Forward-Looking Statements This presentation contains forward-looking statements within the meaning of the federal securities laws. You can identify these statements by our use of the words "anticipates," "assumes," "believes," "estimates," "expects," "guidance," "intends," "plans," "projects," and similar expressions that do not relate to historical matters. All statements other than statements of historical fact are forward-looking statements. You should exercise caution in interpreting and relying on for ...

Group 1 - The REIT sector offers a variety of niches for investors, including industrial, retail/service-oriented, self-storage, housing, and office properties [1] - Dividend investing is highlighted as a straightforward and accessible path to achieving financial freedom, emphasizing its importance in building long-term wealth [1] - The author has extensive experience in M&A and business valuation, focusing on sectors such as tech, real estate, software, finance, and consumer staples [1] Group 2 - The article expresses a beneficial long position in shares of specific REITs, indicating a personal investment interest [2] - The author emphasizes that the article reflects personal opinions and is not influenced by compensation from any company mentioned [2]

Core Insights - The article estimates the investment spread generated by a selected group of investment-grade net-lease REITs in Q1 2025 and ranks them accordingly [1] Group 1: Investment Analysis - The REITs discussed have all declared their Q1 results, indicating a focus on recent performance metrics [1] - The analysis is sector agnostic, allowing for a broad evaluation of various companies as long as their business models are understood [1] Group 2: Personal Background of the Analyst - The analyst has a background in finance, having earned a CFA charter and CIPM certificate, which adds credibility to the analysis [1] - The analyst's experience includes assisting firms in complying with Global Investment Performance Standards (GIPS), highlighting a strong foundation in investment performance evaluation [1]

Group 1 - Inbound tourism to the US is experiencing a significant decline, with visitors from Western Europe down by an average of 17% in March, marking the first decrease since 2021 [1] - Visitors from Canada are experiencing an even larger decline compared to those from Western Europe [1] Group 2 - The equity market serves as a powerful mechanism for wealth creation or destruction over the long term, influenced by daily price fluctuations [1] - Pacifica Yield focuses on long-term wealth creation by targeting undervalued high-growth companies, high-dividend stocks, REITs, and green energy firms [1]

Core Insights - The article provides a perspective on stock analysis and investment opportunities based on the author's experience and insights [1] Group 1 - The analyst expresses a keen interest in a wide range of stocks, aiming to offer contrasting views on investment portfolios [1] - There is no current investment position in any of the mentioned companies, nor plans to initiate any within the next 72 hours [2] - The analysis is intended for informational purposes and emphasizes the importance of personal research and due diligence before investing [3]

Investment Strategy - The investment strategy focuses on constructing portfolios aimed at generating additional income through dividends, targeting a yield on cost of more than 12% over the next 10 years [1] - Emphasis is placed on identifying companies with significant competitive advantages and strong financials to provide attractive Dividend Yield and Dividend Growth [1] - The approach combines high Dividend Yield and Dividend Growth companies to reduce dependence on broader stock market fluctuations [1] Portfolio Diversification - A well-diversified portfolio across various sectors and industries is recommended to minimize portfolio volatility and mitigate risk [1] - Incorporating companies with a low Beta Factor is suggested to further reduce the overall risk level of the investment portfolio [1] - The suggested investment portfolios typically consist of a blend of ETFs and individual companies, emphasizing broad diversification and risk reduction [1] Total Return Focus - The selection process for high dividend yield and dividend growth companies is meticulously curated, prioritizing total return, which includes both capital gains and dividends [1] - This approach ensures that the portfolio is designed to maximize returns while considering the full spectrum of potential income sources [1] - Leveraging expertise in crafting investment portfolios aims to generate extra income through dividends while reducing risk through diversification [1]

Group 1 - VICI Properties Inc. has reached a significant support level and shows potential as a good investment from a technical perspective, having recently broken through the 20-day moving average, indicating a short-term bullish trend [1] - The 20-day simple moving average (SMA) is a widely used investing tool that helps smooth out price fluctuations and can indicate trend reversals, with a price above the 20-day SMA suggesting a positive trend [2] - Positive earnings estimate revisions for VICI strengthen the bullish case, with no estimates decreasing in the past two months and eight estimates increasing, alongside a rise in the consensus estimate [3] Group 2 - VICI has experienced a rally of 7.2% over the past four weeks and currently holds a Zacks Rank of 2 (Buy), suggesting the potential for further upward movement [4]

Core Viewpoint - Vici Properties has demonstrated superior growth compared to its peers, with a 7% compound annual growth rate in dividend payments since its inception, significantly outpacing the 2% average of other triple net REITs [1] Group 1: Growth Strategy - The company's focus on strategic partnerships is a crucial driver of its above-average growth, enabling portfolio expansion and increased cash flow [2] - Vici Properties invests in experiential real estate sectors such as gaming, hospitality, and entertainment, positioning itself as a partner rather than just a landlord [3] - Long-standing partnerships with major operators, including Caesars Entertainment and MGM Resorts, enhance revenue generation through steady rental income [4][5] Group 2: Capital Support and Investment Opportunities - Vici Properties provides additional capital to tenants for expansion through various means, including sale-leaseback transactions and loans, creating mutually beneficial partnerships [6] - The company has supported Great Wolf Lodge with over $720 million in capital since 2021 and provided $700 million for renovations at The Venetian Las Vegas, leading to increased rental income [7] Group 3: New Partnerships and Growth Projections - Vici Properties is actively seeking new partnerships, having established two significant relationships this year that will drive future growth [8] - The partnership with Cain International involves a $300 million mezzanine loan for the development of One Beverly Hills, a luxury mixed-use project [9] - A collaboration with Red Rock Resorts includes up to $510 million in funding for a tribal casino in California, marking Red Rock's first partnership with a REIT [10] Group 4: Financial Outlook - The company's success in forming new partnerships has led to an increase in its guidance for adjusted funds from operations (FFO), now projected to be between $2.33 and $2.36 per share, reflecting a 4.4% growth at the high end [11][12] - With a 5.5% yielding dividend, the total return could approach 10% if stock prices align with earnings growth, supporting continued dividend increases [12] Group 5: Overall Strategy Effectiveness - Vici Properties' strategy of partnering with leading operators continues to yield rising rental income and new investment opportunities, enhancing portfolio growth and shareholder value [13]

Core Viewpoint - VICI Properties reported a first-quarter adjusted funds from operations (AFFO) per share of 58 cents, consistent with estimates, and a 3.6% increase year-over-year, driven by revenue growth from sales-type leases and lease financing, despite higher interest expenses [1][2] Financial Performance - Total revenues for VICI Properties reached $984.2 million, slightly below the consensus estimate of $985.6 million, marking a 3.4% year-over-year increase [2] - Income from sales-type leases was $528.6 million, up 3.1% from the previous year, while income from lease financing receivables, loans, and securities rose 4.2% to $426.5 million [3] - Other income increased by 1% to $19.5 million, although golf revenues fell by 4.8% to $9.6 million [3] - Quarterly interest expenses rose 2.1% year-over-year to $209.3 million [3] Balance Sheet Position - As of March 31, 2024, VICI Properties had cash and cash equivalents of $334.3 million, down from $524.6 million at the end of 2024 [5] - Total liquidity was reported at $3.2 billion, which includes cash, estimated net proceeds from forward sale agreements, and availability under a revolving credit facility [5] - Total debt increased to approximately $17.2 billion, up from $17.1 billion in the previous quarter [6] 2025 Outlook - The company raised its AFFO per share guidance for 2025 to a range of $2.33-$2.36, above the previous guidance of $2.32-$2.35, aligning with the current consensus estimate [7]

Financial Data and Key Metrics Changes - The company reported an AFFO per share of $0.58 for Q1 2025, representing a 4.3% increase compared to $0.56 for Q1 2024 [23] - The net debt to annualized first quarter adjusted EBITDA is approximately 5.3 times, within the target leverage range of 5 to 5.5 [21] - The company raised its AFFO guidance for 2025 to between $2.47 billion and $2.50 billion, or between $2.33 and $2.36 per diluted common share, indicating a year-over-year growth of 3.8% [24] Business Line Data and Key Metrics Changes - The company successfully addressed all 2025 maturities, with no debt maturing until September 2026 [20] - A bond offering was priced, issuing $400 million of three-year notes at a coupon of 4.75% and $900 million of ten-year notes at a coupon of 5.625% [20] Market Data and Key Metrics Changes - The company continues to believe in the resilience of Las Vegas, citing strong demand drivers and significant events that attract visitors [17] - Las Vegas hosted major events, such as WWE's WrestleMania, which drew nearly 125,000 fans, indicating robust market activity [17] Company Strategy and Development Direction - The company emphasizes maintaining and growing cash income distributed to stockholders in the form of dividends, which is a key focus for REIT investors [8] - A new partnership with Red Rock Resorts was established for the development of a casino on tribal land, showcasing the company's strategy of building long-term investment partnerships [14][15] Management's Comments on Operating Environment and Future Outlook - Management noted that the current macroeconomic volatility affects growth ambitions and M&A activity, but they remain focused on building relationships and investment pipelines [46] - The company is optimistic about the future of tribal gaming in California, viewing it as a growing opportunity for capital investment [78] Other Important Information - The company has approximately $3.2 billion in total liquidity, which includes cash and availability under its revolving credit facility [21] - The company maintains a low G&A ratio of 1.5% of total revenues, one of the lowest in the REIT sector [24] Q&A Session Summary Question: Can you provide more details on the new deal with Red Rock Resorts? - Management expressed confidence in the partnership, highlighting Red Rock's extensive experience and the favorable location of the new casino project [30][32] Question: How does the collateral work for the casino on tribal land? - The borrower is the tribe, with Red Rock providing a completion guarantee, and the collateral is primarily the building itself [66][69] Question: What is the company's view on tribal sale leasebacks? - Management indicated that tribal sale leasebacks remain complex, and they are still in a learning phase regarding the nuances of such deals [36] Question: Are tariffs impacting construction budgets for partners? - Management acknowledged general conditions in construction but expressed confidence in their partners' ability to manage these challenges [40][42] Question: What is the current pipeline of opportunities amid macro volatility? - Management noted that while volatility affects growth ambitions, they continue to engage with operators to explore potential opportunities [46][48] Question: How is the risk management process structured? - The company has a rigorous risk management process in place, meeting quarterly to review tenant performance and loan investments [108]