VICI
VICI PROPERTIES INC.Evidence as of 2026-09-03Overview · VICI PROPERTIES INC.
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 and entertainment destinations, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas, three of the most iconic entertainment facilities on the Las Vegas Strip. VICI Properties' geographically diverse portfolio consists of 49 gaming facili…
Management team
- Ms. Moira McCloskey · Senior Vice President of Capital MarketsFind on LinkedIn
- Ms. Samantha Sacks Gallagher J.D. · Executive VP, General Counsel & SecretaryFind on LinkedIn
- Mr. David Andrew Kieske · Executive VP, CFO & TreasurerFind on LinkedIn
- Mr. John W. R. Payne · President & COOFind on LinkedIn
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Links open LinkedIn searches, not verified profiles. Team data from our market-data vendor's company profile.
Moneyta sentiment
Where the published evidence leans after the desk debated it — not a rating or a recommendation.
+0.0 on a −2 to +2 scale.
What builds the score
Solid bars are analyst rubric scores; faded bars are computed directly from data. Claims dropped in debate count for nothing; weakened claims count at half weight.
Editor's note
Written after the debate settled — the rest of the page is the evidence behind it.
The evidence balance is Mixed (+0.0 of a possible +2; confidence high). Revenues rose from $ 984,204,000 in fiscal Q1 2025 (fiscal quarter ended 2025-04-29) to $ 1,018,521,000 in fiscal Q1 2026 (fiscal quarter ended 2026-04-28), and from $ 1,001,334,000 in fiscal Q2 2025 (fiscal quarter ended 2025-07-29) to $ 1,058,505,000 in fiscal Q2 2026 (fiscal quarter ended 2026-07-28).
Net income and EPS weakened over the comparable Q2 span: net income fell from $ 865,079,000 in fiscal Q2 2025 to $ 526,521,000 in fiscal Q2 2026, and diluted EPS fell from 0.82 to 0.48. Reported shares outstanding and weighted average diluted shares rose (to about 1,101,077,562 reported as of 2026-07-28 and weighted average diluted shares of 1,090,236,611 for fiscal Q2 2026), long‑term debt moved modestly from $ 16,732,410,000 as of 2024-12-31 to $ 16,931,155,000 as of 2026-06-30, and total stockholders’ equity increased to $ 29,170,749,000 as of 2026-06-30. The desk also notes a $ 900,000,000 plus $ 850,000,000 note offering completed on 2026-08-14 (5.400% due 2031 and 5.750% due 2036) with proceeds intended to repay near‑term 2026 maturities, while market metrics show a last price of $ 25.61, a trailing twelve‑month P/E of 9.05, a trailing twelve‑month operating cash flow of $ 2,289,495,000, a high dividend yield of +7.03%, negative price momentum across horizons, and elevated recent volatility (30‑day annualized vol = 17.9%, 90‑day = 21.0%).
How this note was made
every stage ran before the note was writtenAnalyst desk
Mercer, Oakes, Nash, Ellis, Yates, Talbot and Archer. The desk: named AI agents, not people. Each reads one slice of the evidence and nothing else — no outside knowledge, no browsing — so every finding traces to a source you can open.
Reads the XBRL figures companies file with the SEC — revenue, margins, income, debt and share count, quarter by quarter — and reports which way the trend is running.
Revenues were 984,204,000 for fiscal Q1 2025 (2025-01-01 to 2025-03-31, 3mo) and 1,018,521,000 for fiscal Q1 2026 (2026-01-01 to 2026-03-31, 3mo), and revenues were 1,001,334,000 for fiscal Q2 2025 (2025-04-01 to 2025-06-30, 3mo) versus 1,058,505,000 for fiscal Q2 2026 (2026-04-01 to 2026-06-30, 3mo).
XBRL companyfacts · 0001705696-25-000087Net income was 865,079,000 for fiscal Q2 2025 (2025-04-01 to 2025-06-30, 3mo) and fell to 526,521,000 for fiscal Q2 2026 (2026-04-01 to 2026-06-30, 3mo).
XBRL companyfacts · 0001705696-26-000090Reads the filings themselves, above all the year-over-year diff of Item 1A risk factors: which risks a company added, dropped or quietly reworded since its last annual report.
Which filings the desk reads
The desk reads the annual 10-K in full — its risk factors, and how they changed since last year. Quarterly 10-Qs and event filings (8-Ks, insider Form 4s) are listed for context but not read line by line: the 10-K is where the material risk disclosures live. A brand-new company, or one we have only just begun tracking, may have no annual report on file yet — its risk analysis fills in once that lands.
On August 14, 2026, VICI LP completed an offering of $900,000,000 aggregate principal amount of 5.400% Notes due 2031 and $850,000,000 aggregate principal amount of 5.750% Notes due 2036.
8-K filed 2026-08-14The 2031 Notes were issued at 99.966% of par with a 5.400% coupon and the 2036 Notes were issued at 98.375% of par with a 5.750% coupon, with interest payable semi‑annually on April 15 and October 15, commencing April 15, 2027.
8-K filed 2026-08-14Reads the signal panel above — momentum, volatility, drawdown, relative strength and beta — and ranks each against the whole research universe rather than judging it in isolation.
The trailing twelve‑month dividend yield is +7.03% and VICI's dividend yield ranks in the 98th percentile of the 547‑security research universe on 2026-09-02.
Moneyta signal set · 2026-09-02Price momentum is negative across horizons: momentum 3‑month = -4.5%, 6‑month = -11.5%, and 12‑1 = -14.5%, with the 6‑month and 12‑1 momentum both at the 18th percentile of 547 on 2026-09-02.
Moneyta signal set · 2026-09-02weakened in debateReads which funds hold the name and at what weight, plus insider Form 4 filings, to show the exposure you may already carry through index funds.
VICI is a constituent of the iShares Core S&P 500 ETF (IVV) as of 2026-09-02.
ETF constituents · market dataVICI's weight in IVV was 0.04% of the fund as of 2026-09-02T13:45:47.228469+00:00, indicating a small position size within that ETF's portfolio.
ETF constituents · market dataReads recent headlines that are genuinely about this company, ignoring rating chatter and market-wide stories. Findings argue in the debate but never move the sentiment score.
A headline on 2 September 2026 says VICI Properties "Hits New Low" and links the share move to broader "REIT Pressure".
News · kalkinemedia.com · 2026-09-02Multiple SEC-filing summaries published 30 August–1 September 2026 report new or larger institutional stakes in VICI, including purchases by Rakuten Investment Management Inc., United Capital Financial Advisors LLC, and Keeler Thomas Management LLC.
News · thelincolnianonline.com · 2026-08-30Reads parsed Forms 3/4/5 — who bought or sold, at what size, and whether a 10b5-1 plan was involved. Flags clustered open-market officer buying; treats plan sales as routine and never counts a fund or 10%-holder as an officer.
No insider transactions on file in the trailing 180 days.
Reads the implied-expectations math built from the company's own filings (the growth rate today's price would justify, and the multiples beside it) and argues whether the market's bar looks high or low for this business. Never turns the math into a target.
The last available market price is $25.61 on 2026-09-02.
Valuation inputs · SEC XBRL + stored EOD closeTrailing twelve-month price-to-earnings (P/E) is 9.05.
Valuation inputs · SEC XBRL + stored EOD closeDebate and risk review
A bull and a bear contest the claims and the chair rules on each; the risk review stress-tests what survived.
A bull and a bear argue the analysts' claims across two rounds, then a chair rules on each one. Only what survives feeds the score — the argument is shown, not hidden, so you can judge the reasoning yourself.
Several company-specific items in the evidence set jointly support a constructive read. Reported revenues rose year‑over‑year across Q1–Q2 2026 versus the comparable 2025 quarters (fundamentals-0), and total stockholders’ equity increased materially between 2024‑12‑31 and 2026‑06‑30 (fundamentals-5), which together indicate operating scale and accumulated retained value in the period shown. Filings show a sizable note offering and an explicit intent to use proceeds to retire near‑term 2026 maturities (filings-0, filings-2, filings-3), which addresses upcoming principal repayments called out elsewhere in the evidence. Market signals such as a high trailing dividend yield relative to the research universe (market-0), institutional filing activity reporting new or larger stakes (news-1), and modest valuation multiples and reported operating cash flow relative to enterprise value (valuation-1, valuation-2, valuation-4) further reinforce a favorable read in this snapshot. While reported net income and EPS declined and share count and debt levels are higher in the filings, the refinancing plan and rising equity provide evidence strength that the company is taking balance-sheet actions aligned with the revenue and cash‑flow items reported.
Chair's verdict, claim by claim
Fragility · computed, not argued
balanced0.36
29 surviving claims rest on 12 distinct sources; the heaviest analyst carries 21% of them, and 98% of what the desk raised survived the debate.
The evidence set is moderately concentrated: a relatively small number of distinct sources supports many surviving claims, and one analyst contributes a sizable share of those claims. Because 98% of the desk's points survived debate, the current read is internally consistent but still relies on a limited source base, so treat strong conclusions as having constrained external corroboration.
Disconfirming evidence · base rates · falsifiers
Context
Outside consensus, and where this name already sits in your own portfolio.
Third-party consensus shown for context. It never enters Moneyta sentiment — when the two diverge, the debate above is where the why lives.
What this was built from
Every figure on this page traces to one of these. The desk reads only what is listed here — no outside knowledge, no browsing — and each card shows who read it and what it contributed to the score.
15 filings· 2 cited
SEC XBRL filings
Quarterly figures as filed with the SEC, read straight from EDGAR's structured data — not retyped or estimated.
Read by Mercer−0.3 to the score
2 documents
SEC filing documents
The filings themselves, including the year-over-year comparison of Item 1A risk factors.
Read by Oakes+0.6 to the score
1 signal set
Moneyta signal set
Computed from our own end-of-day price history and ranked against the whole research universe. No AI involved.
Read by Nash−0.1 to the score
1 holdings record
Fund holdings
Which funds hold this name and at what weight, plus insider Form 4 filings.
Read by Ellis+0.0 to the score
8 headlines· 2 cited
News coverage
Recent headlines about this company, rating chatter excluded and nothing published after the report date.
Read by Yatesnothing survived
1 computation
Valuation inputs
TTM cash-flow figures from the company's own XBRL filings, priced with the stored closing price. Implied growth and multiples only; no fair-value dollar figure reaches the desk, by design.
Read by Archercontext only
1 record· 0 cited
Company profile
Sector, industry and company details.
1 record· 0 cited
Analyst consensus
Third-party consensus, shown for context only — it never enters Moneyta sentiment.
Read means we pulled and handed it to an analyst; cited means a claim on this page points at it. Reading twelve quarters to state one trend is normal — the gap is shown rather than hidden.
Written by AI, checked against sources
The analysts, the bull–bear debate and the editor's note are AI agents reading only the evidence listed on this page. They can misread a filing or a headline, which is why every claim cites a source you can open and check yourself. The sentiment score is arithmetic over the claims that survived the debate, not a language model's opinion.
Educational analysis of published data. Moneyta does not give investment advice or make recommendations. Past patterns do not indicate future results.
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The full terminal on VICI Gold
Who holds it, who's buying, what the Street thinks: live behind the lock, updated as filings land.
Institutional holders
Net institutional flow, Q/Q
Largest holder position
Insider buys, 90 days
Clustered insider value
Street target range
The real figures are for members. Educational analysis, not advice.
Educational analysis of published data. Moneyta does not give investment advice or make recommendations.