VICI Properties Inc. VICI

Competitive advantage analysis · real-estate

REIT Specialized
Overall moat score
64/100
Moderate

Ranked against 21 peers in REIT - Diversified

About VICI Properties Inc.

VICI Properties Inc. is an S&P 500 experiential real estate investment trust that owns one of the largest portfolios of market-leading gaming, hospitality, wellness, entertainment and leisure destinations, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas, three of the most iconic entertainment facilities on the Las Vegas Strip. VICI Properties owns 93 experiential assets across … Full VICI analysis →

Key strengths

  • Conservative Leverage Leverage is conservative (score 0.90), providing refinancing flexibility.
  • Strong AFFO Generation AFFO generation is strong (score 0.86), supporting dividend sustainability.

Key risks

  • Portfolio Quality Concerns Portfolio quality is concerning (occupancy stability 0.33).
  • Dilutive or Undisciplined Growth Growth discipline is questionable (score 0.19), raising dilution concerns.

The dashed ring is the peer median. Defense scores are percentile ranks against peers, so 50 is roughly the typical company in this group.

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Rent Pricing Power

Moderate
68
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Signals, strengths and risks for Rent Pricing Power

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Signals, strengths and risks for AFFO Strength

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Signals, strengths and risks for Balance Sheet & Cost of Capital

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Signals, strengths and risks for Capital Recycling & Growth

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Signals, strengths and risks for Operational Efficiency

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Signals, strengths and risks for Portfolio Quality & Diversification

Where VICI ranks in REIT - Diversified

VICI Properties Inc. ranks #9 of 20 scored companies in REIT - Diversified by moat score — the top 45%. The widest moat in the group is Gladstone Commercial Corporatio (GOOD) at 78/100.

# Company Moat score Rating
5 W. P. Carey Inc. REIT WPC 71/100 Moderate
6 Empire State Realty Trust, Inc. ESRT 67/100 Moderate
7 American Assets Trust, Inc. AAT 66/100 Moderate
8 CTO Realty Growth, Inc. CTO 64/100 Moderate
9 VICI Properties Inc. VICI 64/100 Moderate
10 Presidio Property Trust, Inc. - SQFTP 52/100 Moderate
11 Presidio Property Trust, Inc. S SQFTW 51/100 Moderate
12 Presidio Property Trust, Inc. SQFT 50/100 Developing
13 Global Net Lease, Inc. GNL 49/100 Developing

See every Real Estate Investment Trusts company ranked by moat score →

How VICI scores on the REIT Specialized defenses

Rent Pricing Power

Score 68 · 20% of the moat score

For a REIT, pricing power is the ability to raise rents at renewal and still keep the space occupied.

AFFO Strength

Score 88 · 18% of the moat score

AFFO — adjusted funds from operations — is the cash a REIT can actually distribute after the recurring capital spending buildings need in order to stay leasable.

Balance Sheet & Cost of Capital

Score 95 · 20% of the moat score

Real estate is bought with borrowed money, so a REIT's cost of capital is its competitive advantage.

Capital Recycling & Growth

Score 22 · 16% of the moat score

REITs grow by issuing shares and debt to buy more property, which creates value only when the yield on the asset exceeds the cost of the capital raised.

Operational Efficiency

Score 93 · 14% of the moat score

Running property — leasing, maintenance, taxes, management — is the part of the business a REIT genuinely controls.

Portfolio Quality & Diversification

Score 29 · 12% of the moat score

Portfolio quality is really a question about what happens when a tenant fails.

How each REIT Specialized defense is measured, in full →

Understanding VICI's moat

What is VICI Properties Inc.'s moat score?

VICI Properties Inc. (VICI) scores 64 out of 100 on the StatsAlpha Moat Map, which rates its competitive advantage as moderate. It ranks #9 of 20 scored companies in REIT - Diversified, the top 45%. The score is a weighted composite of 6 competitive defenses, each measured against industry peers of 21 companies in REIT - Diversified. Its strongest defense is Balance Sheet & Cost of Capital (95/100) and its weakest is Capital Recycling & Growth (22/100).

How does VICI Properties Inc. compare with other REIT - Diversified companies?

VICI Properties Inc. ranks #9 of 20 scored companies in REIT - Diversified by moat score. The widest moat in REIT - Diversified is Gladstone Commercial Corporatio (GOOD) at 78/100. The companies ranked closest are CTO Realty Growth, Inc. (CTO) at 64 just above it and Presidio Property Trust, Inc. - (SQFTP) at 52 just below it.

How is the moat score calculated?

Each company is scored with an industry-specific template — REIT Specialized in this case, chosen because the defenses that matter to a bank are not the ones that matter to a software company. Every defense combines several financial signals, and each signal is measured as a percentile against a peer group of 21 companies in REIT - Diversified. The defenses are then weighted to produce the overall score out of 100.

Why is VICI Properties Inc. scored with the REIT Specialized template?

A REIT is a portfolio of buildings financed with debt and required to distribute most of its taxable income. Reported earnings are dominated by depreciation on assets that often appreciate, so net income says very little; the real question is how much cash the properties distribute, and how securely. The REIT template scores what determines that: rent pricing, distributable cash, cost of capital, and the discipline behind growth.

Which competitive defenses are measured for VICI Properties Inc.?

The REIT Specialized template measures 6 defenses, and VICI scores: Rent Pricing Power (68), AFFO Strength (88), Balance Sheet & Cost of Capital (95), Capital Recycling & Growth (22), Operational Efficiency (93), Portfolio Quality & Diversification (29). Each is scored independently as a percentile against peers, so a company can be strong on one and weak on another — the overall score reflects how those defenses are weighted for this industry.

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