Mizuho Downgrades VICI to Neutral Amid Tenant Concerns
Written by Emily J. Thompson, Senior Investment Analyst
Updated: Mar 11 2026
0mins
Should l Buy VICI?
Source: seekingalpha
VICI Properties Inc. shares fell 3.00% as it hit a 20-day low, reflecting investor concerns.
Mizuho Securities downgraded VICI's rating from Outperform to Neutral due to significant concerns regarding its largest tenant, Caesars, which constitutes 39% of its tenant portfolio. The downgrade was influenced by slowing acquisition volume and a lack of growth catalysts, leading to a 2.18% drop in share price to $28.67. Analysts noted that VICI is unlikely to pursue additional sale-leaseback opportunities, further limiting growth potential.
The downgrade highlights the challenges VICI faces in maintaining its growth trajectory, particularly with its reliance on Caesars and the current market conditions. Investors may need to reassess their positions in light of this cautious outlook.
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Analyst Views on VICI
Wall Street analysts forecast VICI stock price to rise
12 Analyst Rating
7 Buy
5 Hold
0 Sell
Moderate Buy
Current: 27.110
Low
30.00
Averages
33.70
High
38.00
Current: 27.110
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 Inc. Reveals Sale-Leaseback of Canadian Portfolio Linked to Pure Casino Entertainment's Purchase of Gamehost
Company Announcement: VICI Properties Inc. has announced a sale-leaseback transaction involving a Canadian portfolio.
Partnership Details: The transaction is in connection with Pure Casino Entertainment, which has acquired the game host rights.
See More
VICI Properties Stock Decline Analysis
- Stock Performance: VICI Properties Inc. closed at $26.61, reflecting a 2.03% decline from the previous day, underperforming against the S&P 500's 1.67% drop, indicating market concerns about its future performance.
- Monthly Returns: Over the past month, VICI's stock has decreased by 8.8%, failing to keep pace with the Finance sector's 8% decline and the S&P 500's 6.15% drop, highlighting the company's relative weakness in the industry.
- Earnings Expectations: VICI is expected to report an EPS of $0.61 in its upcoming earnings release, representing a 5.17% year-over-year increase, while revenue is projected at $1.02 billion, a 3.94% increase, suggesting potential growth in profitability.
- Valuation Analysis: Currently, VICI has a forward P/E ratio of 11.11, which is below the industry average of 11.29, indicating relative attractiveness in the current market, although its PEG ratio of 3.12 exceeds the industry average of 2.33, prompting investors to carefully assess its growth outlook.
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- Massive Financing: One Beverly Hills announced a $4.3 billion financing led by J.P. Morgan and VICI Properties, marking one of the largest deals in the past decade, reflecting strong market confidence in the project's vision.
- Large-Scale Development: Spanning 17.5 acres, the project will introduce Aman's first urban residences, hotel, and members' club, integrating retail, hospitality, wellness, and leisure concepts, aiming to redefine luxury living in Beverly Hills.
- Significant Economic Impact: The development is expected to generate approximately $40 billion in local economic activity over 30 years and support over 2,700 direct construction jobs, further stimulating the local economy.
- Strong Brand Partnerships: The project has attracted commitments from globally renowned hospitality and retail brands, including Dolce&Gabbana and Casa Tua Cucina, showcasing the appeal of the Beverly Hills market and the uniqueness of the project.
See More
VICI Properties Expands $1.5 Billion Mezzanine Loan for One Beverly Hills
- Strategic Relationship Expansion: VICI Properties has expanded its long-term strategic relationship with Cain and Eldridge Industries by providing a $1.5 billion mezzanine loan, which is part of a $2.8 billion senior loan commitment, demonstrating VICI's strong confidence in the One Beverly Hills project and expected to drive further growth in the luxury real estate market.
- Project Scale and Impact: One Beverly Hills is a landmark 17.5-acre luxury mixed-use project that will feature Aman's first West Coast hotel and high-end residences, anticipated to become one of the most significant destinations in North America, thereby enhancing VICI's brand influence in the premium market.
- Financing Structure and Timeline: The mezzanine loan has an initial term of four years with a 12-month extension option, with funds allocated monthly to ensure liquidity for project construction, and phased delivery is expected to commence in 2027, further solidifying VICI's market position.
- Future Investment Opportunities: VICI, Cain, and Eldridge Industries plan to deepen their strategic relationship through a non-binding letter of intent to explore joint investment opportunities in the experiential economy, indicating a closer collaboration in future investment activities that could yield new revenue growth points.
See More
VICI Properties Inc. Begins Construction on One Beverly Hills in 2024; Phased Delivery Set to Start in 2027
- Construction Start: Construction for VICI Properties in Beverly Hills has commenced in 2024.
- Delivery Timeline: The phased delivery of the project is set to begin in 2027.
See More
VICI PROPERTIES INC - PLANS TO FINANCE INVESTMENT USING AVAILABLE CASH
- Investment Strategy: The focus is on utilizing cash on hand to fund investments in properties.
- Market Opportunities: There is an emphasis on identifying and capitalizing on lucrative real estate opportunities.
See More
VICI Properties Inc. Reveals Sale-Leaseback of Canadian Portfolio Linked to Pure Casino Entertainment's Purchase of Gamehost
Company Announcement: VICI Properties Inc. has announced a sale-leaseback transaction involving a Canadian portfolio.
Partnership Details: The transaction is in connection with Pure Casino Entertainment, which has acquired the game host rights.
See More
VICI Properties Stock Decline Analysis
- Stock Performance: VICI Properties Inc. closed at $26.61, reflecting a 2.03% decline from the previous day, underperforming against the S&P 500's 1.67% drop, indicating market concerns about its future performance.
- Monthly Returns: Over the past month, VICI's stock has decreased by 8.8%, failing to keep pace with the Finance sector's 8% decline and the S&P 500's 6.15% drop, highlighting the company's relative weakness in the industry.
- Earnings Expectations: VICI is expected to report an EPS of $0.61 in its upcoming earnings release, representing a 5.17% year-over-year increase, while revenue is projected at $1.02 billion, a 3.94% increase, suggesting potential growth in profitability.
- Valuation Analysis: Currently, VICI has a forward P/E ratio of 11.11, which is below the industry average of 11.29, indicating relative attractiveness in the current market, although its PEG ratio of 3.12 exceeds the industry average of 2.33, prompting investors to carefully assess its growth outlook.
See More
One Beverly Hills Secures $4.3 Billion Financing for Luxury Development
- Massive Financing: One Beverly Hills announced a $4.3 billion financing led by J.P. Morgan and VICI Properties, marking one of the largest deals in the past decade, reflecting strong market confidence in the project's vision.
- Large-Scale Development: Spanning 17.5 acres, the project will introduce Aman's first urban residences, hotel, and members' club, integrating retail, hospitality, wellness, and leisure concepts, aiming to redefine luxury living in Beverly Hills.
- Significant Economic Impact: The development is expected to generate approximately $40 billion in local economic activity over 30 years and support over 2,700 direct construction jobs, further stimulating the local economy.
- Strong Brand Partnerships: The project has attracted commitments from globally renowned hospitality and retail brands, including Dolce&Gabbana and Casa Tua Cucina, showcasing the appeal of the Beverly Hills market and the uniqueness of the project.
See More
VICI Properties Expands $1.5 Billion Mezzanine Loan for One Beverly Hills
- Strategic Relationship Expansion: VICI Properties has expanded its long-term strategic relationship with Cain and Eldridge Industries by providing a $1.5 billion mezzanine loan, which is part of a $2.8 billion senior loan commitment, demonstrating VICI's strong confidence in the One Beverly Hills project and expected to drive further growth in the luxury real estate market.
- Project Scale and Impact: One Beverly Hills is a landmark 17.5-acre luxury mixed-use project that will feature Aman's first West Coast hotel and high-end residences, anticipated to become one of the most significant destinations in North America, thereby enhancing VICI's brand influence in the premium market.
- Financing Structure and Timeline: The mezzanine loan has an initial term of four years with a 12-month extension option, with funds allocated monthly to ensure liquidity for project construction, and phased delivery is expected to commence in 2027, further solidifying VICI's market position.
- Future Investment Opportunities: VICI, Cain, and Eldridge Industries plan to deepen their strategic relationship through a non-binding letter of intent to explore joint investment opportunities in the experiential economy, indicating a closer collaboration in future investment activities that could yield new revenue growth points.
See More
VICI Properties Inc. Begins Construction on One Beverly Hills in 2024; Phased Delivery Set to Start in 2027
- Construction Start: Construction for VICI Properties in Beverly Hills has commenced in 2024.
- Delivery Timeline: The phased delivery of the project is set to begin in 2027.
See More
VICI PROPERTIES INC - PLANS TO FINANCE INVESTMENT USING AVAILABLE CASH
- Investment Strategy: The focus is on utilizing cash on hand to fund investments in properties.
- Market Opportunities: There is an emphasis on identifying and capitalizing on lucrative real estate opportunities.
See More
