VICI Should I Buy
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VICI Properties Inc is not a strong buy at the moment for a beginner investor with a long-term focus. The stock is currently in a bearish technical trend, and recent analyst downgrades and concerns over tenant credit quality create uncertainty. While the company has positive catalysts like its involvement in the One Beverly Hills project and stable financials, the lack of significant growth and mixed sentiment from analysts make it prudent to hold off on buying until clearer positive trends emerge.
The technical indicators suggest a bearish trend. The MACD is negative and contracting, RSI is neutral at 29.506, and moving averages are bearish (SMA_200 > SMA_20 > SMA_5). The stock is trading below its pivot level of 27.852, with key support at 26.962 and resistance at 28.742.
VICI Properties has expanded its relationship with Cain and Eldridge Industries and secured significant financing for the One Beverly Hills project. The company is also leveraging available cash for lucrative real estate opportunities.
Concerns about tenant credit quality due to potential acquisition of Caesars Entertainment by a highly-leveraged buyer. Recent analyst downgrades citing limited external growth and valuation concerns. Mixed sentiment regarding the Caesars regional master lease overhang.
In Q4 2025, revenue increased by 3.79% YoY to $1.013 billion. However, net income dropped by 1.60% YoY to $604.767 million, EPS declined by 1.72% YoY to 0.57, and gross margin fell by 6.07% to 84.1%.
Analysts have mixed views. Recent downgrades include Mizuho (Neutral, $30 PT), Scotiabank (Sector Perform, $30 PT), and Deutsche Bank (Hold, $32 PT). Cantor Fitzgerald raised its price target to $34 but noted concerns about rent coverage and external growth limitations. Overall, sentiment leans cautious.
