VICI Properties Inc. (VICI) Fair Value 2026

VICI · REIT - Diversified ·

By CirclFi Research Team · Data from SEC EDGAR, FRED & GDELT

Quality Score

8.6 /10

32 fundamental signals · 8 models active

Value Trap Risk

SAFE (6/100)

Quick Summary — As of 2026-08-28, VICI Properties Inc. (VICI) trades at $25.87, versus a $28.17 median fair value across its 8 active models — 8.9% above the current price. QOC: 8.6/10. Value Trap Risk: 6/100 (SAFE). 8/13 models active.

Key Facts

Ticker
VICI
Price
$25.87
Quality Score
8.6/10
Value Trap Risk
6/100
Models Active
8/13
Last Updated
Strength: ML-RIV suggests +1.8% upside with 48% confidence
Risk: Majority of models suggest overvaluation

Is VICI Properties Inc. (VICI) Undervalued or Overvalued in 2026?

According to CirclFi’s 8-model valuation engine, VICI Properties Inc. (VICI) appears fairly valued as of : the median of 8 independent fair value estimates is $28.17, within 8.9% of the current price of $25.87. Estimates range from $4.72 to $89.85. VICI scores 8.6/10 on fundamental quality and 6/100 on value-trap risk.

For context, the median US equity CirclFi rates trades at an implied -23.4% versus its own 13-model consensus, across 3,809 rated companies as of 2026-08-28. VICI’s +8.9% gap is narrower than that market norm, and the REIT - Diversified sector median is -20.6%. Full market index →

This verdict compares price to intrinsic value only — it is not a buy or sell rating. For the decision case (bull vs bear arguments, risk factors, peers), read Should You Buy VICI Properties Inc. Stock in 2026? →

What Fair Value Does Each Model Give VICI?

8 Intrinsic Value Models vs. Current Price ($25.87)

Core Models (Unlocked)
Model Fair Value Upside
Ensemble · Low Conviction
 $24.89 -3.8%
Intrinsic · High Conviction
 $16.32 -36.9%
Intrinsic · Medium Conviction
 $26.33 +1.8%
Asset-Based · Medium Conviction
 $4.72 -81.8%
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What Is VICI's Fair Value Range?

Spread across 8 independent models · $4.72 to $89.85

CirclFi's 8 active models place VICI Properties Inc. (VICI) between $4.72 and $89.85 per share, a spread of 302% of the median. The median of that range — $28.17 — is the fair value CirclFi publishes for VICI, against a current price of $25.87.

Low · Dynamic NAVHigh · Regime Cross
$4.72median $28.17$89.85
Where the range comes from
Most bearish modelDynamic NAV$4.72
Most bullish modelRegime Cross-Sectional$89.85
Model agreement4 bullish · 2 bearishwide

A band this wide is itself the finding. When independent methods land far apart, they are reading a business whose value depends heavily on which lens you apply — volatile earnings, heavy reinvestment, or an asset base that cash-flow and asset-based methods score differently. That disagreement is information: it says the choice of method matters more than usual for VICI. Treat the median as one reading among several and compare the individual models below before acting.

Every figure above is one model's standalone output on VICI, not a CirclFi price target. How each model works →

What Is VICI Properties Inc. (VICI) Worth in 2026?

According to the CirclFi Deep Alpha Valuation Engine, VICI Properties Inc. presents a highly debated valuation profile at its current price of $25.87. The median intrinsic value is estimated at $28.17 (+8.9% median upside), masking a wide model spread between the 4 bullish models and 2 bearish models. Model dispersion is worth noting: Regime Cross targets $89.85 (+247.3%), versus Dynamic NAV at $4.72 (-81.8%). This +329.1% range highlights the importance of multi-model analysis rather than relying on any single methodology.

What Do the Models Say About VICI?

8 of 13 models are currently active for VICI. Of these, 5 models suggest upside while 3 models suggest overvaluation. Taken together, their median fair value for VICI is $28.17 — the figure CirclFi publishes as this stock's fair value. See which stocks rank higher →

How Does VICI Rank in REIT - Diversified?

Among 18 REIT - Diversified stocks, VICI ranks #1 by Quality of Company score. CirclFi's QOC score of 8.6/10 evaluates 32 fundamental signals. A score of 8.6 places VICI in the top tier.

Within the REIT - Diversified space, VICI Properties Inc. competes in an environment where capitalization rate (cap rate) often separates market leaders from laggards. Understanding these industry-specific dynamics is essential context for interpreting our model outputs.

Is VICI a Value Trap?

CirclFi's Value Trap algorithm assigns VICI a score of 6/100 (SAFE). This indicates minimal risk. Fundamentals are healthy. The score cross-references apparent undervaluation against fundamental deterioration signals. Browse lowest value-trap stocks →

Multi-Model Methodology

8 of 13 models are active for VICI Properties Inc.. Moderate coverage provides meaningful perspective. Each model applies a fundamentally different valuation philosophy. See the complete methodology →

According to the CirclFi Quality of Company (QOC) framework, which evaluates 32 signals including margin stability, revenue growth trajectory, leverage, and free cash flow generation, VICI Properties Inc. is rated at 8.6/10. This strong-tier score demonstrates strong fundamentals across the majority of our quality signals.

The gap between the most bullish and bearish model spans +329.1% — demonstrating why single-model analysis is dangerous. Browse all stocks with 13-model coverage →

Data Sources & Confidence

Every VICI valuation is built from SEC EDGAR XBRL filings — 700+ standardized financial tags. Macroeconomic context from FRED calibrates discount rates, while GDELT news sentiment feeds into our Sentiment SOTP model. All pipelines run daily. Read the complete data methodology →

Across VICI's 8 active models, average confidence is 36%. Lower confidence may reflect limited history or high volatility.

CirclFi's output is a research starting point, not a buy/sell signal. All data updates daily. Read the full methodology →

This analysis is produced by the CirclFi Valuation Engine using quantitative models applied to SEC EDGAR filings, public market feeds, and FRED macroeconomic indicators. It is not financial advice.

Read the full investment analysis: Should You Buy VICI Properties Inc. Stock in 2026? →

Bull case, bear case, risk factors & peer comparison — updated daily

Which Similar REIT - Diversified Stocks Should You Also Analyze?

9 related REIT - Diversified stocks with 13-model coverage

GIPRGeneration Income Properties, Inc.QOC 4.6AATAmerican Assets Trust, Inc.QOC 7.7FVRFrontView REIT, Inc.QOC 5.0BNLBroadstone Net Lease, Inc.QOC 7.7MKZRMacKenzie Realty Capital, Inc.QOC 5.1OLPOne Liberty Properties, Inc.QOC 7.5ESRTEmpire State Realty Trust, Inc.QOC 7.5CMRFCIM Group, Inc.QOC 7.1NXDTNexPoint Diversified Real Estate TrustQOC 5.6

Read investment analysis: GIPR · AAT · FVR · BNL · MKZR · OLP · ESRT · CMRF · NXDT

Which Other Stocks Have a Similar Quality Score to VICI?

7 companies across all industries closest to VICI’s Quality of Company score of 8.6/10.

EGPEastGroup Properties, Inc.QOC 8.6GEGE AerospaceQOC 8.6IDTIDT CorporationQOC 8.6BMABanco Macro S.A.QOC 8.6SIGSignet Jewelers LimitedQOC 8.6LVSLas Vegas Sands Corp.QOC 8.6NVDANVIDIA CorporationQOC 10.0

Read investment analysis: EGP · GE · IDT · BMA · SIG · LVS · NVDA

What Else Do Investors Ask About VICI Properties Inc.’s Valuation?

What is VICI Properties Inc.'s intrinsic value in 2026?

CirclFi puts VICI Properties Inc. (VICI)'s intrinsic value at $28.17 — the median of 8 independent model estimates as of 2026-08-28, ranging from $4.72 to $89.85. The Quality of Company score is 8.6/10 across 32 fundamental signals. All models use SEC EDGAR filings updated daily. See our methodology page for how each model works.

Is VICI overvalued or undervalued right now?

At $25.87, 5 of 8 active models suggest VICI may be undervalued, while 3 indicate potential overvaluation. The median of all 8 fair value estimates is $28.17, within 8.9% of the current price of $25.87 — a consensus view that VICI is fairly valued. The assessment depends on which methodology best fits VICI Properties Inc.'s business model in REIT - Diversified.

What does a Quality of Company score of 8.6 mean for VICI?

VICI Properties Inc.'s QOC of 8.6/10 reflects 32 fundamental signals: profitability margins, revenue growth consistency, balance sheet leverage, free cash flow generation, and capital allocation efficiency. Scores above 7 indicate strong fundamentals and disciplined management.

How many valuation models does CirclFi run on VICI?

CirclFi analyzes VICI with 13 institutional-grade models daily: Bayesian DCF (Monte Carlo + jump-diffusion), EPV (Greenwald zero-growth), EROIC Spread (McKinsey reinvestment), First Chicago (3-scenario), Markov DDM (regime-switching), ML-RIV (machine learning residual income), Dynamic NAV (asset-based), PWERM (option-theoretic), Regime Cross-Sectional (relative), Sentiment SOTP (hybrid), CUCE Ensemble (meta-model), FTNN Topology (neural network), and RCMH-DCF (conditional regime). Currently 8 of 13 are active for this stock. Read the full methodology →

Which valuation models are most bullish and most bearish on VICI?

Of the 8 models currently active on VICI, Regime Cross-Sectional is the most bullish at $89.85 per share, and Dynamic NAV is the most bearish at $4.72. CirclFi's published fair value for VICI is the median of that range, $28.17, not either extreme. The gap between the two ends equals 302% of the median — a wide spread, meaning the methods genuinely disagree and the median should carry less weight. Browse stocks by value-trap risk →

Is VICI a value trap in 2026?

VICI Properties Inc.'s Value Trap score is 6/100 (SAFE). This low score indicates the current valuation is not artificially depressed by fundamental deterioration, suggesting genuine opportunity rather than a trap.

Cite this analysis — “According to CirclFi’s 8-model valuation engine, VICI Properties Inc. (VICI) has a median fair value of $28.17 — within 8.9% of the current price of $25.87 — as of 2026-08-28.” Source: circlfi.com/stock/VICI/ · Methodology
Primary sources for this VICI valuation
  • Financial statements: VICI Properties Inc. 10-K and 10-Q filings on SEC EDGAR (CIK 0001705696) — 700+ standardized XBRL tags, published by the U.S. Securities and Exchange Commission.
  • Discount-rate inputs: FRED, Federal Reserve Bank of St. Louis — risk-free rates, VIX, yield curve, inflation.
  • News sentiment: The GDELT Project — global media tone, input to the Sentiment SOTP model.
  • Model definitions: CirclFi methodology — the published specification for all 13 models, including the academic sources each one implements.

Market data for VICI as of ; valuations recomputed .

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