SEG vs EPR vs VICI vs PRKS vs GLPI

For growth investors, Seaport Entertainment Group Inc.

(SEG) is the stronger pick with 17. 3% revenue growth year-over-year, versus -3. 6% for United Parks & Resorts Inc. (PRKS). 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 Seaport Entertainment Group Inc. (SEG) a "Buy" — based on 1 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 EPR Properties at 17. 6x. On forward P/E, United Parks & Resorts Inc. is actually cheaper at 10. 0x — notably different from the trailing picture, reflecting expected earnings growth. 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 Gaming and Leisure Properties, Inc. 's 2. 97x — a reasonable growth-adjusted valuation.

Over the past 5 years, EPR Properties (EPR) delivered a total return of +49.

6%, compared to -31. 0% for United Parks & Resorts Inc. (PRKS). Over 10 years, the gap is even starker: GLPI returned +122. 5% versus SEG's -25. 6%. 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), Gaming and Leisure Properties, Inc.

(GLPI) is the lower-risk stock at 0. 19β versus United Parks & Resorts Inc. 's 1. 54β — meaning PRKS is approximately 696% more volatile than GLPI relative to the S&P 500. On balance sheet safety, Seaport Entertainment Group Inc. (SEG) carries a lower debt/equity ratio of 33% versus 156% for Gaming and Leisure Properties, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Seaport Entertainment Group Inc.

(SEG) is pulling ahead at 17. 3% versus -3. 6% for United Parks & Resorts Inc. (PRKS). On earnings-per-share growth, the picture is similar: EPR Properties grew EPS 105. 0% year-over-year, compared to -19. 3% for United Parks & Resorts Inc.. Over a 3-year CAGR, VICI leads at 15. 5% 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 -89. 5% for Seaport Entertainment Group 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 -80. 0% for SEG. 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 Gaming and Leisure Properties, Inc. 's 2. 97x. A PEG below 1. 5 suggests fair-to-attractive pricing relative to expected growth. On forward earnings alone, United Parks & Resorts Inc. (PRKS) trades at 10. 0x forward P/E versus 19. 2x for EPR Properties — 9. 2x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for PRKS: 28. 4% to $47. 60.

In this comparison, EPR (6.

6% yield), GLPI (6. 5% yield), VICI (6. 1% yield) pay a dividend. SEG, PRKS do not pay a meaningful dividend and should not be held primarily for income.

For long-horizon retirement investors, Gaming and Leisure Properties, Inc.

(GLPI) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 19), 6. 5% yield, +122. 5% 10Y return). United Parks & Resorts Inc. (PRKS) carries a higher beta of 1. 54 — meaning larger drawdowns in market downturns, which matters significantly when you cannot wait years for a recovery. Both have compounded well over 10 years (GLPI: +122. 5%, PRKS: +103. 5%), 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.

These companies operate in different sectors (SEG (Real Estate) and EPR (Real Estate) and VICI (Real Estate) and PRKS (Consumer Cyclical) and GLPI (Real Estate)), which means they face different economic cycles, regulatory environments, and macro sensitivities — making direct comparison nuanced.

In terms of investment character: SEG is a small-cap high-growth stock; EPR is a small-cap deep-value stock; VICI is a mid-cap deep-value stock; PRKS is a small-cap deep-value stock; GLPI is a mid-cap deep-value stock. EPR, VICI, GLPI pay a dividend while SEG, PRKS do 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.