MAA vs. VICI: Mid-America Apartment vs. VICI Properties Stock Comparison

Company Profile

Mid-America Apartment (MAA) and VICI Properties (VICI) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but MAA is classified in Residential REITs while VICI is classified in Specialized REITs.

Both Mid-America Apartment (MAA) and VICI Properties (VICI) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.

Price Performance

Cumulative Growth

Trailing Returns

Calendar-Year Returns

Performance Metrics

Risk Profile

Drawdown History

Return Distribution

Risk Metrics

Risk-Adjusted Performance

Risk-Return Positioning

Risk-Adjusted Metrics

Profitability

Both Mid-America Apartment (MAA) at 6.91% and VICI Properties (VICI) at 8.28% land near their industries’ usual ROE ranges, so capital efficiency looks broadly in line with peers on both sides.

Neither Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) nor VICI Properties (VICI) in Equity Real Estate Investment Trusts (REITs) is well served by net margin: heavy depreciation makes net income a poor profitability proxy in their businesses, where FFO-based measures are the standard read.

Neither side reports a meaningful operating margin: for Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) and VICI Properties (VICI) in Equity Real Estate Investment Trusts (REITs), funding costs are part of the core business, so net margin and ROE are the cleaner profitability reads.

Profitability Metrics

Growth

Both Mid-America Apartment (MAA) at 0.83% and VICI Properties (VICI) at 4.08% land near their industries' usual revenue growth ranges, so top-line momentum looks broadly in line with peers on both sides.

EPS growth isn't a meaningful figure for either Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) or VICI Properties (VICI) in Equity Real Estate Investment Trusts (REITs) under our convention.

Growth Metrics

Financial Strength

VICI Properties (VICI) at 20.26 carries current ratio above its industry’s typical mid-range, while Mid-America Apartment (MAA) at 0.06 runs in the tighter-liquidity quartile — different working-capital profiles, both worth examining.

VICI Properties (VICI) at 0.61 keeps leverage in the lower industry quartile, while Mid-America Apartment (MAA) at 1.08 runs a more typical debt-to-equity mix.

Financial Strength Metrics

Dividends

VICI Properties (VICI) at 7.18% delivers top-quartile income for its industry, while Mid-America Apartment (MAA) at 5.02% pays a more typical yield — both are credible income propositions, VICI the richer one.

An earnings-based payout ratio fits neither Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) nor VICI Properties (VICI) in Equity Real Estate Investment Trusts (REITs): their distributions are mandated and conventionally measured against FFO, so the accounting-earnings ratio overstates both.

Dividend Metrics

Valuation

P/E ratio is not a meaningful valuation yardstick for either Mid-America Apartment (MAA) in Equity Real Estate Investment Trusts (REITs) or VICI Properties (VICI) in Equity Real Estate Investment Trusts (REITs): depreciation suppresses reported earnings in their businesses, and price-to-FFO is the conventional yardstick instead.

On P/S ratio, both Mid-America Apartment (MAA) at 6.36 and VICI Properties (VICI) at 6.57 are priced roughly in line with their industries — neither looks cheap nor rich on a sales basis.

VICI Properties (VICI) at 0.94 looks cheap against book in the lower P/B ratio quartile, while Mid-America Apartment (MAA) at 2.61 carries a premium in the upper quartile — a clear price-to-book gap.

Valuation Metrics