VICI vs. NNN

Last updated Jun 4, 2026

VICI (VICI Properties Inc.) and NNN (National Retail Properties, Inc.) are both stocks. Both are in the Real Estate sector — VICI in REIT - Diversified, NNN in REIT - Retail. Over the past 5 years, VICI returned 2.26%/yr vs 3.52%/yr for NNN. A 0.58 correlation means they provide meaningful diversification when combined.

Performance

VICI vs. NNN - Performance Comparison

The chart below illustrates the hypothetical performance of a $10,000 investment in VICI Properties Inc. (VICI) and National Retail Properties, Inc. (NNN). The values are adjusted to include any dividend payments, if applicable.

Returns By Period

In the year-to-date period, VICI achieves a -1.41% return, which is significantly lower than NNN's 14.71% return.

VICI

• 1D: -0.94%
• 1M: -2.88%
• YTD: -1.41%
• 6M: -0.45%
• 1Y: -8.78%
• 3Y*: 0.70%
• 5Y*: 2.26%
• 10Y*: —

NNN

• 1D: 0.84%
• 1M: 0.30%
• YTD: 14.71%
• 6M: 10.58%
• 1Y: 12.62%
• 3Y*: 6.64%
• 5Y*: 3.52%
• 10Y*: 4.44%

*Multi-year figures are annualized to reflect compound growth (CAGR)

VICI vs. NNN - Yearly Performance Comparison

	2026 (YTD)	2025	2024	2023	2022	2021	2020	2019	2018	2017
VICI VICI Properties Inc.	-1.41%	1.90%	-3.07%	3.58%	13.01%	23.77%	6.00%	43.23%	-3.62%	10.51%
NNN National Retail Properties, Inc.	14.71%	2.81%	-0.06%	-0.60%	-0.01%	23.08%	-19.29%	14.78%	17.82%	2.18%

Correlation

The correlation between VICI and NNN is 0.58, which is moderate. They share some common price drivers but move independently often enough to provide real diversification benefit when combined.

	Correlation
Correlation (1Y) Calculated over the trailing 1-year period	0.58
Correlation (3Y) Calculated over the trailing 3-year period	0.65
Correlation (5Y) Calculated over the trailing 5-year period	0.66
Correlation (All Time) Calculated using the full available price history since Oct 18, 2017	0.58

The correlation between VICI and NNN has been stable across timeframes, ranging from 0.58 to 0.66 - a consistent structural relationship.

Fundamentals

Market Cap VICI : $29.15B NNN : $8.37B
EPS VICI : $2.92 NNN : $2.05
PE Ratio VICI : 9.35 NNN : 21.51
PEG Ratio VICI : 0.53 NNN : 2.44
PS Ratio VICI : 7.17 NNN : 8.90
PB Ratio VICI : 1.03 NNN : 1.90
Total Revenue (TTM) VICI : $4.05B NNN : $935.78M
Gross Profit (TTM) VICI : $3.01B NNN : $761.54M
EBITDA (TTM) VICI : $2.90B NNN : $870.06M

Return for Risk

VICI vs. NNN — Risk / Return Rank

Compare risk-adjusted metric ranks to identify better-performing investments over the past 12 months.

VICI

VICI Risk / Return Rank: 20
VICI Sharpe Ratio Rank: 18
VICI Sortino Ratio Rank: 16
VICI Omega Ratio Rank: 17
VICI Calmar Ratio Rank: 24
VICI Martin Ratio Rank: 24

NNN

NNN Risk / Return Rank: 62
NNN Sharpe Ratio Rank: 65
NNN Sortino Ratio Rank: 57
NNN Omega Ratio Rank: 55
NNN Calmar Ratio Rank: 67
NNN Martin Ratio Rank: 67

The rank (0–100) shows how this investment's returns compare to the risk taken. Higher = better. Based on the past 12 months of data, combining Sharpe, Sortino, and other metrics used by quantitative funds and institutional investors.

VICI vs. NNN - Risk-Adjusted Trends Comparison

This table presents a comparison of risk-adjusted performance metrics for VICI Properties Inc. (VICI) and National Retail Properties, Inc. (NNN). Risk-adjusted metrics are performance indicators that assess an investment's returns in relation to its risk, enabling a more accurate comparison of different investment options.

	VICI	NNN	Difference
Sharpe ratio Return per unit of total volatility	-0.54	0.78	-1.31
Sortino ratio Return per unit of downside risk	-0.65	1.17	-1.82
Omega ratio Gain probability vs. loss probability	0.92	1.14	-0.21
Calmar ratio Return relative to maximum drawdown	-0.49	1.44	-1.93
Martin ratio Return relative to average drawdown	-0.85	3.31	-4.16
Data is calculated on a 1-year rolling basis and updated daily. The trend shows the change in the indicator over the past month.

VICI vs. NNN - Sharpe Ratio Comparison

The current VICI Sharpe Ratio is -0.54, which is lower than the NNN Sharpe Ratio of 0.78. The chart below compares the historical Sharpe Ratios of VICI and NNN, calculated using daily returns over the previous 12 months. A higher Sharpe Ratio indicates better risk-adjusted performance relative to the risk-free rate.

Sharpe Ratios by Period

	VICI	NNN	Difference
Sharpe Ratio (1Y) Calculated over the trailing 1-year period	-0.54	0.78	-1.31
Sharpe Ratio (5Y) Calculated over the trailing 5-year period	0.11	0.18	-0.07
Sharpe Ratio (10Y) Calculated over the trailing 10-year period	—	0.16	—
Sharpe Ratio (All Time) Calculated using the full available price history	0.34	0.40	-0.06

Drawdowns

VICI vs. NNN - Drawdown Comparison

The maximum VICI drawdown since its inception was -60.21%, which is greater than NNN's maximum drawdown of -56.17%. Use the drawdown chart below to compare losses from any high point for VICI and NNN.

Drawdown Indicators

	VICI	NNN	Difference
Max Drawdown Largest peak-to-trough decline	-60.21%	-56.17%	-4.04%
Max Drawdown (1Y) Largest decline over 1 year	-17.88%	-8.83%	-9.05%
Max Drawdown (3Y) Largest decline over 3 years	-17.88%	-22.03%	+4.15%
Max Drawdown (5Y) Largest decline over 5 years	-18.61%	-25.22%	+6.61%
Max Drawdown (10Y) Largest decline over 10 years	—	-54.99%	—
Current Drawdown Current decline from peak	-15.81%	-2.45%	-13.36%
Average Drawdown Average peak-to-trough decline	-8.17%	-9.82%	+1.65%
Ulcer Index Depth and duration of drawdowns from previous peaks	10.35%	3.82%	+6.53%

Volatility

VICI vs. NNN - Volatility Comparison

The current volatility for VICI Properties Inc. (VICI) is 4.24%, while National Retail Properties, Inc. (NNN) has a volatility of 4.61%. This indicates that VICI experiences smaller price fluctuations and is considered to be less risky than NNN based on this measure. The chart below showcases a comparison of their rolling one-month volatility.

Volatility by Period

	VICI	NNN	Difference
Volatility (1M) Calculated over the trailing 1-month period	4.24%	4.61%	-0.37%
Volatility (6M) Calculated over the trailing 6-month period	12.29%	11.44%	+0.85%
Volatility (1Y) Calculated over the trailing 1-year period	16.44%	16.32%	+0.12%
Volatility (5Y) Calculated over the trailing 5-year period, annualized	20.97%	19.66%	+1.31%
Volatility (10Y) Calculated over the trailing 10-year period, annualized	29.29%	28.08%	+1.21%

Dividends

VICI vs. NNN - Dividend Comparison

VICI's dividend yield for the trailing twelve months is around 6.53%, more than NNN's 5.43% yield.

Position	TTM	2025	2024	2023	2022	2021	2020	2019	2018	2017	2016	2015
NNN National Retail Properties, Inc.	5.43%	5.96%	5.61%	5.17%	4.72%	4.37%	5.06%	3.79%	4.02%	4.31%	4.03%	4.27%
VICI VICI Properties Inc.	6.53%	6.28%	5.80%	5.05%	4.63%	4.58%	4.92%	4.58%	5.31%	0.00%	0.00%	0.00%

Financials

VICI vs. NNN - Profitability Comparison

The chart below illustrates the profitability comparison between VICI Properties Inc. and National Retail Properties, Inc. over time, highlighting three key metrics: Gross Profit Margin, Operating Margin, and Net Profit Margin.

VICI - Gross Margin

Gross margin is calculated as gross profit divided by revenue. For the three months ending on Jun 2026, VICI Properties Inc. reported a gross profit of 0.00 and revenue of 1.02B. Therefore, the gross margin over that period was 0.0%.

NNN - Gross Margin

Gross margin is calculated as gross profit divided by revenue. For the three months ending on Jun 2026, National Retail Properties, Inc. reported a gross profit of 230.63M and revenue of 240.42M. Therefore, the gross margin over that period was 95.9%.

VICI - Operating Margin

Operating margin is calculated as operating income divided by revenue. For the three months ending on Jun 2026, VICI Properties Inc. reported an operating income of 0.00 and revenue of 1.02B, resulting in an operating margin of 0.0%.

NNN - Operating Margin

Operating margin is calculated as operating income divided by revenue. For the three months ending on Jun 2026, National Retail Properties, Inc. reported an operating income of 146.65M and revenue of 240.42M, resulting in an operating margin of 61.0%.

VICI - Net Margin

Net margin is calculated as net income divided by revenue. For the three months ending on Jun 2026, VICI Properties Inc. reported a net income of 872.39M and revenue of 1.02B, resulting in a net margin of 85.7%.

NNN - Net Margin

Net margin is calculated as net income divided by revenue. For the three months ending on Jun 2026, National Retail Properties, Inc. reported a net income of 93.95M and revenue of 240.42M, resulting in a net margin of 39.1%.

Frequently Asked Questions

Can I hold both VICI and NNN in my portfolio?

VICI and NNN have a correlation of 0.58, meaning they provide meaningful diversification benefit when combined. Depending on your allocation goals, holding both could reduce overall portfolio risk.

Which is riskier, VICI or NNN?

NNN has higher volatility (4.61%) compared to VICI (4.24%). In terms of maximum drawdown, VICI dropped -60.21% vs NNN's -56.17%.

Which has better risk-adjusted returns?

NNN currently has the higher Sharpe Ratio (0.78 vs -0.54), meaning it's delivered slightly more return per unit of risk over the trailing 12 months. However, this ranking shifts over time - use the Risk/Return Score above for a more comprehensive view that combines Sharpe, Sortino, and other measures used by quantitative funds.