REG vs. VICI: A Head-to-Head Stock Comparison

Updated on October 4, 2025

Here’s a clear look at REG and VICI, comparing key factors like historical performance, profitability, financial strength, growth, dividend, and valuation.

Company Profile

Both REG and VICI are Real Estate Investment Trusts (REITs). These entities are required to distribute the majority of their taxable income to shareholders, often resulting in higher dividend yields.

Symbol	REG	VICI
Company Name	Regency Centers Corporation	VICI Properties Inc.
Country	United States	United States
GICS Sector	Real Estate	Real Estate
GICS Industry	Retail REITs	Specialized REITs
Market Capitalization	13.09 billion USD	35.09 billion USD
Exchange	NasdaqGS	NYSE
Listing Date	October 29, 1993	January 2, 2018
Security Type	REIT	REIT

Historical Performance

This chart compares the performance of REG and VICI by tracking the growth of an initial $10,000 investment in each. Use the tabs to select the desired time period. Data is adjusted for dividends and splits.

REG vs. VICI: Growth of a $10,000 investment over the past one year.

Historical Performance at a Glance

Symbol	REG	VICI
5-Day Price Return	1.44%	2.26%
13-Week Price Return	1.38%	0.03%
26-Week Price Return	-0.41%	2.23%
52-Week Price Return	-0.19%	-1.54%
Month-to-Date Return	-1.11%	-3.46%
Year-to-Date Return	-2.49%	11.64%
10-Day Avg. Volume	1.21M	11.14M
3-Month Avg. Volume	1.15M	7.10M
3-Month Volatility	16.35%	15.94%
Beta	0.96	0.76

Profitability

Return on Equity (TTM)

REG

6.01%

Retail REITs Industry

Max: 16.17%
Q3: 9.03%
Median: 6.12%
Q1: 3.81%
Min: -3.17%

REG’s Return on Equity of 6.01% is on par with the norm for the Retail REITs industry, indicating its profitability relative to shareholder equity is typical for the sector.

VICI

10.37%

Specialized REITs Industry

Max: 21.01%
Q3: 17.78%
Median: 8.42%
Q1: 6.83%
Min: -1.71%

VICI’s Return on Equity of 10.37% is on par with the norm for the Specialized REITs industry, indicating its profitability relative to shareholder equity is typical for the sector.

REG vs. VICI: A comparison of their Return on Equity (TTM) against their respective Retail REITs and Specialized REITs industry benchmarks.

Net Profit Margin (TTM)

REG

27.00%

Retail REITs Industry

Max: 75.53%
Q3: 49.82%
Median: 28.35%
Q1: 20.68%
Min: -8.79%

In the Retail REITs industry, Net Profit Margin is often not the primary profitability metric.

VICI

70.20%

Specialized REITs Industry

Max: 70.20%
Q3: 38.00%
Median: 23.98%
Q1: 6.53%
Min: -1.41%

In the Specialized REITs industry, Net Profit Margin is often not the primary profitability metric.

REG vs. VICI: A comparison of their Net Profit Margin (TTM) against their respective Retail REITs and Specialized REITs industry benchmarks.

Operating Profit Margin (TTM)

REG

35.86%

Retail REITs Industry

Max: 102.11%
Q3: 58.14%
Median: 38.63%
Q1: 25.00%
Min: -8.87%

In the Retail REITs industry, Operating Profit Margin is often not the primary measure of operational efficiency.

VICI

92.51%

Specialized REITs Industry

Max: 107.13%
Q3: 54.03%
Median: 42.12%
Q1: 16.28%
Min: 5.86%

In the Specialized REITs industry, Operating Profit Margin is often not the primary measure of operational efficiency.

REG vs. VICI: A comparison of their Operating Profit Margin (TTM) against their respective Retail REITs and Specialized REITs industry benchmarks.

Profitability at a Glance

Symbol	REG	VICI
Return on Equity (TTM)	6.01%	10.37%
Return on Assets (TTM)	3.22%	6.06%
Net Profit Margin (TTM)	27.00%	70.20%
Operating Profit Margin (TTM)	35.86%	92.51%
Gross Profit Margin (TTM)	70.32%	99.32%

Financial Strength

Current Ratio (MRQ)

REG

0.68

Retail REITs Industry

Max: 1.74
Q3: 0.97
Median: 0.55
Q1: 0.32
Min: 0.07

REG’s Current Ratio of 0.68 aligns with the median group of the Retail REITs industry, indicating that its short-term liquidity is in line with its sector peers.

VICI

0.30

Specialized REITs Industry

Max: 1.74
Q3: 1.08
Median: 0.58
Q1: 0.34
Min: 0.10

VICI’s Current Ratio of 0.30 falls into the lower quartile for the Specialized REITs industry. This indicates a tighter liquidity situation and a more constrained capacity to handle short-term debt than many of its competitors.

REG vs. VICI: A comparison of their Current Ratio (MRQ) against their respective Retail REITs and Specialized REITs industry benchmarks.

Debt-to-Equity Ratio (MRQ)

REG

0.72

Retail REITs Industry

Max: 2.06
Q3: 1.27
Median: 0.92
Q1: 0.68
Min: 0.34

REG’s Debt-to-Equity Ratio of 0.72 is typical for the Retail REITs industry, indicating its use of leverage is in line with the sector norm. This suggests a balanced approach to its capital structure.

VICI

0.66

Specialized REITs Industry

Max: 5.86
Q3: 3.80
Median: 1.22
Q1: 0.73
Min: 0.16

Falling into the lower quartile for the Specialized REITs industry, VICI’s Debt-to-Equity Ratio of 0.66 points to a conservative financing strategy. This results in lower financial risk but potentially limits strategic investments compared to more leveraged competitors.

REG vs. VICI: A comparison of their Debt-to-Equity Ratio (MRQ) against their respective Retail REITs and Specialized REITs industry benchmarks.

Interest Coverage Ratio (TTM)

REG

4.31

Retail REITs Industry

Max: 4.31
Q3: 3.30
Median: 2.15
Q1: 1.29
Min: -0.08

REG’s Interest Coverage Ratio of 4.31 is in the upper quartile for the Retail REITs industry, signifying a strong and healthy capacity to meet its interest payments from operating profits.

VICI

4.37

Specialized REITs Industry

Max: 5.24
Q3: 3.92
Median: 2.94
Q1: 2.07
Min: 1.14

VICI’s Interest Coverage Ratio of 4.37 is in the upper quartile for the Specialized REITs industry, signifying a strong and healthy capacity to meet its interest payments from operating profits.

REG vs. VICI: A comparison of their Interest Coverage Ratio (TTM) against their respective Retail REITs and Specialized REITs industry benchmarks.

Financial Strength at a Glance

Symbol	REG	VICI
Current Ratio (MRQ)	0.68	0.30
Quick Ratio (MRQ)	0.58	0.30
Debt-to-Equity Ratio (MRQ)	0.72	0.66
Interest Coverage Ratio (TTM)	4.31	4.37

Growth

Revenue Growth

REG vs. VICI: A side-by-side comparison of their Revenue Growth for the MRQ (YoY), TTM (YoY), 3-Year CAGR, and 5-Year CAGR periods.

EPS Growth

REG vs. VICI: A side-by-side comparison of their EPS Growth for the MRQ (YoY), TTM (YoY), 3-Year CAGR, and 5-Year CAGR periods.

Dividend

Dividend Yield (TTM)

REG

1.93%

Retail REITs Industry

Max: 6.92%
Q3: 5.10%
Median: 4.50%
Q1: 3.89%
Min: 2.37%

REG’s Dividend Yield of 1.93% is below the typical range for the Retail REITs industry. This indicates that shareholder returns are likely driven more by potential capital appreciation than by dividend income.

VICI

5.18%

Specialized REITs Industry

Max: 6.92%
Q3: 5.29%
Median: 4.71%
Q1: 3.25%
Min: 2.16%

VICI’s Dividend Yield of 5.18% is consistent with its peers in the Specialized REITs industry, providing a dividend return that is standard for its sector.

REG vs. VICI: A comparison of their Dividend Yield (TTM) against their respective Retail REITs and Specialized REITs industry benchmarks.

Dividend Payout Ratio (TTM)

REG

126.96%

Retail REITs Industry

Max: 195.40%
Q3: 125.60%
Median: 85.02%
Q1: 51.07%
Min: 12.86%

REG’s Dividend Payout Ratio of 126.96% is in the upper quartile for the Retail REITs industry. This indicates a strong commitment to shareholder returns but also suggests that a smaller portion of earnings is retained for reinvestment compared to many peers.

VICI

65.35%

Specialized REITs Industry

Max: 338.69%
Q3: 202.75%
Median: 125.21%
Q1: 107.89%
Min: 16.73%

VICI’s Dividend Payout Ratio of 65.35% is in the lower quartile for the Specialized REITs industry. This suggests a conservative dividend policy, with a strategic focus on reinvesting profits for future growth.

REG vs. VICI: A comparison of their Dividend Payout Ratio (TTM) against their respective Retail REITs and Specialized REITs industry benchmarks.

Dividend at a Glance

Symbol	REG	VICI
Dividend Yield (TTM)	1.93%	5.18%
Dividend Payout Ratio (TTM)	126.96%	65.35%

Valuation

Price-to-Earnings Ratio (TTM)

REG

65.79

Retail REITs Industry

Max: 42.04
Q3: 28.02
Median: 21.98
Q1: 15.79
Min: 6.89

The P/E Ratio is often not the primary metric for valuation in the Retail REITs industry.

VICI

12.62

Specialized REITs Industry

Max: 119.95
Q3: 64.19
Median: 27.78
Q1: 23.88
Min: 5.25

The P/E Ratio is often not the primary metric for valuation in the Specialized REITs industry.

REG vs. VICI: A comparison of their Price-to-Earnings Ratio (TTM) against their respective Retail REITs and Specialized REITs industry benchmarks.

Price-to-Sales Ratio (TTM)

REG

17.76

Retail REITs Industry

Max: 13.05
Q3: 9.54
Median: 6.95
Q1: 5.59
Min: 3.06

With a P/S Ratio of 17.76, REG trades at a valuation that eclipses even the highest in the Retail REITs industry. This implies the market has priced in exceptionally optimistic scenarios for future revenue growth, posing considerable valuation risk.

VICI

8.86

Specialized REITs Industry

Max: 10.35
Q3: 8.84
Median: 8.28
Q1: 5.39
Min: 1.68

VICI’s P/S Ratio of 8.86 is in the upper echelon for the Specialized REITs industry. This means the company is valued richly on its revenue stream compared to its peers, suggesting the stock is priced for a high level of future performance.

REG vs. VICI: A comparison of their Price-to-Sales Ratio (TTM) against their respective Retail REITs and Specialized REITs industry benchmarks.

Price-to-Book Ratio (MRQ)

REG

1.94

Retail REITs Industry

Max: 2.70
Q3: 1.64
Median: 1.05
Q1: 0.91
Min: 0.58

REG’s P/B Ratio of 1.94 is in the upper tier for the Retail REITs industry. This indicates that investors are paying a premium relative to the company’s net assets, a valuation that hinges on its ability to generate superior profits.

VICI

1.27

Specialized REITs Industry

Max: 13.73
Q3: 7.48
Median: 2.56
Q1: 1.70
Min: 0.71

VICI’s P/B Ratio of 1.27 is in the lower quartile for the Specialized REITs industry. From a value investing perspective, this is favorable, as it suggests the stock is trading at a discount to its net asset value and may offer a greater margin of safety.

REG vs. VICI: A comparison of their Price-to-Book Ratio (MRQ) against their respective Retail REITs and Specialized REITs industry benchmarks.

Valuation at a Glance

Symbol	REG	VICI
Price-to-Earnings Ratio (TTM)	65.79	12.62
Price-to-Sales Ratio (TTM)	17.76	8.86
Price-to-Book Ratio (MRQ)	1.94	1.27
Price-to-Free Cash Flow Ratio (TTM)	83.17	16.18