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Stock rating · Real Estate Investment Trusts
VICI Properties Inc. (VICI) Stock Rating & Analysis
As of October 6, 2026, MELANY rates VICI Properties Inc. 42 out of 100 (Lagging). Its highest factor score is value (P/FFO) at 100, and its lowest is trend and structure at 4.
MELANY ratingRated 2026-10-06VICI · composite score
About VICI Properties Inc.
VICI Properties Inc is a US-based real estate investment trust that owns and acquires gaming, hospitality, wellness, entertainment, and leisure destinations under long-term triple net leases. Its portfolio comprises nearly 93 experiential assets, including nearly 54 gaming properties and nearly 39 other experiential properties across the US and Canada, among them Caesars Palace Las Vegas, MGM Grand, and the Venetian Resort Las Vegas.
Rating as of 2026-10-06 · this is a dated snapshot; the live rating is in the app (Pro, free for 30 days). The price above updates in real time.
Why VICI scores 42/100
VICI's 8 factor scores run from 4 to 100, and 4 of them sit above its composite of 42. Here is how VICI breaks down.
Price against funds from operations, the REIT equivalent of earnings.
- Attractive valuation, 8.8x P/FFO
Leverage, debt maturity and balance-sheet resilience.
- Conservative balance sheet for a REIT (0.6x debt/equity)
Direction and relative strength of the recent price trend.
- Below the 200-day MA, structural downtrend
- Near 52-week lows
How well the distribution is covered by funds from operations.
- Distribution well covered, 72% of FFO
Performance against other REITs and the broad market.
- Lagging the REIT complex, -6% vs VNQ over 3 months
Whether the current move looks durable or stretched.
Return weighed against volatility and drawdown.
- Negative risk-adjusted return (Sharpe -1.81)
How the current rate environment and property cycle suit this REIT.
- Rising 10-year yields are a headwind for REIT valuations
How VICI compares
As of October 6, 2026, VICI Properties Inc. is tied for 13th of 16 in Real Estate and REIT Stocks, where the average score is 49.
Key risks for VICI
- Rising 10-year yields are a headwind for REIT valuations
- Below the 200-day MA, structural downtrend
- Near 52-week lows
Tracking VICI
VICI Properties Inc. rates Lagging right now, so MELANY is not flagging a fresh entry. Add VICI to a watchlist in the app to follow its rating; an alert the moment it changes is part of Pro, free for 30 days.
How MELANY rates VICI
MELANY is a rules-based engine that scores every stock from 0 to 100 across eight weighted factors, then re-scores as new price, earnings, and fundamental data arrive. VICI Properties Inc.'s 42/100 reflects reit factor weighting for its profile.
Ratings are algorithmic and change with the data. They are research and education, not personalized investment advice.
Frequently asked questions about VICI
Is VICI Properties Inc. (VICI) a buy?
As of 2026-10-06, MELANY rated VICI Properties Inc. Lagging with a composite score of 42/100. That is a dated snapshot, not the live rating, and it is an algorithmic reading built from eight factors rather than personalized investment advice. Review the factor breakdown above and the disclaimer below before making any decision.
What is VICI Properties Inc.'s MELANY score?
VICI Properties Inc. (VICI) has a MELANY composite score of 42/100, combining value (p/ffo), balance sheet, trend & structure, dividend safety, relative strength, momentum quality, risk-adj. return, rate & property fit.
How is the VICI stock rating calculated?
MELANY scores VICI from 0 to 100 across eight weighted factors using live market and fundamental data, then refreshes the rating automatically as new data arrives.
Should I buy VICI Properties Inc. stock?
That decision is yours; Market Eyes Live does not give buy or sell advice. What the data says: MELANY rates VICI Properties Inc. (VICI) Lagging with a composite of 42/100 as of 2026-10-06. The factor breakdown above shows what is driving that, which is a better basis for a decision than any one-word verdict.
What is the VICI stock price forecast?
MELANY does not publish price targets or forecasts for VICI. Predicting a future price is exactly the kind of false precision the confidence framework avoids. Instead it scores today's setup, 42/100 across eight factors for VICI Properties Inc., and re-scores automatically as new price, earnings, and fundamental data arrive.
Is VICI stock overvalued or undervalued?
MELANY's value (p/ffo) factor currently reads 100/100 for VICI Properties Inc., where a higher score means the price looks more attractive on that measure. Scores in the 70s and above read as attractively priced, the mid range as roughly fair, and low scores as stretched. The factor breakdown above shows what drives VICI's read.
What price should I buy VICI at?
MELANY is not flagging a fresh entry for VICI at its current Lagging rating, so there is no entry zone to publish right now. Add VICI to a watchlist in the app to follow it; an alert the moment the rating changes is part of Pro, free for 30 days.
What are the risks of buying VICI stock?
The top risks MELANY currently flags for VICI Properties Inc.: Rising 10-year yields are a headwind for REIT valuations; Below the 200-day MA, structural downtrend; Near 52-week lows. The rating on this page already weighs these against the bullish factors; see the risk-adjusted profile score in the breakdown above.
Is VICI Properties Inc. a good long-term investment?
For long-term durability the two factors that matter most are balance sheet, which MELANY scores 72/100 for VICI Properties Inc., and dividend safety, at 83/100. The 42/100 composite blends those with six shorter-horizon factors. Durable quality at a fair price is the long-term case to test; this is research, not personalized investment advice.
Will VICI stock go up?
Nobody can promise a stock's direction, and Market Eyes Live does not predict prices. The measurable part: MELANY's trend & structure factor reads 4/100 for VICI right now, and the catalyst setup factor tracks whether near-term events could move it. Both re-score automatically as the data changes.
How current is this VICI rating?
The rating on this page is a snapshot of MELANY's read as of 2026-10-06. The price shown updates live, but the score is not recomputed on this page. MELANY re-scores VICI continuously as new price, earnings, and fundamental data arrive, and the current rating is in the app (Pro, free for 30 days).
How this rating works
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