VICI

REM's 9% yield looks irresistible until you check what a decade of collecting those distributions actually did to your principal. Three equity REITs expose the structural flaw and offer a cleaner path to real estate income.

VICI Properties receives a Sell (D+) rating due to an unfavorable cost of capital versus acquisition yields and limited per-share growth prospects. VICI's weighted average cost of capital is now 8%, while recent acquisitions yield only 7.5%, resulting in value destruction on new deals. Organic rent escalators average just 2.2–2.5% annually, insufficient to offset rising interest costs from refinancing $17B+ in debt.

VICI Properties (VICI) reported earnings 30 days ago. What's next for the stock?

VICI Properties is upgraded to 'Strong Buy' due to its compelling 9.3x forward P/FFO valuation and 6.9% dividend yield. VICI benefits from long-term, CPI-protected triple net leases; parent guarantees; and concentrated high-quality tenants, supporting durable rental income. Growth catalysts include inflation-linked rent escalators, Las Vegas market developments, and potential NBA expansion opportunities.

VICI Properties offers a 6.8% dividend yield with a consistent annual growth rate, supported by resilient experiential assets and long-term triple net leases. VICI is undervalued, trading at a significant discount to fair value, with multiple valuation models indicating 15.8%–22.95% expected compound annual total returns over five years. Growth prospects are strong, driven by new tenant partnerships, geographic expansion, and acquisitions, supporting a projected 5% CAGR in FFO and dividends.

I present my August top 5 dividend picks: PRGO, MZTI, NEE, TROW, and VICI, all rated Buy or Strong Buy for rising income and appreciation. Each pick trades at a significant discount to fair value (average 21.5%), offering an expected 5-year compound annual total return of ~12.5% and a 5.22% yield. PRGO, MZTI, and VICI stand out for deep undervaluation and robust dividend growth, with VICI offering a projected 15.8% CAGR and strong inflation-linked lease structures.

I present the July 2026 ReFa/Ro Dogs list, highlighting high-yield dividend stocks selected by reader engagement and quantitative metrics. Top ten ReFa/Ro Dogs offer projected net gains of 25.61% to 72.48% by July 2027, with all passing the IDEAL test—dividends from $1k invested exceed the share price. Analyst targets suggest an average 43.8% net gain for the top ten, with the five lowest-priced yielding dogs forecast to outperform the group by 5.77%.

VICI Properties stands out as the value investor's choice among Triple Net REITs, offering deep discounts on P/FFO, NAV, and superior dividend yield. Despite VICI's compelling metrics, its YTD total return lags peers, reflecting ongoing sector headwinds and unpopularity tied to Vegas tenant struggles and travel downturns. Short-term volatility in VICI's share price presents informed trading opportunities, as repeated sharp dips have been followed by partial recoveries within the year.

NEW YORK--(BUSINESS WIRE)---- $VICI--VICI Properties Inc. (NYSE: VICI) (“VICI Properties” or the “Company”) announced today that its subsidiary, VICI Properties L.P. (the “Issuer”), has completed its public offering of $1.75 billion in aggregate principal amount of senior unsecured notes (the “Notes”) consisting of: $900 million aggregate principal amount of 5.400% senior unsecured notes due 2031 (the “2031 Notes”). The 2031 Notes were issued at 99.966% of par value and will mature on October 15, 2031. $.

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