C1.75bearish
IV61%elevated

Model-generated analysis — not investment advice. Not a registered investment advisor. Past performance does not guarantee future results.

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Methodology · Editorial policy & full disclaimer

Rating Breakdown

10 dimensions · all in-band

GatesDeath cross (50MA < 200MA)Momentum 4.5<5.5 (soft — BUY_NOW allowed but watch)Momentum 4.5>=4.5A.R:R 1.9 ≥ 1.5Insider activity: OKNo SEC red flagsNEWS EVENTS NONE RECENTEARNINGS PROXIMITY 50d clearSEMI CYCLE PEAK CLEARMATERIALS CYCLE PEAK CLEARRange BoundSuitability: Moderate
RSI
45 · Neutral
20D MA 50D MA 200D MADEATH CROSSSupport $27.01Resistance $29.00

Price Targets

$27
$31
A.Upside+10.3%
A.R:R1.9:1

Position Sizing

ConvictionNone
Suggested %0.5%
Max %1%
RegimeRisk-Off

Risk Alerts

! Death cross — 50-day MA below 200-day MA

Earnings

B
B
B
M
3/4 beats
Next Earnings2026-07-29 (50d)

Verdict History

reverse chrono — latest first
Loading history...
Verdicts are recorded on every nightly pipeline run. Rows capture transitions (verdict flips, score deltas ≥0.3, entry/TP/SL changes). Rows with a ▶ can be expanded to see the change reason. Aggregate cohort performance is tracked in the recommendation ledger.
Frequently Asked Questions
Is VICI stock a buy right now?

Sell if holding. Multiple concerning factors at $27.90: Thin upside margin: 9.8%; Sector modifier (Real Estate): -1.2. Chart setup: RSI 45 mid-range, Bollinger mid-band. Prior stop was $27.02. Score 5.9/10, moderate confidence.

What is the VICI stock price target?

Take-profit target: $30.76 (+9.8% upside). Prior stop was $27.02. Stop-loss: $27.02.

What are the risks of investing in VICI?

Thin upside margin: 9.8%; Sector modifier (Real Estate): -1.2; Below 200-MA, MA slope -1.6%/30d (confirmed downtrend).

Is VICI overvalued or undervalued?

VICI Properties Inc. trades at a P/E of 9.4 (forward 9.3). TrendMatrix value score: 6.0/10. Verdict: Sell.

What do analysts say about VICI?

31 analysts cover VICI with a consensus score of 4.0/5. Average price target: $34.

What does VICI Properties Inc. do?VICI Properties is a REIT owning 93 experiential assets (54 gaming, 39 other) across 26 states and Canada, all under...

VICI Properties is a REIT owning 93 experiential assets (54 gaming, 39 other) across 26 states and Canada, all under long-term triple-net leases with a weighted average remaining term of ~39.6 years and 100% occupancy. Revenue is primarily rent; Caesars (39%) and MGM (35%) are the two dominant tenants comprising ~74% of annualized rent. Las Vegas Strip properties generated 49% of 2025 revenues.

Related stocks: BNL (Broadstone Net Lease, Inc.) · WPC (W. P. Carey Inc. REIT) · RITM (Rithm Capital Corp.) · MRP (Millrose Properties, Inc.) · NLY (Annaly Capital Management Inc.)
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