EastGroup Properties Inc (EGP)vsVICI Properties Inc (VICI)
EGP
EastGroup Properties Inc
$198.12
+0.72%
REAL ESTATE · Cap: $10.58B
VICI
VICI Properties Inc
$24.83
+0.40%
REAL ESTATE · Cap: $27.82B
Smart Verdict
WallStSmart Research — data-driven comparison
VICI Properties Inc generates 445% more annual revenue ($4.10B vs $751.42M). VICI leads profitability with a 67.5% profit margin vs 40.6%. VICI trades at a lower P/E of 9.8x. VICI earns a higher WallStSmart Score of 59/100 (C).
EGP
Buy59
out of 100
Grade: C
VICI
Buy59
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
-3.3%
Fair Value
$183.79
Current Price
$198.12
$14.33 premium
Margin of Safety
+37.9%
Fair Value
$46.98
Current Price
$24.83
$22.15 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 41 of every $100 in revenue as profit
Strong operational efficiency at 40.8%
Reasonable price relative to book value
Attractively priced relative to earnings
Reasonable price relative to book value
Keeps 68 of every $100 in revenue as profit
Strong operational efficiency at 70.2%
Areas to Watch
Premium valuation, high expectations priced in
Expensive relative to growth rate
Distress zone — elevated risk
Grey zone — moderate risk
Earnings declined 41.4%
Comparative Analysis Report
WallStSmart ResearchBull Case : EGP
The strongest argument for EGP centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 40.6% and operating margin at 40.8%.
Bull Case : VICI
The strongest argument for VICI centers on P/E Ratio, Price/Book, Profit Margin. Profitability is solid with margins at 67.5% and operating margin at 70.2%.
Bear Case : EGP
The primary concerns for EGP are P/E Ratio, PEG Ratio, Altman Z-Score.
Bear Case : VICI
The primary concerns for VICI are Altman Z-Score, EPS Growth.
Key Dynamics to Monitor
EGP carries more volatility with a beta of 1.03 — expect wider price swings.
EGP is growing revenue faster at 9.1% — sustainability is the question.
VICI generates stronger free cash flow (728M), providing more financial flexibility.
Monitor REIT - INDUSTRIAL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
EGP scores higher overall (59/100 vs 59/100), backed by strong 40.6% margins. VICI offers better value entry with a 37.9% margin of safety. Both earn "Buy" and "Buy" ratings respectively — the choice depends on your investment horizon and risk tolerance.
This analysis is generated from publicly available financial data. Not financial advice.
EastGroup Properties Inc
REAL ESTATE · REIT - INDUSTRIAL · USA
EastGroup Properties, Inc. (NYSE: EGP), an S&P MidCap 400 company, is a self-managed capital real estate investment trust focused on the development, acquisition and operation of industrial properties in Sunbelt's major markets in the United States. with an emphasis on the states of Florida, Texas, Arizona, California and North Carolina.
VICI Properties Inc
REAL ESTATE · REIT - DIVERSIFIED · USA
VICI Properties is an experiential real estate investment trust that owns one of the largest portfolios of market-leading gaming, hospitality and entertainment destinations, including the world-renowned Caesars Palace.
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