The estimated intrinsic value of VICI Properties Inc. (VICI) using a Price-to-Funds From Operations (P/FFO) model is $42.30 (based on the recommended P/FFO method), compared to the current stock price of $28.35. This suggests the stock may be undervalued by 49.2% relative to its intrinsic value.

For Real Estate Investment Trusts (REITs), standard DCF models can be misleading because depreciation — a large non-cash charge — distorts net income. Instead, SharesGrow uses a Price-to-FFO (Funds From Operations) model: Intrinsic Value = FFO Per Share × 17 (sector-average P/FFO multiple). FFO adds back depreciation to net income, providing a more accurate picture of a REIT's recurring cash-generating ability — the industry-standard metric for REIT valuation.

The valuation uses a CAPM-derived discount rate of 4.84% (CAPM-derived from beta of 0.73). For comparison, the standard 20-year DCF model produces: Operating Cash Flow (OCF): $44.00 | Free Cash Flow (FCF): $43.97 | Net Income (NI): $48.59.

• Analyst price targets are based on forward-looking expectations, sentiment, and comparable company multiples. Our Discounted Cash Flow (DCF) model is based on current cash flows projected at estimated growth rates. Different assumptions about future growth, margins, or risk can lead to significant valuation differences.