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EPR
EPR Properties · Real Estate - Experiential REIT
$57.51
-0.21% this month
VERSUS
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COMPARE
VICI
VICI Properties Inc. · Real Estate - Gaming & Experiential REIT
$26.28
-7.37% this month
Scoreboard verdict
Across AI score, momentum, valuation, upside, operating margin
EPR
1
VICI
3
Comparison scoreboard
VICI LEADS 3/5AI Score
EPR 24.4
VICI ✓33.9
1Y Return
EPR ✓+7.46%
VICI -18.69%
Fwd P/E
EPR 19.04
VICI ✓9.72
Target Up.
EPR +6.24%
VICI ✓+19.82%
Op. Margin
EPR N/A
VICI 107.49%
Metrics last refreshed: 6/20/2026
Quick take
EPR vs VICI Stock Comparison: AI Score, Valuation, Performance and Upside
VICI is the larger, more established experiential REIT with premier Las Vegas Strip casino properties and strong tenant credit quality, while EPR is a smaller, more diversified experiential REIT that has historically carried more tenant concentration risk in movie theatres. Both offer differentiated, e-commerce-resistant real estate exposure outside traditional retail and office.
EPR vs VICI compares two specialized experiential REITs, contrasting VICI's larger-scale, premier casino property portfolio against EPR's smaller, more diversified mix of entertainment and leisure real estate.
Live analysis · updated 6/20/2026
VICI holds the edge across 3 of 5 key metrics in this comparison. EPR has delivered stronger 1-year price return (+7.46% vs -18.69%), though VICI trades at the lower forward P/E (9.72x vs 19.04x). Analyst consensus implies meaningfully more upside for VICI (+19.82%) than for EPR (+6.24%).
Normalized 1Y performance
EPR
VICI
Recent returns
EPR
VICI
Analyst price targets & sentiment
EPR · 10 analysts
STRONG BUYHOLDSTRONG SELL
Hold (2.7/5.0)
Price target range
analyst low$55.00
analyst high$70.00
analyst mean$61.10
current price$57.51
+6.2% upside to analyst mean
VICI · 23 analysts
STRONG BUYHOLDSTRONG SELL
Buy (1.5/5.0)
Price target range
analyst low$32.00
analyst high$43.00
analyst mean$34.17
current price$26.28
+19.8% upside to analyst mean
Who should consider this stock?
EPR may suit investors who:
- →Want exposure to diversified experiential real estate beyond traditional retail and office
- →Value EPR's attractive dividend yield
- →Believe continued diversification beyond movie theatres will reduce tenant concentration risk
VICI may suit investors who:
- →Want exposure to premier Las Vegas Strip and major regional casino real estate
- →Value strong, long-term triple-net leases with major gaming operators
- →Prefer a larger-scale, more established experiential REIT
Performance & AI score
| Metric | EPR | VICI |
|---|---|---|
| AI score | 24.4 | 33.9 |
| AI rank | #3135 | #1825 |
| Latest close | $57.51 | $26.28 |
| 1M return | -0.21% | -7.37% |
| 6M return | +19.57% | -7.43% |
| 1Y return | +7.46% | -18.69% |
$10,000 invested — hypothetical growth (dividends reinvested)
How much would $10,000 be worth today if invested at the start of each period, with all dividends reinvested?
| Period | EPR | VICI |
|---|---|---|
| 1Y ago | $11.5K (+15.0%) started 2025-06-18 | $8.13K (-18.7%) started 2025-06-18 |
| 5Y ago | $24.17K (+141.7%) started 2021-06-18 | $12.64K (+26.4%) started 2021-06-21 |
| 10Y ago | $32.61K (+226.1%) started 2016-06-20 | $30.22K (+202.2%) started 2018-01-02 |
Hypothetical — past performance does not guarantee future results.
Valuation & upside potential
| Metric | EPR | VICI |
|---|---|---|
| Market cap | $4.4B | $30.71B |
| Trailing P/E | 17.75 | 9.77 |
| Forward P/E | 19.04 | 9.72 |
| Price/Sales | 6.11 | 8.57 |
| EV/Revenue | 10.54 | 11.91 |
| Analyst target | $61.10 | $34.17 |
| Target upside | +6.24% | +19.82% |
Growth, profitability & risk
| Metric | EPR | VICI |
|---|---|---|
| Revenue growth | 3.60% | 3.50% |
| Earnings growth | -5.10% | 60.10% |
| EPS growth | -5.10% | +60.10% |
| FCF margin | +47.90% | +31.81% |
| Operating margin | N/A | 107.49% |
| Profit margin | 37.73% | 76.83% |
| ROIC proxy | 11.69% | 11.33% |
| Return on equity | 11.69% | 11.33% |
| Dividend yield | 6.29% | 6.31% |
| Beta | 1.02 | 0.68 |
| Debt/equity | 134.85 | 61.85 |
| Current ratio | 1.72 | 11.12 |
| Quick ratio | 1.36 | 11.12 |
Drawdown & downside risk
Lower drawdown and smaller single-period drops generally indicate a smoother ride, though they do not guarantee lower future risk.
1Y risk snapshot
EPR max drawdown19.51%
VICI max drawdown22.55%
EPR max wkly drop11.75%
VICI max wkly drop6.44%
5Y risk snapshot
EPR max drawdown35.63%
VICI max drawdown22.55%
EPR max wkly drop16.83%
VICI max wkly drop12.39%
10Y risk snapshot
EPR max drawdown82.02%
VICI max drawdown60.21%
EPR max wkly drop68.53%
VICI max wkly drop45.68%
Performance metrics by period
| Period | Metric | EPR | VICI |
|---|---|---|---|
| 1Y | Growth | +7.46% | -18.71% |
| CAGR | +7.47% | -18.74% | |
| Sharpe ratio | 0.23 | -1.38 | |
| Max drawdown | 19.51% | 22.55% | |
| Max daily drop | 6.01% | 4.11% | |
| Max wkly drop | 11.75% | 6.44% | |
| 5Y | Growth | +58.96% | +0.75% |
| CAGR | +9.71% | +0.15% | |
| Sharpe ratio | 0.31 | -0.10 | |
| Max drawdown | 35.63% | 22.55% | |
| Max daily drop | 7.20% | 5.89% | |
| Max wkly drop | 16.83% | 12.39% | |
| 10Y | Growth | +42.33% | +91.16% |
| CAGR | +3.60% | +7.96% | |
| Sharpe ratio | 0.19 | 0.26 | |
| Max drawdown | 82.02% | 60.21% | |
| Max daily drop | 36.04% | 28.64% | |
| Max wkly drop | 68.53% | 45.68% |
Business comparison
| Category | EPR | VICI |
|---|---|---|
| Company | EPR Properties | VICI Properties Inc. |
| Sector | Real Estate - Experiential REIT | Real Estate |
| Industry | N/A | REIT - Diversified |
| Core business | EPR Properties owns experiential real estate including movie theaters, eat-and-play entertainment venues, ski resorts, and attractions, leasing these properties to operators under long-term net leases. | VICI Properties owns major casino and gaming real estate including iconic Las Vegas Strip properties, leasing them to operators like Caesars and MGM under long-term triple-net leases, alongside growing non-gaming experiential property investments. |
| Investor focus | Investors track EPR's theatre tenant health (particularly AMC and Regal, historically significant tenants), diversification efforts beyond theatres, and dividend coverage and growth. | Investors track VICI's casino tenant credit quality and rent coverage, acquisition and capital deployment into new gaming and experiential properties, and dividend growth track record. |
EPR strengths
- →Differentiated focus on experiential, e-commerce-resistant real estate categories
- →Diversifying beyond movie theatres into ski resorts, attractions, and eat-and-play venues
- →Attractive dividend yield reflecting the specialized nature of its property portfolio
VICI strengths
- →Premier portfolio of iconic Las Vegas Strip and major regional casino properties
- →Strong, long-term triple-net leases with major gaming operators provide stable cash flow
- →Diversifying into non-gaming experiential real estate broadens long-term growth opportunities
Risks to watch — EPR
- →Historical concentration in movie theatre tenants created significant risk during pandemic-era theatre closures and bankruptcies
- →Smaller scale than VICI limits diversification and capital cost advantages
- →Theatre industry secular headwinds from streaming remain an ongoing consideration
Risks to watch — VICI
- →Concentrated tenant base in major gaming operators creates counterparty credit risk
- →Casino real estate is more specialized and less liquid than traditional commercial property types
- →Gaming industry regulatory and economic cyclicality can indirectly affect tenant performance
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