VICI vs GLPI vs EPR vs O vs NNN

For growth investors, EPR Properties (EPR) is the stronger pick with 12.

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.

On trailing P/E, VICI Properties Inc.

(VICI) is the cheapest at 10. 8x versus Realty Income Corporation at 54. 3x. 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 Realty Income Corporation's 73. 34x — a reasonable growth-adjusted valuation.

Over the past 5 years, EPR Properties (EPR) delivered a total return of +52.

0%, compared to +16. 4% for VICI Properties Inc. (VICI). Over 10 years, the gap is even starker: GLPI returned +126. 7% versus EPR's +29. 4%. 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), Realty Income Corporation (O) is the lower-risk stock at 0.

09β versus EPR Properties's 0. 35β — meaning EPR is approximately 284% more volatile than O relative to the S&P 500. On balance sheet safety, NNN REIT, Inc. (NNN) carries a lower debt/equity ratio of 109% versus 156% for Gaming and Leisure Properties, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), EPR Properties (EPR) is pulling ahead at 12.

1% versus 4. 1% for VICI Properties Inc. (VICI). On earnings-per-share growth, the picture is similar: EPR Properties grew EPS 105. 0% year-over-year, compared to -3. 7% for NNN REIT, Inc.. Over a 3-year CAGR, O leads at 19. 8% 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 18. 4% for Realty Income Corporation — 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. 3% for O. At the gross margin level — before operating expenses — EPR leads at 99. 7%, 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. 19x versus Realty Income Corporation's 73. 34x. 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 38. 2x for Realty Income Corporation — 28. 3x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for VICI: 13. 2% to $32. 00.

In this comparison, GLPI (6.

5% yield), VICI (6. 2% yield), NNN (5. 3% yield), EPR (0. 2% yield) pay a dividend. O does 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, +126. 7% 10Y return). Both have compounded well over 10 years (GLPI: +126. 7%, EPR: +29. 4%), 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: VICI is a mid-cap deep-value stock; GLPI is a mid-cap deep-value stock; EPR is a small-cap deep-value stock; O is a mid-cap quality compounder stock; NNN is a small-cap income-oriented stock. VICI, GLPI, NNN pay a dividend while EPR, O 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.