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VIVICI

VICI Properties Inc.

$VICI·$29B·REIT - Diversified·Real Estate
$25.65-0.9%1Y-23.1%
Mentions · last 7 days
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Price updated 8h ago
VIVICI
$VICIVICI Properties Inc.
$25.65-0.85%0 posts
AI analysisFundamentalsVoices on X
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AI verdict & sentimentAI analysisGenerated by AI from underlying data

Top X posts

Today's AI verdict on what's driving $VICI, plus how loud the X conversation is and which way it's leaning.

AI analysis

TickerTalks’ read on the fundamentals and what’s driving the move.

Proven numbersStalledAI verdict · as of 2026-08-29

The move has stalled — likely just drifts unless something new shows up.

Experiential gaming/hospitality REIT at 10.2x PE + 9.1% FCF yield + 1.5% 52w range; $1.75B refi + Adelante $35.5M accumulation.

VICI Properties is a $28.96B experiential REIT (premier gaming + hospitality + entertainment properties — Caesars, MGM, Wynn casino real estate) at $25.87 — sitting at just 1.5% of 52w range on a substantial drawdown.

  • Q2 EPS $0.48 vs $0.71 (-32.7% miss), Q1 $0.82 vs $0.71 (+16.0% beat), Q4 2025 $0.57 vs $0.70 (-18.1% miss) — mixed cadence.
  • Q1 revenue $1.02B (+3.5% YoY), Q2 $1.06B (+5.7%) — modest revenue growth.
  • Cash economics: PE 10.2 (very attractive), PS 7.07, ROIC 7.6%, ROE 9.8%, gross margin 99%, op-margin 89% (REIT-standard peak), D/E 0.61, EV/EBITDA 12.7, FCF yield 9.1% (attractive).
  • Recent: VICI Properties LP closed a dual-tranche notes offering on Aug 14 for $1.75B ($900M 5.400% due 2031 + $850M 5.750% due 2036) — real capital-structure refinancing.
  • Analyst path FY26 EPS $2.81 → FY27 $2.97 (+5.6% growth).
  • Adelante Capital Management took $35.54M new position — institutional accumulation.
  • Sentiment feed is empty.

Read as an experiential REIT (gaming/hospitality) at 10.2x PE + 9.1% FCF yield + just 1.5% of 52w range + $1.75B refinancing + Adelante $35.54M new position; the debated question is whether Q3 confirms the tenant-rent-collection trajectory or whether gaming/hospitality cyclical softness extends the drawdown.

What to watch: Q3 tenant rent-collection, gaming cyclical trajectory, and dividend cadence on the Oct 29 print.

On the calendar: 2026-10-29 Q3 earnings

beta missing

X sentiment

What the X crowd is saying right now — descriptive, summarised from the day’s posts.

Bullish sentiment5 posts analyzed · as of 2026-08-30

VICI Properties is being treated as a dividend-DCA opportunity as shares hit fresh 52-week lows near $25.79, down 23.67% over the past year with the yield now near 6.96%. Posters describe adding 2 shares at a time on DCA Friday, with one holder at 80 shares generating $144 annually in dividends. The stock recurs across dividend-stock-near-52-week-lows screens alongside PEP, GIS, and KR as an accumulate-here name.

Read the AI verdict + X sentiment for $VICI

  • One-line verdict on what's driving the move — fundamentals, momentum, both, or an event
  • Next dated catalyst when there is one (earnings, deal closing, activist clock)
  • X crowd read with bullish/bearish call + post volume
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What it does

Plain-English summary of the business — what they sell and how they make money.

VICI Properties is a gaming REIT owning Caesars Palace, MGM Grand, and other landmark Las Vegas and regional casino resort properties.

Industry overviewAI analysisGenerated by AI from underlying data

Where REIT - Diversified sits in its cycle right now — and what that implies for $VICI.

REIT - Diversified · Real Estate

Mixed-use REIT performance follows the constituent asset class; the cap rate environment pressures valuations across the board. Portfolio quality and balance sheet strength determine relative re-rating as rates normalize.

What this means for $VICI

Partial — REIT cash flows tied to occupancy, rent growth, and cap rate environment; VICI Properties functions as a specialized real estate investment trust dedicate.

Top industry ETF

$XLREReal Estate Select Sector SPDR
+12.0%YTD
+6.1%1Y

Fundamentals & catalyst

Profitability, valuation, and the next earnings event — at a glance, with rule-of-thumb signals.

Key ratios

P/E
10.2How much investors are paying per dollar of profit the company actually earned in the last 12 months. Lower means the stock looks cheaper relative to earnings.~15–25 is typical for the S&P 500; high-growth names trade 30+; hyper-growth or speculative can be 100+ or negative.
ROIC
7.6%What percentage return the business earns on every dollar of capital (equity + debt) deployed in operations. The cleanest measure of business quality.Above ~15% is high-quality; consistently above 25% suggests a real moat. Below the company's cost of capital is value-destroying.
Op margin
88.8%Operating profit (after sales, marketing, R&D, and overhead but before interest and taxes) as a percentage of revenue. The clearest view of how well the underlying business is run.Mature business above 20% is healthy; software businesses can run 30%+; commodity / retail businesses operate in single digits.
FCF yield
9.1%Free cash flow (operating cash flow minus capex) divided by the company's market cap. The cash-on-cash return you'd get owning the whole business at today's price.Above ~5% is attractive; below ~2% means you're paying up for growth. Capital-light businesses (software) run higher than capital-heavy ones (utilities).
P/S
7.1Same idea as P/E but per dollar of revenue. Useful for companies that aren't profitable yet, where P/E is meaningless.Under ~2 is cheap; software / SaaS often runs 8–15; well above 20 implies the market is pricing in very high future growth.
ROE
9.8%Net income as a percentage of shareholders' equity. Similar to ROIC but counts only the equity side.Above 20% is strong, but can be inflated by leverage — a heavily indebted company can show high ROE with weak underlying ROIC.
Gross margin
99.3%Revenue minus the direct cost of producing what was sold, as a percentage of revenue. The first read on whether the product is structurally profitable.Software / SaaS is typically 70%+; consumer goods 30–50%; commodity / hardware businesses can be under 20%.
D/E
0.6Total debt divided by shareholders' equity. Measures how much the business runs on borrowed money versus owner capital.Under 1 is conservative; 1–2 is typical for mature businesses; over 2 is leveraged and more sensitive to interest rates.

Past earnings

QuarterReportedActualEstimateSurprise
Q2 2026Jul 29, 2026$0.48$0.71-32.7%
Q1 2026Apr 29, 2026$0.82$0.71+16.0%
Q4 2025Feb 25, 2026$0.57$0.70-18.1%
Q3 2025Oct 30, 2025$0.71$0.59+20.3%
Next earningsThu, Oct 29·consensus EPS $0.72

Quarterly trend

QuarterRevenueYoYGrossOpEPSFCF
Q2 FY26$1.1B+5.7%99.3%70.4%$0.48$728.8M
Q1 FY26$1.0B+3.5%99.4%108%$0.82$631.9M
Q4 FY25$1.0B+3.8%99.3%80.3%$0.57$691.6M
Q3 FY25$1.0B+4.4%99.3%97.7%$0.71$587.1M

Forward consensus

4-year forecast · up to 10 analysts
FYRevenueRangeEPSRangeAnalysts
FY26$4.2B$4.2B – $4.2B$2.81$2.80 – $2.839
FY27$4.3B$4.3B – $4.4B$2.97$2.69 – $3.0510
FY28$4.5B$4.4B – $4.6B$3.05$3.02 – $3.096
FY29$4.6B$4.6B – $4.7B$0.00$0.00 – $0.004

Setup & momentum

Volume, range, and moving-average position — the technical setup driving short-term moves.

Right now

Vol vs 30dToday's traded share volume divided by the average over the prior 30 trading days. ≥3× signals unusual interest; below 1× is quiet.1.0×Today's traded share volume divided by the average over the prior 30 trading days. ≥3× signals unusual interest; below 1× is quiet.
52w rangeWhere the latest close sits between the 52-week low (0%) and high (100%). Above 80% is extended; below 30% is basing or in a downtrend.0%Where the latest close sits between the 52-week low (0%) and high (100%). Above 80% is extended; below 30% is basing or in a downtrend.
vs 50d MALatest close vs the 50-day simple moving average. Positive = short-term trend is up.-3.1%Latest close vs the 50-day simple moving average. Positive = short-term trend is up.
vs 200d MALatest close vs the 200-day simple moving average. Positive = long-term trend is up.-8.2%Latest close vs the 200-day simple moving average. Positive = long-term trend is up.

Insider activity

Recent open-market buys and sells by officers and directors — flagged when multiple insiders cluster.

Recent transactions

No open-market buys or sells in the last 180 days.

+ 19 other (18 awards · 1 gift) in window

See when $VICI insiders are putting their own money in

  • Real-time open-market buys and sells from Form 4 filings
  • Cluster-buy detection when multiple insiders pile in at once
  • 30 / 60 / 180-day windows so you can spot building conviction
Free, forever. No credit card.

SEC filings

Material 8-K, 13D, S-3, and 424B5 events from the last 180 days — the filings that actually move the price.

Recent material filings

8-KMaterial agreementAug 148-K — Item 1.01: Material agreement · Item 2.03: Material debt obligation
AI summary

VICI Properties LP closed a dual-tranche notes offering on August 14, 2026: $900 million of 5.400% Notes due 2031 and $850 million of 5.750% Notes due 2036, totaling $1.75 billion. Proceeds will repay near-term maturities including $500M of September 2026 notes, $19.5M of 2026 MGP Notes, and $1.25B of 2026 notes. Major proactive refinancing that eliminates approximately $1.77B of near-term debt maturities and extends VICI's maturity profile to 2031 and 2036.

8-KMaterial agreementAug 68-K — Item 1.01: Material agreement · Item 8.01: Other event
AI summary

VICI Properties Inc. and VICI LP entered into an underwriting agreement on August 5, 2026 with Wells Fargo Securities, Barclays, Mizuho Securities, and Truist Securities to sell $900 million of 5.400% Senior Notes due 2031 and $850 million of 5.750% Senior Notes due 2036 ($1.75 billion total). This is the underwriting agreement preceding the August 14 closing disclosed in job 100. Precursor to VICI's $1.75B dual-tranche notes offering; confirms pricing and underwriter syndicate prior to closing.

8-KPress release / Reg FDJul 298-K — Item 2.02: Earnings release · Item 7.01: Press release / Reg FD
AI summary

VICI Properties reported Q2 and H1 2026 financial results for the three and six months ended June 30, 2026 via press release (Exhibit 99.1) and supplemental financial/operating information (Exhibit 99.2). The Reg FD disclosure incorporates the same information. Standard quarterly earnings announcement for a major gaming REIT; full results and supplemental operating data are in the attached exhibits.

8-KPress release / Reg FDApr 298-K — Item 2.02: Earnings release · Item 7.01: Press release / Reg FD
8-KShareholder voteApr 288-K — Item 5.07: Shareholder vote
3New insider — initial holdingsMar 93
+ 9 other (3 13Gs · 2 10-Qs · 2 proxys · 1 ARS) in window

Recent news

Latest headlines from major outlets, sourced and timestamped — context for whatever just moved.

VICI Properties: A 7% Yield To Scoop Up Nowseekingalpha.com·10h agoDon't Double Down On VICI Properties: The Dealer Has Blackjackseekingalpha.com·12h agoWhy Is VICI Properties (VICI) Down 2.1% Since Last Earnings Report?zacks.com·4d agoPrediction: This High-Yield Dividend Stock Will Outperform Realty Income Over the Next 5 Yearsfool.com·5d agoVICI Properties: When It Rains Gold, Put Out The Bucketseekingalpha.com·5d ago

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TickerTalks is a research tool, not financial advice. We surface social-attention data; we do not make stock recommendations. Past attention is not predictive of future price movements.

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