EPR

VICI Properties maintains manageable leverage with a net debt-to-annualized adjusted EBITDA ratio of 4.9x, below its 5-5.5x target. The company refinanced 2026 debt maturities with $1.75B in new notes and closed acquisitions of Golden Entertainment ($1.16B) and Gamehost Portfolio ($141M), supported by $2.5B in available liquidity. GLPI and EPR are also strengthening financial flexibility through refinancing and extended debt maturities.

With 10-year U.S. Treasury yields at 5.3%, income-focused investors face a choice between secure government bonds and higher-yielding REITs. Recent REIT selloffs have pushed dividend yields to 6-15%, creating potential buying opportunities despite higher risks. The article examines whether investors should lock in Treasury yields or capitalize on depressed REIT valuations for potential capital appreciation.

VICI Properties trades at a discount (9.06X forward P/E vs. 14.91X industry average) with strong fundamentals including 100% occupancy, long-term leases with CPI protection, and strategic portfolio expansion. However, heavy dependence on Caesars (38%) and MGM (32%) for 70% of rental income poses concentration risk. The stock's recent 10.4% decline appears excessive given solid fundamentals, making it attractive for long-term investors.

VICI Properties is diversifying beyond casinos, now owning 40 non-gaming experiential properties across 26 states including bowling, golf, and resorts. The company acquired Club Med St. Croix for $20.3 million with a $55.2 million redevelopment plan.

VICI's Q2 2026 revenues grew 5.7% to $1.06 billion and AFFO per share increased 4.6% to 62 cents, with full-year guidance at $2.45-$2.47 per share. The stock trades at a discount valuation of 9.06X forward P/E and carries a Zacks Rank #2 (Buy) rating.