EPR vs VICI Stock Comparison: AI Score, Valuation, Performance and Upside
VICI is the larger, more established experiential REIT with premier Las Vegas Strip casino properties and strong tenant credit quality, while EPR is a smaller, more diversified experiential REIT that has historically carried more tenant concentration risk in movie theatres. Both offer differentiated, e-commerce-resistant real estate exposure outside traditional retail and office.
EPR vs VICI compares two specialized experiential REITs, contrasting VICI's larger-scale, premier casino property portfolio against EPR's smaller, more diversified mix of entertainment and leisure real estate.
VICI holds the edge across 4 of 5 key metrics in this comparison. EPR has delivered stronger 1-year price return (+21.54% vs -16.64%), though VICI has the better forward P/E setup (8.65x vs 18.69x for EPR). On fundamentals, EPR is growing revenue faster (10.60%), while VICI maintains the higher operating margin (70.18%) — a classic growth-versus-profitability split. Analyst consensus implies meaningfully more upside for VICI (+25.63%) than for EPR (+8.40%).
Human Wall Street analysts' price targets, typically implying a ~12-month view — a separate signal from this site's own AI Prediction Signal further down the page, which is a 5-/30-day machine-learning forecast based on price history alone.
- Want exposure to diversified experiential real estate beyond traditional retail and office
- Value EPR's attractive dividend yield
- Believe continued diversification beyond movie theatres will reduce tenant concentration risk
- Want exposure to premier Las Vegas Strip and major regional casino real estate
- Value strong, long-term triple-net leases with major gaming operators
- Prefer a larger-scale, more established experiential REIT
| Metric | EPR | VICI |
|---|---|---|
| AI scorei | 25.5 | 37.2 |
| AI ranki | #2723 | #1484 |
| Latest closei | $59.58 | $25.00 |
| 1M returni | +5.54% | +10.38% |
| 3M returni | -2.66% | -5.80% |
| 6M returni | +7.84% | -11.00% |
| 1Y returni | +21.54% | -16.64% |
How much would $10,000 be worth today if invested at the start of each period, with all dividends reinvested?
| Period | EPR | VICI |
|---|---|---|
| 1Y ago | $11.87K (+18.7%) started 2025-11-03 | $8.31K (-16.9%) started 2025-11-03 |
| 5Y ago | $11.12K (+11.2%) started 2021-11-03 | $12.34K (+23.4%) started 2021-11-03 |
| 10Y ago | $8.62K (-13.8%) started 2016-11-03 | $28.75K (+187.5%) started 2018-01-02 |
Hypothetical — past performance does not guarantee future results.
| Metric | EPR | VICI |
|---|---|---|
| Market capi | $4.55B | $28.48B |
| Trailing P/Ei | 19.04 | 10.03 |
| Forward P/Ei | 18.69 | 8.65 |
| Price/Salesi | N/A | 8.57 |
| EV/Revenuei | 10.91 | 11.34 |
| Analyst targeti | $64.41 | $32.50 |
| Target upsidei | +8.40% | +25.63% |
| Metric | EPR | VICI |
|---|---|---|
| Revenue growthi | 10.60% | 5.70% |
| Earnings growthi | -13.20% | -41.40% |
| EPS growthi | -13.20% | -41.40% |
| FCF margini | +45.70% | +6.52% |
| Operating margini | 54.33% | 70.18% |
| Profit margini | 35.63% | 67.50% |
| ROIC proxyi | 11.32% | 9.85% |
| Return on equityi | 11.32% | 9.85% |
| Dividend yieldi | 6.27% | 6.98% |
| Payout ratioi | 102.68% | 83.80% |
| Dividend growth streaki | N/A | No increase yet |
| Betai | 1.02 | 0.69 |
| Debt/equityi | 152.23 | 60.28 |
| Current ratioi | 1.67 | 11.24 |
| Quick ratioi | 1.25 | 11.23 |
Over the past year, EPR and VICI have moved moderately in the same direction (correlation of 0.55), based on daily returns.
Lower drawdown and smaller single-period drops generally indicate a smoother ride, though they do not guarantee lower future risk.
| Period | Metric | EPR | VICI |
|---|---|---|---|
| 1Y | Growthi | +18.66% | -16.92% |
| CAGRi | +18.73% | -16.96% | |
| Volatilityi | 22.25% | 19.46% | |
| Sharpe ratioi | 0.69 | -1.10 | |
| Sortino ratioi | 1.02 | -1.51 | |
| Max drawdowni | 19.90% | 26.44% | |
| Current drawdowni | 7.37% | 18.38% | |
| Avg drawdowni | 5.79% | 10.80% | |
| Ulcer Indexi | 7.58% | 12.57% | |
| Max daily dropi | 5.65% | 4.11% | |
| Max wkly dropi | 11.75% | 8.52% | |
| 5Y | Growthi | +11.24% | +1.02% |
| CAGRi | +2.15% | +0.20% | |
| Volatilityi | 25.38% | 21.04% | |
| Sharpe ratioi | 0.03 | -0.10 | |
| Sortino ratioi | 0.05 | -0.14 | |
| Max drawdowni | 38.52% | 33.60% | |
| Current drawdowni | 7.37% | 26.32% | |
| Avg drawdowni | 16.15% | 8.99% | |
| Ulcer Indexi | 18.44% | 11.37% | |
| Max daily dropi | 7.20% | 5.74% | |
| Max wkly dropi | 16.83% | 12.39% | |
| 10Y | Growthi | -13.80% | +81.85% |
| CAGRi | -1.47% | +7.00% | |
| Volatilityi | 42.45% | 29.13% | |
| Sharpe ratioi | 0.07 | 0.23 | |
| Sortino ratioi | 0.11 | 0.31 | |
| Max drawdowni | 82.66% | 60.21% | |
| Current drawdowni | 25.78% | 26.32% | |
| Avg drawdowni | 31.88% | 9.28% | |
| Ulcer Indexi | 36.75% | 12.71% | |
| Max daily dropi | 36.04% | 28.64% | |
| Max wkly dropi | 68.53% | 45.68% |
| Category | EPR | VICI |
|---|---|---|
| Company | EPR Properties | VICI Properties Inc. |
| Sector | Real Estate | Real Estate |
| Industry | REIT - Specialty | REIT - Diversified |
| Core business | EPR Properties owns experiential real estate including movie theaters, eat-and-play entertainment venues, ski resorts, and attractions, leasing these properties to operators under long-term net leases. | VICI Properties owns major casino and gaming real estate including iconic Las Vegas Strip properties, leasing them to operators like Caesars and MGM under long-term triple-net leases, alongside growing non-gaming experiential property investments. |
| Investor focus | Investors track EPR's theatre tenant health (particularly AMC and Regal, historically significant tenants), diversification efforts beyond theatres, and dividend coverage and growth. | Investors track VICI's casino tenant credit quality and rent coverage, acquisition and capital deployment into new gaming and experiential properties, and dividend growth track record. |
- Differentiated focus on experiential, e-commerce-resistant real estate categories
- Diversifying beyond movie theatres into ski resorts, attractions, and eat-and-play venues
- Attractive dividend yield reflecting the specialized nature of its property portfolio
- Premier portfolio of iconic Las Vegas Strip and major regional casino properties
- Strong, long-term triple-net leases with major gaming operators provide stable cash flow
- Diversifying into non-gaming experiential real estate broadens long-term growth opportunities
- Historical concentration in movie theatre tenants created significant risk during pandemic-era theatre closures and bankruptcies
- Smaller scale than VICI limits diversification and capital cost advantages
- Theatre industry secular headwinds from streaming remain an ongoing consideration
- Concentrated tenant base in major gaming operators creates counterparty credit risk
- Casino real estate is more specialized and less liquid than traditional commercial property types
- Gaming industry regulatory and economic cyclicality can indirectly affect tenant performance
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