What is the 13F Pro Quality Score for VICI?

13F Pro ranks VICI PROPERTIES INC. (VICI) on the 13F Pro Quality Score, a 0–100 composite of 32 fundamental signals including return on invested capital, free cash flow consistency, balance-sheet strength, earnings quality, growth durability, and valuation discipline. The score refreshes after each 10-K and 10-Q filing on SEC EDGAR. View VICI's current score at https://13fpro.ai/company/VICI (free sign-up required for the full ranking).

Which hedge funds own the most VICI stock?

Based on the most recent Form 13F-HR filings on SEC EDGAR, the largest reported institutional holders of VICI include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET. Holdings are reported quarterly within 45 days of quarter-end and updated on https://13fpro.ai/company/VICI as soon as new 13F filings post.

Where does 13F Pro source VICI data?

All VICI PROPERTIES INC. fundamentals and ownership data come directly from SEC EDGAR. VICI PROPERTIES INC. files with the SEC under CIK 1705696. 13F Pro ingests XBRL financial facts from 10-K and 10-Q filings, Form 13F-HR institutional holdings, and Form 4 insider transactions, with no third-party rewrites or estimates.

What sector is VICI in?

VICI PROPERTIES INC. (VICI) is classified in the Real Estate sector. 13F Pro publishes sector-level fund flow analysis and quality leaders at https://13fpro.ai/research/sector/real-estate.

What are VICI's largest expenses?

VICI PROPERTIES INC.'s latest 10-Q reports these as the largest expense items: Change in allowance for credit losses ($271.1M, swung from -$142.0M to +$271.1M YoY); General and administrative ($15.4M, +6.0% YoY); Golf expenses ($7.4M, +11.7% YoY). Sourced directly from SEC EDGAR filing text for Q2 FY2026 (quarter ended June 30, 2026).

How often is VICI research updated on 13F Pro?

VICI's fundamentals refresh within hours of each new 10-K or 10-Q filing on SEC EDGAR. Institutional ownership updates after each quarterly 13F filing window. Insider transactions update after each Form 4 filing. The 13F Pro Quality Score recalculates after every fundamentals refresh.

VICI PROPERTIES INC.(VICI)Stock Analysis

AI analysis on 2,800+ stocks →Deep AI analysis on 2,800+ stocks →

Real Estate →NYSElarge

Institutional-grade research for retail investors

SEC EDGAR: CIK 1705696 VICI stock profile & AI dashboard →

Email me the moment this company reports earnings

AI Research Report

Two-page plain-English analysis: business, thesis, and three scenarios for the next two years. Refreshed every quarter.

Upgrade to Pro

Pro: 5 reports/month · Pro+: unlimitedOpinion, not investment advice. Do your own research.

Why VICI Scores 66/100

exact factor attribution · 2026-08-29

VICI's composite is driven by profitability and free cash flow, held back by revenue growth and earnings quality. Bars show each factor's exact push vs. a median company, using the same weights the ranking engine applies.

Profitability

+6.6 pts

94th pct

Free cash flow

+6.4 pts

92th pct

Scale

+4.1 pts

78th pct

Capital efficiency

+2.4 pts

74th pct

Shareholder dilution

+1.4 pts

79th pct

Institutional flow

+0.2 pts

53th pct

Earnings growth

-0.7 pts

36th pct

Earnings quality

-2.2 pts

28th pct

Revenue growth

-2.3 pts

38th pct

Latest change (2026-08-01): 76 → 72 · ↓ Revenue growth 51→41; ↓ Earnings growth 60→42

Factor percentiles are cross-sectional ranks across the ~2,800-stock scored universe, computed from SEC EDGAR filings. Not investment advice.

VICI Stock Analysis & AI Quality Score

Data updated 2026-08-29

AI stock analysis and institutional research for VICI PROPERTIES INC. (VICI), a Real Estate sector company. 13F Pro tracks VICI using direct SEC EDGAR data and AI-powered research tools. Based on the latest XBRL financial filings (Q2 2026), VICI PROPERTIES INC. reports quarterly revenue of $1.1B, net income of $526.5M. Top institutional holders of VICI by reported 13-F value include BlackRock, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET, based on the most recent SEC filings. VICI trades on the NYSE exchange and files with the SEC under CIK 1705696. 13F Pro's AI research platform runs 10 specialized AI analysts — value, growth, momentum, macro, and activist specialists — that debate VICI daily and publish AI-generated analysis with cited SEC sources. The platform aggregates historical XBRL financial facts, 10-Q and 10-K filings, insider Form 4 transactions, and institutional 13-F holdings for VICI PROPERTIES INC. directly from SEC EDGAR. VICI PROPERTIES INC.'s 13F Pro composite quality score has ranged between 65 and 87 since 2021, currently 65.8 — a declining long-term trajectory across 65 quarterly and live scoring snapshots.

✦

Fun facts about VICI PROPERTIES INC.

Quirks, history, and lore behind VICI — the kind of stuff that makes a stock memorable.

1
The Basics
U.S. real estate investment trust · listed on the NYSE · structured as a net-lease REIT · focused on a single, very specific property type.
2
The Numbers
One of the largest REITs in America by market cap — roughly $30 billion — owning more than 50 properties that together span tens of millions of square feet.
3
The History
Spun off in 2017 from a major gaming company bankruptcy, it was purpose-built to own the real estate while its tenants run the actual operations — a classic PropCo / OpCo split.
4
The Secret
Its tenants include some of the biggest names in gaming and hospitality, and its leases are long-term with built-in rent escalators — making it essentially a toll booth on the casino industry.
5
The Lore
It owns the land and buildings of iconic properties on the Las Vegas Strip — think glittering resorts and mega-casinos — without ever touching a slot machine or poker chip itself.
6
The Giveaway
Its name is Latin for "I conquered", its portfolio includes Caesars Palace and MGM Grand, and it is the largest owner of experiential real estate in the world.

▶ Think you know your stocks? Play the Daily Ticker

What's Driving VICI's Business? Latest 10-Q Breakdown

AI-extracted from VICI PROPERTIES INC.'s 10-Q filed 2026-07-29 — Q2 FY2026 (quarter ended June 30, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

VICI's Q2 2026 revenue rose 5.7% YoY to $1.06B, but net income fell 39% to $535.3M as a $271.1M swing in the credit-loss allowance (vs. a $142.0M benefit a year ago) offset leasing and loan income growth.

Biggest Revenue Drivers

Income from sales-type leases$549.2M+3.6% YoY

Increase driven by the addition of the Golden Entertainment Master Lease to the portfolio in April 2026, as well as annual rent escalators

Income from lease financing receivables, loans and securities$478.4M+8.7% YoY

Leasing portion driven by rent escalators and new leases; loan portion driven by origination/funding of debt investments and higher outstanding principal balances

Biggest Revenue Drivers

Total revenue: $1.06B+5.7% YoY

Income from sales-type leases$549.2M+3.6% YoY

Increase driven by the addition of the Golden Entertainment Master Lease to the portfolio in April 2026, as well as annual rent escalators

Income from lease financing receivables, loans and securities$478.4M+8.7% YoY

Leasing portion driven by rent escalators and new leases; loan portion driven by origination/funding of debt investments and higher outstanding principal balances

Other income$18.9M-3.2% YoY

Primarily sub-lease income related to certain ground and use leases

Golf revenues$12.0M+7.2% YoY

Largest Expense Items

Change in allowance for credit losses$271.1Mswung from -$142.0M to +$271.1M YoY

Driven by initial CECL allowance on the Gamehost and Golden Portfolio acquisitions, an increase in the Long-Term Period probability-of-default estimate for one tenant after it issued lower-rated debt, and negative macroeconomic forecast changes

General and administrative$15.4M+6.0% YoY

Increase in compensation, including stock-based compensation

Golf expenses$7.4M+11.7% YoY

Margins: Total expenses swung from a $93.1M net benefit to $315.6M largely due to the credit-loss allowance reversal-to-charge swing, dragging net income down 39% YoY despite revenue growth; interest expense declined slightly on lower average debt outstanding.

Watch Items from the Filing

MGM lease revenue represented 37% of lease revenues and 34% of contractual rent for Q2 2026; Caesars represented 35% of lease revenues and 36% of contractual rent — both guarantee all lease obligations for their respective properties.
Properties on the Las Vegas Strip generated approximately 49% of lease revenues for the quarter, indicating significant geographic concentration.
The $271.1M quarterly increase in credit-loss allowance was partly driven by a Long-Term Period PD increase for one tenant after it issued new senior secured debt with a lower credit rating.
One fully funded senior secured loan collateralized by a luxury golf-resort development, with an unpaid principal balance of $80.7 million, is on non-accrual status.
VICI committed to a $1.5 billion mezzanine loan (subordinate to a $2.8B senior loan) for the One Beverly Hills development, a large single-project credit exposure with construction not completing until 2028.

AI-extracted and verified against SEC EDGAR filing text. Not investment advice.

Read the full 10-Q on SEC EDGAR →Share on X

Revenue

Q2 2026

$1.1B

Net Income

Q2 2026

$526.5M

ROIC

Q2 2026

4.6%

D/E Ratio

Q2 2026

0.58

Period

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro

Revenue

+4.1% YoY

$4.01BFY 2025

FY22 $2.60BFY23 $3.61BFY24 $3.85BFY25 $4.01B

Net Income

+3.6% YoY

$2.78BFY 2025

FY22 $1.12BFY23 $2.51BFY24 $2.68BFY25 $2.78B

Operating Income

—FY 2025

FY22 —FY23 —FY24 —FY25 —

EPS (Diluted)

+2.0% YoY

$2.61FY 2025

FY22 $1.27FY23 $2.47FY24 $2.56FY25 $2.61

Total Assets

+3.0% YoY

$46.72BFY 2025

FY22 $37.58BFY23 $44.06BFY24 $45.37BFY25 $46.72B

Total Debt

+0.2% YoY

$16.77BFY 2025

FY22 $13.74BFY23 $16.72BFY24 $16.73BFY25 $16.77B

Op. Cash Flow

+5.4% YoY

$2.51BFY 2025

FY22 $1.94BFY23 $2.18BFY24 $2.38BFY25 $2.51B

Metric	FY 2025	FY 2024	FY 2023	FY 2022	FY 2021	FY 2020
Revenue	$4.01B +4.1%	$3.85B +6.6%	$3.61B +38.9%	$2.60B +72.3%	$1.51B +23.2%	$1.23B
Net Income	$2.78B +3.6%	$2.68B +6.6%	$2.51B +124.9%	$1.12B +10.2%	$1.01B +13.7%	$891.7M
Operating Income	—	—	—	—	—	$321.0M
EPS (Diluted)	$2.61 +2.0%	$2.56 +3.6%	$2.47 +94.5%	$1.27 -27.8%	$1.76 +0.6%	$1.75
Total Assets	$46.72B +3.0%	$45.37B +3.0%	$44.06B +17.3%	$37.58B +113.5%	$17.60B +3.1%	$17.06B
Total Debt	$16.77B +0.2%	$16.73B +0.1%	$16.72B +21.7%	$13.74B +192.7%	$4.69B -30.6%	$6.77B
Operating Cash Flow	$2.51B +5.4%	$2.38B +9.2%	$2.18B +12.2%	$1.94B +116.8%	$896.4M +1.4%	$883.6M

Get alerted when VICI's score changes

Free account: watchlist tracking, the daily AI brief, and the AI screener.

Passwordless sign-in · Payments by Stripe · Auth by Clerk

Available Research

13F Pro tracks comprehensive data for VICI PROPERTIES INC. including:

SEC EDGAR filings (10-K, 10-Q, 8-K)

XBRL financial facts (revenue, EPS, margins)

Insider transactions (Form 4)

Institutional 13F holdings

Quality rankings (32 signals)

AI analyst debates & daily meetings

Historical financial trends

Peer comparison & sector analysis

Top Institutional Holders of VICI

BlackRock, Inc.
$3.4B129,333,957 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$2.3B86,343,952 sh
STATE STREET CORP
$1.8B67,155,780 sh
VANGUARD CAPITAL MANAGEMENT LLC
$1.7B65,331,968 sh
GEODE CAPITAL MANAGEMENT, LLC
$1.1B40,211,201 sh
Allianz Asset Management GmbH
$836.1M31,273,464 sh
BANK OF AMERICA CORP /DE/
$778.7M29,329,887 sh
PRICE T ROWE ASSOCIATES INC /MD/
$638.3M24,042,019 sh
JPMORGAN CHASE & CO
$574.0M21,119,533 sh
Invesco Ltd.
$461.4M17,376,791 sh

Fund	Value	Shares
BlackRock, Inc.	$3.4B	129,333,957
VANGUARD PORTFOLIO MANAGEMENT LLC	$2.3B	86,343,952
STATE STREET CORP	$1.8B	67,155,780
VANGUARD CAPITAL MANAGEMENT LLC	$1.7B	65,331,968
GEODE CAPITAL MANAGEMENT, LLC	$1.1B	40,211,201
Allianz Asset Management GmbH	$836.1M	31,273,464
BANK OF AMERICA CORP /DE/	$778.7M	29,329,887
PRICE T ROWE ASSOCIATES INC /MD/	$638.3M	24,042,019
JPMORGAN CHASE & CO	$574.0M	21,119,533
Invesco Ltd.	$461.4M	17,376,791

Companies Similar to VICI

Ranked by quality-profile closeness and shared hedge-fund ownership — not just sector membership.

GLPI

Gaming & Leisure Properties, Inc.

AI score

Very similar · 45 shared holders

Gates Capital Management, Inc.CBRE INVESTMENT MANAGEMENT LISTED REAL ASSETS LLC LASALLE INVESTMENT MANAGEMENT SECURITIES LLC

ELS

EQUITY LIFESTYLE PROPERTIES INC

AI score

Very similar · 35 shared holders

CENTERSQUARE INVESTMENT MANAGEMENT LLC Boston Partners LASALLE INVESTMENT MANAGEMENT SECURITIES LLC

HST

HOST HOTELS & RESORTS, INC.

AI score

Very similar · 37 shared holders

CENTERSQUARE INVESTMENT MANAGEMENT LLC APG Asset Management US Inc.abrdn plc

AVB

AVALONBAY COMMUNITIES INC

AI score

Very similar · 43 shared holders

BAHL & GAYNOR INC APG Asset Management US Inc.AEW CAPITAL MANAGEMENT L P

BRX

Brixmor Property Group Inc.

AI score

Very similar · 35 shared holders

CENTERSQUARE INVESTMENT MANAGEMENT LLC CBRE INVESTMENT MANAGEMENT LISTED REAL ASSETS LLC AEW CAPITAL MANAGEMENT L P

DLR

DIGITAL REALTY TRUST, INC.

AI score

Very similar · 44 shared holders

CENTERSQUARE INVESTMENT MANAGEMENT LLC Capital Research Global Investors BARROW HANLEY MEWHINNEY & STRAUSS LLC

ESS

ESSEX PROPERTY TRUST, INC.

AI score

Very similar · 45 shared holders

Boston Partners AEW CAPITAL MANAGEMENT L P CENTERSQUARE INVESTMENT MANAGEMENT LLC

AMH

American Homes 4 Rent

AI score

Very similar · 35 shared holders

CENTERSQUARE INVESTMENT MANAGEMENT LLC CBRE INVESTMENT MANAGEMENT LISTED REAL ASSETS LLC LASALLE INVESTMENT MANAGEMENT SECURITIES LLC

Similarity is computed from the 8 composite sub-scores and latest-quarter 13F conviction holdings (index-style filers excluded). Refreshed monthly.

More Real Estate Companies

View all Real Estate →

AAT

American Assets Trust, Inc.

ABR

ARBOR REALTY TRUST INC

ACR

ACRES Commercial Realty Corp.

ACRE

Ares Commercial Real Estate Corp

ADAM

ADAMAS TRUST, INC.

ADC

AGREE REALTY CORP

AEI

Alset Inc.

AGNC

AGNC Investment Corp.

Put VICI on your watchlist

Track score changes the day VICI PROPERTIES INC. files with the SEC, follow the hedge funds that own it, screen 2,800+ AI-scored stocks, and get the daily brief — free.

View Pricing

Free tier includes 13F data, economic indicators, and market overview. Pro starts at $6.67/mo (billed annually).

Passwordless sign-in · Payments by Stripe · Auth by Clerk

Popular Research

AAPL

Apple

MSFT

Microsoft

NVDA

NVIDIA

GOOG

Alphabet

AMZN

Amazon

Is VICI a good stock to buy?

13F Pro's AI-powered analysis of VICI PROPERTIES INC. (VICI) draws on SEC EDGAR-sourced fundamentals, institutional 13F holdings, and insider Form 4 transactions in the Real Estate sector (listed on NYSE). The 32-signal AI Quality Score, current rank, and full bull/bear verdict for VICI are available on the VICI stock profile dashboard — with the same data, AI insights, ratios, and institutional activity refreshed after every 10-K, 10-Q, 13F, and Form 4 filing. VICI is classified as a large company.

Which hedge funds own VICI?

Institutional investors are required to disclose their holdings quarterly via SEC Form 13F. 13F Pro aggregates these filings to show which hedge funds, mutual funds, and asset managers are buying or selling VICI. Combined with insider transaction data from Form 4 filings and AI-powered analysis from 10 specialized research agents, 13F Pro provides a comprehensive view of VICI PROPERTIES INC.'s investment landscape.