EVERBAY CAPITAL RELEASES FOLLOW-UP LETTER TO GOLDEN ENTERTAINMENT'S BOARD OF DIRECTORS, EXPRESSING SIGNIFICANT CONCERNS ABOUT THE ANNOUNCED TRANSACTIONS
Written by Emily J. Thompson, Senior Investment Analyst
Updated: Nov 13 2025
0mins
Should l Buy GLPI?
Source: PRnewswire
Concerns Over Sale Price: Everbay Capital LP criticizes the sale price of $2.75 per share for RemainCo, arguing it undervalues the company's operations and is a strategic move by CEO Blake Sartini to acquire it at a discount following a drop in stock price.
Call for Transparency: Everbay urges the Board of Directors to provide disclosures regarding the sale process, including whether other potential buyers were contacted and the rationale for bundling the sale of RemainCo with the real estate transaction.
Timing of Transactions: The timing of the transactions, announced shortly after the company's stock hit a four-year low, raises suspicions that they were designed to benefit Sartini at the expense of shareholders, who could have received a higher value by selling the real estate separately.
Request for Shareholder Approval: Everbay demands that the Board allow shareholders to vote separately on the real estate and RemainCo transactions, emphasizing the need for a fair process that does not favor insider bidders.
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Analyst Views on GLPI
Wall Street analysts forecast GLPI stock price to rise
12 Analyst Rating
6 Buy
5 Hold
1 Sell
Moderate Buy
Current: 47.350
Low
46.00
Averages
50.68
High
55.00
Current: 47.350
Low
46.00
Averages
50.68
High
55.00
About GLPI
Gaming and Leisure Properties, Inc. is a self-administered and self-managed Pennsylvania real estate investment trust. The Company is engaged in the business of acquiring, financing, and owning real estate property to be leased to gaming operators in triple-net lease arrangements, pursuant to which the tenant is responsible for all facility maintenance, insurance required in connection with the leased properties and the business conducted on the leased properties, taxes levied on or with respect to the leased properties and all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties. The Company’s portfolio consists of approximately 69 gaming and related facilities and amenities geographically diversified across 20 states. The Company’s properties include Ameristar Black Hawk, Bally’s Dover Casino Resort, Argosy Casino Alton, Hard Rock Casino Rockford, Casino Queen Marquette and Sunland Park.
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.
GLPI Reports Record Q4 Results Amid Rising Leverage
- Revenue Growth: Gaming and Leisure Properties, Inc. (GLPI) reported Q4 revenue of $407 million, a 4.5% year-over-year increase that exceeded market expectations, demonstrating the company's ability to maintain strong growth in a competitive landscape.
- Adjusted Funds from Operations: AFFO rose by 7.5% to $290 million, indicating significant achievements in cost management and revenue enhancement, which bolsters confidence in future investments.
- Capital Deployment Plan: GLPI anticipates deploying approximately $2.6 billion in 2026, with $575 million to $650 million planned for the upcoming quarters, a strategy that aims to drive long-term growth and improve financial structure.
- Leverage Ratio Changes: Although the net debt-to-EBITDA ratio increased to 4.6x in Q4, it remains below the management's target range of 5.0x to 5.5x, reflecting a delicate balance between expansion and risk management.
See More
GLPI Q4 2025 Earnings Call Insights
- Growth Outlook: GLPI management indicated a strong AFFO growth projection for 2026, estimated between $1.207 billion and $1.222 billion, supported by a robust $2.6 billion capital commitment pipeline over the next two years, reflecting the company's solid financial position for sustained growth.
- Acquisition and Revenue Growth: In Q4 2025, GLPI's total income from real estate exceeded the previous year by over $17 million, primarily driven by acquisitions and rent escalations, showcasing the company's success in expanding its asset portfolio.
- Operating Expense Reduction: The company reported a $37.8 million decrease in operating expenses, largely due to noncash adjustments for credit losses, demonstrating effective cost control by management that enhances overall profitability.
- Capital Deployment Plans: Management confirmed plans for approximately $575 million to $650 million in development funding across various projects, indicating a strategic commitment to expanding operations and increasing market share.
See More
Gaming and Leisure Properties Q4 FFO Exceeds Expectations
- Strong Financial Performance: Gaming and Leisure Properties reported a Q4 FFO of $1.16, beating estimates by $0.18, with revenue of $407 million reflecting a 4.5% year-over-year increase, indicating robust profitability in a competitive market.
- 2026 Guidance Issued: The company projects its AFFO for 2026 to be between $1.207 billion and $1.222 billion, translating to a diluted earnings per share of $4.06 to $4.11, showcasing a solid financial outlook supported by ongoing investments in development projects.
- Capital Expenditure Plans: Approximately $575 million to $650 million is anticipated for current development projects in 2026, including $225 million for PENN's Aurora facility, demonstrating the company's confidence in future growth and strategic investments.
- Acquisition and Equity Settlement: The company plans to complete a $700 million acquisition of Lincoln in February 2026 and anticipates settling $363.3 million of forward equity on June 1, 2026, which will further strengthen its asset base and competitive position in the market.
See More
GLPI Reports Record Financial Results for 2025
- Significant Revenue Growth: GLPI reported total revenue of $407 million for Q4 2025, a 4.5% year-over-year increase, with annual revenue reaching $1.594 billion, showcasing strong performance in the regional gaming market and expected to drive future growth.
- Steady AFFO Increase: The Adjusted Funds from Operations (AFFO) for Q4 2025 was $290 million, up 7.5% year-over-year, reflecting ongoing improvements in lease stability and operational efficiency, enhancing potential shareholder returns.
- Expanded Capital Deployment: Despite challenges in the financing environment, GLPI executed approximately $876 million in new transactions in 2025, with a blended cap rate exceeding 9%, laying the groundwork for future investment opportunities.
- Strong Financial Leverage: As of year-end 2025, the company's net debt to adjusted EBITDA ratio stood at 4.6, below the lower end of its target range, indicating the company's capacity to meet financial commitments while enabling further expansion.
See More
Gaming and Leisure Properties Set to Release Q4 Earnings on February 19
- Earnings Announcement: Gaming and Leisure Properties is set to announce its Q4 earnings on February 19 after market close, with consensus estimates predicting a FFO of $0.98 and revenue of $406.02 million, providing crucial insights into the company's financial health.
- Market Competition Insight: Compared to VICI Properties, Gaming and Leisure Properties is perceived to be at a disadvantage in the Las Vegas market, although its current valuation is considered attractive, potentially drawing interest from value-focused investors.
- Rating Upgrade: Mizuho has upgraded Gaming and Leisure Properties to an 'Outperform' rating, indicating analysts' optimism about its future performance, which may attract more investor attention to the stock.
- Dividend Declaration: The company declared a dividend of $0.78 per share, which not only provides shareholders with a stable cash flow but also enhances the stock's appeal in the market, potentially driving further price appreciation.
See More
Credit Rating Analysis of VICI and GLPI
- Credit Rating Comparison: Both S&P and Fitch rate VICI Properties and Gaming and Leisure Properties at BBB- with stable outlooks, while Moody's upgraded VICI to Baa3 and kept GLPI at Ba1, indicating a divergence among rating agencies that could impact investor confidence.
- Leverage Analysis: As of Q3 2025, GLPI's net debt-to-EBITDA ratio stands at 4.4x, below its management target of 5.0 to 5.5x, while VICI's ratio is at 5.0x, suggesting neither is under pressure from leverage, yet they receive different ratings.
- Tenant Concentration Impact: VICI derives approximately 74% of its leasing revenue from two operators, whereas GLPI distributes its exposure across five major tenants, with EBITDARM-to-rent coverage ranging from 1.80x to 3.14x, highlighting GLPI's advantage in revenue stability.
- Risk Transmission Structure: While both REITs operate within acceptable leverage parameters, GLPI's diversified risk structure may prove more resilient under stress, whereas VICI's concentrated risk could exacerbate credit risk if a tenant encounters issues, with future financial performance hinging on how each manages potential market pressures.
See More
GLPI Reports Record Q4 Results Amid Rising Leverage
- Revenue Growth: Gaming and Leisure Properties, Inc. (GLPI) reported Q4 revenue of $407 million, a 4.5% year-over-year increase that exceeded market expectations, demonstrating the company's ability to maintain strong growth in a competitive landscape.
- Adjusted Funds from Operations: AFFO rose by 7.5% to $290 million, indicating significant achievements in cost management and revenue enhancement, which bolsters confidence in future investments.
- Capital Deployment Plan: GLPI anticipates deploying approximately $2.6 billion in 2026, with $575 million to $650 million planned for the upcoming quarters, a strategy that aims to drive long-term growth and improve financial structure.
- Leverage Ratio Changes: Although the net debt-to-EBITDA ratio increased to 4.6x in Q4, it remains below the management's target range of 5.0x to 5.5x, reflecting a delicate balance between expansion and risk management.
See More
GLPI Q4 2025 Earnings Call Insights
- Growth Outlook: GLPI management indicated a strong AFFO growth projection for 2026, estimated between $1.207 billion and $1.222 billion, supported by a robust $2.6 billion capital commitment pipeline over the next two years, reflecting the company's solid financial position for sustained growth.
- Acquisition and Revenue Growth: In Q4 2025, GLPI's total income from real estate exceeded the previous year by over $17 million, primarily driven by acquisitions and rent escalations, showcasing the company's success in expanding its asset portfolio.
- Operating Expense Reduction: The company reported a $37.8 million decrease in operating expenses, largely due to noncash adjustments for credit losses, demonstrating effective cost control by management that enhances overall profitability.
- Capital Deployment Plans: Management confirmed plans for approximately $575 million to $650 million in development funding across various projects, indicating a strategic commitment to expanding operations and increasing market share.
See More
Gaming and Leisure Properties Q4 FFO Exceeds Expectations
- Strong Financial Performance: Gaming and Leisure Properties reported a Q4 FFO of $1.16, beating estimates by $0.18, with revenue of $407 million reflecting a 4.5% year-over-year increase, indicating robust profitability in a competitive market.
- 2026 Guidance Issued: The company projects its AFFO for 2026 to be between $1.207 billion and $1.222 billion, translating to a diluted earnings per share of $4.06 to $4.11, showcasing a solid financial outlook supported by ongoing investments in development projects.
- Capital Expenditure Plans: Approximately $575 million to $650 million is anticipated for current development projects in 2026, including $225 million for PENN's Aurora facility, demonstrating the company's confidence in future growth and strategic investments.
- Acquisition and Equity Settlement: The company plans to complete a $700 million acquisition of Lincoln in February 2026 and anticipates settling $363.3 million of forward equity on June 1, 2026, which will further strengthen its asset base and competitive position in the market.
See More
GLPI Reports Record Financial Results for 2025
- Significant Revenue Growth: GLPI reported total revenue of $407 million for Q4 2025, a 4.5% year-over-year increase, with annual revenue reaching $1.594 billion, showcasing strong performance in the regional gaming market and expected to drive future growth.
- Steady AFFO Increase: The Adjusted Funds from Operations (AFFO) for Q4 2025 was $290 million, up 7.5% year-over-year, reflecting ongoing improvements in lease stability and operational efficiency, enhancing potential shareholder returns.
- Expanded Capital Deployment: Despite challenges in the financing environment, GLPI executed approximately $876 million in new transactions in 2025, with a blended cap rate exceeding 9%, laying the groundwork for future investment opportunities.
- Strong Financial Leverage: As of year-end 2025, the company's net debt to adjusted EBITDA ratio stood at 4.6, below the lower end of its target range, indicating the company's capacity to meet financial commitments while enabling further expansion.
See More
Gaming and Leisure Properties Set to Release Q4 Earnings on February 19
- Earnings Announcement: Gaming and Leisure Properties is set to announce its Q4 earnings on February 19 after market close, with consensus estimates predicting a FFO of $0.98 and revenue of $406.02 million, providing crucial insights into the company's financial health.
- Market Competition Insight: Compared to VICI Properties, Gaming and Leisure Properties is perceived to be at a disadvantage in the Las Vegas market, although its current valuation is considered attractive, potentially drawing interest from value-focused investors.
- Rating Upgrade: Mizuho has upgraded Gaming and Leisure Properties to an 'Outperform' rating, indicating analysts' optimism about its future performance, which may attract more investor attention to the stock.
- Dividend Declaration: The company declared a dividend of $0.78 per share, which not only provides shareholders with a stable cash flow but also enhances the stock's appeal in the market, potentially driving further price appreciation.
See More
Credit Rating Analysis of VICI and GLPI
- Credit Rating Comparison: Both S&P and Fitch rate VICI Properties and Gaming and Leisure Properties at BBB- with stable outlooks, while Moody's upgraded VICI to Baa3 and kept GLPI at Ba1, indicating a divergence among rating agencies that could impact investor confidence.
- Leverage Analysis: As of Q3 2025, GLPI's net debt-to-EBITDA ratio stands at 4.4x, below its management target of 5.0 to 5.5x, while VICI's ratio is at 5.0x, suggesting neither is under pressure from leverage, yet they receive different ratings.
- Tenant Concentration Impact: VICI derives approximately 74% of its leasing revenue from two operators, whereas GLPI distributes its exposure across five major tenants, with EBITDARM-to-rent coverage ranging from 1.80x to 3.14x, highlighting GLPI's advantage in revenue stability.
- Risk Transmission Structure: While both REITs operate within acceptable leverage parameters, GLPI's diversified risk structure may prove more resilient under stress, whereas VICI's concentrated risk could exacerbate credit risk if a tenant encounters issues, with future financial performance hinging on how each manages potential market pressures.
See More
