Why VICI Properties is a Buy Below $30 Amid Sector Weakness and Strong Operational Momentum

In a real estate sector grappling with interest rate uncertainties and broader economic headwinds, VICI Properties (NYSE: VICI) stands out as a compelling value investment. , . , VICI offers a rare combination of defensive strength and growth potential, making it an attractive buy for investors seeking long-term capital appreciation.

Valuation Metrics Suggest Deep Value

VICI's current valuation metrics are among the most compelling in the REIT sector. , , , all of which are near or below historical averages, according to a a . , , according to an , , reflecting confidence in its ability to outperform expectations. , , as inferred from peer comparisons in a GuruFocus comparison. , one of the highest in the REIT space, offering income-focused investors a buffer against market volatility, per a Yahoo Finance article.

Operational Momentum and Balance Sheet Strength

VICI's operational performance in Q3 2025 reinforced its fundamental outperformance. , exceeding forecasts, , a 1.6% beat over estimates, according to an Investing.com transcript. Its balance sheet remains robust, , as noted in the IndexBox analysis. This efficiency, coupled with a reduction in credit loss allowances, highlights improved risk management and cash flow stability, as discussed in the GuruFocus report. Meanwhile, , as outlined in the GuruFocus comparison.

Sector Weakness Creates a Margin of Safety

The broader real estate sector has underperformed due to rising borrowing costs and economic uncertainty, , as reported in the GuruFocus report. However, VICI's business model-anchored by long-term, triple-net leases with high-credit tenants like casino operators and retail anchors-provides insulation from short-term volatility. Its occupancy rates, though not explicitly disclosed in Q3 2025, have historically remained above 95%, ensuring consistent cash flow. , , a point noted in the GuruFocus report. This premium is justified by VICI's ability to generate stable, inflation-protected income and its disciplined approach to capital allocation.

Conclusion: A Buy for Long-Term Value Investors

VICI Properties' combination of undervalued fundamentals, defensive business model, and operational momentum positions it as a standout opportunity in a weak sector. , . For value investors, the key risks-such as interest rate volatility and sector-wide economic pressures-are already priced into the stock, making it an attractive entry point for those willing to hold through short-term noise.