VICI vs GLPI Stock Comparison: AI Score, Valuation, Performance and Upside
VICI Properties and Gaming and Leisure Properties are both gaming-focused net lease REITs, but VICI Properties owns a portfolio weighted toward premier Las Vegas Strip destination resorts, while Gaming and Leisure Properties focuses more heavily on regional casino properties across the country.
VICI offers exposure to premier Las Vegas Strip destination gaming real estate, while GLPI offers exposure to a regional casino property portfolio less dependent on destination tourism. The decision depends on whether you prefer destination or regional gaming real estate exposure.
GLPI holds the edge across 3 of 5 key metrics in this comparison. GLPI has delivered stronger 1-year price return (-11.91% vs -16.64%), though VICI has the better forward P/E setup (8.65x vs 12.76x for GLPI). GLPI leads on both revenue growth (9.00%) and operating margin (77.48%), suggesting a stronger fundamental setup on both dimensions. Analyst consensus implies similar upside for both: +25.63% for VICI and +26.02% for GLPI.
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 premier Las Vegas Strip and destination casino resort real estate
- Value long-term triple net leases with major, well-capitalized gaming operators
- Believe diversification into other experiential real estate adds long-term growth avenues
- Are comfortable with tenant concentration risk among major gaming operators
- Want exposure to regional casino real estate less dependent on destination tourism
- Value a long operating history in structuring gaming property leases
- Believe regional casino markets provide more localized, stable demand patterns
- Are comfortable with tenant concentration risk among gaming operators
| Metric | VICI | GLPI |
|---|---|---|
| AI scorei | 37.2 | 36.8 |
| AI ranki | #1484 | #1506 |
| Latest closei | $25.00 | $39.34 |
| 1M returni | +10.38% | +4.41% |
| 3M returni | -5.80% | -12.21% |
| 6M returni | -11.00% | -16.86% |
| 1Y returni | -16.64% | -11.91% |
How much would $10,000 be worth today if invested at the start of each period, with all dividends reinvested?
| Period | VICI | GLPI |
|---|---|---|
| 1Y ago | $8.31K (-16.9%) started 2025-11-03 | $8.65K (-13.5%) started 2025-11-03 |
| 5Y ago | $12.34K (+23.4%) started 2021-11-03 | $7.96K (-20.4%) started 2021-11-03 |
| 10Y ago | $28.75K (+187.5%) started 2018-01-02 | $12.61K (+26.1%) started 2016-11-03 |
Hypothetical — past performance does not guarantee future results.
| Metric | VICI | GLPI |
|---|---|---|
| Market capi | $28.48B | $12.72B |
| Trailing P/Ei | 10.03 | 12.42 |
| Forward P/Ei | 8.65 | 12.76 |
| Price/Salesi | 8.57 | N/A |
| EV/Revenuei | 11.34 | 12.46 |
| Analyst targeti | $32.50 | $53.52 |
| Target upsidei | +25.63% | +26.02% |
| Metric | VICI | GLPI |
|---|---|---|
| Revenue growthi | 5.70% | 9.00% |
| Earnings growthi | -41.40% | 47.90% |
| EPS growthi | -41.40% | +47.90% |
| FCF margini | +6.52% | +30.62% |
| Operating margini | 70.18% | 77.48% |
| Profit margini | 67.50% | 58.53% |
| ROIC proxyi | 9.85% | 19.35% |
| Return on equityi | 9.85% | 19.35% |
| Dividend yieldi | 6.98% | 7.84% |
| Payout ratioi | 83.80% | 97.56% |
| Dividend growth streaki | No increase yet | N/A |
| Betai | 0.69 | 0.69 |
| Debt/equityi | 60.28 | 155.72 |
| Current ratioi | 11.24 | 24.29 |
| Quick ratioi | 11.23 | 22.20 |
Over the past year, VICI and GLPI have moved strongly in the same direction (correlation of 0.76), 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 | VICI | GLPI |
|---|---|---|---|
| 1Y | Growthi | -16.92% | -13.48% |
| CAGRi | -16.96% | -13.52% | |
| Volatilityi | 19.46% | 19.65% | |
| Sharpe ratioi | -1.10 | -0.88 | |
| Sortino ratioi | -1.51 | -1.22 | |
| Max drawdowni | 26.44% | 24.55% | |
| Current drawdowni | 18.38% | 21.04% | |
| Avg drawdowni | 10.80% | 8.39% | |
| Ulcer Indexi | 12.57% | 10.90% | |
| Max daily dropi | 4.11% | 3.15% | |
| Max wkly dropi | 8.52% | 6.91% | |
| 5Y | Growthi | +1.02% | -20.38% |
| CAGRi | +0.20% | -4.46% | |
| Volatilityi | 21.04% | 20.25% | |
| Sharpe ratioi | -0.10 | -0.35 | |
| Sortino ratioi | -0.14 | -0.48 | |
| Max drawdowni | 33.60% | 31.55% | |
| Current drawdowni | 26.32% | 28.37% | |
| Avg drawdowni | 8.99% | 12.39% | |
| Ulcer Indexi | 11.37% | 13.90% | |
| Max daily dropi | 5.74% | 5.87% | |
| Max wkly dropi | 12.39% | 10.67% | |
| 10Y | Growthi | +81.85% | +26.09% |
| CAGRi | +7.00% | +2.35% | |
| Volatilityi | 29.13% | 29.20% | |
| Sharpe ratioi | 0.23 | 0.08 | |
| Sortino ratioi | 0.31 | 0.11 | |
| Max drawdowni | 60.21% | 69.90% | |
| Current drawdowni | 26.32% | 28.37% | |
| Avg drawdowni | 9.28% | 11.68% | |
| Ulcer Indexi | 12.71% | 14.68% | |
| Max daily dropi | 28.64% | 41.10% | |
| Max wkly dropi | 45.68% | 61.73% |
| Category | VICI | GLPI |
|---|---|---|
| Company | VICI Properties Inc. | Gaming and Leisure Properties, Inc. |
| Sector | Real Estate | Real Estate |
| Industry | REIT - Diversified | REIT - Specialty |
| Core business | A real estate investment trust that owns an extensive portfolio of casino resort and gaming properties, including many well-known Las Vegas Strip and regional casino resorts, leased to major gaming operators under long-term triple net leases. | A real estate investment trust that owns casino and gaming properties, primarily regional casino resorts, leased to gaming operators under long-term triple net lease agreements across the United States. |
| Investor focus | Tenant credit quality and rent coverage ratios among its major gaming operator tenants, portfolio diversification beyond casino gaming into other experiential real estate, and acquisition activity expanding its property base. | Tenant credit quality and rent coverage ratios among its gaming operator tenants, regional casino market demand trends, and acquisition activity expanding its property portfolio. |
- Ownership of premier Las Vegas Strip and destination casino resort properties provides exposure to some of the highest-quality gaming real estate in the country
- Long-term triple net leases with major, well-capitalized gaming operators provide meaningful revenue visibility and reduced property-level operating risk
- Diversification efforts into other experiential real estate beyond traditional casino gaming provide additional long-term growth avenues
- Long operating history in regional casino real estate has built deep expertise in evaluating and structuring gaming property leases
- Long-term triple net leases with gaming operators provide meaningful revenue visibility and reduced property-level operating risk
- Regional casino property focus provides exposure to gaming markets somewhat less dependent on destination tourism than Las Vegas Strip properties
- Concentration of rental income among a relatively small number of major gaming operator tenants creates tenant credit concentration risk
- Casino and gaming demand can be sensitive to broader consumer discretionary spending and travel trends
- Triple net lease structure ties long-term returns closely to the ongoing financial health of its major tenant operators
- Concentration of rental income among a relatively small number of gaming operator tenants creates tenant credit concentration risk
- Regional casino demand can be sensitive to local economic conditions and state-level gaming regulation changes
- Triple net lease structure ties long-term returns closely to the ongoing financial health of its tenant operators
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