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VICI PropertiesVICI 81 Cyclically Adjusted PS Ratio is 9.77 as of Jul. 23, 2026, which is 27% below its 10-year median of 13.32. GuruFocus rates VICI with a GF Score™ of 81/100 and a GF Value™ of $32.91 (Modestly Undervalued). The stock has 3 warning signs investors should review. Among 552 REITs companies, VICI Properties ranks worse than 81.52% on this metric.
The historical rank and industry rank for VICI Properties's Cyclically Adjusted PS Ratio or its related term are showing as below:
VICI'
s Cyclically Adjusted PS Ratio Range Over the Past 10 Years
Min: 9.78 Med: 13.32 Max: 16.94
Current: 9.79
During the past 12 years, VICI Properties's highest Cyclically Adjusted PS Ratio was 16.94. The lowest was 9.78. And the median was 13.32.
VICI's Cyclically Adjusted PS Ratio is ranked worse than 81.52% of 552
companies
in the REITs industry
Industry Median: 5.905
vs VICI: 9.79
The Shiller PE Ratio was first used by professor Robert Shiller. He uses E10 for his Shiller PE Ratio calculation. E10 is the average of the inflation adjusted earnings per share of a company over the past 10 years. The similar calculation is applied by GuruFocus to calculate the Cyclically Adjusted PS Ratio. The Cyclically Adjusted Revenue per Share is the average of the inflation adjusted revenue per share of a company over the past 10 years.
VICI Properties's adjusted revenue per share data of for the fiscal year that ended in Dec25 was $3.770. Add all the adjusted revenue per share for the past 10 years together and divide 10 will get our Cyclically Adjusted Revenue per Share, which is $2.72 for the trailing ten years ended in Dec25.
Shiller PE for Stocks: The True Measure of Stock Valuation
VICI Properties (NYSE:VICI) Cyclically Adjusted PS Ratio Explanation
Compared with the regular PS Ratio, which works poorly for cyclical businesses, the Cyclically Adjusted PS Ratio smoothed out the fluctuations of revenue during business cycles. Therefore it is more accurate in reflecting the valuation of the company.
If a company has consistent business performance, the Cyclically Adjusted PS Ratio should give similar results to regular PS Ratio.
VICI Properties Cyclically Adjusted PS Ratio Related Terms
VICI Properties Cyclically Adjusted PS Ratio Historical Data
* Premium members only.
The historical data trend for VICI Properties's Cyclically Adjusted PS Ratio can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
VICI Properties Cyclically Adjusted PS Ratio Chart
VICI vs WPC, BNL, GNL: Cyclically Adjusted PS Ratio Comparison
For the REIT - Diversified subindustry, VICI Properties's Cyclically Adjusted PS Ratio, along with its competitors' market caps and Cyclically Adjusted PS Ratio data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
VICI Properties Cyclically Adjusted PS Ratio vs REITs Industry
For the REITs industry and Real Estate sector, VICI Properties's Cyclically Adjusted PS Ratio distribution charts can be found below:
* The bar in red indicates where VICI Properties's Cyclically Adjusted PS Ratio falls into.
VICI Properties Cyclically Adjusted PS Ratio Calculation
Like the Shiller PE Ratio, the Cyclically Adjusted PS Ratio takes the Revenue per Share from the past 10 years, adjusts it for inflation, and then calculates the average. This average is then used for the P/S calculation. Because it considers this 10-year average, it's often referred to as the CAPS Ratio.
The Shiller PE Ratio was first used by professor Robert Shiller to measure the valuation of the overall market. The similar calculation is applied by GuruFocus to calculate the Cyclically Adjusted PS Ratio.
VICI Properties's Cyclically Adjusted PS Ratio for today is calculated as
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
Please note that we use the CPI data of the country/region where the company is headquartered. If the CPI data for that country/region is not available, then we will use the CPI data of the United States as default.
What does a Cyclically Adjusted PS Ratio of 9.77 mean?
VICI Properties (VICI) has a Cyclically Adjusted PS Ratio of 9.77 as of Jul. 23, 2026. Cyclically Adjusted PS Ratio is the ratio of share price to a company's inflation-adjusted revenue per share over a 10-year period. View historical data on VICI Properties and its competitors. This is 27% below median its historical median of 13.32. Over the past decade, VICI Properties' Cyclically Adjusted PS Ratio has ranged from 9.78 to 16.94. According to the industry distribution chart, VICI Properties ranks #450 out of 552 companies in the REITs industry, placing it in the top 81.5%.
Is VICI Properties' Cyclically Adjusted PS Ratio too high?
VICI Properties' current Cyclically Adjusted PS Ratio of 9.77 is 27% below median its 10-year median of 13.32. Over the past 10 years, this metric has ranged from a low of 9.78 to a high of 16.94. The REITs industry median Cyclically Adjusted PS Ratio is 5.91. VICI Properties' value of 9.77 is 65.5% above this industry median. Based on the distribution chart, VICI Properties ranks #450 out of 552 companies in the REITs industry, which is in the bottom quartile relative to peers. Overall, VICI Properties has a GF Score™ of 81/100 and is considered Modestly Undervalued, reflecting its overall financial health beyond just this single metric.
How does VICI Properties' Cyclically Adjusted PS Ratio compare to WPC and BNL?
According to the REITs industry distribution chart, VICI Properties ranks #450 out of 552 companies for Cyclically Adjusted PS Ratio. This places VICI Properties in the lower half of its industry. The industry median Cyclically Adjusted PS Ratio is 5.91. VICI Properties' value of 9.77 is 65.5% above this benchmark. Historically, VICI Properties' own Cyclically Adjusted PS Ratio has ranged from 9.78 to 16.94 over the past decade. While the company's 10-year median is 13.32 vs. the industry median of 5.91, VICI Properties has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good Cyclically Adjusted PS Ratio for a REITs company?
The median Cyclically Adjusted PS Ratio among REITs companies is 5.91, based on 552 companies in the industry. Companies in the top quartile (top 25%) have a Cyclically Adjusted PS Ratio significantly above this median, while those in the bottom quartile fall well below. However, Cyclically Adjusted PS Ratio should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. VICI Properties's current Cyclically Adjusted PS Ratio of 9.77 is 65.5% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high Cyclically Adjusted PS Ratio mean?
A high Cyclically Adjusted PS Ratio can signal that a stock is expensive relative to its fundamentals. Cyclically Adjusted PS Ratio is the ratio of share price to a company's inflation-adjusted revenue per share over a 10-year period. View historical data on VICI Properties and its competitors. For the REITs industry, the median Cyclically Adjusted PS Ratio is 5.91 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. VICI Properties's current Cyclically Adjusted PS Ratio is 9.77, which is 27% below median its own 10-year median of 13.32. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is VICI Properties stock overvalued right now?
Based on GuruFocus' analysis, VICI Properties (VICI) is currently considered Modestly Undervalued. The stock's GF Value™ is $32.91, compared to a current price of $26.58 — trading 19.2% below its estimated fair value. The current Cyclically Adjusted PS Ratio is 9.77, which is 27% below median its 10-year median of 13.32 and 65.5% above the REITs industry median of 5.91. VICI Properties' overall GF Score™ is 81/100 with 3 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Cyclically Adjusted PS Ratio calculated?
Cyclically Adjusted PS Ratio is calculated from a company's financial statements. For VICI Properties (VICI), the current Cyclically Adjusted PS Ratio is 9.77 as of Jul. 23, 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is VICI Properties (VICI) Overvalued in 2026?
Based on GuruFocus' analysis, VICI Properties stock appears to be undervalued.
The current stock price of $26.58 is trading 19.2% below its estimated GF Value™ of $32.91.
GuruFocus considers VICI Properties to be Modestly Undervalued.
Key valuation signals for VICI:
Cyclically Adjusted PS Ratio: 9.77 (27% below median its 10-year median of 13.32)
GF Value™: $32.91 vs. price of $26.58 (19.2% below fair value)
Industry Position: 65.5% above the REITs median (#450 of 552)
No single metric tells the full story. See the VICI stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
VICI Properties Inc is a real estate investment trust based in the United States. It engaged in the business of owning and acquiring gaming, hospitality, wellness, entertainment and leisure destinations, subject to long-term triple net leases. It own nearly 93 experiential assets across a geographically portfolio consisting of nearly 54 gaming properties and nearly 39 other experiential properties across the United States and Canada, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas.
81GF Score
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