REG vs. VICI: Regency Centers vs. VICI Properties Stock Comparison

Company Profile

Regency Centers (REG) and VICI Properties (VICI) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but REG is classified in Retail REITs while VICI is classified in Specialized REITs.

Both Regency Centers (REG) 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 Regency Centers (REG) at 7.67% 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 Regency Centers (REG) 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 Regency Centers (REG) 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 Regency Centers (REG) at 6.85% 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 Regency Centers (REG) 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

Regency Centers (REG) at 1.03 keeps current ratio within its industry’s typical mid-range, while VICI Properties (VICI) at 20.26 sits above its industry’s typical mid-range — comfortable liquidity, though possibly with more idle current assets relative to peers.

VICI Properties (VICI) at 0.61 keeps leverage in the lower industry quartile, while Regency Centers (REG) at 0.72 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 Regency Centers (REG) at 3.96% pays a more typical yield — both are credible income propositions, VICI the richer one.

An earnings-based payout ratio fits neither Regency Centers (REG) 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 Regency Centers (REG) 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.

VICI Properties (VICI) at 6.57 is priced about in line with its industry on P/S ratio, while Regency Centers (REG) at 8.15 sits in the pricier quartile — REG costs more per dollar of sales.

VICI Properties (VICI) at 0.94 sits in the lower P/B ratio quartile against book while Regency Centers (REG) at 2.08 is valued near its industry’s middle — VICI is cheaper on assets, though weigh it against ROE and asset quality.

Valuation Metrics