JOE vs FCPT vs PINE vs VICI vs NNN

For growth investors, The St.

Joe Company (JOE) is the stronger pick with 27. 5% revenue growth year-over-year, versus 4. 1% for VICI Properties Inc. (VICI). VICI Properties Inc. (VICI) offers the better valuation at 11. 0x trailing P/E (10. 1x forward), making it the more compelling value choice. Analysts rate Alpine Income Property Trust, Inc. (PINE) a "Buy" — based on 12 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.

On trailing P/E, VICI Properties Inc.

(VICI) is the cheapest at 11. 0x versus The St. Joe Company at 32. 5x. On forward P/E, VICI Properties Inc. is actually cheaper at 10. 1x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: VICI Properties Inc. wins at 1. 21x versus Four Corners Property Trust, Inc. 's 118. 24x — a reasonable growth-adjusted valuation.

Over the past 5 years, The St.

Joe Company (JOE) delivered a total return of +42. 9%, compared to +15. 0% for NNN REIT, Inc. (NNN). Over 10 years, the gap is even starker: JOE returned +301. 3% versus NNN's +37. 8%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.

By beta (market sensitivity over 5 years), Four Corners Property Trust, Inc.

(FCPT) is the lower-risk stock at 0. 14β versus The St. Joe Company's 0. 77β — meaning JOE is approximately 444% more volatile than FCPT relative to the S&P 500. On balance sheet safety, The St. Joe Company (JOE) carries a lower debt/equity ratio of 51% versus 131% for Alpine Income Property Trust, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), The St.

Joe Company (JOE) is pulling ahead at 27. 5% versus 4. 1% for VICI Properties Inc. (VICI). On earnings-per-share growth, the picture is similar: The St. Joe Company grew EPS 57. 5% year-over-year, compared to -257. 1% for Alpine Income Property Trust, Inc.. Over a 3-year CAGR, JOE leads at 26. 7% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.

VICI Properties Inc.

(VICI) is the more profitable company, earning 69. 3% net margin versus -4. 4% for Alpine Income Property Trust, Inc. — meaning it keeps 69. 3% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: VICI leads at 91. 1% versus 28. 5% for JOE. At the gross margin level — before operating expenses — VICI leads at 99. 2%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.

The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential.

By this metric, VICI Properties Inc. (VICI) is the more undervalued stock at a PEG of 1. 21x versus Four Corners Property Trust, Inc. 's 118. 24x. A PEG below 1. 5 suggests fair-to-attractive pricing relative to expected growth. On forward earnings alone, VICI Properties Inc. (VICI) trades at 10. 1x forward P/E versus 260. 2x for The St. Joe Company — 250. 1x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for VICI: 11. 1% to $32. 00.

All stocks in this comparison pay dividends.

VICI Properties Inc. (VICI) offers the highest yield at 6. 1%, versus 0. 2% for Alpine Income Property Trust, Inc. (PINE).

For long-horizon retirement investors, Four Corners Property Trust, Inc.

(FCPT) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 14), 5. 5% yield). Both have compounded well over 10 years (FCPT: +99. 1%, PINE: +38. 3%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.

Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.

In terms of investment character: JOE is a small-cap high-growth stock; FCPT is a small-cap income-oriented stock; PINE is a small-cap high-growth stock; VICI is a mid-cap deep-value stock; NNN is a small-cap income-oriented stock. JOE, FCPT, VICI, NNN pay a dividend while PINE does not, making them suitable for different income and tax situations. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.