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VIVICI

VICI Properties Inc.

$VICI·$25B·REIT - Diversified·Real Estate
$22.91-0.5%YTD-15.8%1Y-25.9%
Price updated 15h ago·X counts updated 3d ago
VIVICI
$VICIVICI Properties Inc.
$22.91-0.53%185 posts1.1×
AI analysisFundamentalsVoices on X
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On X

Top X posts

The complete picture of $VICI on X — how loud the conversation is right now, how it has trended over the last two weeks, and which way the crowd is leaning.

185X posts · last 7 days
Sep 28Oct 11
Chatter Meter
1.1×
QuietNormal · 1×Loud

How loud $VICI's conversation on X is versus its own normal — 1× is typical, higher means busier. Right now it's about its usual level, louder than 85% of tracked names.

Bullish sentimentAI analysisGenerated by AI from underlying data8 posts analyzed · as of 2026-09-11

VICI Properties is bullish on X — hiked dividend 2.2% to $0.46/share (8-year streak), casino-property REIT owning MGM Grand/Caesars Palace on 15-40 year triple-net leases, and consistent Wide Moat Show high-yield pick. REIT Dream Team anchor in dividend-investor community.

Read what X is saying about $VICI

  • Bullish vs bearish call — with the AI summary of the day's posts
  • Divergence flag when the top-engagement posts argue the other side
  • How loud the conversation is versus this ticker's own normal
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AI verdictAI analysisGenerated by AI from underlying data

TickerTalks' own read on what's driving $VICI — fundamentals, momentum, or an event — and whether it agrees with the X crowd.

Proven numbersWinding up for a moveAI verdict · as of 2026-10-02

Trading in a tight range and building pressure — a move looks likely soon, but the direction isn't clear yet.

VICI is a casino-property REIT at 52-week lows — the dividend just hiked for the 8th straight year, and the yield is doing the signaling.

VICI Properties owns Las Vegas and regional-casino real estate — MGM Grand, Caesars Palace, dozens of other properties under 15-40 year triple-net leases. The business is boring in the best way; the stock is at the floor.

  • The business is a toll-booth: Q1 revenue +5.7% YoY at an 89% operating margin and ROIC of 7.6% — long-dated inflation-linked rent streams, with ~15-year weighted average lease term and tenants that can't easily walk away.
  • 52-week range position is 2% at $22.73 — near-capitulation at a 10x PE on a wide-moat REIT, which is why the dividend hike (+2.2% to $0.46/share, 8-year streak) is the direct signal that management isn't worried.
  • At 10.2x PE this is cheap for a 90%-operating-margin REIT — the market is pricing in gaming-cycle risk and rates uncertainty, both of which the triple-net structure insulates against.

Oct 28 Q3 is the gate — any confirmed rent-escalator math plus coverage-ratio stability extends the move off the floor. A tenant-coverage ratio deterioration or any new deal commentary that implies leverage and the stock stays range-bound.

Agrees with X sentimentThe thread has the right drivers — the 8-year dividend-hike streak, triple-net casino properties on 15-40 year leases, Wide Moat Show pick — and the dividend-investor-anchor framing is substantively grounded.

What to watch: Oct 28 Q3 — rent escalators, tenant-coverage ratios, M&A commentary, and any dividend-growth guide. A tenant-coverage deterioration is the clear invalidator.

On the calendar: 2026-10-28 — Q3 earnings

Read the AI verdict on $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)
  • Whether TickerTalks' read agrees with or diverges from the X crowd
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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

No material change from last week — Triple-net lease structures provide inflation-linked rent escalators.

What this means for $VICI

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

Top industry ETF

$XLREReal Estate Select Sector SPDR
+3.7%YTD
+2.2%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 earningsWed, Oct 28·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 11 analysts
FYRevenueRangeEPSRangeAnalysts
FY26$4.2B$4.2B – $4.2B$2.79$2.77 – $2.8110
FY27$4.3B$4.3B – $4.4B$2.97$2.69 – $3.0411
FY28$4.5B$4.3B – $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.0.9×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.5%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.-7.8%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.-15.9%Latest close vs the 200-day simple moving average. Positive = long-term trend is up.

Float & profile

FloatMega float · 1.1B shFree-float shares — the slice of issued stock actually available to trade. Lower buckets squeeze harder on a catalyst.Traded today0.9% of floatToday's volume as a percent of the free float. Above 5% on a single day is unusually high turnover for the available share count.β0.675-year weekly beta vs the S&P 500. Above 1.5 means the stock typically moves more than the index; below 0.8 moves less.

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.

+ 22 other (20 awards · 1 will · 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

3New insider — initial holdingsSep 283
AI summary

John M Sullivan filed a initial Form 3 beneficial ownership statement for VICI PROPERTIES INC. (VICI) on 2026-09-28, reporting their status as a director. This is an administrative Section 16 disclosure required when a new insider (director, officer, or 10% holder) first reports their holdings; it signals a change in the company's executive or governance structure rather than a market transaction.

8-K/AOfficer or director change (amended)Sep 228-K/A — Item 5.02: Officer or director change
AI summary

VICI Properties Inc. (VICI) amended its prior Form 8-K to confirm that John M. Sullivan's independent director appointment became effective September 18, 2026 following receipt of applicable regulatory approvals; the board was expanded to eight members and Sullivan joined the Compensation and Nominating/Governance Committees. This is an administrative amendment establishing the effective date for a previously announced governance appointment.

8-KOfficer or director changeSep 88-K — Item 5.02: Officer or director change
AI summary

VICI Properties appointed John M. Sullivan as an independent director on September 4, 2026, effective upon satisfaction of certain conditions as announced September 8, 2026. Sullivan joins VICI's Board as the gaming and experiential property REIT continues expanding its board with independent expertise. Specific background details were not fully captured in the excerpt.

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
+ 4 other (2 10-Qs · 2 13Gs) in window

Recent news

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

VICI Properties Manages Debt: Is Its Balance Sheet Ready to Grow?zacks.com·22h agoCheaper Than March 2020: Why We're Buying VICI Properties At An 8% Yieldseekingalpha.com·2d agoBuy 9 S&P500 IDEAL "Safer" October Dividend Dogsseekingalpha.com·3d agoThe Math on $8,950 a Month in Dividends With No Bonds and No Selling247wallst.com·3d agoShould Realty Income Buy VICI?seekingalpha.com·3d 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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