InsiderStreet Equity Research

Produced by InsiderStreet.ai from live production data. It is not investment advice, not an offer or solicitation to buy or sell any security, and not a recommendation for any investor. Do not rely on it for any investment decision.

Last Close

$23.60

2026-10-16

Market Cap

$26.0B

Volume

13.0M

52-Wk High

$31.69

52-Wk Low

$22.43

Trailing PE

9.1

P/S

6.34

Gross Margin

99.3%

Net Margin

67.5%

ROE

10%

ROIC

8%

Piotroski

4/9

Altman Z

1.3

1-Yr Return

-22.0%

5-Yr Return

+60.8%

VICI Properties functions as a specialized real estate investment trust dedicated to experiential properties. The company boasts an extensive collection of premier gaming, hospitality, and entertainment venues, notably including the globally recognized Caesars Palace. Its diverse and nationally distributed portfolio encompasses 29 gaming facilities, spanning over 48 million square feet. These sites collectively feature approximately 19,200 hotel rooms and more than 200 distinct dining, bar, and nightlife establishments. VICI's assets are leased to leading operators in the gaming and hospitality sectors, such as Caesars Entertainment, Century Casinos, Hard Rock International, JACK Entertainment, and Penn National Gaming. Beyond its core properties, VICI also holds four championship golf courses and possesses 34 acres of undeveloped land strategically located adjacent to the Las Vegas Strip. The company's fundamental objective is to cultivate the United States' most valuable and high-performing experiential real estate portfolio.

SectorReal EstateIndustryREIT - DiversifiedExchangeNYSEMarket Cap$26.0BEmployees28 (SEC-filed)CEOEdward Baltazar PitoniakIPO2018-01-02CountryUS

535 Madison Avenue, 28th Floor, New York City, NY 10022-2203 · Tel 646-949-4631 · viciproperties.com

INSIDERSTREET SCORE51 / 100Street mean $28.89 (9 analysts, last qtr) — their number, not ours

INSIDER CONSENSUS SIGNALCOMP-PLAN ACTIVITY ONLYexercises and tax withholding only

1 Year vs S&P 500 · VICI -22.0% · S&P 500 +15.9% · spread -37.9pp

7 Years vs S&P 500 · VICI +60.8% · S&P 500 +189.9% · spread -129.1pp

Both charts indexed to 100 at the start of their window and drawn on a single shared scale, so the gap to the benchmark is the gap you see. Adjusted closes throughout.

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NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

INSIDERSTREET
SCORE51of 100

Score Breakdown

Profitability	74/100
Growth	43/100
Momentum	63/100
Quality	71/100
Earnings Quality	66/100
Balance Sheet	44/100
Value	85/100
Risk (safety)	30/100
Overall	50.7/100

Each component is a diagnostic reading on its own 0-100 scale. The overall score is computed separately from the underlying financials and is not the average of the rows above — components are not equally weighted and three of them (Momentum, Value, Risk) are derived partly from price rather than from the business.

Peer Comparison — IS Score

Symbol	IS Score
WPC	53
JAN	42
EPRT	53
BNL	59
RTLPP	33
AVB	55
VICI	51

IS Score Trend — quarterly

14 quarters, 23 Q1 to 26 Q2. Peak 71 in 23 Q4, latest 51 — -21 since. Dropped below the 55 line in 26 Q2, at 51. Fell in 3 of the last 4 quarters. Dashed line marks 40 on the 0-100 scale.

BUSINESS QUALITY51 / 100IS Score 50.7 / 100 · -20.5 from peak of 71

Fundamental factor model, quarterly. Measures how the business is doing - not where the price is going.

PRICE STRUCTURELEAN BULLISHTechnical Score 62 / 100 · Power +23 · 15 of 22 indicator votes bullish

Vote share across trend, momentum, volume, volatility and pattern families. Describes where the price is, not where it is going.

Both readings sit above the midpoint — business quality at 51 and price structure at 62 out of 100 — so they are not in conflict. The fundamentals and the tape are saying the same thing, which is the case in which either one alone would have been enough.

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Trigger	Where it stands now	What it would mean
IS Score reaches 55 and holds two consecutive quarters	now 50.7	would move us up one band
IS Score stops falling - one quarter higher than the prior	last four: 60 → 55 → 65 → 51	the direction matters more than the level
Technical vote share back above 50%	now 55%	price structure no longer broken
Institutional holder count rises two quarters running	peak 951 → now 949	fewer institutions willing to hold is our clearest warning

We publish these so the view can be shown to be wrong. If none of them move and our reading does, we owe you an explanation.

This page is InsiderStreet's own reading, produced from the data in the rest of this document. It is not a price target and not investment advice. Analyst consensus and street price targets appear later under their own heading and are the street's numbers, not ours.

Site Convergence Score3 of 4top 4% of 29,420 symbols

Sources Aligned— of 3independent disclosures

Congress (180d)3 buys2026-09-25

Insider Buys (180d)0none disclosed

ETF Funds (30d)1021 up / 771 downnet +250 funds

Institutions Added (13F)-2managers opening or increasing

Congressional and insider figures are disclosed purchases in the trailing 180 days; ETF figures are COUNTS OF FUNDS whose holding changed in 30 days, not dollars. Coincidence of separate disclosures, not coordination. An absent source means nothing qualifying was disclosed in its window.

Institutions holding — 12 quarters

Peak 951 · latest 949 (-2 from peak).

Quarter	Holders	13F shares	Value	Reported own%
2026 Q2	949	1069.8M	$27.3B	98.1%
2026 Q1	951	1031.2M	$27.3B	94.6%
2025 Q4	940	1047.9M	$28.7B	96.1%
2025 Q3	947	1041.0M	$34.1B	95.5%
2025 Q2	891	1077.3M	$33.8B	98.8%
2025 Q1	878	1063.1M	$33.0B	97.5%
2024 Q4	836	1039.6M	$28.7B	95.4%
2024 Q3	812	1040.8M	$33.2B	95.5%
2024 Q2	776	1025.1M	$29.6B	94.0%
2024 Q1	759	1029.8M	$30.5B	94.5%
2023 Q4	767	1018.3M	$32.4B	93.4%
2023 Q3	720	1003.2M	$29.2B	92.0%

How to read ownership above 100%. A 13F reports the positions a manager has investment discretion over, and where two or more managers share discretion over the same block, each one reports it. Summed across filers, the total can therefore exceed the shares actually outstanding without anything being wrong. We publish the figure as filed rather than netting it down, and flag separately any quarter where the arithmetic is not merely high but impossible.

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Insider	Role	Date	Type	Shares	Value	Post-Txn Owned
Macnab Craig	director	2026-10-01	A-Award	530	—	82,694
Rumbolz Michael D	director	2026-10-01	A-Award	371	—	79,018
Cantor Diana F	director	2026-10-01	A-Award	557	—	67,191
Sullivan John M	director	2026-10-01	A-Award	292	—	5,854
Abrahamson James R	director	2026-10-01	A-Award	1,060	—	174,158
Holland Elizabeth I	director	2026-10-01	A-Award	287	—	66,611
Douglas Monica Howard	director	2026-10-01	A-Award	175	—	47,955
Sullivan John M	director	2026-09-24	A-Award	5,562	—	5,562

6-mo decomposition (Form 4)	Txns	Shares	Value	Signal weight
G — Gifts	1	20,000	—	None
P — Open-market purchases	0	0	$0	Counted — none occurred

Monthly Net Insider Flow (000 shares)

Net of acquisitions minus dispositions, all Form 4 types.

Signal Summary

SignalComp-Plan Activity Only

Open-Market Sells$0.0M0 txns / 6 mo

Open-Market Buys$0.0M0 txns / 6 mo

ClusterNone active3+ insiders / 21 days

Filed	Form	Reporting person	% of class	Shares
2026-04-30	SCHEDULE 13G	Vanguard Capital Management	6.91%	73.9M sh
2026-04-29	SCHEDULE 13G	Vanguard Portfolio Management	7.86%	84.1M sh
2026-03-27	SCHEDULE 13G/A	The Vanguard Group	—	exit/reporting change
2025-11-13	SCHEDULE 13G/A	Capital Research Global Investors	4.80%	51.4M sh

Member	Chamber	Trade	Size band	Traded	Disclosed
Ro Khanna	House	BUY	$1,001 - $15,000	2026-09-25	2026-10-09
Ro Khanna	House	BUY	$1,001 - $15,000	2026-09-11	2026-10-09
Gilbert Cisneros	House	SELL	$1,001 - $15,000	2026-03-13	2026-04-08
Alan Armstrong	Senate	BUY	$1,001 - $15,000	2026-03-27	2026-07-20

House 12-Mo9 trades6 purchases

Senate 12-Mo1 trades1 purchases

CoverageSTOCK Act filings30-45 day disclosure lag

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

13F Filers (last complete Q)951

13F Shares1.03B94.6% of shares out

New / Closed125 / 100positions, QoQ

Increased / Reduced443 / 297positions, QoQ

Put/Call (13F)1.07option positions

Free Float99.6%1.10B sh

2.8 · Largest Reporting 13F Managers

Manager	Shares	Value
Wealth Enhancement Advisory Servic	1.5M	$33M
Sound Income Strategies, Llc	1.3M	$29M
Border To Coast Pensions Partnersh	875,000	$20M
Gateway Investment Advisers Llc	608,753	$14M
Ifm Investors Pty Ltd	608,608	$14M
Asr Vermogensbeheer N.V.	495,277	$11M

EDGAR 13F holdings as of 2026-09-30; filer values normalized to dollars.

2.9 · Top ETF & Fund Ownership

Fund	Weight	Position
VNQ	1.4%	$951M
VGSLX	1.4%	$951M
VGSNX	1.4%	$951M
VITSX	0.0%	$803M
VTSAX	0.0%	$803M
VSMPX	0.0%	$803M

13F Filers Holding VICI — quarterly

Institutional Put/Call — quarterly

Daily short-sale volume as % of volume reported in FINRA's short-sale file — a flow measure, not short interest; dashed = 50-day average.

Latest Session40.6%2026-10-15

20-Day Avg43.2%50-day 46.0%

TrendFalling20d vs 50d

By Market CenterQ: 40% · N: 60% · B: 18%latest session

Weekly Notional ($B)

Where VICI Trades in the Dark

ATS Venue (4-wk)	Shares	Avg trade
Incr Intelligent Cross Llc	7.7M	103 sh
Ubsa Ubs Ats	4.1M	81 sh
Ebxl Level Ats	3.8M	42 sh
Mstx Ms Trajectory Cross (Ats-1)	3.2M	106 sh
Bids Bids Ats	2.8M	912 sh
Sgmt Sigma X2	2.4M	90 sh

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Where a dollar of VICI Properties Inc. revenue goes. All values FY2025 filings, live. Product segmentation not yet parsed for this symbol — revenue shown unsegmented.

VICI (live moat model)Peer median: WPC · JAN · EPRT · BNL · RTLPP

Component scores from the live moat model. Peer median illustrative.

Moat score 72/100 — Wide; primary source Efficient Scale.

3.8 · Employees (SEC filings)

Officer	Title
Edward Baltazar Pitoniak	Chief Executive Officer & Director
John W. R. Payne	President & Chief Operating Officer
David Andrew Kieske	Executive Vice President, Chief Financial Officer & Treasurer
Samantha Sacks Gallagher	Executive Vice President, General Counsel & Secretary

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Revenue ($B)

EPS ($) — GAAP diluted actual, street-basis estimate

Actual bars are GAAP diluted EPS from the filed income statement; the lighter forward bars are street-basis consensus. The two are different measures and are not comparable quarter to quarter.

Quarterly EPS — Actual vs. Consensus

Beats (>2%)3 of 6recent quarters

Avg Surprise+1.7%

Next Report2026-10-28

Income Quality0.94OCF ÷ net income

Beat Rate—%0 of 0 quarters

Current Streak0longest 0

Avg EPS Surprise—%median —%

Surprise Trend—last 4 vs prior 4

Period	EPS est.	EPS actual	EPS surprise	Rev est. ($M)	Rev actual ($M)	Rev surprise

Announcement dates to . Consensus as it stood at each report. Revenue surprise shown where both estimate and actual are filed. A beat record is history, not a forecast.

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Profit Margins (%)

YoY Growth Heatmap — Income Lines

YoY growth	FY21	FY22	FY23	FY24	FY25
Revenue	+23.2%	+72.3%	+38.9%	+6.6%	+4.1%
Gross profit	+24.9%	+73.2%	+39.1%	+6.6%	+3.9%
Operating income	+58.2%	+13.0%	+104.9%	+6.0%	+2.9%
Net income	+13.7%	+10.2%	+124.9%	+6.6%	+3.6%

$B · FY ends	FY21	FY22	FY23	FY24	FY25
Revenue	1.5	2.6	3.6	3.8	4.0
Cost of revenue	0.0	0.0	0.0	0.0	0.0
Gross profit	1.5	2.6	3.6	3.8	4.0
R&D expense	0.0	0.0	0.0	0.0	0.0
SG&A expense	0.0	0.0	0.1	0.1	0.1
Operating income	1.4	1.6	3.3	3.5	3.6
EBITDA	1.4	1.7	3.4	3.6	3.6
D&A	0.0	0.0	0.0	0.0	0.0
Pretax income	1.0	1.1	2.5	2.7	2.8
Income tax	0.0	0.0	-0.0	0.0	0.0
Net income	1.0	1.1	2.5	2.7	2.8
Diluted EPS ($)	1.76	1.27	2.47	2.56	2.61
Diluted shares (M)	577	880	1,016	1,048	1,063

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Operating CF$3B

CapEx$0B

Free cash flow$3B

SBC$0B

Buybacks$0B

Net cash change$0B

Balance Sheet — Full

$B	FY22	FY23	FY24	FY25
Cash & equivalents	0.2	0.5	0.5	0.6
ST investments	0.2	0.0	0.0	0.0
Receivables (net)	16.8	18.2	18.5	0.0
Total current assets	17.2	18.8	19.0	0.6
PP&E (net)	0.9	1.0	1.0	0.0
Goodwill + intangibles	0.0	0.0	0.0	0.0
Total assets	37.6	44.1	45.4	46.7
Accounts payable	0.0	0.0	0.0	0.0
Short-term debt	0.0	0.0	0.0	0.0
Deferred revenue	0.0	0.0	0.0	0.2
Total current liabilities	0.6	0.7	0.7	0.2
Long-term debt	13.7	16.7	16.7	0.0
Total liabilities	15.3	18.4	18.4	18.5
Shareholders' equity	22.3	25.7	27.0	28.2

Cash Flow Statement — Full

$B	FY22	FY23	FY24	FY25
Net income	1.1	2.6	2.7	2.8
D&A	0.0	0.0	0.0	0.0
Stock-based compensation	0.0	0.0	0.0	0.0
Working capital change	0.0	(0.0)	(0.0)	0.0
Operating cash flow	1.9	2.2	2.4	2.5
Capital expenditures	(0.0)	(0.0)	(0.0)	(0.0)
Investing cash flow	(9.3)	(2.9)	(0.9)	(0.9)
Buybacks	(0.0)	(0.0)	(0.0)	0.0
Dividends paid	(1.2)	(1.6)	(1.8)	(1.9)
Debt issuance / (repay)	5.0	0.2	(0.0)	(0.0)
Financing cash flow	6.8	1.0	(1.5)	(1.6)
Free cash flow	1.9	2.2	2.4	2.5

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Balance Sheet Structure ($B)

Cash Generation vs Capex ($B)

Left: what the balance sheet is made of — the gap between the assets bar and the liabilities bar is book equity. Right: whether the capex bar is covered by the operating-cash bar; where it is not, the difference was funded externally and free cash flow goes negative.

Ratio	FY21	FY22	FY23	FY24	FY25	TTM
PROFITABILITY
ROE	9.4%	6.6%	10.7%	10.3%	10.2%	10%
ROA	5.9%	4.1%	6.2%	6.0%	6.0%	5.7%
ROIC	8.8%	4.5%	7.9%	8.1%	13.4%	7.6%
Gross margin	98.6%	99.1%	99.3%	99.3%	99.2%	99.3%
Operating margin	95.7%	62.8%	92.6%	92.1%	91.1%	88.8%
Net margin	67.2%	43.0%	69.6%	69.6%	69.3%	67.5%
EBITDA margin	94.2%	64.7%	93.3%	92.5%	90.9%	89.2%
FCF margin	59.2%	74.7%	60.3%	61.7%	62.5%	—
VALUATION
P/E	15.30	23.74	11.76	10.88	10.75	9.1
P/B	1.28	1.21	1.17	1.10	1.07	0.9
P/S	10.27	10.20	8.18	7.57	7.43	6.34
P/FCF	17.35	13.67	13.57	12.27	11.89	9.8
EV/EBITDA	13.90	24.18	13.84	12.99	7.98	11.9
EV/Revenue	13.09	15.64	12.92	12.02	7.28	10.6
Earnings yield	6.5%	4.2%	8.5%	9.2%	9.3%	10.75%
FCF yield	5.8%	7.3%	7.4%	8.1%	8.4%	10.16%

Ratio	FY21	FY22	FY23	FY24	FY25	TTM
LEVERAGE & SOLVENCY
Current ratio	9.99	28.97	28.22	27.92	2.55	0.40
Quick ratio	9.99	28.97	28.22	27.92	2.55	0.40
Debt / equity	0.41	0.66	0.70	0.67	0.00	0.61
Debt / assets	28.4%	38.8%	40.0%	38.9%	0.0%	37.0%
Net debt / EBITDA	2.99	8.41	5.07	4.81	-0.17	4.80
Interest coverage	3.61	3.11	4.12	4.31	4.37	—

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Ratio	FY21	FY22	FY23	FY24	FY25	TTM
EFFICIENCY
Asset turnover	0.09	0.09	0.09	0.09	0.09	0.08
Receivables turnover	0.57	0.27	0.43	681.15	1584.61	0.2
DSO (days)	638	1362	847	1	0	1973
DPO (days)	5	0	0	0	0	—
Cash conversion cycle	633	1362	847	1	0	1973
GROWTH (YoY)
Revenue growth	23.2%	72.3%	38.9%	6.6%	4.3%	—
Net income growth	13.7%	10.2%	124.9%	6.6%	3.6%	—
EPS growth	-3.3%	-27.2%	109.2%	4.8%	3.1%	—
FCF growth	1.2%	117.2%	12.1%	9.0%	5.7%	—
PER SHARE ($)
EPS (diluted, TTM)	1.59	1.16	2.42	2.54	2.62	2.54
Book value / share	19.00	22.72	24.34	25.14	26.20	27.15
Revenue / share	2.37	2.69	3.48	3.65	3.78	3.76
FCF / share	1.40	2.01	2.10	2.25	2.37	2.42
Cash / share	1.16	0.44	0.50	0.50	0.57	0.26
SHAREHOLDER RETURN & SCORES
Buyback yield	0.0%	0.0%	0.0%	0.0%	0.0%	—
Altman Z-Score	2.31	1.79	1.82	1.83	1.40	1.3
Piotroski F-Score	6	6	4	6	5	4/9
Beneish M-Score	-2.45	0.34	-2.25	-2.47	-3.00	-2.03

Model	Score	Zone	Note
Piotroski F-Score	4 / 9	Middling
Altman Z-Score	1.3	Distress (<1.81)	Distress
Income quality	0.94	Accrual-heavy	OCF ÷ net income
Beneish M-Score	-2.03	Elevated	vs −2.22 threshold

DuPont Decomposition (TTM)	Value
Tax burden	0.98
Interest burden	0.77
Operating margin	88.8%
Asset turnover	0.09×
Financial leverage	1.68×
= ROE	10%

Growth Quality (live)	Value
Revenue stability	0.88
Earnings stability	0.74
Earnings persistence	1.00
Revenue CAGR 3y	7.6%
EPS CAGR 3y	6.0%
FCF CAGR 3y	8.9%

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Buyback Yield0.00%

Dividend Yield7.67%

Total Shareholder Return4.43%cash yield

SBC / Revenue0.4%dilution pressure

Company	Mkt cap	P/E	ROE	Net margin	Rev growth	Piotroski	1-yr ret
WPC	$14.8B	22.2	8%	54.3%	+15.7%	6/9	-4.4%
JAN	$6.7B	6755.8	2%	5.0%	+2816.1%	4/9	+23.1%
EPRT	$5.6B	20.2	7%	35.8%	+31.9%	6/9	-14.4%
BNL	$3.5B	23.9	5%	32.5%	+8.1%	6/9	-2.2%
RTLPP	$2.6B	-3.4	-2%	-4.6%	-29.9%	5/9	—
AVB	$26.3B	25.2	9%	20.0%	+3.4%	5/9	—
EQR	$23.9B	27.6	8%	14.5%	+3.0%	6/9	—
EXR	$29.5B	30.8	7%	30.1%	+1.5%	4/9	—

1-yr returns computed from adjusted price history; peers without a tracked series show —.

Buy

28 Analysts

Str Sell (0)Sell (0)Hold (7)Buy (21)Str Buy (0)

Mean Target (qtr)$28.899 targets

Target vs. Price+22.4%last-quarter mean

Next Report2026-10-28street $0.72

Consensus estimates	Revenue mean	High / Low	EPS mean	High / Low	# EPS est.
FY2026	$4.20B	$4.21B / $4.18B	$2.76	$2.77 / $2.74	5
FY2027	$4.35B	$4.43B / $4.27B	$2.97	$3.03 / $2.68	5
FY2028	$4.47B	$4.58B / $4.35B	$3.07	$3.08 / $3.05	2

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Street Price Target — Trajectory

Window	Avg Target	vs. Price	# Targets
Last Month	$28.00	+18.6%	2
Last Quarter	$28.89	+22.4%	9
Last Year	$30.71	+30.1%	24
All Time	$33.02	+39.9%	45

Rolling mean of published targets vs. last close $23.60. Aggregated from StreetInsider, Benzinga, Pulse 2.0.

Third-Party Composite Rating

A+

DCF

5/5

ROE

4/5

ROA

5/5

Debt/Eq

4/5

P/E

3/5

P/B

3/5

Independent quant composite as of 2026-10-16; components scored 1–5 (5 best). Shown for contrast with the InsiderStreet Score — methodologies differ.

VICI -22.0% vs S&P 500 +15.9% — spread -37.9pp

Sector — XLRE +0.9%

Peer Set — indexed to 100

All series indexed to 100 at the start of the window, adjusted closes.

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Candlesticks with SMA 20/50 overlay, Bollinger (20,2σ) band, volume, and Wilder RSI(14) — computed from live daily OHLCV.

Moving Average	Value	Distance	% Distance	Signal
SMA 20	$23.14	+0.46	+1.99%	Above
SMA 50	$24.56	-0.96	-3.91%	Below
SMA 200	$27.10	-3.50	-12.92%	Below
EMA 9	$23.14	+0.46	+1.99%	Above
EMA 21	$23.36	+0.24	+1.03%	Above
EMA 50	$24.29	-0.69	-2.84%	Below
EMA 200	$26.68	-3.08	-11.54%	Below

Series and readings from the nightly technical-indicator history — identical data to the site's ribbon chart. Supertrend segments colored by direction.

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

TECHNICAL VERDICTLEAN BULLISHPower Score +2315 of 22 indicator votes bullish

Family Scores (site weights)

Trend 30%40

Momentum 25%90

Volume 20%81

Volatility 10%33

Patterns 15%50

This Week55% bullishof 11 price-based votes

4 Weeks Ago0%+55 pts since

12 Weeks Ago9%+46 pts since

ReadImprovingweek-over-week trajectory

Price vs SMA 20$23.14

Price vs SMA 50$24.56

Price vs SMA 200$27.10

EMA 9/21 Cross23.1/23.4

SMA 50/200Death

ADX DirectionADX 39

Supertrend$24

Parabolic SAR$23

SMA Slope-0.010

RSI50.6

Stochastic K/D71/56

StochRSI K/D98/95

Williams %R-15

CCI81

TSI vs Signal-27.9

CMO1.2

ROC4.15%

OBV SignalAccum

Chaikin MF-0.080

MFI53

Force Index1M

Elder Ray Bull0.43

RSI (14)30 oversold · 70 overbought

Stochastic %Kvs %D 56

Money Flowvolume-weighted RSI

ADXtrend strength · <20 weak

Williams %Rinverted scale

Level	Value	Level	Value
Pivot / R1 / R2	$23.51 / $23.67 / $23.89	S1 / S2	$23.29 / $23.13
Bollinger (20,2)	$22.26 – $24.01	Squeeze	Off
52-wk range	$22.43 – $31.18	Off 52-wk high	-24.3%
ATR (14)	$0.40 (1.7%)	Historical vol	16.2%

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

+3.6%Jan67%

+0.2%Feb33%

-3.7%Mar44%

+4.1%Apr62%

+2.1%May50%

+1.3%Jun62%

+2.5%Jul50%

+1.9%Aug75%

-1.5%Sep50%

-0.8%Oct50%

+1.4%Nov62%

+0.4%Dec50%

Sample: 9 years — treat short histories as suggestive, not statistical.

Computed from live weekly prices	VICI	S&P 500
Weekly volatility (σ, 1y)	2.44%	1.83%
Best / worst week (1y)	+3.4% / -6.0%	—
Max drawdown (5y, monthly)	-56.2%	—
1-week VaR (95%)	-5.3%	—
Beta (5y)	0.68	1.00

VICI EQUITY WEATHER (LIVE)CLOUDY · -15

Trend-49

Momentum+25

Volume+37

Volatility-60

Breadth-50

MARKET REGIME (2026-10-16)NEUTRAL

VIX19.99Normal

Dow TheoryConfirmed Bearish

SPY / QQQ TSI7.2 / 4.7trend strength

Sector Strength46/100breadth average

Average sentiment of 178 stories, weekly buckets, −1 to +1.

This space intentionally left blank — the next section begins on the following page

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Overall-14.9+16.2 vs industry

Trend-49.0-8.6 vs industry

Momentum+25.3+41.0 vs industry

Volume+37.3+68.3 vs industry

Reading	VICI	REIT - Diversified n=260	Real Estate n=2,764	All US symbols n=70,435
Overall	-14.9	-31.0	-28.0	-20.5
Trend	-49.0	-40.3	-37.3	-21.3
Momentum	+25.3	-15.6	-17.0	-15.8
Volume	+37.3	-31.0	-26.6	-3.8

Trend, momentum and volume are computed per company. Volatility and breadth are market-regime values shared by every symbol in the universe, so they are reported once under Market Regime rather than compared here - a company cannot differ from its sector on a constant.

Executive	Total comp	Structure
Edward B. Pitoniak Chief Executive Officer	$14.0M	93% equity+incentive
John W.R. Payne President and Chief Operatin	$6.8M	82% equity+incentive
David A. Kieske Executive Vice President, Ch	$5.5M	88% equity+incentive
Samantha S. Gallagher Executive Vice Preside	$4.7M	87% equity+incentive

Pillar (live disclosure scores)	Score
Environmental	65
Social	71
Governance	73
Composite ESG	70

Composite ESG Trend

Filed	8-K contents	Items
2026-02-25	Results of Operations and Financial Condition; Regulation FD Disclosur	2.02,7.01,9.01
2025-10-30	Results of Operations and Financial Condition; Regulation FD Disclosur	2.02,7.01,9.01
2025-07-30	Results of Operations and Financial Condition; Regulation FD Disclosur	2.02,7.01,9.01
2025-04-30	Results of Operations and Financial Condition; Regulation FD Disclosur	2.02,7.01,9.01
2025-04-29	Submission of Matters to a Vote of Security Holders	5.07
2025-04-07	Entry into Material Definitive Agreement; Creation of Direct Financial	1.01,2.03,9.01
2025-03-27	Entry into Material Definitive Agreement; Other Events; Financial Stat	1.01,8.01,9.01
2025-02-20	Results of Operations and Financial Condition; Regulation FD Disclosur	2.02,7.01,9.01

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Methodology. Every figure originates in InsiderStreet's production data layer and is computed deterministically by the same engines that power insiderstreet.ai. This factsheet contains no model-written text. Sections without underlying data are omitted rather than estimated.

DISCLOSURES. This document is produced by InsiderStreet.ai from live production data. It is not investment advice, not an offer or solicitation to buy or sell any security, and not a recommendation tailored to any person. Data is sourced as of the dates shown and may no longer be current. InsiderStreet.ai is not a registered investment adviser or broker-dealer. Investing involves risk, including loss of principal. Past performance does not guarantee future results. Do not make any investment decision based on this document. © 2026 InsiderStreet.ai — all rights reserved. Redistribution prohibited.

Data domain	Source	Coverage for this report
Price & volume	market_db.historical_prices	52 rows
Fundamentals	income_statements_annual	6 rows · 2020 to 2025
Reported vs consensus	fact/earnings_calendar	24 rows · 2020-10-28 to 2026-07-29
Analyst estimates	dim/forward_estimates	3 rows · 2026-12-31 to 2028-12-31
Institutional ownership (13F)	holdings_db.institutional_ownership_summary	35 rows · 2017 to 2026
Insider transactions (Form 4)	edgar/form4	12 rows · 2026-07-01 to 2026-10-01
Proposed sales (Form 144)	edgar/form144	not present for this symbol
Beneficial ownership (13D/G)	edgar/13dg	4 rows · 2025-11-13 to 2026-04-30
Short-sale volume (FINRA)	edgar/short_volume_daily	60 rows · 2026-07-23 to 2026-10-15
Dark pool (ATS, tier 1)	edgar/darkpool_weekly	12 rows · 2026-06-15 to 2026-08-31
ETF & fund holding	etf_holdings_changelog (30d)	1 record
Peer set	stock_peers_dynamic	8 rows
Industry medians	industry_medians	1 record
Congressional trades	congress_db (House + Senate)	1 record
ESG	fact/esg_disclosures	1 record

Method. Every figure in this factsheet is looked up from a named field computed in code. It contains no model-written text.

Not covered. Short interest as a percent of float and days-to-cover are not in this data set — the short-sale figures above are FINRA volume, a flow, and cannot support squeeze or covering analysis. Options positioning and intraday data are also absent. 13F ownership is filed 45 days after quarter end and congressional trades are disclosed on a lag, so both describe a past position, not a current one.

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)

Score Breakdown

Peer Comparison — IS Score

IS Score Trend — quarterly

VICI Properties Inc. (VICI)

Institutions holding — 12 quarters

VICI Properties Inc. (VICI)

Monthly Net Insider Flow (000 shares)

Signal Summary

VICI Properties Inc. (VICI)

2.8 · Largest Reporting 13F Managers

2.9 · Top ETF & Fund Ownership

13F Filers Holding VICI — quarterly

Institutional Put/Call — quarterly

Where VICI Trades in the Dark

VICI Properties Inc. (VICI)

3.8 · Employees (SEC filings)

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)

Balance Sheet — Full

Cash Flow Statement — Full

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)

Street Price Target — Trajectory

Third-Party Composite Rating

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)

Family Scores (site weights)

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)

VICI Properties Inc. (VICI)