VICI Properties Stock Decline but Stable Dividends
Written by Emily J. Thompson, Senior Investment Analyst
Updated: Jan 26 2026
0mins
Should l Buy VICI?
Source: Fool
- Stock Decline: VICI Properties' stock has fallen over 15% in recent months, bringing its price down to around $25 and pushing its dividend yield up to 6.18%, significantly higher than the S&P 500's 1.2%, providing investors with a stable passive income stream.
- Stable Dividend Growth: The company owns a growing portfolio of experiential real estate and benefits from long-term triple-net leases, ensuring steady cash flows with rents expected to rise by 46% this year and 90% by 2035, strongly supporting its dividend payouts.
- Investment Expansion: VICI recently secured a $1.2 billion deal to acquire seven gaming properties and continues to invest in income-producing experiential real estate through sale-leaseback transactions and real estate-backed loans, further enhancing its cash flow.
- Consistent Dividend Increases: The REIT has raised its dividend for eight consecutive years, achieving a compound annual growth rate of 6.6%, significantly outpacing the 2.3% average of other NNN-focused REITs, highlighting its strong market potential and growth prospects.
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Analyst Views on VICI
Wall Street analysts forecast VICI stock price to rise over the next 12 months. According to Wall Street analysts, the average 1-year price target for VICI is 33.70 USD with a low forecast of 30.00 USD and a high forecast of 38.00 USD. However, analyst price targets are subjective and often lag stock prices, so investors should focus on the objective reasons behind analyst rating changes, which better reflect the company's fundamentals.
12 Analyst Rating
7 Buy
5 Hold
0 Sell
Moderate Buy
Current: 28.740
Low
30.00
Averages
33.70
High
38.00
Current: 28.740
Low
30.00
Averages
33.70
High
38.00
About VICI
VICI Properties Inc. is a real estate investment trust (REIT). The Company is engaged in the business of owning and acquiring gaming, hospitality, wellness, entertainment and leisure destinations, subject to long-term triple net leases. The Company own 93 experiential assets across a geographically diverse portfolio consisting of 54 gaming properties and 39 other experiential properties across the United States and Canada, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas (the Venetian Resort). The portfolio comprises over 127 million square feet and features approximately 60,300 hotel rooms and over 500 restaurants, bars, nightclubs and sportsbooks. Its properties are occupied by gaming, leisure and hospitality operators under long-term, triple-net lease agreements. The Company also owns four championship golf courses and approximately 33 acres of undeveloped and underdeveloped land adjacent to the Las Vegas Strip.
About the author
Emily J. Thompson
Emily J. Thompson, a Chartered Financial Analyst (CFA) with 12 years in investment research, graduated with honors from the Wharton School. Specializing in industrial and technology stocks, she provides in-depth analysis for Intellectia’s earnings and market brief reports.
VICI Properties Stock Analysis and Outlook
- Analyst Optimism: Among the 25 analysts covering VICI Properties, 80% have assigned a Buy rating, indicating strong market confidence in the stock despite trading near its 52-week lows, reflecting investor expectations for a rebound.
- Price Target Increase: Barry Jones from Truist Financial reiterated a Buy rating on VICI with a price target of $38, suggesting over 24% upside from current levels, indicating analysts' optimism about the stock's future performance.
- Market Environment Analysis: Analysts at Cantor Fitzgerald noted that while US equity REITs are expected to return only 2.9% in 2025, underperforming the S&P 500, they anticipate improvements in 2026 driven by a supportive macroeconomic environment and accelerating M&A activity, highlighting the sector's potential recovery.
- Strong Fundamentals: VICI Properties focuses on owning gaming, hospitality, and entertainment destinations across the US and Canada, and despite market challenges, its stable demand, strong balance sheet, and growing dividend yield make it attractive in the current environment.
See More
VICI Properties Stock Decline but Stable Dividends
- Stock Decline: VICI Properties' stock has fallen over 15% in recent months, bringing its price down to around $25 and pushing its dividend yield up to 6.18%, significantly higher than the S&P 500's 1.2%, providing investors with a stable passive income stream.
- Stable Dividend Growth: The company owns a growing portfolio of experiential real estate and benefits from long-term triple-net leases, ensuring steady cash flows with rents expected to rise by 46% this year and 90% by 2035, strongly supporting its dividend payouts.
- Investment Expansion: VICI recently secured a $1.2 billion deal to acquire seven gaming properties and continues to invest in income-producing experiential real estate through sale-leaseback transactions and real estate-backed loans, further enhancing its cash flow.
- Consistent Dividend Increases: The REIT has raised its dividend for eight consecutive years, achieving a compound annual growth rate of 6.6%, significantly outpacing the 2.3% average of other NNN-focused REITs, highlighting its strong market potential and growth prospects.
See More
Top High-Yield Stocks: Verizon, Oneok, and More with Annual Growth Over 5%
- Stable Earnings in Clean Energy: Clearway Energy boasts a dividend yield exceeding 5%, ensuring stable cash flow through long-term fixed-rate contracts, with expectations of 7% to 8% annual cash flow per share growth by 2030, supporting ongoing dividend increases.
- REIT Stability Advantage: NNN REIT offers a dividend yield over 5.5%, generating stable rental income from single-tenant, triple-net-leased properties, having increased dividends for 36 consecutive years, showcasing strong financial flexibility and investment potential.
- Pipeline Industry Growth Potential: Oneok has a 5.5% dividend yield, supported by long-term contracts and government-regulated revenue structures, enabling over 25 years of dividend stability, with plans for 3% to 4% annual growth in the future.
- Telecom Giant Expansion Strategy: Verizon's dividend yield exceeds 7%, leveraging the $20 billion acquisition of Frontier to expand its broadband network and enhance cross-selling capabilities, expected to support future dividend growth, having achieved a 19-year growth streak.
See More
Verizon Increases Dividend for 19th Consecutive Year, Oneok Delivers Stable Growth
- Dividend Stability: Verizon has increased its dividend for 19 consecutive years, currently boasting a yield of over 7%, supported by stable wireless and internet revenues that enhance its financial robustness for future dividend growth.
- Long-Term Contract Security: Oneok offers a 5.5% dividend yield, with stable cash flow derived from long-term fixed contracts, reflecting over 25 years of consistent dividend growth backed by a strong financial foundation and expansion capabilities.
- Investment Return Potential: NNN REIT has a dividend yield exceeding 5.5%, with stable rental income from single-tenant properties, allocating 70% of its cash flow to dividends, ensuring long-term investment returns and financial flexibility.
- Clean Energy Outlook: Clearway Energy's dividend yield is over 5%, with expectations of 7% to 8% compound annual cash flow growth per share through 2030, providing robust support for continued dividend increases.
See More
Realty Income's 98.7% Occupancy Rate and 5.3% Dividend Yield
- High Occupancy Rate: Realty Income, with over 15,500 commercial properties, achieved a 98.7% occupancy rate in the latest quarter, indicating its ability to attract tenants amid economic uncertainty, thereby ensuring stable rental income and shareholder returns.
- Stable Dividend Yield: The company has raised its dividend 132 times since its IPO, currently offering a forward yield of 5.3%, with expected AFFO per share growth to $4.25-$4.27 by 2025, comfortably covering its $3.22 dividend payout.
- Diversified Tenant Base: Vici Properties, owning 93 entertainment venues, maintains a 100% occupancy rate by locking tenants into long-term leases tied to the Consumer Price Index, ensuring stable cash flow even during economic fluctuations.
- Data Center Growth Potential: Digital Realty expects its core FFO per share to rise 8%-9% to $7.25-$7.30 by 2025, and while its current yield is about 3%, its expansion in cloud and AI markets positions it as a solid long-term investment.
See More
REITs Poised for Recovery as Fed Cuts Rates, 2025 AFFO Growth Expected
- REIT Market Recovery: With the Fed cutting rates six times in a row in 2024 and 2025, the attractiveness of Real Estate Investment Trusts (REITs) is rising again, likely drawing in more income-driven investors and driving up valuations.
- Realty Income's Strong Performance: Realty Income, owning over 15,500 commercial properties, reported a 98.7% occupancy rate in the latest quarter and expects its adjusted funds from operations (AFFO) to grow 1%-2% to $4.25-$4.27 per share in 2025, ensuring its $3.22 per share dividend payment.
- Vici Properties' Rent Growth: Vici Properties has maintained a 100% occupancy rate since its 2018 IPO and expects its AFFO per share to rise 4%-5% to $2.36-$2.37 in 2025, supporting its $1.80 per share dividend, showcasing strong resilience against economic headwinds.
- Digital Realty's Recovery Outlook: Despite a decline in AFFO over the past four years, Digital Realty anticipates an 8%-9% growth in core FFO to $7.25-$7.30 per share in 2025, with occupancy rates expected to rise to 84.9%-85.9%, securing its $4.88 per share dividend.
See More
VICI Properties Stock Analysis and Outlook
- Analyst Optimism: Among the 25 analysts covering VICI Properties, 80% have assigned a Buy rating, indicating strong market confidence in the stock despite trading near its 52-week lows, reflecting investor expectations for a rebound.
- Price Target Increase: Barry Jones from Truist Financial reiterated a Buy rating on VICI with a price target of $38, suggesting over 24% upside from current levels, indicating analysts' optimism about the stock's future performance.
- Market Environment Analysis: Analysts at Cantor Fitzgerald noted that while US equity REITs are expected to return only 2.9% in 2025, underperforming the S&P 500, they anticipate improvements in 2026 driven by a supportive macroeconomic environment and accelerating M&A activity, highlighting the sector's potential recovery.
- Strong Fundamentals: VICI Properties focuses on owning gaming, hospitality, and entertainment destinations across the US and Canada, and despite market challenges, its stable demand, strong balance sheet, and growing dividend yield make it attractive in the current environment.
See More
VICI Properties Stock Decline but Stable Dividends
- Stock Decline: VICI Properties' stock has fallen over 15% in recent months, bringing its price down to around $25 and pushing its dividend yield up to 6.18%, significantly higher than the S&P 500's 1.2%, providing investors with a stable passive income stream.
- Stable Dividend Growth: The company owns a growing portfolio of experiential real estate and benefits from long-term triple-net leases, ensuring steady cash flows with rents expected to rise by 46% this year and 90% by 2035, strongly supporting its dividend payouts.
- Investment Expansion: VICI recently secured a $1.2 billion deal to acquire seven gaming properties and continues to invest in income-producing experiential real estate through sale-leaseback transactions and real estate-backed loans, further enhancing its cash flow.
- Consistent Dividend Increases: The REIT has raised its dividend for eight consecutive years, achieving a compound annual growth rate of 6.6%, significantly outpacing the 2.3% average of other NNN-focused REITs, highlighting its strong market potential and growth prospects.
See More
Top High-Yield Stocks: Verizon, Oneok, and More with Annual Growth Over 5%
- Stable Earnings in Clean Energy: Clearway Energy boasts a dividend yield exceeding 5%, ensuring stable cash flow through long-term fixed-rate contracts, with expectations of 7% to 8% annual cash flow per share growth by 2030, supporting ongoing dividend increases.
- REIT Stability Advantage: NNN REIT offers a dividend yield over 5.5%, generating stable rental income from single-tenant, triple-net-leased properties, having increased dividends for 36 consecutive years, showcasing strong financial flexibility and investment potential.
- Pipeline Industry Growth Potential: Oneok has a 5.5% dividend yield, supported by long-term contracts and government-regulated revenue structures, enabling over 25 years of dividend stability, with plans for 3% to 4% annual growth in the future.
- Telecom Giant Expansion Strategy: Verizon's dividend yield exceeds 7%, leveraging the $20 billion acquisition of Frontier to expand its broadband network and enhance cross-selling capabilities, expected to support future dividend growth, having achieved a 19-year growth streak.
See More
Verizon Increases Dividend for 19th Consecutive Year, Oneok Delivers Stable Growth
- Dividend Stability: Verizon has increased its dividend for 19 consecutive years, currently boasting a yield of over 7%, supported by stable wireless and internet revenues that enhance its financial robustness for future dividend growth.
- Long-Term Contract Security: Oneok offers a 5.5% dividend yield, with stable cash flow derived from long-term fixed contracts, reflecting over 25 years of consistent dividend growth backed by a strong financial foundation and expansion capabilities.
- Investment Return Potential: NNN REIT has a dividend yield exceeding 5.5%, with stable rental income from single-tenant properties, allocating 70% of its cash flow to dividends, ensuring long-term investment returns and financial flexibility.
- Clean Energy Outlook: Clearway Energy's dividend yield is over 5%, with expectations of 7% to 8% compound annual cash flow growth per share through 2030, providing robust support for continued dividend increases.
See More
Realty Income's 98.7% Occupancy Rate and 5.3% Dividend Yield
- High Occupancy Rate: Realty Income, with over 15,500 commercial properties, achieved a 98.7% occupancy rate in the latest quarter, indicating its ability to attract tenants amid economic uncertainty, thereby ensuring stable rental income and shareholder returns.
- Stable Dividend Yield: The company has raised its dividend 132 times since its IPO, currently offering a forward yield of 5.3%, with expected AFFO per share growth to $4.25-$4.27 by 2025, comfortably covering its $3.22 dividend payout.
- Diversified Tenant Base: Vici Properties, owning 93 entertainment venues, maintains a 100% occupancy rate by locking tenants into long-term leases tied to the Consumer Price Index, ensuring stable cash flow even during economic fluctuations.
- Data Center Growth Potential: Digital Realty expects its core FFO per share to rise 8%-9% to $7.25-$7.30 by 2025, and while its current yield is about 3%, its expansion in cloud and AI markets positions it as a solid long-term investment.
See More
REITs Poised for Recovery as Fed Cuts Rates, 2025 AFFO Growth Expected
- REIT Market Recovery: With the Fed cutting rates six times in a row in 2024 and 2025, the attractiveness of Real Estate Investment Trusts (REITs) is rising again, likely drawing in more income-driven investors and driving up valuations.
- Realty Income's Strong Performance: Realty Income, owning over 15,500 commercial properties, reported a 98.7% occupancy rate in the latest quarter and expects its adjusted funds from operations (AFFO) to grow 1%-2% to $4.25-$4.27 per share in 2025, ensuring its $3.22 per share dividend payment.
- Vici Properties' Rent Growth: Vici Properties has maintained a 100% occupancy rate since its 2018 IPO and expects its AFFO per share to rise 4%-5% to $2.36-$2.37 in 2025, supporting its $1.80 per share dividend, showcasing strong resilience against economic headwinds.
- Digital Realty's Recovery Outlook: Despite a decline in AFFO over the past four years, Digital Realty anticipates an 8%-9% growth in core FFO to $7.25-$7.30 per share in 2025, with occupancy rates expected to rise to 84.9%-85.9%, securing its $4.88 per share dividend.
See More
