VICI Properties Inc. Reveals $1.16 Billion Sale-Leaseback Deal with Golden Entertainment
Written by Emily J. Thompson, Senior Investment Analyst
Updated: Nov 06 2025
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Should l Buy VICI?
Source: Newsfilter
Transaction Overview: VICI Properties has agreed to acquire seven casino properties from Golden Entertainment for $1.16 billion, entering into a triple-net master lease with a new entity controlled by Golden's CEO, Blake L. Sartini.
Market Expansion: This acquisition enhances VICI's presence in the Las Vegas Locals market, which is the second-largest gaming market in the U.S., and diversifies its tenant base with Golden OpCo becoming its 15th tenant.
Financial Benefits: The deal is expected to be immediately accretive to VICI's AFFO per share, featuring a 7.5% cap rate and annual rent escalations, contributing to long-term growth.
Strategic Partnership: VICI's partnership with Golden, led by experienced management, aims to leverage the stable regulatory environment and growth potential in Nevada's gaming sector.
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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: 27.460
Low
30.00
Averages
33.70
High
38.00
Current: 27.460
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 Expands Las Vegas Footprint with Golden Entertainment Acquisition
- Transaction Approval: VICI Properties' acquisition of Golden Entertainment has been approved by shareholders, expected to close this quarter, which will enhance its market position in Las Vegas by adding seven Nevada casino properties.
- Portfolio Expansion: Upon completion, VICI's Las Vegas assets will include iconic properties such as Caesars Palace, MGM Grand, and The Venetian Resort, reflecting its ongoing investment strategy in high-quality gaming real estate.
- Long-term Lease Agreements: By entering into long-term triple-net lease agreements with strong operators, VICI ensures a stable revenue stream, further solidifying its leadership in the gaming and leisure industry.
- Market Performance: Despite VICI's stock price declining by 8.6% over the past six weeks, its acquisition strategy and strengthened market position may lay the groundwork for future stock price recovery.
See More
Golden Entertainment Shareholders Approve Transaction Agreement
- Transaction Approval: At the Special Meeting of Shareholders on March 31, 2026, Golden Entertainment's shareholders approved the transaction agreement with Blake L. Sartini and VICI Properties, marking a significant step in the company's strategic transformation.
- Delisting Risk: Upon completion of the transaction, Golden Entertainment will cease to be publicly held, leading to its shares being delisted from Nasdaq and deregistered, which will affect shareholders' equity interests and future earnings participation.
- Regulatory Approval Pending: Although the transaction is anticipated to close in the second quarter of 2026, it remains subject to regulatory approvals and other customary closing conditions, adding uncertainty to the deal's completion.
- Potential Impact Analysis: If the transaction fails to close as expected, it could result in a significant decline in the company's stock price and disrupt its operational plans, diverting management's attention and affecting relationships with customers and suppliers.
See More
Analysis of High-Yield REIT Investment Opportunities
- Healthpeak Properties: Healthpeak Properties currently offers a dividend yield of 7.3%, and its diversified healthcare portfolio generates stable cash flows that enable the payment of high monthly dividends, while the company is undergoing a major portfolio upgrade to unlock existing property value and seize new investment opportunities.
- Annaly Capital Management: Annaly Capital Management boasts a dividend yield of 13.2%, leveraging its nearly $105 billion investment portfolio in mortgages, and despite facing risks during challenging market conditions, its improved earnings have allowed for dividend increases over the past few quarters.
- Vici Properties: Vici Properties focuses on experiential properties with a current dividend yield of 6.6%, and its long-term leases tied to inflation ensure tenants cover all operating costs, while recent acquisitions of hotels and casinos will further support dividend growth.
- Investment Appeal: The high dividend yields offered by Healthpeak, Annaly, and Vici make them ideal choices for investors seeking a reliable income stream, particularly in today's low-yield environment, showcasing their strong attractiveness.
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 Las Vegas Footprint with Golden Entertainment Acquisition
- Transaction Approval: VICI Properties' acquisition of Golden Entertainment has been approved by shareholders, expected to close this quarter, which will enhance its market position in Las Vegas by adding seven Nevada casino properties.
- Portfolio Expansion: Upon completion, VICI's Las Vegas assets will include iconic properties such as Caesars Palace, MGM Grand, and The Venetian Resort, reflecting its ongoing investment strategy in high-quality gaming real estate.
- Long-term Lease Agreements: By entering into long-term triple-net lease agreements with strong operators, VICI ensures a stable revenue stream, further solidifying its leadership in the gaming and leisure industry.
- Market Performance: Despite VICI's stock price declining by 8.6% over the past six weeks, its acquisition strategy and strengthened market position may lay the groundwork for future stock price recovery.
See More
Golden Entertainment Shareholders Approve Transaction Agreement
- Transaction Approval: At the Special Meeting of Shareholders on March 31, 2026, Golden Entertainment's shareholders approved the transaction agreement with Blake L. Sartini and VICI Properties, marking a significant step in the company's strategic transformation.
- Delisting Risk: Upon completion of the transaction, Golden Entertainment will cease to be publicly held, leading to its shares being delisted from Nasdaq and deregistered, which will affect shareholders' equity interests and future earnings participation.
- Regulatory Approval Pending: Although the transaction is anticipated to close in the second quarter of 2026, it remains subject to regulatory approvals and other customary closing conditions, adding uncertainty to the deal's completion.
- Potential Impact Analysis: If the transaction fails to close as expected, it could result in a significant decline in the company's stock price and disrupt its operational plans, diverting management's attention and affecting relationships with customers and suppliers.
See More
Analysis of High-Yield REIT Investment Opportunities
- Healthpeak Properties: Healthpeak Properties currently offers a dividend yield of 7.3%, and its diversified healthcare portfolio generates stable cash flows that enable the payment of high monthly dividends, while the company is undergoing a major portfolio upgrade to unlock existing property value and seize new investment opportunities.
- Annaly Capital Management: Annaly Capital Management boasts a dividend yield of 13.2%, leveraging its nearly $105 billion investment portfolio in mortgages, and despite facing risks during challenging market conditions, its improved earnings have allowed for dividend increases over the past few quarters.
- Vici Properties: Vici Properties focuses on experiential properties with a current dividend yield of 6.6%, and its long-term leases tied to inflation ensure tenants cover all operating costs, while recent acquisitions of hotels and casinos will further support dividend growth.
- Investment Appeal: The high dividend yields offered by Healthpeak, Annaly, and Vici make them ideal choices for investors seeking a reliable income stream, particularly in today's low-yield environment, showcasing their strong attractiveness.
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
