VICI
VICI Properties Inc.
REIT - Diversified
Market Cap$30.22B
5Y Perf.+44.1%
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Stock Comparison
VICI vs GLPI
Revenue, margins, valuation, and 5-year total return — side by side.
GLPI
Gaming and Leisure Properties, Inc.
REIT - Specialty
Market Cap$13.52B
5Y Perf.+38.2%
VICI vs GLPI — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | VICI | GLPI |
|---|---|---|
| Industry | REIT - Diversified | REIT - Specialty |
| Market Cap | $30.22B | $13.52B |
| Revenue (TTM) | $4.05B | $1.56B |
| Net Income (TTM) | $3.10B | $892M |
| Gross Margin | 99.2% | 39.1% |
| Operating Margin | 98.7% | 82.0% |
| Forward P/E | 9.9x | 14.9x |
| Total Debt | $0.00 | $7.79B |
| Cash & Equiv. | $563M | $224M |
VICI vs GLPI — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
VICI
GLPI
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| VICI Properties Inc. (VICI) | 100 | 144.1 | +44.1% |
| Gaming and Leisure … (GLPI) | 100 | 138.2 | +38.2% |
Price return only. Dividends and distributions are not included.
Quick Verdict: VICI vs GLPI
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: GLPI leads in 5 of 7 categories, making it the strongest pick for growth and revenue expansion and capital preservation and lower volatility. VICI Properties Inc. is the stronger pick specifically for valuation and capital efficiency and profitability and margin quality. As sector peers, any of these can serve as alternatives in the same allocation.
VICI
VICI Properties Inc.
The Real Estate Income Play
VICI is the clearest fit if your priority is valuation efficiency.
- PEG 1.19 vs GLPI's 2.96
- Lower P/E (9.9x vs 14.9x), PEG 1.19 vs 2.96
- 76.7% margin vs GLPI's 57.3%
Best for: valuation efficiency
GLPI
Gaming and Leisure Properties, Inc.
The Real Estate Income Play
GLPI carries the broadest edge in this set and is the clearest fit for income & stability and growth exposure.
- Dividend streak 1 yrs, beta 0.19, yield 6.5%
- Rev growth 4.1%, EPS growth 2.4%, 3Y rev CAGR 6.7%
- 126.7% 10Y total return vs VICI's 116.1%
Best for: income & stability and growth exposure
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | GLPI | 4.1% FFO/revenue growth vs VICI's 4.1% |
| Value | VICI | Lower P/E (9.9x vs 14.9x), PEG 1.19 vs 2.96 |
| Quality / Margins | VICI | 76.7% margin vs GLPI's 57.3% |
| Stability / Safety | GLPI | Beta 0.19 vs VICI's 0.22 |
| Dividends | GLPI | 6.5% yield, 1-year raise streak, vs VICI's 6.2% |
| Momentum (1Y) | GLPI | +9.8% vs VICI's -5.8% |
| Efficiency (ROA) | GLPI | 6.9% ROA vs VICI's 6.7%, ROIC 7.3% vs 7.6% |
VICI vs GLPI — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2021
FY 2025
VICI vs GLPI — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLVICILAGGINGGLPI
GLPIGaming and Leisure Pr…
2leads
VICIVICI Properties Inc.
2leads
6 Total Categories
CATEGORYLEADERvs GLPIMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
VICI6/6
Valuation MetricsMultiples, price ratios, and targets
VICI7/7
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
Tied
—
Total Returns1Y, 3Y, 5Y total returns with dividends
GLPI6/6
Risk & VolatilityBeta, volatility, and downside exposure
GLPI2/2
Analyst OutlookRatings, price targets, and dividends
Tied
—
Income & Cash Flow (Last 12 Months)
VICI leads this category, winning 6 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
VICI is the larger business by revenue, generating $4.0B annually — 2.6x GLPI's $1.6B. VICI is the more profitable business, keeping 76.7% of every revenue dollar as net income compared to GLPI's 57.3%. On growth, VICI holds the edge at +3.5% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | VICIVICI Properties I… | GLPIGaming and Leisur… |
|---|---|---|
| RevenueTrailing 12 months | $4.0B | $1.6B |
| EBITDAEarnings before interest/tax | $4.0B | $1.5B |
| Net IncomeAfter-tax profit | $3.1B | $892M |
| Free Cash FlowCash after capex | $2.5B | $585M |
| Gross MarginGross profit ÷ Revenue | +99.2% | +39.1% |
| Operating MarginEBIT ÷ Revenue | +98.7% | +82.0% |
| Net MarginNet income ÷ Revenue | +76.7% | +57.3% |
| FCF MarginFCF ÷ Revenue | +63.0% | +37.6% |
| Rev. Growth (YoY)Latest quarter vs prior year | +3.5% | -9.8% |
| EPS Growth (YoY)Latest quarter vs prior year | +60.8% | +38.3% |
VICI leads this category, winning 6 of 6 comparable metrics.
Valuation Metrics
VICI leads this category, winning 7 of 7 comparable metrics.
Valuation Metrics
At 10.8x trailing earnings, VICI trades at a 33% valuation discount to GLPI's 16.2x P/E. Adjusting for growth (PEG ratio), VICI offers better value at 1.30x vs GLPI's 3.23x — a lower PEG means you pay less per unit of expected earnings growth.
| Metric | VICIVICI Properties I… | GLPIGaming and Leisur… |
|---|---|---|
| Market CapShares × price | $30.2B | $13.5B |
| Enterprise ValueMkt cap + debt − cash | $29.7B | $21.1B |
| Trailing P/EPrice ÷ TTM EPS | 10.83x | 16.24x |
| Forward P/EPrice ÷ next-FY EPS est. | 9.89x | 14.91x |
| PEG RatioP/E ÷ EPS growth rate | 1.30x | 3.23x |
| EV / EBITDAEnterprise value multiple | 8.12x | 14.21x |
| Price / SalesMarket cap ÷ Revenue | 7.54x | 8.48x |
| Price / BookPrice ÷ Book value/share | 1.06x | 2.67x |
| Price / FCFMarket cap ÷ FCF | 12.05x | 16.39x |
VICI leads this category, winning 7 of 7 comparable metrics.
Profitability & Efficiency
Evenly matched — VICI and GLPI each lead in 4 of 8 comparable metrics.
Profitability & Efficiency
GLPI delivers a 17.9% return on equity — every $100 of shareholder capital generates $18 in annual profit, vs $11 for VICI. On the Piotroski fundamental quality scale (0–9), GLPI scores 5/9 vs VICI's 4/9, reflecting solid financial health.
| Metric | VICIVICI Properties I… | GLPIGaming and Leisur… |
|---|---|---|
| ROE (TTM)Return on equity | +11.0% | +17.9% |
| ROA (TTM)Return on assets | +6.7% | +6.9% |
| ROICReturn on invested capital | +7.6% | +7.3% |
| ROCEReturn on capital employed | +8.0% | +9.3% |
| Piotroski ScoreFundamental quality 0–9 | 4 | 5 |
| Debt / EquityFinancial leverage | — | 1.56x |
| Net DebtTotal debt minus cash | -$563M | $7.6B |
| Cash & Equiv.Liquid assets | $563M | $224M |
| Total DebtShort + long-term debt | $0 | $7.8B |
| Interest CoverageEBIT ÷ Interest expense | 4.45x | 3.28x |
Evenly matched — VICI and GLPI each lead in 4 of 8 comparable metrics.
Total Returns (Dividends Reinvested)
GLPI leads this category, winning 6 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in GLPI five years ago would be worth $13,606 today (with dividends reinvested), compared to $11,644 for VICI. Over the past 12 months, GLPI leads with a +9.8% total return vs VICI's -5.8%. The 3-year compound annual growth rate (CAGR) favors GLPI at 3.7% vs VICI's 0.6% — a key indicator of consistent wealth creation.
| Metric | VICIVICI Properties I… | GLPIGaming and Leisur… |
|---|---|---|
| YTD ReturnYear-to-date | +2.0% | +9.3% |
| 1-Year ReturnPast 12 months | -5.8% | +9.8% |
| 3-Year ReturnCumulative with dividends | +1.8% | +11.4% |
| 5-Year ReturnCumulative with dividends | +16.4% | +36.1% |
| 10-Year ReturnCumulative with dividends | +116.1% | +126.7% |
| CAGR (3Y)Annualised 3-year return | +0.6% | +3.7% |
GLPI leads this category, winning 6 of 6 comparable metrics.
Risk & Volatility
GLPI leads this category, winning 2 of 2 comparable metrics.
Risk & Volatility
GLPI is the less volatile stock with a 0.19 beta — it tends to amplify market swings less than VICI's 0.22 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. GLPI currently trades 95.6% from its 52-week high vs VICI's 83.1% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | VICIVICI Properties I… | GLPIGaming and Leisur… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.22x | 0.19x |
| 52-Week HighHighest price in past year | $34.01 | $49.95 |
| 52-Week LowLowest price in past year | $26.55 | $41.17 |
| % of 52W HighCurrent price vs 52-week peak | +83.1% | +95.6% |
| RSI (14)Momentum oscillator 0–100 | 46.3 | 52.7 |
| Avg Volume (50D)Average daily shares traded | 7.7M | 2.1M |
GLPI leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
Evenly matched — VICI and GLPI each lead in 1 of 2 comparable metrics.
Analyst Outlook
Wall Street rates VICI as "Buy" and GLPI as "Buy". Consensus price targets imply 13.2% upside for VICI (target: $32) vs 7.2% for GLPI (target: $51). For income investors, GLPI offers the higher dividend yield at 6.52% vs VICI's 6.17%.
| Metric | VICIVICI Properties I… | GLPIGaming and Leisur… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy |
| Price TargetConsensus 12-month target | $32.00 | $51.17 |
| # AnalystsCovering analysts | 26 | 27 |
| Dividend YieldAnnual dividend ÷ price | +6.2% | +6.5% |
| Dividend StreakConsecutive years of raises | 8 | 1 |
| Dividend / ShareAnnual DPS | $1.74 | $3.11 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 0.0% |
Evenly matched — VICI and GLPI each lead in 1 of 2 comparable metrics.
Key Takeaway
VICI leads in 2 of 6 categories (Income & Cash Flow, Valuation Metrics). GLPI leads in 2 (Total Returns, Risk & Volatility). 2 tied.
Best OverallVICI Properties Inc. (VICI)Leads 2 of 6 categories
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VICI vs GLPI: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is VICI or GLPI a better buy right now?
For growth investors, Gaming and Leisure Properties, Inc.
(GLPI) is the stronger pick with 4. 1% revenue growth year-over-year, versus 4. 1% for VICI Properties Inc. (VICI). VICI Properties Inc. (VICI) offers the better valuation at 10. 8x trailing P/E (9. 9x forward), making it the more compelling value choice. Analysts rate VICI Properties Inc. (VICI) a "Buy" — based on 26 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.
02Which has the better valuation — VICI or GLPI?
On trailing P/E, VICI Properties Inc.
(VICI) is the cheapest at 10. 8x versus Gaming and Leisure Properties, Inc. at 16. 2x. On forward P/E, VICI Properties Inc. is actually cheaper at 9. 9x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: VICI Properties Inc. wins at 1. 19x versus Gaming and Leisure Properties, Inc. 's 2. 96x — a reasonable growth-adjusted valuation.
03Which is the better long-term investment — VICI or GLPI?
Over the past 5 years, Gaming and Leisure Properties, Inc.
(GLPI) delivered a total return of +36. 1%, compared to +16. 4% for VICI Properties Inc. (VICI). Over 10 years, the gap is even starker: GLPI returned +126. 7% versus VICI's +116. 1%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — VICI or GLPI?
By beta (market sensitivity over 5 years), Gaming and Leisure Properties, Inc.
(GLPI) is the lower-risk stock at 0. 19β versus VICI Properties Inc. 's 0. 22β — meaning VICI is approximately 12% more volatile than GLPI relative to the S&P 500.
05Which is growing faster — VICI or GLPI?
By revenue growth (latest reported year), Gaming and Leisure Properties, Inc.
(GLPI) is pulling ahead at 4. 1% versus 4. 1% for VICI Properties Inc. (VICI). On earnings-per-share growth, the picture is similar: Gaming and Leisure Properties, Inc. grew EPS 2. 4% year-over-year, compared to 2. 0% for VICI Properties 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.
06Which has better profit margins — VICI or GLPI?
VICI Properties Inc.
(VICI) is the more profitable company, earning 69. 3% net margin versus 51. 7% for Gaming and Leisure Properties, 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 75. 3% for GLPI. 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.
07Is VICI or GLPI more undervalued right now?
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. 19x versus Gaming and Leisure Properties, Inc. 's 2. 96x. A PEG below 1. 5 suggests fair-to-attractive pricing relative to expected growth. On forward earnings alone, VICI Properties Inc. (VICI) trades at 9. 9x forward P/E versus 14. 9x for Gaming and Leisure Properties, Inc. — 5. 0x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for VICI: 13. 2% to $32. 00.
08Which pays a better dividend — VICI or GLPI?
All stocks in this comparison pay dividends.
Gaming and Leisure Properties, Inc. (GLPI) offers the highest yield at 6. 5%, versus 6. 2% for VICI Properties Inc. (VICI).
09Is VICI or GLPI better for a retirement portfolio?
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, +126. 7% 10Y return). Both have compounded well over 10 years (GLPI: +126. 7%, VICI: +116. 1%), 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.
10What are the main differences between VICI and GLPI?
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.
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.
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Revenue Growth>
%
(VICI: 3.5% · GLPI: -9.8%)Net Margin>
%
(VICI: 76.7% · GLPI: 57.3%)P/E Ratio<
x
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