UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

_____________________________

FORM 10-Q

_____________________________


			☒			QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the Quarterly Period Ended ~~March~~June 3130, 2025


			☐			TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _________ to __________

Commission file number: 001-38372 (VICI Properties Inc.)

Commission file number: 333-264352-01 (VICI Properties L.P.)

_____________________________

VICI Properties Inc.

VICI Properties L.P.

(Exact name of registrant as specified in its charter)

_____________________________


Maryland	(VICI Properties Inc.)	81-4177147
Delaware	(VICI Properties L.P.)	35-2576503
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)

535 Madison Avenue, 28th Floor New York, New York 10022

(Address of Principal Executive Offices) (Zip Code)

Registrant’s telephone number, including area code: (646) 949-4631

_____________________________

Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Trading Symbol

Name of each exchange on which registered

Common stock, $0.01 par value

VICI

New York Stock Exchange

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.


VICI Properties Inc. Yes ☒ No ☐						VICI Properties L.P. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).


VICI Properties Inc. Yes ☒ No ☐						VICI Properties L.P. Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act. (Check one):

VICI Properties Inc.

VICI Properties L.P.

Large Accelerated Filer

☒

Accelerated filer

☐

Large Accelerated Filer

☐

Accelerated filer

☐

Non-accelerated filer

☐

Smaller reporting company

☐

Non-accelerated filer

☒

Smaller reporting company

☐

Emerging growth company

☐

Emerging growth company

☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.


VICI Properties Inc. ☐						VICI Properties L.P. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).


VICI Properties Inc. Yes ☐ No ☒						VICI Properties L.P. Yes ☐ No ☒

As of ~~April~~July 29, 2025, VICI Properties Inc. had 1,~~056~~066,~~707~~369,~~123~~778 shares of common stock, $0.01 par value per share, outstanding. VICI Properties L.P. has no common stock outstanding.

EXPLANATORY NOTE

This report combines the quarterly reports on Form 10-Q for the three and six months ended ~~March~~June 3130, 2025 of VICI Properties Inc. and VICI Properties L.P. Unless stated otherwise or the context otherwise requires, references to “VICI” mean VICI Properties Inc. and its consolidated subsidiaries, including VICI Properties OP LLC (“VICI OP”), and references to “VICI LP” mean VICI Properties L.P. and its consolidated subsidiaries. Unless stated otherwise or the context otherwise requires, the terms “the Company,” “we,” “our” and “us” mean VICI and VICI LP, including, collectively, their consolidated subsidiaries.

In order to highlight the differences between VICI and VICI LP, the separate sections in this report for VICI and VICI LP described below specifically refer to VICI and VICI LP. In the sections that combine disclosure of VICI and VICI LP, this report refers to actions or holdings of VICI and VICI LP as being “our” actions or holdings. Although VICI LP is the entity that generally, directly or indirectly, enters into contracts and joint ventures, holds assets and incurs debt, we believe that references to “we,” “us” or “our” in this context are appropriate because the business is one enterprise and we operate substantially all of our business and own, either directly or through subsidiaries, substantially all of our assets through VICI LP.

VICI is a real estate investment trust (“REIT”) that is the sole owner of VICI Properties GP LLC, the sole general partner of VICI LP. As of ~~March~~June 3130, 2025, VICI owns 100% of the limited liability company interests of VICI Properties HoldCo LLC (“HoldCo”), which in turn owns approximately 98.9% of the limited liability company interest of VICI OP (such interests, “VICI OP Units”), our operating partnership, which in turns owns 100% of the limited partnership interest in VICI LP. The balance of the VICI OP Units not held by HoldCo are held by third-party unit holders.

The following diagram details VICI’s organizational structure as of ~~March~~June 3130, 2025.

We believe combining the quarterly reports on Form 10-Q of VICI and VICI LP into this single report:

•enhances investors’ understanding of VICI and VICI LP by enabling investors to view the business as a whole in the same manner as management views and operates the business;

•eliminates duplicative disclosure and provides a more streamlined and readable presentation; and

•creates time and cost efficiencies through the preparation of one combined report instead of two separate reports.

We operate VICI and VICI LP as one business. Because VICI LP is managed by VICI, and VICI conducts substantially all of its operations and owns, either directly or through subsidiaries, substantially all of its assets indirectly through VICI LP, VICI’s executive officers are VICI LP’s executive officers, although, as a partnership, VICI LP does not have a board of directors.

We believe it is important to understand the few differences between VICI and VICI LP in the context of how VICI and VICI LP operate as a consolidated company. VICI is a REIT whose only material assets are its indirect interest in VICI LP, through which it conducts its real property business. VICI also conducts its golf course business through a taxable REIT subsidiary (a “TRS”), VICI Golf LLC, a Delaware limited liability company (“VICI Golf”). As a result, VICI does not conduct business itself other than issuing public equity from time to time and does not directly incur any material indebtedness, rather VICI LP

holds substantially all of our assets, except for those held in VICI Golf. Except for net proceeds from public equity issuances by VICI, VICI LP generates all capital required by the Company’s business, which sources include VICI LP’s operations and its direct or indirect incurrence of indebtedness.

VICI consolidates VICI LP for financial reporting purposes, and VICI does not have material assets other than its indirect investment in VICI LP. Therefore, while there are some areas of difference between the unaudited consolidated financial statements of VICI and those of VICI LP, the assets and liabilities of VICI and VICI LP are materially the same on their respective financial statements. As of ~~March~~June 3130, 2025, the primary areas of difference between the unaudited consolidated financial statements of VICI and those of VICI LP were cash and cash equivalents, stockholders’ equity and partners’ capital, non-controlling interests and golf operations, which include the assets and liabilities and income and expenses of VICI Golf.

To help investors understand the differences between VICI and VICI LP, this report provides:

•separate consolidated financial statements for VICI and VICI LP;

•a single set of notes to such consolidated financial statements that includes separate discussions of stockholders’ equity or partners’ equity and per share and per unit data, as applicable;

•a combined Management’s Discussion and Analysis of Financial Condition and Results of Operations section that also includes discrete information related to each entity, as applicable;

•separate Part I, Item 4. Controls and Procedures sections;

•separate Part II, Item 2. Issuer Purchases of Equity Securities sections related to each entity; and

•separate Exhibits 31 and 32 certifications for each of VICI and VICI LP in order to establish that the requisite certifications have been made and that VICI and VICI LP are each compliant with Rule 13a-14(a) or Rule 15d-14(a) of the Securities Exchange Act of 1934 and 18 U.S.C. §1350.

The separate discussions of VICI and VICI LP in this report should be read in conjunction with each other to understand our results on a consolidated basis and how management operates our business.

Table of Contents

VICI PROPERTIES INC.
VICI PROPERTIES L.P.
FORM 10-Q
FOR THE QUARTER ENDED MARCH 31, 2025
FOR THE QUARTER ENDED JUNE 30, 2025
TABLE OF CONTENTS
			Page
PART I.	FINANCIAL INFORMATION
Item 1.	Financial Statements of VICI Properties Inc. (Unaudited)		5
		Consolidated Balance Sheets as of March 31, 2025 and December 31, 2024	5
		Consolidated Balance Sheets as of June 30, 2025 and December 31, 2024	5
		Consolidated Statements of Operations and Comprehensive Income for the Three Months Ended March 31, 2025 and 2024	6
		Consolidated Statements of Operations and Comprehensive Income for the Three and Six Months Ended June 30, 2025 and 2024	6
		Consolidated Statements of Stockholders’ Equity for the Three Months Ended March 31, 2025 and 2024	7
		Consolidated Statements of Stockholders’ Equity for the Three and Six Months Ended June 30, 2025 and 2024	7
		Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2025 and 2024	8
		Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2025 and 2024	9
	Financial Statements of VICI Properties L.P. (Unaudited)		1011
		Consolidated Balance Sheets as of March 31, 2025 and December 31, 2024	10
		Consolidated Balance Sheets as of June 30, 2025 and December 31, 2024	11
		Consolidated Statements of Operations and Comprehensive Income for the Three Months Ended March 31, 2025 and 2024	11
		Consolidated Statements of Operations and Comprehensive Income for the Three and Six Months Ended June 30, 2025 and 2024	12
		Consolidated Statements of Partners’ Capital for the Three Months Ended March 31, 2025 and 2024	12
		Consolidated Statements of Partners’ Capital for the Three and Six Months Ended June 30, 2025 and 2024	13
		Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2025 and 2024	13
		Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2025 and 2024	15
	Notes to Consolidated Financial Statements		1517
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations		4144
Item 3.	Quantitative and Qualitative Disclosures About Market Risk		5458
Item 4.	Controls and Procedures		5459
PART II.	OTHER INFORMATION
Item 1.	Legal Proceedings		5660
Item 1A.	Risk Factors		5660
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds		5660
Item 3.	Defaults Upon Senior Securities		5660
Item 4.	Mine Safety Disclosures		5660
Item 5.	Other Information		5761
Item 6.	Exhibits		5861
Signatures			5962

Table of Contents

PART I FINANCIAL INFORMATION

Item 1. Financial Statements

VICI PROPERTIES INC.

CONSOLIDATED BALANCE SHEETS

(UNAUDITED)

(In thousands, except share and per share data)

	March 31, 2025		December 31, 2024
	June 30, 2025		December 31, 2024
Assets
Real estate portfolio:
Investments in leases - sales-type, net	$	23,~~506~~686,~~674~~926	$	23,581,101
Investments in leases - financing receivables, net	18,~~455~~577,~~017~~584		18,430,320
Investments in loans and securities, net	2,~~036~~369,~~533~~049		1,651,533
Land	~~150~~149,~~727~~787		150,727
Cash and cash equivalents	~~334~~232,~~317~~983		524,615
Other assets	1,~~042~~037,~~796~~694		1,030,644
Total assets	$	4546,~~526~~054,~~064~~023	$	45,368,940
Liabilities
Debt, net	$	16,~~847~~922,~~001~~273	$	16,732,889
Accrued expenses and deferred revenue	~~191~~219,~~548~~814		217,956
Dividends and distributions payable	462,~~092~~113		461,954
Other liabilities	1,~~002~~005,~~758~~711		1,004,340
Total liabilities	18,~~503~~609,~~399~~911		18,417,139
Commitments and contingent liabilities (Note 10)
Stockholders’ equity
Common stock, $0.01 par value, 1,350,000,000 shares authorized and 1,056,668,054 and 1,056,366,685 shares issued and outstanding at March 31, 2025 and December 31, 2024, respectively	10,567		10,564
Common stock, $0.01 par value, 1,350,000,000 shares authorized and 1,056,705,763 and 1,056,366,685 shares issued and outstanding at June 30, 2025 and December 31, 2024, respectively	10,567		10,564
Preferred stock, $0.01 par value, 50,000,000 shares authorized and no shares outstanding at March 31, 2025 and December 31, 2024	—		—
Preferred stock, $0.01 par value, 50,000,000 shares authorized and no shares outstanding at June 30, 2025 and December 31, 2024	—		—
Additional paid-in capital	24,~~512~~515,~~026~~601		24,515,417
Accumulated other comprehensive income	~~132~~136,~~452~~107		144,574
Retained earnings	12,~~954~~362,~~124~~176		1,867,400
Total VICI stockholders’ equity	2627,~~609~~024,~~169~~451		26,537,955
Non-controlling interests	~~413~~419,~~496~~661		413,846
Total stockholders’ equity	27,~~022~~444,~~665~~112		26,951,801
Total liabilities and stockholders’ equity	$	4546,~~526~~054,~~064~~023	$	45,368,940

_______________________________________________________

Note: As of ~~March~~June 3130, 2025 and December 31, 2024, our Investments in leases - sales-type, Investments in leases - financing receivables, Investments in loans and securities, and Other assets (sales-type sub-leases) are net of allowance for credit losses of $~~937~~817.96 million, $~~783~~751.76 million, $2740.78 million and $2421.73 million, respectively, and $802.7 million, $737.1 million, $25.0 million and $20.6 million, respectively. Refer to Note 5 - Allowance for Credit Losses for further details.

See accompanying Notes to Consolidated Financial Statements.

Table of Contents

VICI PROPERTIES INC.

CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

(UNAUDITED)

(In thousands, except share and per share data)

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
	2025		2024		2025		2024
Revenues
Income from sales-type leases	$	~~528~~530,~~604~~348	$	512,~~772~~289	$	1,058,952	$	1,025,061
Income from lease financing receivables, loans and securities	~~426~~440,~~480~~260		~~409~~413,~~301~~735		866,740		823,036
Other income	19,~~513~~536		19,~~312~~323		39,049		38,635
Golf revenues	911,~~607~~190		1011,~~096~~656		20,797		21,752
Total revenues	~~984~~1,~~204~~001,334		~~951~~957,~~481~~003		1,985,538		1,908,484
Operating expenses
General and administrative	14,~~860~~561		1615,~~192~~768		29,421		31,960
Depreciation	~~996~~741		~~1,133~~992		1,737		2,125
Other expenses	19,~~513~~536		19,~~312~~323		39,049		38,635
Golf expenses	6,~~352~~619		6,~~511~~813		12,971		13,324
Change in allowance for credit losses	~~186~~(142,~~957~~001)		~~106~~(43,~~918~~000)		44,956		63,918
Transaction and acquisition expenses	457,434		~~305~~259		7,479		564
Total operating expenses	~~228~~(93,~~723~~110)		~~150,371~~155		135,613		150,526
Interest expense	(~~209~~213,~~251~~797)		(~~204~~205,~~882~~777)		(423,048)		(410,659)
Interest income	32,~~697~~293		53,~~293~~926		5,990		9,219
Other losses	(118)		(156)
Other gains	992		990		874		834
Income before income taxes	~~549~~883,~~809~~932		~~601~~755,~~365~~987		1,433,741		1,357,352
Benefit from (provision for) income taxes	2,456		(1,562)
Provision for income taxes	(5,564)		(3,234)		(3,108)		(4,796)
Net income	~~552~~878,~~265~~368		~~599~~752,~~803~~753		1,430,633		1,352,556
Less: Net income attributable to non-controlling interests	(813,~~658~~289)		(911,~~787~~451)		(21,947)		(21,238)
Net income attributable to common stockholders	$	~~543~~865,~~607~~079	$	~~590~~741,~~016~~302	$	1,408,686	$	1,331,318
Net income per common share
Basic	$	0.5182	$	0.5771	$	1.33	$	1.28
Diluted	$	0.5182	$	0.5771	$	1.33	$	1.28
Weighted average number of shares of common stock outstanding
Basic	1,056,~~012~~222,~~414~~836		1,042,~~404~~650,~~634~~713		1,056,118,206		1,042,530,017
Diluted	1,~~056~~057,~~432~~270,~~790~~580		1,~~043~~042,~~311~~959,~~636~~627		1,056,852,269		1,043,137,980
Other comprehensive income
Net income	$	~~552~~878,~~265~~368	$	~~599~~752,~~803~~753	$	1,430,633	$	1,352,556
Reclassification of derivative gain to Interest expense	(6,~~345~~386)		(6,~~046~~384)		(12,731)		(12,430)
Unrealized (loss) gain on cash flow hedges	~~(5,949)~~—		~~12,482~~—		(5,949)		12,482
Foreign currency translation adjustments	3510,091		(32,~~644~~173)		10,126		(5,817)
Comprehensive income	~~540~~882,~~006~~073		~~602~~744,~~595~~196		1,422,079		1,346,791
Comprehensive income attributable to non-controlling interests	(813,~~521~~339)		(911,~~809~~323)		(21,860)		(21,132)
Comprehensive income attributable to common stockholders	$	~~531~~868,~~485~~734	$	~~592~~732,~~786~~873	$	1,400,219	$	1,325,659

See accompanying Notes to Consolidated Financial Statements.

Table of Contents

VICI PROPERTIES INC.

CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY

(UNAUDITED)

(In thousands, except share and per share data)

	Common Stock		Additional Paid-in Capital		Accumulated Other ComprehensiveIncome		Retained Earnings		Total VICI Stockholders’ Equity		Non-controlling Interests		Total Stockholders’ Equity
Balance as of December 31, 2024	$	10,564	$	24,515,417	$	144,574	$	1,867,400	$	26,537,955	$	413,846	$	26,951,801
Net income	—		—		—		543,607		543,607		8,658		552,265
Reallocation of equity	—		836		—		—		836		(836)		—
Dividends and distributions declared ($0.4325 per common share)	—		—		—		(456,883)		(456,883)		(7,986)		(464,869)
Stock-based compensation, net of forfeitures	3		(4,227)		—		—		(4,224)		(49)		(4,273)
Reclassification of derivative gain to Interest expense	—		—		(6,271)		—		(6,271)		(74)		(6,345)
Unrealized loss on cash flow hedges	—		—		(5,881)		—		(5,881)		(68)		(5,949)
Foreign currency translation adjustments	—		—		30		—		30		5		35
Balance as of March 31, 2025	$10,567	~~10,567~~	$24,512,026	~~24,512,026~~	$132,452	~~132,452~~	$1,954,124	~~1,954,124~~	$26,609,169	~~26,609,169~~	$413,496	~~413,496~~	$27,022,665	~~27,022,665~~
Balance as of December 31, 2023	$	10,427	$	24,125,872	$	153,870	$	965,762	$	25,255,931	$	401,843	$	25,657,774
Net income	—		—		—		865,079		865,079		13,289		878,368
Net income	—		—		—		590,016		590,016		9,787		599,803
Reallocation of equity	—		(770)		—		—		(770)		770		—
Reallocation of equity	—		255		—		—		255		(255)		—
Dividends and distributions declared ($0.4325 per common share)	—		—		—		(457,027)		(457,027)		(7,994)		(465,021)
Dividends and distributions declared ($0.4150 per common share)	—		—		—		(432,900)		(432,900)		(7,707)		(440,607)
Stock-based compensation, net of forfeitures	—		4,345		—		—		4,345		50		4,395
Stock-based compensation, net of forfeitures	4		(1,252)		—		—		(1,248)		44		(1,204)
Reclassification of derivative gain to Interest expense	—		—		(6,313)		—		(6,313)		(73)		(6,386)
Reclassification of derivative gain to Interest expense	—		—		(5,976)		—		(5,976)		(70)		(6,046)
Foreign currency translation adjustments	—		—		9,968		—		9,968		123		10,091
Unrealized gain on cash flow hedges	—		—		12,341		—		12,341		141		12,482
Balance as of June 30, 2025	$	10,567	$	24,515,601	$	136,107	$	2,362,176	$	27,024,451	$	419,661	$	27,444,112
Foreign currency translation adjustments	—		—		(3,595)		—		(3,595)		(49)		(3,644)
Balance as of March 31, 2024	$	10,431	$	24,124,875	$	156,640	$	1,122,878	$	25,414,824	$	403,734	$	25,818,558

See accompanying Notes to Consolidated Financial Statements.

Table of Contents

VICI PROPERTIES INC.

CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY (Continued)

(UNAUDITED)

(In thousands, except share and per share data)


	Common Stock		Additional Paid-in Capital		Accumulated Other Comprehensive Income		Retained Earnings		Total VICI Stockholders’ Equity		Non-controlling Interests		Total Stockholders’ Equity
Balance as of December 31, 2023	$	10,427	$	24,125,872	$	153,870	$	965,762	$	25,255,931	$	401,843	$	25,657,774
Net income	—		—		—		590,016		590,016		9,787		599,803

Reallocation of equity	—		255		—		—		255		(255)		—
Dividends and distributions declared ($0.4150 per common share)	—		—		—		(432,900)		(432,900)		(7,707)		(440,607)
Stock-based compensation, net of forfeitures	4		(1,252)		—		—		(1,248)		44		(1,204)
Reclassification of derivative gain to Interest expense	—		—		(5,976)		—		(5,976)		(70)		(6,046)
Unrealized gain on cash flow hedges	—		—		12,341		—		12,341		141		12,482
Foreign currency translation adjustments	—		—		(3,595)		—		(3,595)		(49)		(3,644)
Balance as of March 31, 2024	10,431		24,124,875		156,640		1,122,878		25,414,824		403,734		25,818,558
Net income	—		—		—		741,302		741,302		11,451		752,753


Reallocation of equity	—		(79)		—		—		(79)		79		—
Dividends and distributions declared ($0.4150 per common share)	—		—		—		(432,916)		(432,916)		(7,768)		(440,684)
Stock-based compensation, net of forfeitures	1		4,193		—		—		4,194		49		4,243
Reclassification of derivative gain to Interest expense	—		—		(6,316)		—		(6,316)		(68)		(6,384)

Foreign currency translation adjustments	—		—		(2,113)		—		(2,113)		(60)		(2,173)
Balance as of June 30, 2024	$	10,432	$	24,128,989	$	148,211	$	1,431,264	$	25,718,896	$	407,417	$	26,126,313

See accompanying Notes to Consolidated Financial Statements.

Table of Contents

VICI PROPERTIES INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(UNAUDITED)

(In thousands)

	Three Months Ended March 31,
	Six Months Ended June 30,
	2025		2024
Cash flows from operating activities
Net income	$	~~552~~1,~~265~~430,633	$	~~599~~1,~~803~~352,556
Adjustments to reconcile net income to cash flows provided by operating activities:
Non-cash leasing and financing adjustments	(~~132~~261,~~047~~971)		(~~135~~266,~~666~~949)
Stock-based compensation	27,~~904~~343		38,~~793~~372
Depreciation	~~996~~1,737		12,~~133~~125
Other losses	118		156
Other gains	(874)		(834)
Amortization of debt issuance costs and original issue discount	1224,~~356~~784		1021,~~400~~595
Change in allowance for credit losses	~~186~~44,~~957~~956		~~106~~63,918
Net proceeds from settlement of derivatives	1,767		2,827
Deferred income taxes	~~(3,976)~~72		~~435~~2,289
Payment-in-kind interest	(10,747)		—
Change in operating assets and liabilities:
Other assets	(6,~~666~~247)		(520,~~026~~005)
Accrued expenses and deferred revenue	~~(22~~2,~~898)~~610		(3910,~~510~~670)
Other liabilities	83(2,305)		(13,~~524)~~125
Net cash provided by operating activities	~~591~~1,~~859~~231,758		~~543~~1,~~739~~158,349
Cash flows from investing activities
Investments in leases - sales-type	—		(5109,900)
Investments in leases - financing receivables	—		(248)
Investments in loans and securities	(~~385~~723,~~352~~944)		(71387,~~681~~287)
Principal repayments of loans and receipts of deferred fees	50		1,100
Principal repayments of loans and securities and receipts of deferred fees	7,514		80,600
Capitalized transaction costs	(~~123~~77)		(~~442~~75)
Investments in short-term investments	—		(29,579)
Acquisition of property and equipment	(156)		(2,410)
Maturities of short-term investments	—		29,579
Net cash used in investing activities	(385,581)		(109,160)
Proceeds from sale of real estate	1,992		952
Acquisition of property and equipment	(828)		(5,076)
Net cash used in investing activities	(715,343)		(421,034)
Cash flows from financing activities
Proceeds from Revolving Credit Facility	~~248~~423,356		—
Repayment of Revolving Credit Facility	(~~151~~257,~~841~~690)		—
Proceeds from senior unsecured notes offerings	—1,284,437		1,028,533
Redemption of senior unsecured notes	—(1,300,000)		(1,050,000)
Debt issuance costs	(19,~~088~~401)		(23,~~800~~039)
Repurchase of stock for tax withholding	(7,~~177~~221)		(45,~~996~~332)
Distributions to non-controlling interests	(715,~~986~~981)		(715,~~707~~475)
Dividends paid	(~~459~~915,~~026~~912)		(~~434~~867,~~811~~623)
Net cash used in financing activities	(~~396~~808,~~762~~412)		(~~471~~912,~~781~~936)

Table of Contents

VICI PROPERTIES INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(UNAUDITED)

(In thousands)

Effect of exchange rate changes on cash, cash equivalents and restricted cash	~~186~~365		~~(54)~~207
Net decrease in cash, cash equivalents and restricted cash	(~~190~~291,~~298~~632)		(37175,~~256~~414)
Cash, cash equivalents and restricted cash, beginning of period	524,615		522,574
Cash, cash equivalents and restricted cash, end of period	$	~~334~~232,~~317~~983	$	~~485~~347,~~318~~160
Supplemental cash flow information:
Cash paid for interest	$	~~278~~381,~~329~~773	$	~~217~~381,~~967~~316
Cash paid for income taxes	$	—3,311	$	—3,338
Supplemental non-cash investing and financing activity:
Dividends and distributions declared, not paid	$	462,~~299~~315	$	437,~~978~~992
Issuance of stock-based compensation subject to repurchase for tax withholding	$	1618,~~955~~502	$	17,~~576~~551
Debt issuance costs payable	$	305	$	240
Accrued capitalized transaction costs	$	520	$	3,699
Accrued capitalized transaction costs	$	414	$	2,896
Non-cash change in Investments in leases - financing receivables	$	141,695	$	141,965
Non-cash change in Investments in leases - financing receivables	$	71,525	$	71,750

See accompanying Notes to Consolidated Financial Statements.

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VICI PROPERTIES L.P.

CONSOLIDATED BALANCE SHEETS

(UNAUDITED)

(In thousands, except unit and per unit data)

	March 31, 2025		December 31, 2024
	June 30, 2025		December 31, 2024
Assets
Real estate portfolio:
Investments in leases - sales-type, net	$	23,~~506~~686,~~674~~926	$	23,581,101
Investments in leases - financing receivables, net	18,~~455~~577,~~017~~584		18,430,320
Investments in loans and securities, net	2,~~036~~369,~~533~~049		1,651,533
Land	~~150~~149,~~727~~787		150,727
Cash and cash equivalents	~~327~~225,~~683~~190		456,899
Other assets	~~965~~958,~~524~~929		1,015,180
Total assets	$	45,~~442~~967,~~158~~465	$	45,285,760
Liabilities
Debt, net	$	16,~~847~~922,~~001~~273	$	16,732,889
Accrued expenses and deferred revenue	~~190~~218,~~006~~839		215,452
Distributions payable	462,~~092~~113		461,954
Other liabilities	~~989~~991,~~112~~875		990,577
Total liabilities	18,~~488~~595,~~211~~100		18,400,872
Commitments and contingent liabilities (Note 10)
Partners’ Capital
Partners’ capital, 1,068,899,427 and 1,068,598,058 operating partnership units issued and outstanding as of March 31, 2025 and December 31, 2024, respectively	26,716,498		26,634,873
Partners’ capital, 1,068,937,136 and 1,068,598,058 operating partnership units issued and outstanding as of June 30, 2025 and December 31, 2024, respectively	27,130,572		26,634,873
Accumulated other comprehensive income	~~131~~135,~~640~~345		143,899
Total VICI LP’s capital	2627,~~848~~265,~~138~~917		26,778,772
Non-controlling interests	~~105~~106,~~809~~448		106,116
Total capital attributable to partners	2627,~~953~~372,~~947~~365		26,884,888
Total liabilities and partners’ capital	$	45,~~442~~967,~~158~~465	$	45,285,760

_______________________________________________________

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VICI PROPERTIES L.P.

CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

(UNAUDITED)

(In thousands, except unit and per unit data)

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
	2025		2024		2025		2024
Revenues
Income from sales-type leases	$	~~528~~530,~~604~~348	$	512,~~772~~289	$	1,058,952	$	1,025,061
Income from lease financing receivables, loans and securities	~~426~~440,~~480~~260		~~409~~413,~~301~~735		866,740		823,036
Other income	19,~~513~~536		19,~~312~~323		39,049		38,635
Total revenues	~~974~~990,~~597~~144		~~941~~945,~~385~~347		1,964,741		1,886,732
Operating expenses
General and administrative	14,~~823~~525		1615,~~157~~732		29,348		31,889
Depreciation	~~129~~130		~~288~~157		259		445
Other expenses	19,~~513~~536		19,~~312~~323		39,049		38,635
Change in allowance for credit losses	~~186~~(142,~~957~~001)		~~106~~(43,~~918~~000)		44,956		63,918
Transaction and acquisition expenses	457,434		~~305~~259		7,479		564
Total operating expenses	~~221~~(100,~~467~~376)		~~142~~(7,~~980~~529)		121,091		135,451
Interest expense	(~~209~~213,~~251~~797)		(~~204~~205,~~882~~777)		(423,048)		(410,659)
Interest income	32,~~471~~227		43,~~626~~235		5,698		7,861
Other losses	(118)		(156)
Other gains	992		990		874		834
Income before income taxes	~~547~~879,~~232~~942		~~597~~751,~~993~~324		1,427,174		1,349,317
Benefit from (provision for) income taxes	2,985		(953)
Provision for income taxes	(4,683)		(2,342)		(1,698)		(3,295)
Net income	~~550~~875,~~217~~259		~~597~~748,~~040~~982		1,425,476		1,346,022
Less: Net income attributable to non-controlling interests	(23,~~390~~343)		(2,~~898~~803)		(5,733)		(5,701)
Net income attributable to partners	$	~~547~~871,~~827~~916	$	~~594~~746,~~142~~179	$	1,419,743	$	1,340,321
Net income per Partnership unit
Basic	$	0.5182	$	0.5671	$	1.33	$	1.27
Diluted	$	0.5182	$	0.5671	$	1.33	$	1.27
Weighted average number of Partnership units outstanding
Basic	1,068,~~243~~454,~~787~~209		1,054,~~636~~882,~~007~~086		1,068,349,579		1,054,761,390
Diluted	1,~~068~~069,~~664~~501,~~163~~953		1,055,~~543~~191,~~009~~000		1,069,083,642		1,055,369,353
Other comprehensive income
Net income attributable to partners	$	~~547~~871,~~827~~916	$	~~594~~746,~~142~~179	$	1,419,743	$	1,340,321
Reclassification of derivative gain to Interest expense	(6,~~345~~386)		(6,~~046~~384)		(12,731)		(12,430)
Unrealized (loss) gain on cash flow hedges	~~(5,949)~~—		~~12,482~~—		(5,949)		12,482
Foreign currency translation adjustments, net	3510,091		(32,~~644~~173)		10,126		(5,817)
Comprehensive income attributable to partners	$	~~535~~875,~~568~~621	$	~~596~~737,~~934~~622	$	1,411,189	$	1,334,556

See accompanying Notes to Consolidated Financial Statements.

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VICI PROPERTIES L.P.

CONSOLIDATED STATEMENTS OF PARTNERS’ CAPITAL

(UNAUDITED)

(In thousands, except unit and per unit data)

	Partners’ Capital		Accumulated Other Comprehensive Income		Non-Controlling ~~Interest~~Interests		Total
Balance as of December 31, 2024	$	26,634,873	$	143,899	$	106,116	$	26,884,888
Net income	547,827		—		2,390		550,217
Contributions from Parent	245		—		—		245
Distributions to Parent	(462,174)		—		—		(462,174)
Distributions to non-controlling interest	—		—		(2,697)		(2,697)
Distributions to non-controlling interests	—		—		(2,697)		(2,697)
Stock-based compensation, net of forfeitures	(4,273)		—		—		(4,273)
Reclassification of derivative gain to Interest expense	—		(6,345)		—		(6,345)
Unrealized loss on cash flow hedges	—		(5,949)		—		(5,949)
Foreign currency translation adjustments	—		35		—		35
Balance as of March 31, 2025	$26,716,498	~~26,716,498~~	$131,640	~~131,640~~	$105,809	~~105,809~~	$26,953,947	~~26,953,947~~
Balance as of December 31, 2023	$	25,288,647	$	153,350	$	105,632	$	25,547,629
Net income	871,916		—		3,343		875,259
Net income	594,142		—		2,898		597,040
Contributions from parent	128		—		—		128
Distributions to Parent	(440,283)		—		—		(440,283)
Distributions to parent	(462,365)		—		—		(462,365)
Distributions to non-controlling interest	—		—		(2,630)		(2,630)
Distributions to non-controlling interests	—		—		(2,704)		(2,704)
Stock-based compensation, net of forfeitures	(14,~~204)~~395		—		—		(14,~~204)~~395
Reclassification of derivative gain to Interest expense	—		(6,~~046~~386)		—		(6,~~046~~386)
Unrealized gain on cash flow hedges	—		12,482		—		12,482
Foreign currency translation adjustments	—		10,091		—		10,091
Foreign currency translation adjustments	—		(3,644)		—		(3,644)
Balance as of June 30, 2025	$	27,130,572	$	135,345	$	106,448	$	27,372,365
Balance as of March 31, 2024	$	25,441,302	$	156,142	$	105,900	$	25,703,344

Table of Contents

VICI PROPERTIES L.P.

CONSOLIDATED STATEMENTS OF PARTNERS’ CAPITAL

(UNAUDITED)

(In thousands, except unit and per unit data)


	Partners’ Capital		Accumulated Other Comprehensive Income		Non-Controlling Interests		Total
Balance as of December 31, 2023	$	25,288,647	$	153,350	$	105,632	$	25,547,629
Net income	594,142		—		2,898		597,040

Distributions to Parent	(440,283)		—		—		(440,283)
Distributions to non-controlling interests	—		—		(2,630)		(2,630)
Stock-based compensation, net of forfeitures	(1,204)		—		—		(1,204)
Reclassification of derivative gain to Interest expense	—		(6,046)		—		(6,046)
Unrealized gain on cash flow hedges	—		12,482		—		12,482
Foreign currency translation adjustments	—		(3,644)		—		(3,644)
Balance as of March 31, 2024	25,441,302		156,142		105,900		25,703,344
Net income	746,179		—		2,803		748,982
Contributions from parent	147		—		—		147
Distributions to parent	(438,049)		—		—		(438,049)
Distributions to non-controlling interests	—		—		(2,693)		(2,693)
Stock-based compensation, net of forfeitures	4,243		—		—		4,243
Reclassification of derivative gain to Interest expense	—		(6,384)		—		(6,384)

Foreign currency translation adjustments	—		(2,173)		—		(2,173)
Balance as of June 30, 2024	$	25,753,822	$	147,585	$	106,010	$	26,007,417

See accompanying Notes to Consolidated Financial Statements.

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VICI PROPERTIES L.P.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(UNAUDITED)

(In thousands)

	Three Months Ended March 31,
	Six Months Ended June 30,
	2025		2024
Cash flows from operating activities
Net income	$	~~550~~1,~~217~~425,476	$	~~597~~1,~~040~~346,022
Adjustments to reconcile net income to cash flows provided by operating activities:
Non-cash leasing and financing adjustments	(~~132~~261,~~047~~971)		(~~135~~266,~~666~~949)
Stock-based compensation	27,~~904~~343		38,~~793~~372
Depreciation	~~129~~259		~~288~~445
Other losses	118		156
Other gains	(874)		(834)
Amortization of debt issuance costs and original issue discount	1224,~~356~~784		1021,~~400~~595
Change in allowance for credit losses	~~186~~44,~~957~~956		~~106~~63,918
Net proceeds from settlement of derivatives	1,767		2,827
Deferred income taxes	(~~3,938~~158)		~~451~~2,321
Payment-in-kind interest	(10,747)		—
Change in operating assets and liabilities:
Other assets	(75,~~294~~387)		(419,~~312~~218)
Accrued expenses and deferred revenue	~~(24~~2,~~018)~~129		(399,~~425~~644)
Other liabilities	~~162~~(2,147)		(13,~~458)~~262
Net cash provided by operating activities	~~587~~1,~~313~~225,430		~~541~~1,~~012~~152,117
Cash flows from investing activities
Investments in leases - sales-type	—		(5109,900)
Investments in leases - financing receivables	—		(248)
Investments in loans and securities	(~~385~~723,~~352~~944)		(71387,~~681~~287)
Principal repayments of loans and receipts of deferred fees	50		1,100
Principal repayments of loans and securities and receipts of deferred fees	7,514		80,600
Capitalized transaction costs	(~~123~~77)		(~~442~~75)
Investments in short-term investments	—		(29,579)
Acquisition of property and equipment	(25)		(1,998)
Maturities of short-term investments	—		29,579
Net cash used in investing activities	(385,450)		(108,748)
Proceeds from sale of real estate	1,992		952
Acquisition of property and equipment	(79)		(4,033)
Net cash used in investing activities	(714,594)		(419,991)
Cash flows from financing activities
Contributions from Parent	63,216		—
Distributions to Parent	(~~462~~924,~~033~~205)		(~~439~~877,~~888~~628)
Proceeds from Revolving Credit Facility	~~248~~423,356		—
Repayment of Revolving Credit Facility	(~~151~~257,~~841~~690)		—
Proceeds from senior unsecured notes offerings	—1,284,437		1,028,533
Redemption of senior unsecured notes	—(1,300,000)		(1,050,000)
Debt issuance costs	(19,~~088~~401)		(23,~~800~~039)
Repurchase of stock for tax withholding	(7,~~177~~221)		(45,~~996~~332)
Distributions to non-controlling interest	(2,698)		(2,630)
Distributions to non-controlling interests	(5,402)		(5,323)
Net cash used in financing activities	(~~331~~742,~~265~~910)		(~~471~~912,~~781~~789)

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VICI PROPERTIES L.P.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(UNAUDITED)

(In thousands)

Effect of exchange rate changes on cash, cash equivalents and restricted cash	~~186~~365		~~(54)~~207
Net decrease in cash, cash equivalents and restricted cash	(~~129~~231,~~216~~709)		(39180,~~571~~456)
Cash, cash equivalents and restricted cash, beginning of period	456,899		471,584
Cash, cash equivalents and restricted cash, end of period	$	~~327~~225,~~683~~190	$	~~432~~291,~~013~~128
Supplemental cash flow information:
Cash paid for interest	$	~~278~~381,~~329~~773	$	~~217~~381,~~967~~316
Cash paid for income taxes	$	—1,188	$	—1,312
Supplemental non-cash investing and financing activity:
Distributions payable	$	462,~~299~~315	$	437,~~978~~992
Debt issuance costs payable	$	305	$	240
Accrued capitalized transaction costs	$	520	$	3,699
Accrued capitalized transaction costs	$	414	$	2,896
Non-cash change in Investments in leases - financing receivables	$	141,695	$	141,965
Non-cash change in Investments in leases - financing receivables	$	71,525	$	71,750

See accompanying Notes to Consolidated Financial Statements.

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(UNAUDITED)

In these notes, the words the “Company,” “VICI,” “we,” “our,” and “us” refer to VICI Properties Inc. and its subsidiaries, including VICI LP, on a consolidated basis, unless otherwise stated or the context requires otherwise.

We refer to (i) our Condensed Consolidated Financial Statements as our “Financial Statements,” (ii) our Consolidated Balance Sheets as our “Balance Sheet,” (iii) our Consolidated Statements of Operations and Comprehensive Income as our “Statement of Operations,” and (iv) our Consolidated Statement of Cash Flows as our “Statement of Cash Flows.” References to numbered “Notes” refer to the Notes to our Consolidated Financial Statements.

Note 1 — Business and Organization

Business

We are primarily engaged in the business of owning and acquiring gaming, hospitality, wellness, entertainment and leisure destinations, subject to long-term triple-net leases. As of ~~March~~June 3130, 2025, we own 93 experiential assets across a geographically diverse portfolio consisting of 54 gaming properties and 39 other experiential properties across the United States and Canada, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas (the “Venetian Resort”). Our gaming and entertainment facilities are leased to leading brands that seek to drive consumer loyalty and value with guests through superior services, experiences, products and continuous innovation. VICI also owns four championship golf courses, which are managed by Cabot-Managed Properties and are located near certain of our properties.

VICI Properties Inc., the parent company, is a Maryland corporation and internally managed REIT for U.S. federal income tax purposes. Our real property business, which represents the substantial majority of our assets, is conducted through VICI OP and indirectly through VICI LP, and our golf course business, VICI Golf, is conducted through a direct wholly owned TRS of VICI. As a REIT, we generally will not be subject to U.S. federal income taxes on our taxable income to the extent that we annually distribute all of our net taxable income to stockholders and maintain our qualification as a REIT.

Note 2 — Summary of Significant Accounting Policies

Basis of Presentation

The accompanying Financial Statements have been prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) for interim financial information set forth in the Accounting Standards Codification (“ASC”), as published by the Financial Accounting Standards Board (“FASB”), and with the applicable rules and regulations of the Securities and Exchange Commission (“SEC”). The Financial Statements, including the notes thereto, are unaudited and condense or exclude some of the disclosures and information normally required in audited financial statements.

We believe the disclosures made are adequate to prevent the information presented from being misleading. However, the accompanying unaudited Financial Statements and related notes should be read in conjunction with our audited financial statements and notes thereto included in our most recent Annual Report on Form 10-K, as updated from time to time in our other filings with the SEC.

All adjustments considered necessary for a fair statement of results for the interim period have been included and are of a normal and recurring nature. Certain prior period amounts have been reclassified to conform to the current period presentation.

Use of Estimates

The preparation of financial statements in conformity with GAAP requires us to make estimates and assumptions. These estimates and assumptions affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ materially from these estimates.

Operating results for the three and six months ended ~~March~~June 3130, 2025 are not necessarily indicative of the results that may be expected for the year ending December 31, 2025.

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

Principles of Consolidation

The accompanying Financial Statements include our accounts and the accounts of VICI LP, and the subsidiaries in which we or VICI LP has a controlling interest. All intercompany account balances and transactions have been eliminated in consolidation. We consolidate all subsidiaries in which we have a controlling financial interest and variable interest entities for which we or one of our consolidated subsidiaries is the primary beneficiary.

Non-controlling Interests

We present non-controlling interests and classify such interests as a component of consolidated stockholders’ equity or partners’ capital, separate from VICI stockholders’ equity and VICI LP partners’ capital. As of ~~March~~June 3130, 2025, VICI’s non-controlling interests were comprised of (i) an approximately 1.1% third-party ownership of VICI OP in the form of VICI OP Units, (ii) a 20% third-party ownership of Harrah’s Joliet LandCo LLC, the entity that owns the Harrah’s Joliet facility and is the lessor under the related lease agreement with Caesars Entertainment, Inc. (together with, as the context requires, its subsidiaries, “Caesars”) for such facility (the “Joliet Lease”) and (iii) a third-party minority equity interest, in the form of Class A Units, of VICI Bowl HoldCo LLC (“Lucky Strike OP Units”), the entity that (a) owns the portfolio of bowling entertainment centers leased to Lucky Strike Entertainment Corporation (“Lucky Strike Entertainment”) and (b) is the lessor under the related Lucky Strike Entertainment master lease agreement, which interest entitles the non-controlling interest holder to a preferred return that currently approximates 4.1% of the entity’s cash flows.

VICI LP’s non-controlling interests are the third-party ownership interests in Harrah’s Joliet LandCo LLC and VICI Bowl HoldCo LLC referenced above.

Reportable Segments

Our operations consist of real estate investment activities, which represent substantially all of our business. The operating results are regularly reviewed, on a consolidated basis, by the Chief Operating Decision Maker (“CODM”) and are considered to be one operating segment. Accordingly, all operations have been considered to represent one reportable segment.

Refer to Note 14 - Segment Information for further information.

Cash, Cash Equivalents and Restricted Cash

Cash consists of cash-on-hand and cash-in-bank. Highly liquid investments with an original maturity of three months or less from the date of purchase are considered cash equivalents and are carried at cost, which approximates fair value. As of ~~March~~June 3130, 2025 and December 31, 2024, we did not have any restricted cash.

Short-Term Investments

Investments with an original maturity of greater than three months and less than one year from the date of purchase are considered short-term investments and are stated at fair value.

We may invest our excess cash in short-term investment grade commercial paper as well as discount notes issued by government-sponsored enterprises including the Federal Home Loan Mortgage Corporation and certain of the Federal Home Loan Banks. These investments generally have original maturities between 91 and 180 days and are accounted for as available for sale securities. Interest on our short-term investments is recognized as interest income in our Statement of Operations. We did not have any short-term investments as of ~~March~~June 3130, 2025 and December 31, 2024.

Purchase Accounting

We assess all of our property acquisitions under ASC 805 “Business Combinations” (“ASC 805”) to determine if such acquisitions should be accounted for as a business combination or an asset acquisition. Under ASC 805, an acquisition does not qualify as a business combination when (i) substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets, (ii) the acquisition does not include a substantive process in the form of an acquired workforce, or (iii) the acquisition does not include an acquired contract that cannot be replaced without significant cost, effort or delay. Generally, and to date, all of our acquisitions have been determined to be asset acquisitions and, in accordance with ASC 805-50, all applicable transaction costs are capitalized as part of the purchase price of the acquisition.

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

We allocate the purchase price, including the costs incurred to acquire the assets, to the identifiable assets acquired and liabilities assumed, as applicable, using their relative fair value. Generally, the assets acquired are comprised of land, building and site improvements, and in certain instances existing leases and/or debt. Further, since all the components of our leases are classified as sales-type leases or financing receivables, as further described below, the assets acquired are transferred into the net investment in lease or financing receivable, as applicable.

Investments in Leases - Sales-type, Net

We account for our investments in leases under ASC 842 “Leases” (“ASC 842”). Upon lease inception or lease modification, we assess lease classification to determine whether the lease should be classified as a direct financing, sales-type or operating lease. As required by ASC 842, we separately assess each lease component of the property, generally comprised of land and ~~buildings~~building, to determine the classification. If the lease component is determined to be a direct financing or sales-type lease, we record a net investment in the lease, which is equal to the sum of the lease receivable and the unguaranteed residual asset, discounted at the rate implicit in the lease, net of allowance for credit losses. Any difference between the fair value of the asset and the net investment in the lease is considered selling profit or loss and is either recognized upon execution of the lease or deferred and recognized over the life of the lease, depending on the classification of the lease. Since we purchase properties and simultaneously enter into new leases directly with the tenants, the net investment in the lease is generally equal to the purchase price of the asset, and, due to the long-term nature of our leases, the land and building components of an investment generally have the same lease classification.

Investments in Leases - Financing Receivables, Net

In accordance with ASC 842, for transactions in which we enter into a contract to acquire an asset and lease it back to the seller under a lease classified as a sales-type lease (i.e., a sale leaseback transaction), control of the asset is not considered to have transferred to us. As a result, we do not recognize the net investment in the lease but instead recognize a financial asset in accordance with ASC 310 “Receivables” (“ASC 310”); however, the accounting for the financing receivable under ASC 310 is materially consistent with the accounting for our investments in leases - sales-type under ASC 842.

Lease Term

We assess the noncancelable lease term under ASC 842, which includes any reasonably certain renewal periods. All of our lease agreements provide for an initial term, with one or more tenant renewal options.

In relation to our gaming assets and certain other irreplaceable real estate, we generally conclude that the lease term includes all of the periods covered by extension options as it is reasonably certain our tenants will renew the lease agreements. In these situations, we believe our tenants are economically compelled to renew the lease agreements due to the importance of our real estate to the operation of their business, the significant capital they have invested and are required to invest in our properties under the terms of the lease agreements and the lack of suitable replacement assets.

Income from Leases and Lease Financing Receivables

We recognize the related income from our sales-type leases and lease financing receivables on an effective interest basis at a constant rate of return over the terms of the applicable leases. As a result, the cash payments accounted for under sales-type leases and lease financing receivables will not equal income from our lease agreements. Rather, a portion of the cash rent we receive is recorded as Income from sales-type leases or Income from lease financing receivables, loans and securities, as applicable, in our Statement of Operations and a portion is recorded as a change to Investments in leases - sales-type, net or Investments in leases - financing receivables, net, as applicable.

Initial direct costs incurred in connection with entering into investments classified as sales-type leases are included in the balance of the net investment in lease. Such amounts will be recognized as a reduction to Income from investments in leases over the life of the lease using the effective interest method. Costs that would have been incurred regardless of whether the lease was signed, such as legal fees and certain other third-party fees, are expensed as incurred to Transaction and acquisition expenses in our Statement of Operations.

Loan origination fees and costs incurred in connection with entering into investments classified as lease financing receivables are included in the balance of the net investment and such amounts will be recognized as a reduction to Income from investments in loans and lease financing receivables over the life of the lease using the effective interest method.

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(UNAUDITED)

Investments in Loans and Securities, net

Investments in loans are held-for-investment and are carried at historical cost, inclusive of unamortized loan origination costs and fees and net of allowances for credit losses. Income is recognized on an effective interest basis at a constant rate of return over the life of the related loan.

We classify our investments in securities on the date of acquisition of the investment as either trading, available-for-sale or held-to-maturity. We classify our debt securities as held-to-maturity, as we have the intent and ability to hold this security until maturity, the accounting of which is materially consistent with that of our Investments in loans.

Allowance for Credit Losses

ASC 326 “Financial Instruments-Credit Losses” (“ASC 326”) requires that we measure and record current expected credit losses (“CECL”) for the majority of our investments, the scope of which includes our Investments in leases - sales-type, Investments in leases - financing receivables and Investments in loans and securities.

Investments in Leases

In relation to our lease portfolio, we have elected to use a discounted cash flow model to estimate the allowance for credit losses, or CECL allowance, for our Investments in leases - sales-type and Investments in leases - financing receivables, which comprise the substantial majority of our CECL allowance. This model requires us to develop cash flows that project estimated credit losses over the life of the lease and discount these cash flows at the investment’s effective interest rate. We then record a CECL allowance equal to the difference between the amortized cost basis of the investment and the present value of the expected credit loss cash flows.

Expected losses within our cash flows are determined by estimating the probability of default (“PD”) and loss given default (“LGD”) of our tenants and their parent guarantors, as applicable, over the life of each individual lease or financial investment. We have engaged a nationally recognized data analytics firm to assist us with estimating both the PD and LGD of our tenants and their parent guarantors, as applicable. The PD and LGD are estimated during a reasonable and supportable period for which we believe we are able to estimate future economic conditions (the “R&S Period”) and a long-term period for which we revert to long-term historical averages (the “Long-Term Period”). The PD and LGD estimates for the R&S Period are developed using the current financial condition of the tenant and parent guarantor, as applicable, and applied to a projection of economic conditions over a two-year term. The PD and LGD for the Long-Term Period are estimated using the average historical default rates and historical loss rates, respectively, of public companies over approximately the past 40 years that have similar credit profiles or characteristics to our tenants and their parent guarantors, as applicable. We are unable to use our historical data to estimate losses as we have no loss history to date.

Investments in Loans

In relation to our loan portfolio, we engage a nationally recognized data analytics firm to provide loan level market data and a forward-looking commercial real estate loss forecasting tool. The credit loss model generates the PD and LGD using sub-market loan-level data and the estimated fair value of collateral to generate net operating income and forecast the expected loss for each loan.

Unfunded Commitments

We are required to estimate a CECL allowance related to contractual commitments to extend credit, such as future funding commitments under a revolving credit facility, delayed draw term loan, construction loan or through commitments made to our tenants to fund the development and construction of improvements at our properties. We estimate the amount that we will fund for each contractual commitment based on (i) discussions with our borrowers and tenants, (ii) our borrowers’ and tenants’ business plans and financial condition, and (iii) other relevant factors. Based on these considerations, we apply a CECL allowance to the estimated amount of credit we expect to extend. The CECL allowance for unfunded commitments is calculated using the same methodology as the allowance for the respective investments subject to the CECL model. The CECL allowance related to these future commitments is recorded as a component of Other liabilities on our Balance Sheets.

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(UNAUDITED)

Presentation

The initial CECL allowance is recorded as a reduction to our net Investments in leases - sales-type, Investments in leases - financing receivables, Investments in loans and securities and Sales-type sub-leases (included in Other assets) on our Balance Sheets. We are required to update our CECL allowance on a quarterly basis with the resulting change being recorded in the Statement of Operations for the relevant period. Finally, each time we make a new investment in an asset subject to ASC 326, we are required to record an initial CECL allowance for such asset, which results in a non-cash charge to the Statement of Operations for the relevant period.

Write-offs of our investments in leases and loans are deducted from the allowance in the period in which they are deemed uncollectible. Recoveries of amounts previously written off are recorded when received. There were no charge-offs or recoveries for the three and six months ended ~~March~~June 3130, 2025 and 2024.

Refer to Note 5 - Allowance for Credit Losses for further information.

Foreign Currency Translation and Remeasurement

Our investments in our Canadian gaming assets and certain of our loans are denominated in foreign currencies and, accordingly, we translate the financial statements of the subsidiaries that own such assets into U.S. Dollars (“USD” or “US$”) when we consolidate their financial results and position. Generally, assets and liabilities are translated at the exchange rate in effect at the date of the Balance Sheet and the resulting translation adjustments are included in Accumulated other comprehensive income in the Balance Sheets. Certain balance sheet items, primarily equity and capital-related accounts, are reflected at the historical exchange rate. Income Statement accounts are translated using the average exchange rate for the period.

We and certain of our consolidated subsidiaries have intercompany and third-party debt that is denominated in foreign currencies, which are neither our nor our consolidated subsidiaries’ functional currency of USD. When the debt and related operating receivables and/or payables are remeasured to the functional currency of the entity, a gain or loss can result. The resulting adjustment is reflected in Other losses in the Statement of Operations.

Other Income and Other Expenses

Other income primarily represents sub-lease income related to certain ground and use leases. Under the lease agreements, the tenants are required to pay all costs associated with such ground and use leases and provides for their direct payment to the landlord. This income and the related expense are recorded on a gross basis in our Statement of Operations as required under GAAP as we are the primary obligor under these certain ground and use leases.

Fair Value Measurements

We measure the fair value of financial instruments based on assumptions that market participants would use in pricing the asset or liability. As a basis for considering market participant assumptions in fair value measurements, a fair value hierarchy distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity and the reporting entity’s own assumptions about market participant assumptions. In accordance with the fair value hierarchy, Level 1 assets/liabilities are valued based on quoted prices for identical instruments in active markets, Level 2 assets/liabilities are valued based on quoted prices in active markets for similar instruments, on quoted prices in less active or inactive markets or on other “observable” market inputs, and Level 3 assets/liabilities are valued based significantly on “unobservable” market inputs.

Refer to Note 9 - Fair Value for further information.

Derivative Financial Instruments

We record our derivative financial instruments as either Other assets or Other liabilities on our Balance Sheet at fair value.

The accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether we elected to designate a derivative in a hedging relationship and apply hedge accounting and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Derivatives designated and qualifying as a hedge of the exposure to variability in expected future cash flows are considered cash flow hedges. We formally document our hedge relationships and designation at the contract’s inception. This documentation includes the identification of the hedging instruments and the hedged items, its

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

risk management objectives, strategy for undertaking the hedge transaction and our evaluation of the effectiveness of its hedged transaction.

On a quarterly basis, we also assess whether the derivative we designated in each hedging relationship is expected to be, and has been, highly effective in offsetting changes in the value or cash flows of the hedged transactions. If it is determined that a derivative is not highly effective at hedging the designated exposure, hedge accounting is discontinued and the changes in fair value of the instrument are included in Net income prospectively. If the hedge relationship is terminated, then the value of the derivative previously recorded in Accumulated other comprehensive income is recognized in earnings when the hedged transactions affect earnings. Changes in the fair value of our derivative instruments that qualify as hedges are reported as a component of Accumulated other comprehensive income in our Balance Sheet with a corresponding change in Unrealized (loss) gain on cash flow hedges within Other comprehensive income on our Statement of Operations.

We use derivative instruments to mitigate the effects of interest rate volatility, whether from variable rate debt or future forecasted transactions, which could unfavorably impact our future earnings and forecasted cash flows. We do not use derivative instruments for speculative or trading purposes.

Concentrations of Credit Risk

MGM Resorts International (together with, as the context requires, its subsidiaries, “MGM”) and Caesars are the guarantors of all of the lease payment obligations of the tenants under the applicable leases of the properties that they each respectively lease from us. Revenue from our lease agreements with MGM represented 38% of our lease revenues for each of the three and six months ended ~~March~~June 3130, 2025 and 2024. Contractual rent from our lease agreements with MGM represented 36% of our total contractual rent for each of the three and six months ended ~~March~~June 3130, 2025 and 2024. Revenue from our lease agreements with Caesars represented 36% of our lease revenues for each of the three and six months ended ~~March~~June 3130, 2025 and 2024. Contractual rent from our lease agreements with Caesars represented 37% ~~and 38%~~ of our total contractual rent for each of the three and six months ended ~~March~~June 3130, 2025 and ~~2024~~38% of our total contractual rent for each of the three and six months ended June 30, ~~respectively~~2024.

Additionally, our properties on the Las Vegas Strip generated approximately 49% ~~and 48%~~ of our lease revenues for each of the three and six months ended ~~March~~June 3130, 2025 and ~~2024~~48% of our lease revenues for each of the three and six months ended June 30, ~~respectively~~2024. Other than having two tenants from which we derive and will continue to derive a substantial portion of our revenue and our concentration in the Las Vegas market, we do not believe there are any other significant concentrations of credit risk.

Recent Accounting Pronouncements

In December 2023, the FASB issued ASU 2023-09, Income Taxes (Topic 740): Improvements to Income Tax Disclosures (“ASU 2023-09”). ASU 2023-09 requires entities to disclose additional information with respect to the effective tax rate reconciliation and to disclose the disaggregation by jurisdiction of income tax expense and income taxes paid. ASU 2023-09 is effective for fiscal years beginning after December 15, 2024, with early adoption permitted. We are currently evaluating the impact of ASU 2023-09 on our Financial Statements.

Recent Tax Legislation

The Organization for Economic Co-operation and Development (“OECD”) has proposed a global minimum tax of 15% of reported profits (“Pillar Two”) that has been agreed upon in principle by over 140 countries. During 2023, many countries incorporated Pillar Two model rules into their laws. The model rules provide a framework for applying the minimum tax and some countries have adopted Pillar Two effective January 1, 2024; however, countries must individually enact Pillar Two, which may result in variation in the application of the model rules and timelines.

WeIn ~~have~~addition, ~~evaluated~~effective ~~Pillar~~July ~~Two~~4, ~~and~~2025, wecertain dochanges ~~not~~to ~~expect~~U.S. ittax tolaw ~~have~~were aapproved ~~material~~that may impact onus and our ~~Financial~~stockholders. Among ~~Statements~~other ~~based~~changes, ~~upon~~this ~~our~~legislation ~~current~~(i) ~~structure~~permanently extended the 20% deduction for “qualified REIT dividends” for individuals and ~~investments.~~other ~~However~~non-corporate taxpayers under Section 199A of the Internal Revenue Code (the “Code”), ~~there~~(ii) ~~remains~~increased ~~some~~the ~~uncertainty~~percentage aslimit tounder the ~~final~~REIT ~~Pillar~~asset ~~Two~~test ~~model~~applicable ~~rules.~~to WeTRSs ~~will~~from ~~continue~~20% to ~~monitor~~25% for taxable years beginning after December 31, 2025, and (iii) increased the ~~United~~basis ~~States~~on which the 30% interest deduction limit under Section 163(j) of the Code applies by excluding depreciation, amortization and ~~global~~depletion ~~legislative~~from ~~actions~~the ~~related~~definition toof ~~Pillar~~“adjusted ~~Two~~taxable income” (i.e. based on EBITDA rather than EBIT) for ~~potential~~taxable ~~impacts~~years beginning after December 31, 2024.

20We have evaluated both Pillar Two and the changes to the tax law and we do not expect them to have a material impact on our Financial Statements. However, there remains some uncertainty as to the final Pillar Two model rules. We will continue to monitor the United States and global legislative actions related to Pillar Two for potential impacts.

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(UNAUDITED)

Note 3 — Real Estate Transactions

2025 Activity

Real Estate Debt Investments

The following table summarizes our real estate debt investment activity during the ~~three~~six months ended ~~March~~June 3130, 2025:

(In thousands)

Investment Name

Maximum Principal Amount

Investment Type

Collateral

One Beverly Hills Loan

~~300~~450,000

Mezzanine

Luxury experiential lifestyle hub in Beverly Hills, California

Total

300,000

North Fork Casino Loan

510,000

Senior Secured Loan

The personal property and revenues of the North Fork Mono Casino & Resort located near Madera, California

Total

960,000

One Beverly Hills Mezzanine Loan

On February 19, 2025, we purchased a $300.0 million interest in an existing mezzanine loan related to the development of One Beverly Hills, a landmark 17.5-acre luxury experiential lifestyle hub in Beverly Hills, California. On June 23, 2025, we purchased an additional $150.0 million interest in the existing mezzanine loan, concurrent with a commensurate increase in the total size of the mezzanine loan. One Beverly Hills is being developed by Cain International and will be anchored by Aman Beverly Hills, featuring an Aman Hotel and Aman-branded residences, and include a full-scale refurbishment of The Beverly Hilton, additional retail, food and beverage offerings, and 10 acres of botanical gardens and open space. Construction of the development has commenced and is expected to be completed in phases in late 2027 and 2028.

The mezzanine loan has an initial maturity in March 2026 and one 12-month extension option, subject to certain conditions. Under the provisions of the existing mezzanine loan, interest is paid-in-kind and added to the outstanding principal balance. We funded each of the ~~investment~~investments with a combination of cash on hand and a draw under the Revolving Credit Facility (as defined below).

North Fork Casino Loan

~~Subsequent~~On ~~to quarter-end, on~~ April 4, 2025, we provided a commitment of up to $510.0 million of a $725.0 million delayed draw term loan facility (the “Term Loan Arrangement”) to the North Fork Rancheria Economic Development Authority, a wholly owned entity of the North Fork Rancheria of Mono Indians of California. Proceeds from the Term Loan Arrangement will be used for the development of the North Fork Mono Casino & Resort (“North Fork”) located near Madera, California, which will be developed and managed by affiliates of Red Rock Resorts, Inc. (“Red Rock Resorts”). The Term Loan Arrangement consists of a $340.0 million Term Loan A, of which we have committed up to $125.0 million, and a $385.0 million Term Loan B, of which we have committed up to the full $385.0 million, for a total commitment of $510.0 million. The Term Loan A has an initial term of five years and the Term Loan B has an initial term of six years. The project is expected to be funded in accordance with a construction draw schedule.

Note 4 — Real Estate Portfolio

As of ~~March~~June 3130, 2025, our real estate portfolio consisted of the following:

•Investments in leases – sales-type, representing our investment in 26 casino assets leased on a triple-net basis to our tenants under ten separate lease agreements;

•Investments in leases – financing receivables, representing our investment in 28 casino assets and 39 other experiential properties leased on a triple-net basis to our tenants under ten separate lease agreements;

•Investments in loans and securities, representing our 1718 debt investments in senior secured and mezzanine loans, preferred equity and the senior secured notes; and

•Land, representing our investment in certain underdeveloped or undeveloped land adjacent to the Las Vegas strip and non-operating, vacant land parcels.

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(UNAUDITED)

The following is a summary of the balances of our real estate portfolio as of ~~March~~June 3130, 2025 and December 31, 2024:

(In thousands)	~~March~~June 3130, 2025		December 31, 2024
Investments in leases – sales-type, net (1)	$	23,~~506~~686,~~674~~926	$	23,581,101
Investments in leases – financing receivables, net (1)	18,~~455~~577,~~017~~584		18,430,320
Total investments in leases, net	4142,~~961~~264,~~691~~510		42,011,421
Investments in loans and securities, net	2,~~036~~369,~~533~~049		1,651,533
Land	~~150~~149,~~727~~787		150,727
Total real estate portfolio	$	44,~~148~~783,~~951~~346	$	43,813,681

____________________

(1) At lease inception (or upon modification), we determine the estimated residual values of the leased property (not guaranteed) under the respective lease agreements, which has a material impact on the determination of the rate implicit in the lease and the lease classification. As of ~~March~~June 3130, 2025 and December 31, 2024, the estimated residual value of the leased properties under our lease agreements was $16.5 billion and $16.4 billion, respectively.

Investments in Leases

The following table details the components of our income from sales-type leases and lease financing receivables:

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands)	2025		2024		2025		2024
Income from sales-type leases – fixed rent	$	~~500~~501,~~587~~804	$	486,~~651~~535	$	1,002,391	$	973,185
Income from sales-type leases – contingent rent (1)	28,~~017~~544		2625,~~122~~754		56,561		51,877
Income from lease financing receivables – fixed rent	~~382~~383,~~041~~712		~~377~~378,~~721~~266		765,753		755,986
Income from lease financing receivables – contingent rent (1)	1,~~897~~898		3,211		3,795		6,423
Total lease revenue	~~912~~915,~~542~~958		893,~~705~~766		1,828,500		1,787,471
Non-cash adjustment (2)	(~~132~~130,~~101~~022)		(~~135~~131,~~709~~337)		(262,123)		(267,045)
Total contractual lease revenue	$	~~780~~785,~~441~~936	$	~~757~~762,~~996~~429	$	1,566,377	$	1,520,426

____________________

(1) At lease inception (or upon modification), we determine the minimum lease payments under ASC 842, which exclude amounts determined to be contingent rent. Contingent rent is generally amounts in excess of specified floors or the variable rent portion of our leases. The minimum lease payments are recognized on an effective interest basis at a constant rate of return over the life of the lease and the contingent rent portion of the lease payments are recognized as earned, both in accordance with ASC 842.

(2) Amounts represent the non-cash adjustment to the minimum lease payments from sales-type leases and lease financing receivables in order to recognize income on an effective interest basis at a constant rate of return over the term of the leases.

At ~~March~~June 3130, 2025, minimum lease payments owed to us for each of the five succeeding years and thereafter under sales-type leases and our leases accounted for as financing receivables, are as follows:

Minimum Lease Payments (1) (2)

Investments in Leases

(In thousands)

Sales-Type

Financing Receivables

Total

2025 (remaining)

1886,~~327,909~~088

~~943~~630,~~363~~759

21,~~271~~516,~~272~~847

2026

1,794,488

1,~~277~~278,~~238~~848

3,~~071~~073,~~726~~336

2027

1,821,969

1,~~301~~302,~~059~~691

3,~~123~~124,~~028~~660

2028

1,850,663

1,~~325~~327,~~597~~251

3,~~176~~177,~~260~~914

2029

1,880,313

1,~~350~~352,~~613~~290

3,~~230~~232,~~926~~603

Thereafter

79,935,052

88,~~396~~469,~~948~~537

168,~~332~~404,~~000~~589

Total

88,~~610~~168,~~394~~573

94,~~594~~361,~~819~~376

~~183~~182,~~205~~529,~~213~~949

____________________

(1) Minimum lease payments do not include contingent rent, as discussed above, that may be received under the lease agreements.

(2) The minimum lease payments include the non-cancelable lease term and any tenant renewal options that we determined were reasonably assured, consistent with our conclusions under ASC 842 and ASC 310.

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(UNAUDITED)

Lease Provisions

As of ~~March~~June 3130, 2025, we owned 93 assets leased under 18 separate lease agreements with our tenants, certain of which are master lease agreements governing multiple properties and certain of which are for single assets. Our lease agreements are generally long-term in nature with initial terms ranging from 15 to 32 years and are structured with several tenant renewal options extending the term of the lease for another 5 to 30 years. As of ~~March~~June 3130, 2025, our lease agreements had a weighted average lease term based on contractual rent, including extension options, of approximately 40.42 years.

All of our lease agreements provide for annual base rent escalations, which may be fixed or variable over the life of the lease. The rent escalation provisions range from providing for a flat annual increase of 1% to 2% to an annual increase of 1% in the earlier years and the greater of 2% or CPI in later years, which may be subject to a maximum CPI-based cap with respect to each annual rent increase. Additionally, certain of our lease agreements provide for a variable rent component in which a portion of the annual rent, generally ranging from 20% to 30%, is subject to adjustment based on the revenues of the underlying asset in specified periods.

The following is a summary of the material lease provisions of our leases with Caesars and MGM, our two most significant tenants (each, as may be amended from time to time, and each individually, as defined in the respective header):

($ In thousands)

MGM Master Lease

Caesars Regional Master Lease and Joliet Lease

Caesars Las Vegas Master Lease

MGM Grand/Mandalay Bay Lease

Lease Provision

Initial term

25 years

18 years

30 years

Initial term maturity

4/30/2047

7/31/2035

2/28/2050

Renewal terms

Three, ten-year terms

Four, five-year terms

Two, ten-year terms

Current lease year

5/1/2425 - 4/30/2526 (Lease Year 34)

11/1/24 –- 10/31/25(Lease Year 8)

11/1/24 –- 10/31/25 (Lease Year 8)

3/1/25 –- 2/28/26 (Lease Year 6)

Current annual rent

$~~759~~774,~~492~~682

$725,489 (1)

$495,418

$322,392

Annual escalator (2)

Lease years 2-10 –- 2%Lease years 11-end of term –- > 2% / change in CPI (capped at 3%)

~~Lease years 2-5 – 1.5%Lease years 6-end of term –~~ > 2.0% / change in CPI

> 2% / change in CPI

Lease years 2-15 –- 2%Lease years 16-end of term – >2% / change in CPI (capped at 3%)

Variable rent adjustment (3)

None

~~Year~~Years ~~8: 70% base rent / 30% variable rentYears~~ 11 & 16: 80% base rent / 20% variable rent

Years 8, 11 & 16: 80% base rent / 20% variable rent

None

Variable rent adjustment calculation

None

4% of revenue increase/decrease:Year ~~8: Avg. of years 5-7 less avg. of years 0-2Year~~ 11: Avg. of years 8-10 less avg. of years 5-7Year 16: Avg. of years 13-15 less avg. of years 8-10

None

____________________

(1) Current annual rent with respect to the Joliet Lease is presented prior to accounting for the non-controlling interest, or rent payable, to the 20% third-party ownership of Harrah’s Joliet LandCo LLC. After adjusting for the 20% non-controlling interest, combined current annual rent under the Caesars Regional Master Lease and Joliet Lease is $716.0 million.

(2) Any amounts representing rents in excess of the CPI floors specified above are considered contingent rent in accordance with GAAP.

(3) Variable rent is not subject to the annual escalator.

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(UNAUDITED)

Capital Expenditure Requirements

We manage our residual asset risk through protective covenants in our lease agreements, which require the tenant to, among other things, hold specific insurance coverage, engage in ongoing maintenance of the property and invest in capital improvements. With respect to the capital improvements, the lease agreements specify certain minimum amounts that our tenants must spend on capital expenditures that constitute installation, restoration and repair or other improvements of items with respect to the leased properties. The following table summarizes the capital expenditure requirements of our tenants under their respective lease agreements:

Provision

Caesars Regional Master Lease and Joliet Lease

Caesars Las Vegas Master Lease

MGM Grand/ Mandalay Bay Lease

Venetian Lease

All Other Gaming Leases (1)

Yearly minimum expenditure

1% of net revenues (2)

3.5% of net revenues based on 5-year rolling test, 1.5% monthly reserves

2% of net revenues based on rolling three-year basis

1% of net revenues

Rolling three-year minimum

$286 million (3)

$84 million (3)

N/A

____________________

(1) Represents the tenants under our other gaming lease agreements not specifically outlined in the table, as specified in the respective lease agreements.

(2) The leases with Caesars require a $107.5 million floor on annual capital expenditures for Caesars Palace Las Vegas, Harrah’s Joliet and the Caesars Regional Master Lease properties in the aggregate. Additionally, annual building & improvement capital improvements must be equal to or greater than 1% of prior year net revenues.

(3) Certain tenants under our leases with Caesars, as applicable, are required to spend $380.3 million on capital expenditures (excluding gaming equipment) over a rolling three-year period, with $286.0 million allocated to the regional assets, $84.0 million allocated to Caesars Palace Las Vegas and the remaining balance of $10.3 million to facilities (other than the Harrah’s Las Vegas Facility) covered by any Caesars lease in such proportion as such tenants may elect. Additionally, the tenants under the Caesars Regional Master Lease and Joliet Lease are required to spend a minimum of $531.9 million on capital expenditures (including gaming equipment) across certain of its affiliates and other assets, together with the $380.3 million requirement.

Investments in Loans and Securities

The following is a summary of our investments in loans and securities as of ~~March~~June 3130, 2025 and December 31, 2024:

($ In thousands)

~~March~~June 3130, 2025

Investment Type

Principal Balance

Carrying Value (1)

Future Funding Commitments (2)

Weighted Average Interest Rate (3)

Weighted Average Term (4)

Senior Secured Notes (5)

8584,~~000~~469

8281,~~033~~688

—

11.0

65.08 years

Senior Secured Loans

~~768~~947,~~913~~713

~~758~~930,~~225~~756

~~227~~556,~~070~~887

8.13

4.56 years

Mezzanine Loans and Preferred Equity

1,~~211~~376,~~879~~661

1,~~196~~356,~~275~~605

~~238~~232,~~064~~292

910.80

3.40 years

Total

2,~~065~~408,~~792~~843

2,~~036~~369,~~533~~049

~~465~~789,~~134~~179

9.23

3.97 years


($ In thousands)	December 31, 2024
Investment Type	Principal Balance		Carrying Value (1)		Future Funding Commitments (2)		Weighted Average Interest Rate (3)		Weighted Average Term (4)
Senior Secured Notes (5)	$	85,000	$	81,857	$	—	11.0	%	6.3 years
Senior Secured Loans	684,686		674,200		308,776		8.0	%	4.7 years
Mezzanine Loans and Preferred Equity	908,461		895,476		239,748		9.2	%	4.1 years
Total	$	1,678,147	$	1,651,533	$	548,524	8.8	%	4.4 years

____________________

(1) Carrying value includes unamortized loan origination costs and are net of allowance for credit losses.

(2) Our future funding commitments are subject to our borrowers’ compliance with the financial covenants and other applicable provisions of each respective loan agreement.

(3) The weighted average interest rate is based on current outstanding principal balance and SOFR, as applicable for floating rate loans, as of ~~March~~June 3130, 2025 and December 31, 2024.

(4) Assumes all extension options are exercised; however, our loans may be repaid, subject to certain conditions, prior to such date.

(5) Represents our investment in the Hard Rock Ottawa Notes, which are accounted for as held-to-maturity securities.

2426

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

The following summarizes the activity of our investments in loans and securities for the ~~three~~six months ended ~~March~~June 3130, 2025 and 2024:

	Three Months Ended March 31,
(In thousands)	2025		2024
Beginning Balance January 1,	$	1,651,533	$	1,144,177
Principal fundings	~~385~~721,~~252~~203		71386,~~152~~758
Repayments	—		—
Payment-in-kind interest	10,747		—
Change in CECL Allowance	(2,682)		7,745
Repayments	(3,215)		(79,500)
Other	2,430		1,913
Change in CECL allowance	(15,756)		3,301
Ending Balance March 31,	$	2,036,533	$	1,224,987
Other	4,537		6,462
Ending Balance June 30,	$	2,369,049	$	1,461,198

Note 5 — Allowance for Credit Losses

Under ASC 326, we are required to estimate and record a non-cash allowance for current expected credit losses, or CECL allowance, related to our historical and any future investments in sales-type leases, lease financing receivables, loans and securities classified as held-to-maturity.

The following tables detail the allowance for credit losses as of ~~March~~June 3130, 2025 and December 31, 2024:

March 31, 2025

June 30, 2025

($ In thousands)

Amortized Cost

Allowance (1)

Net Investment

Allowance as a % of Amortized Cost

Investments in leases – sales-type

24,~~444~~504,~~547~~530

(~~937~~817,~~873~~604)

23,~~506~~686,~~674~~926

3.8434

Investments in leases – financing receivables

19,~~238~~329,~~724~~214

(~~783~~751,~~707~~630)

18,~~455~~577,~~017~~584

43.0789

Investments in loans and securities

2,~~064~~409,~~215~~814

(2740,~~682~~765)

2,~~036~~369,~~533~~049

1.3469

Other assets – sales-type sub-leases

~~863~~864,~~513~~671

(2421,~~714~~321)

~~838~~843,~~799~~350

2.8647

Totals

4647,~~610~~108,~~999~~229

(1,~~773~~631,~~976~~320)

4445,~~837~~476,~~023~~909

3.8146


	December 31, 2024
($ In thousands)	Amortized Cost		Allowance (1)		Net Investment		Allowance as a % of Amortized Cost
Investments in leases – sales-type	$	24,383,843	$	(802,742)	$	23,581,101	3.29	%
Investments in leases – financing receivables	19,167,432		(737,112)		18,430,320		3.85	%
Investments in loans and securities	1,676,530		(24,997)		1,651,533		1.49	%
Other assets – sales-type sub-leases	863,374		(20,598)		842,776		2.39	%
Totals	$	46,091,179	$	(1,585,449)	$	44,505,730	3.44	%

____________________

(1) The total allowance excludes the CECL allowance for unfunded commitments of our loans and for unfunded commitments made to our tenants to fund the development and construction of improvements at our properties. As of ~~March~~June 3130, 2025 and December 31, 2024, such allowance is $711.9 million and $9.5 million, respectively, and is recorded in Other liabilities.

2527

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

The following chart reflects the roll-forward of the allowance for credit losses on our real estate portfolio for the three and six months ended ~~March~~June 3130, 2025 and 2024:

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands)	2025		2024		2025		2024
Beginning Balance	$	1,~~594~~781,~~931~~834	$	1,~~472~~578,~~386~~088	$	1,594,931	$	1,472,386
Initial allowance from current period investments	34,~~539~~587		~~683~~2,231		8,126		2,914
Current period change in credit allowance	~~183~~(143,~~364~~180)		~~105~~(45,~~019~~804)		40,184		59,215
Charge-offs	—		—		—		—
Recoveries	—		—		—		—
Ending Balance	$	1,~~781~~643,~~834~~241	$	1,~~578~~534,~~088~~515	$	1,643,241	$	1,534,515

During the three months ended ~~March~~June 3130, 2025, we recognized a $~~187~~142.0 million ~~increase~~decrease in our allowance for credit losses primarily driven by the equity market performance of our tenants and ~~negative~~positive changes in the macroeconomic forecast during the current quarter, both of which impact the reasonable and supportable period, or R&S Period, probability of default, or PD. InThe ~~addition,~~decrease wewas ~~recorded~~partially offset by an initial CECL allowance of $34.56 million on our $~~300~~660.0 million of debt investment activity during the period. ~~The increase was partially offset by standard annual updates to the CECL model used and certain related inputs, which decreased the estimate used for the Long-Term Period PD.~~

During the ~~three~~six months ended ~~March~~June 3130, ~~2024~~2025, we recognized a $~~106~~45.90 million increase in our allowance for credit losses primarily driven by anthe ~~increase~~equity inmarket ~~the~~performance ~~R&S~~of ~~Period~~our PDtenants asand anegative ~~result~~changes ofin the ~~equity~~macroeconomic ~~market~~forecast ~~performance~~during ofthe ~~our~~current ~~tenants~~period, ~~during~~both of which impact the ~~quarter,~~R&S ~~negative~~Period ~~changes~~PD. inIn ~~the~~addition, ~~macroeconomic~~we ~~forecast~~recorded ~~and~~an initial CECL ~~allowances~~allowance of $08.7 1 million on our $~~115~~960.0 million ~~loan~~of ~~origination~~debt investment activity during the period. The increase was partially offset by standard annual updates to the CECL model used and certain related inputs, which decreased the estimate used for the Long-Term Period PD.

AsDuring ofthe ~~March 31,~~three ~~2025~~months ~~and~~ended ~~December 31~~June 30, 2024, ~~and~~we ~~since~~recognized a $43.0 million decrease in our ~~formation~~allowance onfor ~~October~~credit 6,losses ~~2017,~~primarily ~~all~~driven ofby ~~our~~positive ~~lease~~changes ~~agreements~~in ~~and~~the ~~loan~~macroeconomic forecast during the applicable quarter and ~~security~~equity ~~investments~~market ~~are~~performance ~~current~~of inour ~~payment~~tenants, both of ~~their~~which ~~obligations~~impact the R&S Period PD. This decrease was partially offset by adjustments made to usthe ~~and~~assumptions noused ~~investments~~to ~~are~~project onfuture ~~non-accrual~~cash ~~status~~flows for one of our investments.

During the six months ended June 30, 2024, we recognized a $63.9 million increase in our allowance for credit losses primarily driven by the market performance of our tenants and negative changes in the macroeconomic forecast during the period, both of which impact the R&S Period PD, as well as adjustments made to the assumptions used to project future cash flows for one of our investments.

As of June 30, 2025 and December 31, 2024, and since our formation on October 6, 2017, all of our lease agreements and loan and security investments are current in payment of their obligations to us and no investments are on non-accrual status.

Credit Quality Indicators

We assess the credit quality of our investments through the credit ratings of the senior secured debt of the guarantors of our leases, as we believe that our lease agreements have a similar credit profile to a senior secured debt instrument. The credit quality indicators are reviewed by us on a quarterly basis as of quarter-end. In instances where the guarantor of one of our lease agreements does not have senior secured debt with a credit rating, we use either a comparable proxy company or the overall corporate credit rating, as applicable. We also use this credit rating to determine the Long-Term Period PD when estimating credit losses for each investment.

The following tables detail the amortized cost basis and year of origination of our Investments in leases - sales-type and financing receivables, Investments in loans and securities and Other assets by the credit quality indicator we assigned to each lease or loan guarantor as of March 31, 2025 and 2024:28

	Amortized Cost Basis by Year of Origination as of March 31, 2025 (1)
(In thousands)	2025		2024		2023		2022		2021		Prior		Total
Ba2	$	—	$	—	$	—	$	4,815,187	$	—	$	—	$	4,815,187
Ba3	—		—		—		12,936,749		2,185,434		18,340,792		33,462,975
B1	—		—		—		2,368,939		—		925,126		3,294,065
B2	—		—		448,100		—		—		888,827		1,336,927
B3	—		—		280,128		300,176		—		—		580,304
Caa1	—		—		388,888		—		—		342,070		730,958
N/A (2)	301,753		327,306		1,034,307		727,217		—		—		2,390,583
Total	$	301,753	$	327,306	$	2,151,423	$	21,148,268	$	2,185,434	$	20,496,815	$	46,610,999

Table of Contents

VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

	Amortized Cost Basis by Year of Origination as of March 31, 2024 (1)
(In thousands)	2024		2023		2022		2021		2020		Prior		Total
Ba2	$	—	$	—	$	4,335,345	$	—	$	—	$	—	$	4,335,345
Ba3	—		—		12,724,758		2,172,076		5,599,509		12,578,825		33,075,168
B1	—		445,618		2,329,583		—		—		921,656		3,696,857
B2	—		—		—		—		883,345		—		883,345
B3	—		687,449		298,772		—		—		330,821		1,317,042
N/A (2)	10,819		822,221		657,902		79,500		—		—		1,570,442
Total	$	10,819	$	1,955,288	$	20,346,360	$	2,251,576	$	6,482,854	$	13,831,302	$	44,878,199


	Amortized Cost Basis by Year of Origination as of June 30, 2025 (1)
(In thousands)	2025		2024		2023		2022		2021		Prior		Total
Ba2	$	—	$	—	$	—	$	4,834,398	$	—	$	—	$	4,834,398
Ba3	—		—		—		12,989,914		2,188,630		18,380,016		33,558,560
B1	—		—		—		2,378,733		—		925,929		3,304,662
B2	—		—		448,656		—		—		—		448,656
B3	—		—		291,597		300,499		—		890,047		1,482,143
Caa1	—		—		399,597		—		—		342,731		742,328
N/A (2)	553,311		351,709		1,067,661		764,801		—		—		2,737,482
Total	$	553,311	$	351,709	$	2,207,511	$	21,268,345	$	2,188,630	$	20,538,723	$	47,108,229


	Amortized Cost Basis by Year of Origination as of June 30, 2024 (1)
(In thousands)	2024		2023		2022		2021		2020		Prior		Total
Ba2	$	—	$	—	$	4,452,810	$	—	$	—	$	—	$	4,452,810
Ba3	—		—		12,777,574		2,175,533		5,621,645		12,597,586		33,172,338
B1	—		446,285		2,339,316		—		—		922,758		3,708,359
B2	—		—		—		—		884,715		—		884,715
B3	—		684,744		299,127		—		—		336,422		1,320,293
N/A (2)	278,769		864,139		668,902		—		—		—		1,811,810
Total	$	278,769	$	1,995,168	$	20,537,729	$	2,175,533	$	6,506,360	$	13,856,766	$	45,350,325

____________________

(1)Excludes the CECL allowance for unfunded commitments recorded in Other liabilities as such commitments are not currently reflected on our Balance Sheet, rather the CECL allowance is based on our current best estimate of future funding commitments.

(2)We estimate the CECL allowance for our loan investments, and certain of our lease investments with similar credit characteristics, using a traditional commercial real estate model based on standardized credit metrics to estimate potential losses.

Table of Contents

VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

Note 6 — Other Assets and Other Liabilities

Other Assets

The following table details the components of our other assets as of ~~March~~June 3130, 2025 and December 31, 2024:

(In thousands)	~~March~~June 3130, 2025		December 31, 2024
Sales-type sub-leases, net (1)	$	~~838~~843,~~799~~350	$	842,776
Property and equipment used in operations, net	69,~~507~~438		70,347
Right of use assets and sub-lease right of use assets	5451,~~077~~533		54,144
Debt financing costs	2519,~~294~~922		8,029
Deferred acquisition costs	14,297		13,964
Interest receivable	16,246		7,180
Deferred income taxes	9,788		5,865
Other receivables	11,868		9,166
Interest receivable	9,623		7,180
Deferred acquisition costs	7,469		13,964
Other receivables	8,988		9,166
Tenant reimbursement receivables	6,940		5,066
Tenant reimbursement receivables	5,865		5,066
Deferred income taxes	5,925		5,865
Prepaid expenses	43,~~383~~036		4,534
Forward-starting interest rate swaps	—		7,717
Other	21,~~175~~967		1,856
Total other assets	$	1,~~042~~037,~~796~~694	$	1,030,644

____________________

(1) As of ~~March~~June 3130, 2025 and December 31, 2024, sales-type sub-leases are net of $2421.73 million and $20.6 million of Allowance for credit losses, respectively. Refer to Note 5 – Allowance for Credit Losses for further details.

Other Liabilities

The following table details the components of our other liabilities as of ~~March~~June 3130, 2025 and December 31, 2024:

(In thousands)	~~March~~June 3130, 2025		December 31, 2024
Finance sub-lease liabilities	$	~~863~~864,~~513~~671	$	863,374
Deferred financing liabilities	73,600		73,600
Lease liabilities and sub-lease liabilities	5351,~~762~~227		53,822
CECL allowance for unfunded commitments	711,~~860~~922		9,482
Deferred income taxes	34,~~773~~041		3,812
Other	250		250
Total other liabilities	$	1,~~002~~005,~~758~~711	$	1,004,340

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

Note 7— Debt

The following tables detail our debt obligations as of ~~March~~June 3130, 2025 and December 31, 2024:

($ In thousands)

~~March~~June 3130, 2025

Description of Debt

Maturity

Interest Rate

Principal Amount

Carrying Value (1)

Revolving Credit Facility

USD Borrowings (2)

February 3, 2029

SOFR + 0.85%

~~100~~175,000

CAD Borrowings (2)

February 3, 2029

CORRA + 0.85%

~~127~~128,~~185~~608

GBP Borrowings (2)

February 3, 2029

SONIA + 0.85%

1819,~~731~~911

MGM Grand/Mandalay Bay CMBS Debt

March 5, 2032

3.558%

3,000,000

2,~~807~~813,~~171~~887

2025 Maturities

4.375% Notes (3)

May 15, 2025

4.375%

500,000

499,808

4.625% Notes (3)

June 15, 2025

4.625%

800,000

798,671

2026 Maturities

4.500% Notes

September 1, 2026

4.500%

500,000

~~492~~494,~~793~~057

4.250% Notes

December 1, 2026

4.250%

1,250,000

1,245,~~245~~958

2027 Maturities

5.750% Notes

February 1, 2027

5.750%

750,000

~~754~~753,~~036~~484

3.750% Notes

February 15, 2027

3.750%

750,000

~~746~~747,~~857~~276

2028 Maturities

4.500% Notes

January 15, 2028

4.500%

350,000

~~342~~343,~~848~~483

4.750% Notes

February 15, 2028

4.516% (43)

1,250,000

1,~~242~~243,~~740~~370

4.750% Notes

April 1, 2028

4.750%

400,000

396,352

2029 Maturities

3.875% Notes

February 15, 2029

3.875%

750,000

~~705~~708,~~489~~280

4.625% Notes

December 1, 2029

4.625%

1,000,000

992,~~532~~932

2030 Maturities

4.950% Notes

February 15, 2030

4.541% (43)

1,000,000

991,~~513~~947

4.125% Notes

August 15, 2030

4.125%

1,000,000

~~991~~992,~~982~~355

2031 Maturities

5.125% Notes

November 15, 2031

4.969% (43)

750,000

~~740~~741,~~786~~133

2032 Maturities

5.125% Notes

May 15, 2032

3.980% (43)

1,500,000

1,485,~~386~~897

2034 Maturities

5.750% Notes

April 1, 2034

5.689% (43)

550,000

541,~~229~~471

2035 Maturities

5.625% Notes

April 1, 2035

5.601% (3)

900,000

884,626

2052 Maturities

5.625% Notes

May 15, 2052

5.625%

750,000

736,~~471~~595

2054 Maturities

6.125% Notes

April 1, 2054

6.125%

500,000

485,~~528~~651

Total Debt

4.~~411~~475% (54)

17,~~195~~273,~~916~~519

16,~~847~~922,~~001~~273

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

($ In thousands)	December 31, 2024
Description of Debt	Maturity	Interest Rate	Principal Amount		Carrying Value (1)
2022 Revolving Credit Facility
USD Borrowings (2)	March 31, 2026	SOFR + 0.85%	$	—	$	—
CAD Borrowings (2)	March 31, 2026	CORRA + 0.85%	130,698		130,698
GBP Borrowings (2)	March 31, 2026	SONIA + 0.85%	18,148		18,148
MGM Grand/Mandalay Bay CMBS Debt	March 5, 2032	3.558%	3,000,000		2,800,544
2025 Maturities
4.375% Notes	May 15, 2025	4.375%	500,000		499,419
4.625% Notes	June 15, 2025	4.625%	800,000		797,059
2026 Maturities
4.500% Notes	September 1, 2026	4.500%	500,000		491,532
4.250% Notes	December 1, 2026	4.250%	1,250,000		1,244,469
2027 Maturities
5.750% Notes	February 1, 2027	5.750%	750,000		754,588
3.750% Notes	February 15, 2027	3.750%	750,000		746,438
2028 Maturities
4.500% Notes	January 15, 2028	4.500%	350,000		342,214
4.750% Notes	February 15, 2028	4.516% (43)	1,250,000		1,242,110
2029 Maturities
3.875% Notes	February 15, 2029	3.875%	750,000		702,707
4.625% Notes	December 1, 2029	4.625%	1,000,000		992,132
2030 Maturities
4.950% Notes	February 15, 2030	4.541% (43)	1,000,000		991,080
4.125% Notes	August 15, 2030	4.125%	1,000,000		991,609
2031 Maturities
5.125% Notes	November 15, 2031	4.969% (43)	$750,000	~~750,000~~	$740,527	~~740,527~~
2032 Maturities
5.125% Notes	May 15, 2032	3.980% (43)	1,500,000		1,484,876
2034 Maturities
5.750% Notes	April 1, 2034	5.689% (43)	550,000		540,986
2052 Maturities
5.625% Notes	May 15, 2052	5.625%	750,000		736,348
2054 Maturities
6.125% Notes	April 1, 2054	6.125%	500,000		485,405
Total Debt		4.413% (54)	$	17,098,846	$	16,732,889

____________________

(1)Carrying value is net of unamortized original issue discount and unamortized debt issuance costs incurred in conjunction with debt.

(2)Borrowings under the Revolving Credit Facility bear interest at a rate based on a credit rating-based pricing grid with a range of 0.70% to 1.40% margin plus SOFR (or Canadian Overnight Repo Rate Average (“CORRA”) or Sterling Overnight Index Average (“SONIA”), as applicable), depending on our credit ratings and total leverage ratio. Additionally, the commitment fees under the Revolving Credit Facility are calculated on a credit rating-based pricing grid with a range of 0.10% to 0.30%, depending on our credit ratings and total leverage ratio. For the three and six months ended ~~March~~June 3130, 2025, the commitment fee for the Revolving Credit Facility averaged 0.20%. Subsequent to quarter-end, on July 2, 2025, $175.0 million of the outstanding USD balance under our Revolving Credit Facility was repaid.

(3)OnInterest ~~March~~rates ~~26,~~represent ~~2025,~~the wecontractual ~~priced~~interest anrates ~~offering~~adjusted ofto ~~$1.3 billion~~account ~~aggregate~~for ~~principal~~the ~~amount~~impact of ~~Senior~~the ~~Notes. Subsequent to quarter~~forward-~~end,~~starting oninterest ~~April~~rate 7,swaps ~~2025,~~and ~~VICI~~treasury LPlocks ~~issued~~(as ~~such~~further ~~Senior~~described ~~Notes~~in ~~comprised~~Note of8 ~~(i)~~– ~~$400~~Derivatives).~~0 million~~ ~~aggregate~~The ~~principal~~contractual ~~amount~~interest ofrates ~~4.750%~~on ~~Senior~~the ~~Notes~~April ~~due~~2022 ~~2028,~~Notes ~~which~~(as ~~mature~~defined onbelow) ~~April~~maturing 1, 2028, 2030 and ~~(ii)~~2032 ~~$900~~are 4.~~0 million~~750%, ~~aggregate~~4.950% ~~principal~~and ~~amount of~~ 5.~~625~~125%, ~~Senior~~respectively, ~~Notes~~the ~~due~~contractual ~~2035,~~interest ~~which~~rate ~~mature~~ on ~~April 1, 2035 (collectively,~~ the ~~“April~~March ~~2025~~2024 Notes~~”),~~ ~~in each case under a supplemental indenture dated~~ (as ofdefined ~~April,~~below) 7,maturing ~~2025,~~2034 ~~between~~is ~~VICI LP and the trustee~~5.750%, ~~We used~~ the ~~net proceeds of the April~~

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

~~2025~~contractual ~~Notes~~interest torate ~~redeem~~on ~~$799.4 million~~the inDecember ~~aggregate~~2024 ~~principal~~Notes ~~amount~~(as ofdefined ~~the~~below) ~~4.625%~~maturing ~~Exchange~~2031 ~~Notes~~is ~~due 2025~~5.125%, ~~$500.0 million~~and inthe ~~aggregate~~contractual ~~principal~~interest ~~amount~~rate ofon the ~~4.375%~~ April ~~2022~~2025 Notes ~~due~~(as ~~2025~~defined ~~and~~below) ~~$0.6 million~~maturing in2035 ~~aggregate~~is ~~principal amount of the 4~~5.625% ~~MGP OP Notes due 2025~~.

(4)~~Interest~~The ~~rates~~interest ~~represent~~rate represents the ~~contractual~~weighted average interest rates of the Senior Unsecured Notes adjusted to account for the impact of the forward-starting interest rate swaps ~~and treasury locks~~ (as further described in Note 8 – Derivatives), as applicable. The contractual ~~interest~~weighted ~~rates~~average oninterest ~~the~~rate ~~April 2022 Notes (~~as ~~defined~~of ~~below) maturing 2028~~June 30, ~~2030 and 2032 are 4.750%~~2025, ~~4.950%~~which ~~and~~excludes ~~5.125%, respectively,~~ the ~~contractual~~impact ~~interest~~of ~~rate on~~ the ~~March~~forward-starting ~~2024 Notes (as defined below) maturing 2034 is 5.750% and the contractual~~ interest rate onswaps ~~the~~and ~~December~~treasury ~~2024~~locks, ~~Notes~~was ~~(as defined below) maturing 2031 is 5~~4.~~125~~62%.

~~(5)~~The ~~interest~~following ~~rate~~table ~~represents~~is ~~the~~a ~~weighted~~schedule ~~average interest rates~~ of ~~the~~future ~~Senior~~minimum ~~Unsecured~~principal ~~Notes~~payments ~~adjusted to account for the impact~~ of ~~the~~our ~~forward-starting~~debt ~~interest~~obligations ~~rate swaps (~~as ~~further described in Note 8 – Derivatives), as applicable. The contractual weighted average interest rate as~~ of ~~March~~June 3130, 2025~~, which excludes the impact of the forward-starting interest rate swaps and treasury locks, was 4.56%.~~:

The following table is a schedule of future minimum principal payments of our debt obligations as of March 31, 2025:


(In thousands)	Future Minimum Principal Payments
2025 (remaining)	$	—
2026	1,750,000
2027	1,500,000
2028	2,000,000
2029	2,073,519
2030	2,000,000
Thereafter	7,950,000
Total minimum principal payments	$	17,273,519

(In thousands)	Future Minimum Principal Payments
2025 (remaining)(1)	$	1,300,000
2026	1,750,000
2027	1,500,000
2028	1,600,000
2029	1,995,916
2030	2,000,000
Thereafter	7,050,000
Total minimum principal payments	$	17,195,916

____________________

(1)Subsequent to quarter-end, we used the net proceeds of the April 2025 Notes to redeem $799.4 million in aggregate principal amount of the 4.625% Exchange Notes due 2025, $500.0 million in aggregate principal amount of the 4.375% April 2022 Notes due 2025 and $0.6 million in aggregate principal amount of the 4.625% MGP OP Notes due 2025.

Senior Unsecured Notes

As set forth in the above table, as of ~~March 31~~June 30, 2025, our outstanding senior unsecured notes consist of (i) $2.25 billion aggregate principal amount of Senior Notes issued on November 26, 2019 (the “November 2019 Notes”), (ii) $1.75 billion aggregate principal amount of Senior Notes issued on February 5, 2020 (the “February 2020 Notes”), (iii) $54.050 billion aggregate principal amount of Senior Notes issued on April 29, 2022 (the “April 2022 Notes”), (iv) approximately $32.13 billion aggregate principal amount of Senior Notes issued on April 29, 2022, in each case issued by VICI LP and VICI Note Co. Inc. (the “Exchange Notes”), (v) approximately $6463.26 million aggregate principal amount of Senior Notes, which were originally issued by MGM Growth Properties Operating Partnership LP and a co-issuer (the “MGP OP Notes”) and remain outstanding following the issuance of the Exchange Notes pursuant to the exchange offer and consent solicitation for the then-outstanding MGP OP Notes, which settled in connection with the completion of our acquisition of MGM Growth Properties LLC (“MGP”) on April 29, 2022, (vi) $1.05 billion aggregate principal amount of Senior Notes issued on March 18, 2024 (the “March 2024 Notes”), ~~and~~ (vii) $750.0 million aggregate principal amount of Senior Notes issued on December 19, 2024, (the “December 2024 Notes”), and (viii) $1.3 billion aggregate principal amount of Senior Notes issued on April 7, 2025 (the “April 2025 Notes”). The outstanding November 2019 Notes, February 2020 Notes, April 2022 Notes, Exchange Notes, MGP OP Notes, March 2024 Notes, ~~and~~ December 2024 Notes (and ~~as the context requires, the~~ April 2025 Notes) are collectively referred to as the “Senior Unsecured Notes”.

On ~~March 26, 2025, we priced the offering of $1.3 billion aggregate principal amount of~~ April ~~2025 Notes. Subsequent to quarter-end, on April~~ 7, 2025, VICI LP issued ~~such~~the April 2025 Notes comprised of (i) $400.0 million aggregate principal amount of 4.750% Senior Notes due 2028, which mature on April 1, 2028, and (ii) $900.0 million aggregate principal amount of 5.625% Senior Notes due 2035, which mature on April 1, 2035, in each case under a supplemental indenture dated as of April, 7, 2025, between VICI LP and the trustee. We used the net proceeds of the April 2025 Notes to redeem our then-outstanding (i) $799.4 million in aggregate principal amount of the 4.625% Exchange Notes due 2025, (ii) $500.0 million in aggregate principal amount of the 4.375% April 2022 Notes due 2025, and (iii) $0.6 million in aggregate principal amount of the 4.625% MGP OP Notes due 2025.

Subject to the terms and conditions of the applicable indentures (including supplemental indentures, collectively “indentures”), each series of Senior Unsecured Notes is redeemable at our option, in whole or in part, at any time for a specified period prior to the maturity date of such series at the redemption prices set forth in the applicable indenture. In addition, we may redeem some or all of such notes prior to such respective dates at a price equal to 100% of the principal amount thereof plus a “make-whole” premium or on such other terms as specified in the applicable indenture.

30Guarantee and Financial Covenants

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

~~some~~has oralso ~~all~~been granted in favor of ~~such~~(i) ~~notes~~the ~~prior~~administrative toagent ~~such~~and ~~respective~~the ~~dates~~lenders atunder athe ~~price~~Credit ~~equal~~Agreement to(as ~~100%~~defined ofbelow), ~~the~~and ~~principal~~(ii) ~~amount~~the ~~thereof~~trustee ~~plus~~under athe ~~“make-whole”~~indentures ~~premium~~governing, orand onthe ~~such~~holders ~~other~~of, ~~terms~~the asNovember ~~specified~~2019 inNotes and the ~~applicable~~February ~~indenture~~2020 Notes.

~~Guarantee~~Pursuant to the terms of the respective indentures, in the event that the November 2019 Notes, February 2020 Notes and ~~Financial~~Exchange ~~Covenants~~Notes (i) are rated investment grade by at least two of S&P, Moody’s and Fitch and (ii) no default or event of default has occurred and is continuing under the respective indentures, VICI LP and its restricted subsidiaries will no longer be subject to certain of the restrictive covenants under such indentures. On April 18, 2022, the November 2019 Notes, February 2020 Notes and Exchange Notes were rated investment grade by each of S&P and Fitch and VICI LP notified the trustee of such Suspension Date (as defined in the indentures). Accordingly, VICI LP and its restricted subsidiaries currently are not subject to certain of the restrictive covenants under such indentures, but are subject to a maintenance covenant requiring VICI LP and its restricted subsidiaries to maintain a certain total unencumbered assets to unsecured debt ratio. In the event that the November 2019 Notes, February 2020 Notes and Exchange Notes are no longer rated investment grade by at least two of S&P, Moody’s and Fitch, then VICI LP and its restricted subsidiaries will again be subject to all of the covenants of the respective indentures, as applicable, but will no longer be subject to the maintenance covenant.

None of the Senior Unsecured Notes are guaranteed by any subsidiaries of VICI LP. The Exchange Notes, the MGP OP Notes, the April 2022 Notes, the March 2024 Notes, the December 2024 Notes and the April 2025 Notes benefit from a pledge of the limited partnership interests of VICI LP directly owned by VICI OP (the “Limited Equity Pledge”). The Limited Equity Pledge has also been granted in favor of (i) the administrative agent and the lenders under the Credit Agreement (as defined below), and (ii) the trustee under the indentures governing, and the holders of, the November 2019 Notes and the February 2020 Notes.

Pursuant to the terms of the respective indentures, in the event that the November 2019 Notes, February 2020 Notes and Exchange Notes (i) are rated investment grade by at least two of S&P, Moody’s and Fitch and (ii) no default or event of default has occurred and is continuing under the respective indentures, VICI LP and its restricted subsidiaries will no longer be subject to certain of the restrictive covenants under such indentures. On April 18, 2022, the November 2019 Notes, February 2020 Notes and Exchange Notes were rated investment grade by each of S&P and Fitch and VICI LP notified the trustee of such Suspension Date (as defined in the indentures). Accordingly, VICI LP and its restricted subsidiaries are no longer subject to certain of the restrictive covenants under such indentures, but are subject to a maintenance covenant requiring VICI LP and its restricted subsidiaries to maintain a certain total unencumbered assets to unsecured debt ratio. In the event that the November 2019 Notes, February 2020 Notes and Exchange Notes are no longer rated investment grade by at least two of S&P, Moody’s and Fitch, then VICI LP and its restricted subsidiaries will again be subject to all of the covenants of the respective indentures, as applicable, but will no longer be subject to the maintenance covenant.

The indentures governing each of the April 2022 Notes, March 2024 Notes, December 2024 Notes and April 2025 Notes contain certain covenants that limit the ability of VICI LP and its subsidiaries to incur secured and unsecured indebtedness and limit VICI LP’s ability to consummate a merger, consolidation or sale of all or substantially all of its assets. In addition, VICI LP is required to maintain total unencumbered assets of at least 150% of total unsecured indebtedness. These covenants are subject to a number of important exceptions and qualifications.

Unsecured Credit Facilities

On February 3, 2025, we entered into a credit agreement by and among VICI LP, the lenders party thereto, and Wells Fargo Bank, N.A., as administrative agent, as amended from time to time (the “Credit Agreement”), providing for a revolving credit facility in the amount of $2.5 billion scheduled to mature on February 3, 2029 (the “Revolving Credit Facility”). Concurrently with entry into the Credit Agreement and Revolving Credit Facility, we terminated the credit agreement dated February 8, 2022 by and among VICI LP, the lenders from time to time party thereto, and JPMorgan Chase Bank, N.A., as administrative agent, as amended from time to time (the “2022 Credit Agreement”) and the existing revolving credit facility in the amount of $2.5 billion scheduled to mature on March 31, 2026 (the “2022 Revolving Credit Facility”). In connection with the termination of the 2022 Revolving Credit Facility, all outstanding balances thereunder were repaid and reborrowed under the Revolving Credit Facility.

The Revolving Credit Facility includes two six-month maturity extension options (or one twelve-month extension option), the exercise of which in each case is subject to customary conditions and the payment of an extension fee of (i) 0.0625% on the extended commitments, in the case of each six-month extension of the Revolving Credit Facility, and (ii) 0.125% on the extended commitments, in the case of a twelve-month extension of the Revolving Credit Facility. The Revolving Credit Facility includes the option (i) to increase the revolving loan commitments by up to $1.0 billion and (ii) to add one or more tranches of term loans of up to $2.0 billion in the aggregate, in each case, to the extent that any one or more lenders (from the syndicate or otherwise) agree to provide such additional credit extensions.

Borrowings under the Revolving Credit Facility will bear interest, at VICI LP’s option, for U.S. Dollar borrowings at either (i) a rate based on SOFR plus a margin ranging from 0.70% to 1.40%, or (ii) a base rate plus a margin ranging from 0.00% to 0.40%, in each case, with the actual margin determined according to VICI LP’s debt ratings and total leverage ratio. The base rate is the highest of (i) the prime rate of interest last quoted by the Wall Street Journal in the U.S. then in effect, (ii) the NYFRB rate from time to time plus 0.5% and (iii) the SOFR rate for a one-month interest period plus 1.0%, subject to a floor of 1.0%. In addition to U.S. Dollar borrowings, borrowings under the Revolving Credit Facility are also available in certain specific foreign currencies, bearing interest based on rates customary for such foreign currencies and subject to the same applicable margins for U.S. Dollar borrowings. In addition, the Revolving Credit Facility requires the payment of a facility fee ranging from 0.10% to 0.30% (depending on VICI LP’s debt ratings and total leverage ratio) of total commitments. The Revolving Credit Facility may be voluntarily prepaid in full or in part at any time, subject to customary breakage costs, if applicable.

31The Credit Agreement contains customary representations and warranties and affirmative, negative and financial covenants. Such covenants include restrictions on mergers, affiliate transactions, and asset sales as well as certain financial maintenance covenants. The Credit Agreement also includes customary events of default, the occurrence of which, following any applicable grace period, would permit the lenders to, among other things, declare the principal, accrued interest and other obligations of

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

~~0.30% (depending on~~ VICI LP’s ~~debt~~under ~~ratings~~the ~~and~~Credit ~~total~~Agreement ~~leverage~~to ~~ratio)~~be ofimmediately ~~total~~due ~~commitments~~and payable. The ~~Revolving~~ Credit ~~Facility~~Agreement ~~may~~is beconsistent ~~voluntarily~~with ~~prepaid~~certain intax-related ~~full~~requirements orrelated ~~in part at any time, subject~~ to ~~customary~~security ~~breakage~~for ~~costs,~~our ~~if applicable~~debt.

~~The~~As ~~Credit~~of ~~Agreement~~June 30, ~~contains~~2025, ~~customary~~we ~~representations~~had ~~and~~$175.0 ~~warranties and affirmative~~million, ~~negative~~C$175.0 million and ~~financial covenants~~£14. ~~Such~~5 million ~~covenants~~outstanding ~~include~~on ~~restrictions~~the onRevolving ~~mergers,~~Credit ~~affiliate~~Facility ~~transactions,~~in ~~and~~connection ~~asset~~with ~~sales~~the asfunding ~~well~~of asa ~~certain~~portion ~~financial~~of ~~maintenance~~our ~~covenants~~U.S. ~~The~~debt ~~Credit Agreement also includes customary events of default~~investments, ~~the~~our ~~occurrence~~Canadian ofinvestments ~~which,~~and ~~following~~our ~~any~~United ~~applicable~~Kingdom ~~grace period~~investments, ~~would~~respectively. ~~permit~~Subsequent ~~the lenders~~ to quarter-end, ~~among~~on ~~other~~July ~~things~~2, ~~declare the principal~~2025, ~~accrued~~we ~~interest~~repaid ~~and~~$175.0 ~~other~~million ~~obligations~~ of ~~VICI LP under~~ the ~~Credit~~outstanding ~~Agreement~~USD ~~to be immediately due and payable~~balance. ~~The Credit Agreement is consistent with certain tax-related requirements related to security for our debt.~~

As of March 31, 2025, we had C$183.0 million, £14.5 million and $100.0 million outstanding on the Revolving Credit Facility in connection with our Canadian investments, United Kingdom investments and the funding of a portion of our U.S. debt investments, respectively.

MGM Grand/Mandalay Bay CMBS Debt

Our investment in the real estate assets of the MGM Grand and Mandalay Bay, through an entity that holds these assets (the “MGM Grand/Mandalay Bay PropCo”), is financed with CMBS debt (the “MGM Grand/Mandalay Bay CMBS Debt”) and is secured primarily by mortgages on our fee interest in the real estate assets of these two properties. The MGM Grand/Mandalay Bay CMBS Debt has a current outstanding principal balance of $3.0 billion, matures in March 2032 and bears interest at 3.558% per annum until March 2030, at which time the rate can change in accordance with the terms of the MGM Grand/Mandalay Bay CMBS loan agreement until maturity. The MGM Grand/Mandalay Bay CMBS loan agreement contains certain customary affirmative and negative covenants and events of default, including, among other things, restrictions on the ability of the MGM Grand/Mandalay Bay PropCo and certain of its affiliates to incur additional debt and transfer, pledge or assign certain equity interests or its assets, and covenants requiring certain affiliates of the MGM Grand/Mandalay Bay PropCo to exist as “special purpose entities,” maintain certain ongoing reserve funds and comply with other customary obligations for commercial mortgage-backed securities loan financings.

Financial Covenants

As described above, our debt obligations are subject to certain customary financial and protective covenants that restrict VICI LP, VICI PropCo and its subsidiaries’ ability to incur additional debt, sell certain assets and restrict certain payments, among other things. These covenants are subject to a number of exceptions and qualifications, including the ability to make restricted payments to maintain our REIT status. At ~~March~~June 3130, 2025, we were in compliance with all financial covenants under our debt obligations.

Note 8 — Derivatives

Interest-Rate Derivatives

Outstanding Derivatives

The following tables detail our outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk as of December 31, 2024. AsThere ~~of March 31, 2025, there~~ were no derivative instruments outstanding as of June 30, 2025.

($ In thousands)

December 31, 2024

Instrument

Number of Instruments

Fixed Rate

Notional

Index

Maturity

Forward-starting interest rate swap

3.5880%

200,000

USD-SOFR-OIS COMPOUND

March 27, 2035

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

Settled Derivatives

We have entered into, and subsequently settled, the following forward-starting interest rate swap agreements and U.S. Treasury Rate Lock agreements to hedge against changes in future cash flows resulting from changes in interest rates from the trade date through the forecasted issuance of the respective senior unsecured notes. In each case, the derivatives were designated as cash-flow hedges and, accordingly, the unrealized gain in Accumulated other comprehensive income is amortized over the term of the respective derivative instruments, which matches that of the underlying note, as a reduction in interest expense.

($ In thousands)

Notes Offering

Settlement Period

Instrument

Number of Instruments

Notional Amount

Total Net Proceeds/(Payments)

April 2025 Notes

March 2025

Forward-starting interest rate swap

600,000

192

April 2025 Notes

March 2025

U.S. Treasury Rate Lock

$150,000

~~150,000~~

$1,575

~~1,575~~

December 2024 Notes

December 2024

Forward-starting interest rate swap

$350,000

~~350,000~~

$7,173

~~7,173~~

December 2024 Notes

December 2024

U.S. Treasury Rate Lock

$300,000

~~300,000~~

$(398)

~~(398)~~

March 2024 Notes

March 2024

Forward-starting interest rate swap

$500,000

~~500,000~~

$2,543

~~2,543~~

April 2022 Notes

April 2022

Forward-starting interest rate swap

$2,500,000

~~2,500,000~~

$202,289

~~202,289~~

April 2022 Notes

April 2022

U.S. Treasury Rate Lock

$500,000

~~500,000~~

$4,549

~~4,549~~

The following table presents the effect of our forward-starting derivative financial instruments on our Statement of Operations:

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands)	2025		2024		2025		2024
Unrealized (loss) gain recorded in other comprehensive income	$	~~(5,949)~~—	$	~~12,482~~—	$	(5,949)	$	12,482
Reduction in interest expense related to the amortization of the forward-starting interest rate swaps and treasury locks	(6,~~345~~386)		(6,~~046~~384)		(12,731)		(12,430)

Net Investment Hedges

In connection with our foreign transactions in Canada and the United Kingdom, we currently have C$~~183~~175.0 million and £14.5 million, respectively, outstanding on the Revolving Credit Facility, which funds were used to reduce the impact of exchange rate variations associated with our investments, and, accordingly, have been designated as a hedge of the net investment in such entities. As non-derivative net investment hedges, the impact of changes in foreign currency exchange rates on the principal balances are recognized as a cumulative translation adjustment within accumulated other comprehensive income. For the three and six months ended ~~March~~June 3130, 2025, we recognized $08.64 million and $9.0 million in unrealized losses, respectively, related to such net investment hedges, and for the three and six months ended ~~March~~June 3130, 2024, we recognized $31.72 million and $4.8 million, respectively, in unrealized gains related to such net investment hedges, which were recorded as a component of Foreign currency translation adjustments in the Statement of Operations.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

Note 9 — Fair Value

The following table summarizes our assets and liabilities measured at fair value on a recurring basis as of December 31, 2024. As of ~~March~~June 3130, 2025, there were no assets or liabilities measured at fair value on a recurring basis.


	December 31, 2024
(In thousands)			Fair Value
	Carrying Amount		Level 1		Level 2		Level 3
Financial assets:

Derivative instruments – forward-starting interest rate swaps (1)	$	7,717	$	—	$	7,717	$	—

___________________

(1) The fair values of our interest rate swap derivative instruments were estimated using advice from a third-party derivative specialist, based on contractual cash flows and observable inputs comprising interest rate curves and credit spreads, which are Level 2 measurements as defined under ASC 820.

The estimated fair values of our financial instruments as of ~~March~~June 3130, 2025 and December 31, 2024 for which fair value is only disclosed are as follows:

March 31, 2025

December 31, 2024

June 30, 2025

December 31, 2024

(In thousands)

Carrying Amount

Fair Value

Carrying Amount

Fair Value

Financial assets:

Investments in leases – financing receivables (1)

18,~~455~~577,~~017~~584

1718,~~753~~003,~~294~~966

18,430,320

17,723,171

Investments in loans and securities (2)

2,~~036~~369,~~533~~049

12,~~932~~263,~~417~~158

1,651,533

1,575,856

Cash and cash equivalents

~~334~~232,~~317~~983

524,615

Financial liabilities:

Debt (3)

Revolving Credit Facility

~~245,916~~$

323,519

~~245,916~~$

323,519

~~148,846~~$

148,846

~~148,846~~$

148,846

MGM Grand/Mandalay Bay CMBS Debt

2,~~807~~813,~~171~~887

2,~~755~~771,~~892~~285

2,800,544

2,686,960

Senior Unsecured Notes

13,~~793~~784,~~914~~867

13,~~689~~825,~~387~~351

13,783,499

13,619,484

____________________

(1)Represents our asset acquisitions structured as sale leaseback transactions. In accordance with ASC 842, since the lease agreements were determined to meet the definition of a sales-type lease and control of the asset is not considered to have been transferred to us, such lease agreements are accounted for as financings under ASC 310. Except as noted below, the fair value of these assets is based on significant “unobservable” market inputs and, as such, these fair value measurements are considered Level 3 of the fair value hierarchy.

(2)The fair value of investments in loans is based on significant “unobservable” market inputs and, as such, these fair value measurements are considered Level 3 of the fair value hierarchy. The fair value of our senior secured notes was estimated using quoted prices for identical or similar liabilities in markets that are not active and, as such, these fair value measurements are considered Level 2 of the fair value hierarchy.

(3)The fair value of our debt instruments was estimated using quoted prices for identical or similar liabilities in markets that are not active and, as such, these fair value measurements are considered Level 2 of the fair value hierarchy.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

Note 10 — Commitments and Contingent Liabilities

Litigation

In the ordinary course of business, from time to time, we may be subject to legal claims and administrative proceedings. As of ~~March~~June 3130, 2025, we are not subject to any litigation that we believe could have, individually or in the aggregate, a material adverse effect on our business, financial condition or results of operations, liquidity or cash flows.

Lease Commitments

•Operating Lease Commitments. We are liable under operating leases for: (i) land at the Cascata golf course, which expires in 2038 and has three 10-year extension options, and (ii) our corporate headquarters in New York, NY, which expires in 2035 and has one five-year renewal option.

•Sub-Lease Commitments. Certain of our acquisitions necessitate that we assume, as the lessee, ground and use leases that in certain cases are or may be integral to the operations of the property, the cost of which is passed to our tenants through our lease agreements, which require the tenants to pay all costs associated with such ground and use leases and provide for their direct payment to the landlord.

We have determined we are the primary obligor of certain of such ground and use leases and, accordingly, have presented these leases on a gross basis on our Balance Sheet and Statement of Operations.

For the ground and use leases determined to be operating leases, we recorded a sub-lease right-of-use assets in Other assets and sub-lease liabilities in Other liabilities. For ground and lease uses determined to be finance leases, we recorded a sales-type sub-lease in Other assets and finance sub-lease liability in Other liabilities.

The following table details the balance and location in our Balance Sheet of the ground and use sub-leases as of ~~March~~June 3130, 2025 and December 31, 2024:

(In thousands)	~~March~~June 3130, 2025		December 31, 2024
Other assets (operating lease and sub-leases right-of-use assets)	$	5451,~~077~~533	$	54,144
Other liabilities (operating lease and sub-lease liabilities)	5351,~~762~~227		53,822
Other assets (sales-type sub-leases, net) (1)	~~838~~843,~~799~~350		842,776
Other liabilities (finance sub-lease liabilities)	~~863~~864,~~513~~671		863,374

___________________

(1) As of ~~March~~June 3130, 2025 and December 31, 2024, sales-type sub-leases are net of $2421.73 million and $20.6 million of allowance for credit losses, respectively. Refer to Note 5 – Allowance for Credit Losses for further details.

Total rental expense for operating lease commitments and total rental income and rental expense for operating and Finance sub-lease commitments and contractual rent expense under these agreements were as follows:

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands)	2025		2024		2025		2024
Operating leases
Rental expense (1)	$	~~626~~632	$	~~732~~341	$	1,258	$	1,073
Contractual rent	~~254~~332		~~713~~143		586		856
Operating sub-leases
Rental income and expense (2)	1,781		1,712		3,562		3,424
Contractual rent	1,~~650~~679		1,~~680~~686		3,329		3,365
Finance sub-leases
Rental income and expense (2)	15,~~962~~978		16,~~010~~009		31,940		32,015
Contractual rent	15,~~819~~830		15,~~705~~800		31,649		31,503

___________________

(1) Total rental expense is included in golf operations and general and administrative expenses in our Statement of Operations.

(2) Total rental income and rental expense for operating and finance sub-lease commitments are presented gross and included in Other income and Other expenses in our Statement of Operations.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

The future minimum lease commitments relating to the base lease rent portion of noncancelable operating leases and ground and use sub-leases at ~~March~~June 3130, 2025 are as follows:

($ In thousands)	Operating Lease Commitments		Operating Sub-Lease Commitments		Financing Sub-Lease Commitments
2025 (remaining)	$	~~830~~506	$	43,~~860~~182	$	4933,~~375~~590
2026	2,772		6,428		65,~~193~~261
2027	1,921		6,603		65,~~193~~261
2028	2,813		5,847		65,~~253~~325
2029	1,921		5,102		65,~~803~~890
2030	2,916		1,776		6566,~~976~~065
Thereafter	17,909		5,393		2,~~626~~629,~~078~~124
Total minimum lease commitments	$	3130,~~082~~758	$	3634,~~009~~330	$	32,~~002~~990,~~871~~516
Discounting factor	9,~~725~~329		34,~~604~~532		2,~~139~~125,~~358~~845
Lease liability	$	21,~~357~~429	$	3229,~~405~~798	$	~~863~~864,~~513~~671
Discount rates (1)	5.3% – 7.0%		2.6% – 5.8%		5.6% – 8.3%
Weighted average remaining lease term	1211.06 years		6.64 years		51.52 years

____________________

(1) The discount rates for the leases were determined based on the yield of our then current secured borrowings, adjusted to match borrowings of similar terms.

Note 11 — Stockholders' Equity

Stock

Authorized

As of ~~March~~June 3130, 2025, we have the authority to issue 1,400,000,000 shares of stock, consisting of 1,350,000,000 shares of common stock, $0.01 par value per share, and 50,000,000 shares of preferred stock, $0.01 par value per share.

Public Offerings

From time to time, we offer shares of our common stock through public offerings registered with the SEC. In connection with such offerings, we may issue and sell the offered shares of common stock upon settlement of the offering or, alternatively, enter into forward sale agreements with respect to all or a portion of the shares of common stock sold in such public offerings, pursuant to which the offered shares are borrowed by the forward sale purchasers and the issuance of such shares takes place upon settlement of the applicable forward sale agreement in accordance with its terms. There were no marketed public offerings of our common stock during the three months ended ~~March~~June 3130, 2025 and 2024.

At-the-Market Offering Program

On May 6, 2024, we entered into an equity distribution agreement, pursuant to which we may sell, from time to time, up to an aggregate sales price of $2.0 billion of our common stock and concurrently terminated our previous equity distribution agreement (collectively under both equity distribution agreements, the “ATM Program”). Sales of common stock, if any, made pursuant to the ATM Program may be sold in negotiated transactions or transactions that are deemed to be “at the market” offerings, as defined in Rule 415 of the Securities Act. The ATM Program also provides that we may sell shares of our common stock under the ATM Program through forward sale agreements. Actual sales under the ATM Program will depend on a variety of factors including market conditions, the trading price of our common stock, our capital needs, and our determination of the appropriate sources of funding to meet such needs.

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

The following table summarizes our activity under the ATM Program during the ~~three~~six months ended ~~March~~June 3130, 2025 and 2024, all of which were sold subject to forward sale agreements, which we refer to as ATM forward sale agreements.


(In thousands, except share and per share data)	Number of Shares	Weighted Average Share Price		Aggregate Value		Net Forward Sales Price Per Share		Aggregate Net Value
March 2025 ATM Forward Sale Agreements	7,835,973	$	32.43	$	254,156	$	32.27	$	252,840
January 2024 ATM Forward Sale Agreement	9,662,116	$	31.61	$	305,466	$	31.30	$	302,411

We did not receive any proceeds from the sale of shares at the time we entered into each of the ATM forward sale agreements. We determined that the ATM forward sale agreements meet the criteria for equity classification and, therefore, are exempt from derivative accounting. We recorded the ATM forward sale agreements at fair value at inception, which we determined to be zero. Subsequent changes to fair value are not required under equity classification.

As of ~~March~~June 3130, 2025, we had approximately 19.9 million forward shares remaining to be settled under our ATM Program. The net forward sales price per share of forward shares sold under the ATM Program was $31.4631 and would result in us receiving approximately $~~624~~621.65 million in net cash proceeds if we were to physically settle the shares. Alternatively, if we were to cash settle the shares under the ATM forward sale agreements, it would result in a cash payment of $2325.06 million, or, if we were to net share settle the shares under the ATM forward sale agreements, it would result in us issuing approximately ~~704~~785,~~852~~808 shares of common stock. Following the settlement of forward shares subsequent to quarter-end on July 1, 2025 (as described below), we had approximately 10.2 million forward shares remaining to be settled under our ATM Program.

Forward Settlement Activity

There was no settlement activity of the outstanding forward shares under our ATM Program during the three and six months ended ~~March~~June 3130, 2025 and 2024. Subsequent to quarter-end, on July 1, 2025, we physically settled 9,662,116 forward shares under the ATM Program in exchange for total net settlement proceeds of approximately $296.0 million.

Common Stock Outstanding

The following table details the issuance of outstanding shares of common stock, including restricted common stock:

	Three Months Ended March 31,
	Six Months Ended June 30,
Common Stock Outstanding	2025	2024
Beginning Balance January 1,	1,056,366,685	1,042,702,763
Issuance of restricted and unrestricted common stock under the stock incentive program, net of forfeitures	~~301~~339,~~369~~078	~~434~~468,~~268~~980
Ending Balance March 31,	1,056,668,054	1,043,137,031
Ending Balance June 30,	1,056,705,763	1,043,171,743

Distributions

Dividends declared (on a per share basis) during the ~~three~~six months ended ~~March~~June 3130, 2025 and 2024 were as follows:

Three Months Ended March 31, 2025

Six Months Ended June 30, 2025

Declaration Date

Record Date

Payment Date

Period

Dividend

March 6, 2025

March 20, 2025

April 3, 2025

January 1, 2025 – March 31, 2025

0.4325

June 5, 2025

June 18, 2025

July 10, 2025

April 1, 2025 – June 30, 2025

0.4325

Three Months Ended March 31, 2024

Six Months Ended June 30, 2024

Declaration Date

Record Date

Payment Date

Period

Dividend

March 7, 2024

March 21, 2024

April 4, 2024

January 1, 2024 – March 31, 2024

0.4150

June 7, 2024

June 18, 2024

July 3, 2024

April 1, 2024 – June 30, 2024

0.4150

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

Note 12 — Earnings Per Share and Earnings Per Unit

Earnings Per Share

Basic earnings per share is computed by dividing net income attributable to common stockholders by the weighted-average number of shares of common stock outstanding during the period. Diluted earnings per share reflects the additional dilution for all potentially dilutive securities such as stock options, unvested restricted shares, unvested performance-based restricted shares and the shares to be issued by us upon settlement of any outstanding forward sale agreements for the period such dilutive security is outstanding. The shares issuable upon settlement of any outstanding forward sale agreements, as described in Note 11 – Stockholder’s Equity, are reflected in the diluted earnings per share calculations using the treasury stock method for the period outstanding prior to settlement. Under this method, the number of shares of our common stock used in calculating diluted earnings per share is deemed to be increased by the excess, if any, of the number of shares of common stock that would be issued upon full physical settlement of the shares under any outstanding forward sale agreements for the period prior to settlement over the number of shares of common stock that could be purchased by us in the market (based on the average market price during the period prior to settlement) using the proceeds receivable upon full physical settlement (based on the adjusted forward sales price immediately prior to settlement).

The following tables reconcile the weighted-average shares of common stock outstanding used in the calculation of basic earnings per share to the weighted-average shares of common stock outstanding used in the calculation of diluted earnings per share:

	Three Months Ended March 31,
	Three Months Ended June 30,		Six Months Ended June 30,
(In thousands)	2025	2024	2025	2024
Determination of shares:
Weighted-average shares of common stock outstanding	1,056,~~012~~223	1,042,~~405~~651	1,056,118	1,042,530
Assumed conversion of restricted stock	~~392~~669	~~412~~309	530	361
Assumed settlement of forward sale agreements	28379	~~495~~—	204	247
Diluted weighted-average shares of common stock outstanding	1,~~056~~057,~~433~~271	1,~~043~~042,~~312~~960	1,056,852	1,043,138

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands, except per share data)	2025		2024		2025		2024
Basic:
Net income attributable to common stockholders	$	~~543~~865,~~607~~079	$	~~590~~741,~~016~~302	$	1,408,686	$	1,331,318
Weighted-average shares of common stock outstanding	1,056,~~012~~223		1,042,~~405~~651		1,056,118		1,042,530
Basic EPS	$	0.5182	$	0.5771	$	1.33	$	1.28
Diluted:
Net income attributable to common stockholders	$	~~543~~865,~~607~~079	$	~~590~~741,~~016~~302	$	1,408,686	$	1,331,318
Diluted weighted-average shares of common stock outstanding	1,~~056~~057,~~433~~271		1,~~043~~042,~~312~~960		1,056,852		1,043,138
Diluted EPS	$	0.5182	$	0.5771	$	1.33	$	1.28

Earnings Per Unit

The following section presents the basic earnings per unit (“EPU”) and diluted EPU of VICI OP, our operating partnership and the direct parent and 100% interest holder in VICI LP. VICI LP’s interests are not expressed in units. However, given that VICI OP has a unit ownership structure and the financial information of VICI OP is substantially identical with that of VICI LP, we have elected to present the EPU of VICI OP. Basic EPU is computed by dividing net income attributable to partners’ capital by the weighted-average number of units outstanding during the period. In accordance with the VICI OP limited liability company agreement, for each share of common stock issued at VICI, a corresponding unit is issued by VICI OP. Accordingly, diluted EPU reflects the additional dilution for all potentially dilutive units resulting from potentially dilutive VICI stock issuances, such as options, unvested restricted stock awards, unvested performance-based restricted stock unit awards and units to be issued by us upon settlement of any outstanding forward sale agreements of VICI for the period such dilutive security is

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

EPU reflects the additional dilution for all potentially dilutive units resulting from potentially dilutive VICI stock issuances, such as options, unvested restricted stock awards, unvested performance-based restricted stock unit awards and units to be issued by us upon settlement of any outstanding forward sale agreements of VICI for the period such dilutive security is outstanding. The units issuable upon settlement of any outstanding forward sale agreements of VICI are reflected in the diluted EPU calculations using the treasury stock method for the period outstanding prior to settlement. Under this method, the number of units used in calculating diluted EPU is deemed to be increased by the excess, if any, of the number of units that would be issued upon full physical settlement of the units under any outstanding forward sale agreements for the period prior to settlement over the number of shares of VICI common stock that could be purchased by us in the market (based on the average market price during the period prior to settlement) using the proceeds receivable upon full physical settlement (based on the adjusted forward sales price immediately prior to settlement). Upon VICI’s physical settlement of the shares of VICI common stock under the outstanding forward sale agreement, the delivery of shares of VICI common stock resulted in an increase in the number of VICI OP Units outstanding and resulting dilution to EPU.

The following tables reconcile the weighted-average units outstanding used in the calculation of basic EPU to the weighted-average units outstanding used in the calculation of diluted EPU:

	Three Months Ended March 31,
	Three Months Ended June 30,		Six Months Ended June 30,
(In thousands)	2025	2024	2025	2024
Determination of units:
Weighted-average units outstanding	1,068,~~244~~454	1,054,~~636~~882	1,068,350	1,054,761
Assumed conversion of VICI restricted stock	~~392~~669	~~412~~309	530	361
Assumed settlement of VICI forward sale agreements	28379	~~495~~—	204	247
Diluted weighted-average units outstanding	1,~~068~~069,~~664~~502	1,055,~~543~~191	1,069,084	1,055,369

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands, except per share data)	2025		2024
(In thousands, except per unit data)	2025		2024		2025		2024
Basic:
Net income attributable to partners	$	~~547~~871,~~827~~916	$	~~594~~746,~~142~~179	$	1,419,743	$	1,340,321
Weighted-average units outstanding	1,068,~~244~~454		1,054,~~636~~882		1,068,350		1,054,761
Basic EPU	$	0.5182	$	0.5671	$	1.33	$	1.27
Diluted:
Net income attributable to partners	$	~~547~~871,~~827~~916	$	~~594~~746,~~142~~179	$	1,419,743	$	1,340,321
Weighted-average units outstanding	1,~~068~~069,~~664~~502		1,055,~~543~~191		1,069,084		1,055,369
Diluted EPU	$	0.5182	$	0.5671	$	1.33	$	1.27

Note 13 — Stock-Based Compensation

The 2017 Stock Incentive Plan (the “Plan”) is designed to provide long-term equity-based compensation to our directors and employees. The Plan is administered by the Compensation Committee of the Board of Directors. Awards under the Plan may be granted with respect to an aggregate of 12,750,000 shares of common stock and may be issued in the form of (a) incentive stock options, (b) non-qualified stock options, (c) stock appreciation rights, (d) dividend equivalent rights, (e) restricted stock, (f) restricted stock units or (g) unrestricted stock. In addition, the Plan limits the total number of shares of common stock with respect to which awards may be granted to any employee or director during any one calendar year. At ~~March~~June 3130, 2025, approximately 9.0 million shares of common stock remained available for issuance by us as equity awards under the Plan.

~~The following table details the stock-based compensation expense recorded as General and administrative expense in the Statement of Operations:~~42

	Three Months Ended March 31,
(In thousands)	2025		2024
Stock-based compensation expense	$	2,904	$	3,793

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VICI PROPERTIES INC. AND VICI PROPERTIES L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(UNAUDITED)

The following table details the stock-based compensation expense recorded as General and administrative expense in the Statement of Operations:


	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands)	2025		2024		2025		2024
Stock-based compensation expense	$	4,439	$	4,579	$	7,343	$	8,371

The following table details the activity of our time-based restricted stock and performance-based restricted stock units:

	Three Months Ended March 31, 2025
	Six Months Ended June 30, 2025
	Incentive and Time-Based Restricted Stock			Performance-Based Restricted Stock Units
(In thousands, except per share/unit data)	Shares	Weighted Average Grant Date Fair Value		Units	Weighted Average Grant Date Fair Value
Outstanding at beginning of period	527	$	24.37	908	$	25.60
Granted	~~237~~276	30.0940		341	34.82
Vested	(~~162~~209)	30.6816		(189)	29.01
Forfeited	(~~125~~126)	30.4143		(184)	2829.6851
Canceled	—	—		—	—
Outstanding at end of period	~~477~~468	$	2330.4956	876	$	2732.8051

	Three Months Ended March 31, 2024
	Six Months Ended June 30, 2024
	Incentive and Time-Based Restricted Stock			Performance-Based Restricted Stock Units
(In thousands, except per share/unit data)	Shares	Weighted Average Grant Date Fair Value		Units	Weighted Average Grant Date Fair Value
Outstanding at beginning of period	~~472~~473	$	27.44	~~765~~766	$	28.28
Granted	~~238~~285	2824.7905		~~528~~531	27.5136
Vested	(~~159~~173)	29.7574		(244)	34.27
Forfeited	(4154)	29.9789		(139)	32.67
Canceled	—	—		—	—
Outstanding at end of period	~~510~~531	$	2724.1563	~~910~~914	$	25.5648

As of ~~March~~June 3130, 2025, there was $3428.31 million of unrecognized compensation cost related to non-vested stock-based compensation arrangements under the Plan. This cost is expected to be recognized over a weighted average period of 2.30 years.

Note 14 — Segment Information

Our operations consist of real estate investment activities, which represent substantially all of our business. Accordingly, all of our operations have been considered to represent one operating segment and one reportable segment. Our CODM is Edward B. Pitoniak, our CEO, who assesses the performance of our Company using consolidated Net income.

On a monthly basis, the CODM reviews the consolidated income statement, including the primary drivers of changes against the prior period, which allows him to actively monitor and review our revenues and expenses. Given the relatively predictable nature of our cash flows due to the net lease structure of our real estate portfolio, the CODM’s primary focus when reviewing the consolidated income statement is monitoring changes in the line items in the Statement of Operations as compared to the prior period and to evaluate total general and administrative expenses against the Company’s approved budget. The CODM does not review assets at a different asset level or category than the amounts disclosed in the consolidated balance sheet.

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion and analysis of the financial position and operating results of VICI Properties Inc. and VICI Properties L.P. for the three and six months ended ~~March~~June 3130, 2025 should be read in conjunction with the Financial Statements and related notes thereto and other financial information contained elsewhere in this Quarterly Report on Form 10-Q and the audited consolidated financial statements and related notes for the year ended December 31, 2024, which were included in our Annual Report on Form 10-K for the year ended December 31, 2024. All defined terms included herein have the same meaning as those set forth in the Notes to the Consolidated Financial Statements contained within this Quarterly Report on Form 10-Q.

CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

Certain statements in this Quarterly Report on Form 10-Q, including statements such as “anticipate,” “believe,” “estimate,” “expect,” “intend,” “plan,” “project,” “target,” “can,” “could,” “may,” “should,” “will,” “would” or similar expressions, constitute “forward-looking statements” within the meaning of the federal securities laws. Forward-looking statements are based on our current plans, expectations and projections about future events. We therefore caution you against relying on any of these forward-looking statements. They give our expectations about the future and are not guarantees. These statements involve known and unknown risks, uncertainties and other factors that may cause our actual results, performance and achievements to materially differ from any future results, performance and achievements expressed in or implied by such forward-looking statements.

The forward-looking statements included herein are based upon our current expectations, plans, estimates, assumptions and beliefs that involve numerous risks and uncertainties. Assumptions relating to the foregoing involve judgments with respect to, among other things, future economic, competitive and market conditions and future business decisions, all of which are difficult or impossible to predict accurately and many of which are beyond our control. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results, performance and achievements could differ materially from those set forth in the forward-looking statements and may be affected by a variety of risks and other factors, including, among others: the impact of changes in general economic conditions and market developments, including inflation, interest rate changes and volatility, tariffs and trade barriers, supply chain disruptions, changes in consumer spending, consumer confidence levels, and unemployment levels, and depressed real estate prices resulting from the severity and duration of any downturn or recession in the U.S. or global economy; our ability to successfully pursue and consummate transactions, including investments in, and acquisitions of, real estate and to obtain debt financing for such investments at attractive interest rates, or at all; risks associated with our completed transactions, including our ability or failure to realize the anticipated benefits thereof; our dependence on our tenants at our properties and their affiliates that serve as guarantors of the lease payments, and the negative consequences any material adverse effect on their respective businesses could have on us; the possibility that any future transactions may not be consummated on the terms or timeframes contemplated, or at all, including our ability to obtain the financing necessary to complete any acquisitions on the terms we expect in a timely manner, or at all,; the ability of the parties to satisfy the conditions set forth in the definitive transaction documents, including the receipt of, or delays in obtaining, governmental and regulatory approvals and consents required to consummate such transactions, or other delays or impediments to completing the transactions; the anticipated benefits of certain arrangements with certain tenants in connection with our funding of “same store” capital improvements in exchange for increased rent pursuant to the terms of our agreements with such tenants, which we refer to as the Partner Property Growth Fund strategy; our decision and ability to exercise our purchase rights under our put-call agreements, call agreements, right of first refusal agreements and right of first offer agreements; our borrowers’ ability to repay their outstanding loan obligations to us; our dependence on the gaming industry; our ability to pursue our business and growth strategies may be limited by the requirement that we distribute 90% of our REIT taxable income in order to qualify for taxation as a REIT and that we distribute 100% of our REIT taxable income in order to avoid current entity-level U.S. federal income taxes; the impact of extensive regulation from gaming and other regulatory authorities; the ability of our tenants to obtain and maintain regulatory approvals in connection with the operation of our properties, or the imposition of conditions to such regulatory approvals; the possibility that our tenants may choose not to renew their respective lease agreements following the initial or subsequent terms of the leases; restrictions on our ability to sell our properties subject to the lease agreements; our tenants and any guarantors’ historical results may not be a reliable indicator of their future results; our substantial amount of indebtedness and ability to service, refinance (at attractive interest rates, or at all), and otherwise fulfill our obligations under such indebtedness; our historical financial information may not be reliable indicators of our future results of operations, financial condition and cash flows; the possibility that we identify significant environmental, tax, legal or other issues, including additional costs or liabilities, that materially and adversely impact the value of assets acquired or secured as collateral (or other benefits we expect to receive) in any of our completed transactions; the impact of changes to tax laws and regulations, including U.S. federal income tax laws, state tax laws or global tax laws; the impact of changes in governmental or regulatory actions and initiatives; the possibility of adverse tax consequences as a result of our completed transactions, including pursuant to tax protection agreements to which we are a party; increased volatility in our stock price, including as a result of our completed transactions; our inability to

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maintain our qualification for taxation as a REIT; the impact of climate change, natural disasters or other severe weather events, war or conflict, political and public health conditions, uncertainty or civil unrest, violence or terrorist activities or threats on our properties, or in areas where our properties are located and changes in economic conditions or heightened travel security, and any measures instituted in response to these events; the loss of the services of key personnel; the inability to attract, retain and motivate employees; the costs and liabilities associated with environmental compliance; failure to establish and maintain an effective system of integrated internal controls; the risks related to us or our tenants not having adequate insurance to cover potential losses; the potential impact on the amount of our cash distributions if we determine to sell or divest any of our properties in the future or are unable to redeploy capital returned from investments at attractive rates, or at all; our ability to continue to make distributions to holders of our common stock or maintain anticipated levels of distributions over time, including our reliance on distributions received from our subsidiaries, including VICI OP, to make such distributions to our stockholders; competition for transaction opportunities, including from other REITs, investment companies, private equity firms and hedge funds, sovereign funds, lenders, gaming companies and other investors that may have greater resources and access to capital and a lower cost of capital or different investment parameters than us; and additional factors discussed herein and listed from time to time as “Risk Factors” in our filings with the SEC, including without limitation, in our subsequent reports on Form 10-K, Form 10-Q and Form 8-K.

Any of the assumptions underlying forward-looking statements could be inaccurate. You are cautioned not to place undue reliance on any forward-looking statements. All forward-looking statements are made as of the date of this Quarterly Report on Form 10-Q and the risk that actual results, performance and achievements will differ materially from the expectations expressed herein will increase with the passage of time. Except as otherwise required by the Federal securities laws, we undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of new information, future events, changed circumstances or any other reason. In light of the significant uncertainties inherent in forward-looking statements, the inclusion of such forward-looking statements should not be regarded as a representation by us.

OVERVIEW

We are primarily engaged in the business of owning and acquiring gaming, hospitality, wellness, entertainment and leisure destinations, subject to long-term triple-net leases. We own 93 experiential assets across a geographically diverse portfolio consisting of 54 gaming properties and 39 other experiential properties across the United States and Canada, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort, three of the most iconic entertainment facilities on the Las Vegas Strip. Our gaming and entertainment facilities are leased to leading brands that seek to drive consumer loyalty and value with guests through superior services, experiences, products and continuous innovation. Across approximately 127 million square feet, our well-maintained properties are currently located across urban, destination and drive-to markets in twenty-six states and Canada, contain approximately 60,300 hotel rooms and feature over 500 restaurants, bars, nightclubs and sportsbooks. As of ~~March~~June 3130, 2025, our properties are 100% leased with a weighted average lease term based on contractual rent, including extension options, of approximately 40.42 years.

We also have a growing array of real estate and financing partnerships with leading developers and operators in other experiential sectors, including Cabot, Cain International, Canyon Ranch, Chelsea Piers, Great Wolf Resorts, Homefield, Kalahari Resorts and Lucky Strike Entertainment. This portfolio includes certain real estate debt investments that we have originated for strategic reasons, primarily in connection with transactions that either do or may provide the potential to convert our investment into the ownership of certain of the underlying real estate in the future. In addition, we own approximately 33 acres of undeveloped or underdeveloped land on and adjacent to the Las Vegas Strip that is leased to Caesars, which we may look to monetize as appropriate. VICI also owns four championship golf courses located near certain of our properties, two of which are in close proximity to the Las Vegas Strip.

Our portfolio is competitively positioned and well-maintained. Pursuant to the terms of our lease agreements, which require our tenants to invest in our properties, and in line with our tenants’ commitment to build guest loyalty, we anticipate our tenants will continue to make strategic value-enhancing investments in our properties over time, helping to maintain their competitive position. Our long-term triple-net leases provide our tenants with complete control over management at our leased properties, including sole responsibility for all operations and related expenses, including property taxes, insurance and maintenance, repair, improvement and other capital expenditures, as well as over the implementation of environmental sustainability and other initiatives.

We conduct our operations as a REIT for U.S. federal income tax purposes. We generally will not be subject to U.S. federal income taxes on our taxable income to the extent that we annually distribute all of our net taxable income to stockholders and maintain our qualification as a REIT. We believe VICI’s election of REIT status, combined with the income generation from the lease agreements and loans, will enhance our ability to make distributions to our stockholders, providing investors with current income as well as long-term growth, subject to the macroeconomic environment, other global events and market

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conditions more broadly. We conduct our real property business through VICI OP and our golf course business through a TRS, VICI Golf.

The financial information included in this Quarterly Report on Form 10-Q is our consolidated results (including the real property business and the golf course business) for the three and six months ended ~~March~~June 3130, 2025.

Impact of Material Trends on Our Business

Macroeconomic volatility has introduced significant uncertainty and heightened risk for businesses, including us and our tenants, including the impact of interest rate changes and volatility, inflation, increased cost of capital, threat of recession, and geopolitical uncertainty. Our tenants also face additional challenges, including potential changes in consumer confidence levels, behavior and spending, potential supply chain issues and increased operational expenses (including the impact of tariffs and trade barriers), such as with respect to material, labor or energy costs. As a triple-net lessor, increased operational expenses at our leased properties are borne by our tenants and do not directly impact their rent obligations (other than with respect to underlying inflation as applied to the CPI-based escalators) or other obligations under our lease agreements. As a triple-net lessor, we believe we are generally in a strong creditor position and structurally insulated from operational and performance impacts of our tenants, both positive and negative. However, the full extent to which these trends adversely affect our tenants and/or ultimately impact us depends on future developments that cannot be predicted with confidence, including our tenants’ financial performance, the direct and indirect effects of such trends (including among other things, interest rate changes and volatility, inflation, tariffs and trade barriers, economic recessions, consumer confidence levels and general conditions in the equity and credit markets) and the impact of any future measures taken in response to such trends by our tenants.

For more information, refer to the sections entitled “Key Trends That May Affect Our Business” and “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2024 and as updated from time to time in our other filings with the SEC.

SIGNIFICANT ACTIVITIES DURING 2025

Real Estate Debt Investment Activity

•One Beverly Hills Mezzanine Loan. On February 19, 2025, we purchased a $300.0 million interest in an existing mezzanine loan related to the development of One Beverly Hills, a landmark 17.5-acre luxury experiential lifestyle hub in Beverly Hills, California. On June 23, 2025, we purchased an additional $150.0 million interest in the existing mezzanine loan. One Beverly Hills is being developed by Cain International and will be anchored by Aman Beverly Hills, featuring an Aman Hotel and Aman-branded residences, and include a full-scale refurbishment of The Beverly Hilton, additional retail, food and beverage offerings, and 10 acres of botanical gardens and open space. Construction of the development has commenced and is expected to be completed in phases in late 2027. and 2028.

The mezzanine loan has an initial maturity in March 2026 and one 12-month extension option, subject to certain conditions. Our ~~investment~~investments ~~was~~were each funded with a combination of cash on hand and a draw under the Revolving Credit Facility.

•North Fork Casino Loan. ~~Subsequent~~On ~~to quarter-end, on~~ April 4, 2025, we provided a commitment of up to $510.0 million of the $725.0 million Term Loan Arrangement to the North Fork Rancheria Economic Development Authority, a wholly owned entity of the North Fork Rancheria of Mono Indians of California. Proceeds from the Term Loan Arrangement will be used to develop North Fork located near Madera, California, which will be developed and managed by affiliates of Red Rock Resorts. The Term Loan Arrangement consists of a $340.0 million Term Loan A, of which we have committed up to $125.0 million, and a $385.0 million Term Loan B, of which we have committed up to the full $385.0 million, for a total commitment of $510.0 million. The Term Loan A has an initial term of five years and the Term Loan B has an initial term of six years. The project is expected to be funded in accordance with a construction draw schedule.

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The following table summarizes our real estate debt investment activity (each as defined in the column titled “Real Estate Debt Investment”) for the ~~three~~six months ended ~~March~~June 3130, 2025:

(In millions)

Real Estate Debt Investment

~~Date~~Investment Type

~~Investment~~Maximum ~~Type~~Principal Amount

~~Maximum Principal Amount~~Collateral

~~Collateral~~

One Beverly Hills Loan

~~February 19, 2025~~Mezzanine

~~Mezzanine~~$

450.0

$Luxury experiential lifestyle hub in Beverly Hills, California

~~300.0~~

~~Luxury experiential lifestyle hub in Beverly Hills, California~~

Total

300.0

North Fork Casino Loan

Senior Secured Loan

510.0

The personal property and revenues of the North Fork Mono Casino & Resort located near Madera, California

Total

960.0

Financing and Capital Markets Activity

•New Revolving Credit Facility. On February 3, 2025, we entered into the Credit Agreement providing for the Revolving Credit Facility in the amount of $2.5 billion scheduled to mature on February 3, 2029. Concurrently, we terminated our 2022 Revolving Credit Facility and 2022 Credit Agreement. The Revolving Credit Facility includes two six-month maturity extension options (or one twelve-month extension option), the exercise of which in each case is subject to customary conditions and the payment of an extension fee. The Revolving Credit Facility includes the option to increase the revolving loan commitments by up to $1.0 billion in the aggregate to the extent that any one or more lenders (from the syndicate or otherwise) agree to provide such additional credit extension. Borrowings under the Revolving Credit Facility will bear interest, at VICI LP’s option, for U.S. Dollar borrowings at either (i) a rate based on SOFR plus a margin ranging from 0.70% to 1.40%, or (ii) a base rate plus a margin ranging from 0.00% to 0.40%, in each case, with the actual margin determined according to VICI LP’s debt ratings (as the borrower under the Credit Agreement) and total leverage ratio. In addition to U.S. Dollar borrowings, borrowings under the Revolving Credit Facility are also available in certain specific foreign currencies, bearing interest based on rates customary for such foreign currencies and subject to the same applicable margins for U.S. Dollar borrowings. In addition, the Credit Agreement includes the option to add one or more tranches of term loans of up to $2.0 billion in the aggregate, in each case, to the extent that any one or more lenders (from the syndicate or otherwise) agree to provide such additional credit extensions.

•At-The-Market Offering Program. During the ~~three~~six months ended ~~March~~June 3130, 2025, we sold an aggregate of 7,835,973 shares under the ATM Program, all of which were subject to ATM forward sale agreements, for estimated aggregate total proceeds of $252.8 million based on the weighted average initial forward sale price of $32.27. We did not initially receive any proceeds from the sale of the shares of common stock under the ATM forward sale agreements, which were sold to the underwriters by the forward purchasers or their respective affiliates. Subsequent to quarter-end, on July 1, 2025, we physically settled 9,662,116 forward shares under the ATM Program in exchange for total net settlement proceeds of approximately $296.0 million.

•Senior Unsecured Notes Offering. On ~~March~~April 267, 2025, weVICI ~~priced~~LP anissued ~~offering of~~ $1.3 billion aggregate principal amount of ~~Senior Notes. Subsequent to quarter-end, on~~ April 7, 2025, ~~VICI LP issued such April 2025~~ Notes comprised of (i) $400.0 million in aggregate principal amount of 4.750% Senior Notes due 2028, which mature on April 1, 2028 and (ii) $900.0 million in aggregate principal amount of 5.625% Senior Notes due 2035, which mature on April 1, 2035, in each case under a supplemental indenture dated as of April, 7, 2025, between VICI LP and the trustee. We used the net proceeds of the offering to redeem (i) $799.4 million in aggregate principal amount of the 4.625% Exchange Notes due 2025, (ii) $500.0 million in aggregate principal amount of the 4.375% April 2022 Notes due 2025 and (iii) $0.6 million in aggregate principal amount of the 4.625% MGP OP Notes due 2025.

•Forward-Starting Interest Rate Swaps. During the ~~quarter~~six months ended ~~March~~June 3130, 2025, we entered into eight forward-starting interest rate swap agreements for an aggregate notional amount of $400.0 million and three U.S. Treasury Rate Lock agreements for an aggregate a notional amount of $150.0 million to hedge against changes in future cash flows resulting from changes in interest rates from the trade date through the forecasted issuance of senior unsecured notes expected to be issued in connection with the refinancing of our senior unsecured notes maturing in May 2025 and June 2025, which April 2025 Notes were issued on April 7, 2025. On March 28, 2025, we settled twelve outstanding forward-starting interest rate swap agreements with an aggregate notional amount of $600.0 million and the three U.S. Treasury Rate Lock agreements with an aggregate notional amount of $150.0 million, resulting in net proceeds of $1.8 million. Since the forward-starting swaps are hedging the interest rate risk on the April 2025 Notes, the unrealized gain in Accumulated other comprehensive income will be amortized over the term of the respective derivative instruments, which matches that of the underlying note, as a decrease in interest expense.

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RESULTS OF OPERATIONS

The results of operations discussion of VICI and VICI LP are presented combined as there are no material differences between the two reporting entities. Further, Golf revenues and Golf expenses, which are wholly attributable to VICI and not VICI LP, are shown as separate line items in the Statement of Operations of VICI.

	Three Months Ended March 31,
	Three Months Ended June 30,						Six Months Ended June 30,
(In thousands)	2025		2024		Variance		2025		2024		Variance
Revenues
Income from sales-type leases	$	~~528~~530,~~604~~348	$	512,~~772~~289	$	1518,~~832~~059	$	1,058,952	$	1,025,061	$	33,891
Income from lease financing receivables, loans and securities	~~426~~440,~~480~~260		~~409~~413,~~301~~735		1726,~~179~~525		866,740		823,036		43,704
Other income	19,~~513~~536		19,~~312~~323		~~201~~213		39,049		38,635		414
Golf revenues	911,~~607~~190		1011,~~096~~656		(~~489~~466)		20,797		21,752		(955)
Total revenues	~~984~~1,~~204~~001,334		~~951~~957,~~481~~003		3244,~~723~~331		1,985,538		1,908,484		77,054
Operating expenses
General and administrative	14,~~860~~561		1615,~~192~~768		(1,~~332~~207)		29,421		31,960		(2,539)
Depreciation	~~996~~741		~~1,133~~992		(~~137~~251)		1,737		2,125		(388)
Other expenses	19,~~513~~536		19,~~312~~323		~~201~~213		39,049		38,635		414
Golf expenses	6,~~352~~619		6,~~511~~813		(~~159~~194)		12,971		13,324		(353)
Change in allowance for credit losses	~~186~~(142,~~957~~001)		~~106~~(43,~~918~~000)		80(99,~~039~~001)		44,956		63,918		(18,962)
Transaction and acquisition expenses	457,434		~~305~~259		~~(260)~~7,175		7,479		564		6,915
Total operating expenses	~~228~~(93,~~723~~110)		~~150,371~~155		78(93,~~352~~265)		135,613		150,526		(14,913)
Interest expense	(~~209~~213,~~251~~797)		(~~204~~205,~~882~~777)		(48,~~369~~020)		(423,048)		(410,659)		(12,389)
Interest income	32,~~697~~293		53,~~293~~926		(1,~~596~~633)		5,990		9,219		(3,229)
Other losses	(118)		(156)		38
Other gains	992		990		2		874		834		40
Income before income taxes	~~549~~883,~~809~~932		~~601~~755,~~365~~987		~~(51~~127,~~556)~~945		1,433,741		1,357,352		76,389
Benefit from (provision for) income taxes	2,456		(1,562)		4,018
Provision for income taxes	(5,564)		(3,234)		(2,330)		(3,108)		(4,796)		1,688
Net income	~~552~~878,~~265~~368		~~599~~752,~~803~~753		~~(47~~125,~~538)~~615		1,430,633		1,352,556		78,077
Less: Net income attributable to non-controlling interests	(813,~~658~~289)		(911,~~787~~451)		(1,~~129~~838)		(21,947)		(21,238)		(709)
Net income attributable to common stockholders	$	~~543~~865,~~607~~079	$	~~590~~741,~~016~~302	$	~~(46~~123,~~409)~~777	$	1,408,686	$	1,331,318	$	77,368

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Revenue

For the three and six months ended ~~March~~June 3130, 2025 and 2024, our revenue was comprised of the following items:

	Three Months Ended March 31,
	Three Months EndedJune 30,						Six Months Ended June 30,
(In thousands)	2025		2024		Variance		2025		2024		Variance
Leasing revenue	$	~~912~~915,~~542~~958	$	893,~~705~~766	$	1822,~~837~~192	$	1,828,500	$	1,787,471	$	41,029
Income from loans and securities	4254,~~542~~650		2832,~~369~~258		1422,~~173~~392		97,192		60,627		36,565
Other income	19,~~513~~536		19,~~312~~323		~~201~~213		39,049		38,635		414
Golf revenues	911,~~607~~190		1011,~~096~~656		(~~489~~466)		20,797		21,752		(955)
Total revenues	$	~~984~~1,~~204~~001,334	$	~~951~~957,~~482~~003	$	3244,~~722~~331	$	1,985,538	$	1,908,485	$	77,053

Leasing Revenue

The following table details the components of our income from sales-type and financing receivables leases:

	Three Months Ended March 31,
	Three Months EndedJune 30,						Six Months Ended June 30,
(In thousands)	2025		2024		Variance		2025		2024		Variance
Income from sales-type leases	$	~~528~~530,~~603~~348	$	512,~~773~~289	$	1518,~~830~~059	$	1,058,952	$	1,025,062	$	33,890
Income from lease financing receivables (1)	~~383~~385,~~938~~610		~~380~~381,~~932~~477		34,~~006~~133		769,548		762,409		7,139
Total leasing revenue	~~912~~915,~~542~~958		893,~~705~~766		1822,~~837~~192		1,828,500		1,787,471		41,029
Non-cash adjustment (2)	(~~132~~130,~~101~~022)		(~~135~~131,~~709~~337)		31,~~608~~315		(262,123)		(267,045)		4,922
Total contractual leasing revenue	$	~~780~~785,~~441~~936	$	~~757~~762,~~996~~429	$	2223,~~445~~507	$	1,566,377	$	1,520,426	$	45,951

____________________

(2) Amounts represent the non-cash adjustment to income from sales-type leases and lease financing receivables in order to recognize income on an effective interest basis at a constant rate of return over the term of the leases.

Leasing revenue is generated from rent from our lease agreements. Total leasing revenue increased $1822.82 million and $41.0 million during the three and six months ended ~~March~~June 3130, 2025, respectively, compared to the three and six months ended ~~March~~June 3130, 2024, respectively. Total contractual leasing revenue increased $2223.45 million and $46.0 million during the three and six months ended ~~March~~June 3130, 2025, respectively, compared to the three and six months ended ~~March~~June 3130, 2024, respectively. The increases were primarily driven by the incremental rent increases from our ~~agreements~~agreement through our Partner Property Growth Fund strategy to fund capital investments into the Venetian Resort for several reinvestment projects (the “Venetian Capital Investment”) (which occurred in July 2024, October 2024 and January 2025), as well as the annual rent escalators from certain of our other lease agreements.

Income From Loans and Securities

Income from loans and securities increased $1422.24 million and $36.6 million during the three and six months ended ~~March~~June 3130, 2025, respectively, compared to the three and six months ended ~~March~~June 3130, 2024, respectively. The increase was driven by the origination and subsequent funding, as applicable, of our debt investments and the related interest income from the increased principal balances outstanding under such debt investments, partially offset by the ~~full~~ repayment of certain loan investments.

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Operating Expenses

For the three and six months ended ~~March~~June 3130, 2025 and 2024, our operating expenses were comprised of the following items:

	Three Months Ended March 31,
	Three Months EndedJune 30,						Six Months Ended June 30,
(In thousands)	2025		2024		Variance		2025		2024		Variance
General and administrative	$	14,~~860~~561	$	1615,~~192~~768	$	(1,~~332~~207)	$	29,421	$	31,960	$	(2,539)
Depreciation	~~996~~741		~~1,133~~992		(~~137~~251)		1,737		2,125		(388)
Other expenses	19,~~513~~536		19,~~312~~323		~~201~~213		39,049		38,635		414
Golf expenses	6,~~352~~619		6,~~511~~813		(~~159~~194)		12,971		13,324		(353)
Change in allowance for credit losses	~~186~~(142,~~957~~001)		~~106~~(43,~~918~~000)		80(99,~~039~~001)		44,956		63,918		(18,962)
Transaction and acquisition expenses	457,434		~~305~~259		~~(260)~~7,175		7,479		564		6,915
Total operating expenses	$	~~228~~(93,~~723~~110)	$	~~150,371~~155	$	78(93,~~352~~265)	$	135,613	$	150,526	$	(14,913)

General and Administrative Expenses

General and administrative expenses decreased $1.32 million and $2.5 million for the three and six months ended ~~March~~June 3130, 2025, respectively, compared to the three and six months ended ~~March~~June 3130, 2024, respectively. The decrease was primarily driven by a decrease in compensation, including stock-based compensation.

Change in Allowance for Credit Losses

Change in allowance for credit losses ~~increased~~decreased $8099.0 million and $19.0 million during the three and six months ended ~~March~~June 3130, 2025, compared to the three and six months ended ~~March~~June 3130, 2024, primarily as a result of changes to the reasonable and supportable period, or R&S Period, probability of default, or PD, and loss given default, or LGD, of our existing tenants and their parent guarantors (as applicable) due to market performance, ~~and~~ changes in the macroeconomic forecast during the current quarter, ~~partially~~and ~~offset by~~ annual standard updates to the model used to estimate the CECL allowance. Refer to Note 5 - Allowance for Credit Losses for further details.

Transaction and Acquisition Expenses

Transaction and acquisition expenses ~~decreased~~increased $07.32 million and $6.9 million during the three and six months ended ~~March~~June 3130, 2025, respectively, compared to the three and six months ended ~~March~~June 3130, 2024, respectively. Changes in transaction and acquisition expenses are related to fluctuations in (i) costs incurred for investments during the period that are not capitalizable under GAAP, and (ii) costs incurred for investments that we are no longer pursuing.

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Non-Operating Income and Expenses

For the three and six months ended ~~March~~June 3130, 2025 and 2024, our non-operating income and expenses were comprised of the following items:

	Three Months Ended March 31,
	Three Months EndedJune 30,						Six Months Ended June 30,
(In thousands)	2025		2024		Variance		2025		2024		Variance
Interest expense	$	(~~209~~213,~~251~~797)	$	(~~204~~205,~~882~~777)	$	(48,~~369~~020)	$	(423,048)	$	(410,659)	$	(12,389)
Interest income	32,~~697~~293		53,~~293~~926		(1,~~596~~633)		5,990		9,219		(3,229)
Other losses	(118)		(156)		38
Other gains	992		990		2		874		834		40

Interest Expense

Interest expense increased $48.0 million and $12.4 million during the three and six months ended ~~March~~June 3130, 2025, respectively, compared to the three and six months ended ~~March~~June 3130, 2024, respectively. The increase during the three and six months ended ~~March~~June 3130, 2025 was primarily related to the increase in debt from the $~~100~~175.0 million and £5.5 million draws on the Revolving Credit Facility to partially finance the One Beverly Hills mezzanine loan investment in February 2025 and the upsize of the Cabot Highlands loan in June 2024, respectively, partially offset by principal repayments under the Revolving Credit Facility of C$15.0 million, C$12.0 million, C$5.0 million and C$58.0 million in August 2024, December 2024, March 2025 and ~~March~~June 2025, respectively.

47Additionally, the weighted average annualized interest rate of our debt, net of the impact of the forward-starting interest rate swaps and treasury locks, increased to 4.49% from 4.34% for the three months ended June 30, 2025 compared to the three months ended June 30, 2024, and increased to 4.48% from 4.34% for the six months ended June 30, 2025 compared to the six months ended June 30, 2024, as a result of a higher effective interest rate on (i) the outstanding balance on the Revolving Credit Facility, and (ii) the March 2024 Notes, December 2024 Notes and April 2025 Notes as compared to the debt that was refinanced by such notes.

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Additionally, the weighted average annualized interest rate of our debt, net of the impact of the forward-starting interest rate swaps and treasury locks, increased to 4.39% from 4.33% for the three months ended March 31, 2025 compared to the three months ended March 31, 2024, as a result of a higher effective interest rate on (i) the outstanding balance on the Revolving Credit Facility, and (ii) the March 2024 Notes and the December 2024 Notes as compared to the debt that was refinanced by such notes.

Interest Income

Interest income, representing interest earned on our excess cash, decreased $1.6 million and $3.2 million during the three and six months ended ~~March~~June 3130, 2025, respectively, compared to the three and six months ended ~~March~~June 3130, 2024. The decrease was primarily driven by an overall decrease in our cash on hand throughout the current periods as compared to the prior periods.

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RECONCILIATION OF NON-GAAP MEASURES

We present VICI’s Funds From Operations (“FFO”), FFO per share, Adjusted Funds From Operations (“AFFO”), AFFO per share, and Adjusted EBITDA, which are not required by, or presented in accordance with, generally accepted accounting principles in the United States (“GAAP”). These are non-GAAP financial measures and should not be construed as alternatives to net income or as an indicator of operating performance (as determined in accordance with GAAP). We believe FFO, FFO per share, AFFO, AFFO per share and Adjusted EBITDA provide a meaningful perspective of the underlying operating performance of VICI’s business.

FFO is a non-GAAP financial measure that is considered a supplemental measure for the real estate industry and a supplement to GAAP measures. Consistent with the definition used by the National Association of Real Estate Investment Trusts (NAREIT), we define FFO as VICI’s net income (or loss) attributable to common stockholders (computed in accordance with GAAP) excluding (i) gains (or losses) from sales of certain real estate assets, (ii) depreciation and amortization related to real estate, (iii) gains and losses from change in control and (iv) impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

AFFO is a non-GAAP financial measure that we use as a supplemental operating measure to evaluate VICI’s performance. We calculate VICI’s AFFO by adding or subtracting from FFO non-cash leasing and financing adjustments, non-cash change in allowance for credit losses, non-cash stock-based compensation expense, transaction costs incurred in connection with the acquisition of real estate investments, amortization of debt issuance costs and original issue discount, other non-cash interest expense, non-real estate depreciation (which is comprised of the depreciation related to our golf course operations), capital expenditures (which are comprised of additions to property, plant and equipment related to our golf course operations), impairment charges related to non-depreciable real estate, gains (or losses) on debt extinguishment and interest rate swap settlements, other gains (or losses), deferred income tax ~~benefits~~expenses and ~~expenses~~benefits, other non-recurring non-cash transactions and non-cash adjustments attributable to non-controlling interest with respect to certain of the foregoing.

We calculate VICI’s Adjusted EBITDA by adding or subtracting from AFFO contractual interest expense (including the impact of the forward-starting interest rate swaps and treasury locks) and interest income (collectively, interest expense, net), current income tax expense and adjustments attributable to non-controlling interests.

These non-GAAP financial measures: (i) do not represent VICI’s cash flow from operations as defined by GAAP; (ii) should not be considered as an alternative to VICI’s net income as a measure of operating performance or to cash flows from operating, investing and financing activities; and (iii) are not alternatives to VICI’s cash flow as a measure of liquidity. In addition, these measures should not be viewed as measures of liquidity, nor do they measure our ability to fund all of our cash needs, including our ability to make cash distributions to our stockholders, to fund capital improvements, or to make interest payments on our indebtedness. Investors are also cautioned that FFO, FFO per share, AFFO, AFFO per share and Adjusted EBITDA, as presented, may not be comparable to similarly titled measures reported by other real estate companies, including REITs, due to the fact that not all real estate companies use the same definitions. Our presentation of these measures does not replace the presentation of VICI’s financial results in accordance with GAAP.

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Reconciliation of VICI’s Net Income to FFO, FFO per Share, AFFO, AFFO per Share and Adjusted EBITDA

	Three Months Ended March 31,
	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands, except share data and per share data)	2025		2024		2025		2024
Net income attributable to common stockholders	$	~~543~~865,~~607~~079	$	~~590~~741,~~016~~302	$	1,408,686	$	1,331,318
Real estate depreciation	—		—		—		—
FFO attributable to common stockholders	~~543~~865,~~607~~079		~~590~~741,~~016~~302		1,408,686		1,331,318
Non-cash leasing and financing adjustments	(~~132~~130,~~047~~022)		(~~135~~131,~~666~~283)		(262,069)		(266,949)
Non-cash change in allowance for credit losses	~~186~~(142,~~957~~001)		~~106~~(43,~~918~~000)		44,956		63,918
Non-cash stock-based compensation	24,~~904~~439		34,~~793~~579		7,343		8,372
Transaction and acquisition expenses	457,434		~~305~~259		7,479		564
Amortization of debt issuance costs and original issue discount	18,~~771~~743		1617,~~509~~644		37,514		34,153
Other depreciation	~~867~~611		~~846~~835		1,478		1,681
Capital expenditures	(~~132~~618)		(~~432~~633)		(750)		(1,065)
Other losses (1)	118		156
Other gains (1)	(992)		(990)		(874)		(834)
Deferred income tax (benefit) provision	(3,976)		435
Deferred income tax provision	4,048		1,853		72		2,288
Non-cash adjustments attributable to non-controlling interests	(13,~~132)~~457		~~291~~1,859		2,325		2,150
AFFO attributable to common stockholders	~~615~~630,~~982~~178		~~583~~592,~~171~~425		1,246,160		1,175,596
Interest expense, net	~~186~~192,~~783~~761		~~183~~184,~~080~~207		379,544		367,287
Current income tax expense	1,~~520~~516		1,~~127~~381		3,036		2,508
Adjustments attributable to non-controlling interests	(2,~~149~~216)		(2,~~128~~140)		(4,365)		(4,268)
Adjusted EBITDA attributable to common stockholders	$	~~802~~822,~~136~~239	$	~~765~~775,~~250~~873	$	1,624,375	$	1,541,123
Net income per common share
Basic	$	0.5182	$	0.5771	$	1.33	$	1.28
Diluted	$	0.5182	$	0.5771	$	1.33	$	1.28
FFO per common share
Basic	$	0.5182	$	0.5771	$	1.33	$	1.28
Diluted	$	0.5182	$	0.5771	$	1.33	$	1.28
AFFO per common share
Basic	$	0.5860	$	0.5657	$	1.18	$	1.13
Diluted	$	0.5860	$	0.5657	$	1.18	$	1.13
Weighted average number of shares of common stock outstanding
Basic	1,056,~~012~~222,~~414~~836		1,042,~~404~~650,~~634~~713		1,056,118,206		1,042,530,017
Diluted	1,~~056~~057,~~432~~270,~~790~~580		1,~~043~~042,~~311~~959,~~636~~627		1,056,852,269		1,043,137,980

____________________

(1)Represents non-cash foreign currency remeasurement adjustment and gain on sale of certain land parcels.

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LIQUIDITY AND CAPITAL RESOURCES

Liquidity

As of ~~March~~June 3130, 2025, our available cash and cash-equivalents balance, short-term investments, capacity under our Revolving Credit Facility and proceeds available from outstanding forward sale agreements were as follows:

(In thousands)	~~March~~June 3130, 2025
Cash and cash equivalents	$	~~334~~232,~~317~~983
Capacity under Revolving Credit Facility (1)	2,~~254~~176,~~084~~481
Net proceeds available from settlement of Forward Sale Agreements (2)	~~624~~621,~~559~~537
Total	$	3,~~212~~031,~~960~~001

____________________

(1)In addition, the Credit Agreement includes the option (i) to increase the revolving loan commitments by up to $1.0 billion and (ii) to add one or more tranches of term loans of up to $2.0 billion in the aggregate, in each case, to the extent that any one or more lenders (from the syndicate or otherwise) agree to provide such additional credit extensions.

(2)Assumes the physical settlement of the 19,851,372 shares remaining to be settled as of ~~March~~June 3130, 2025 under our ATM forward sale agreements at a forward sales price of $31.4631, calculated as of ~~March~~June 3130, 2025. Subsequent to quarter-end, on July 1, 2025, we physically settled 9,662,116 forward shares under the ATM Program in exchange for total net settlement proceeds of approximately $296.0 million.

We believe that we have sufficient liquidity to meet our material cash requirements, including our contractual obligations, debt maturities and commitments as well as our additional funding requirements, primarily through currently available cash and cash equivalents, cash received under our lease agreements, existing borrowings from banks, including our undrawn capacity under our Revolving Credit Facility, net proceeds available under our outstanding forward sale agreements, and proceeds from any future issuances of debt and equity securities (including issuances under the ATM Program or any future “at-the-market” program) for the next 12 months and in future periods.

All of our lease agreements call for an initial term of between fifteen and thirty-two years with additional tenant renewal options and, along with our loans, are designed to provide us with a reliable and predictable long-term revenue stream. Our cash flows from operations and our ability to access capital resources could be adversely affected due to uncertain economic factors and volatility in the financial and credit markets, including as a result of the current interest rate environment, inflationary pressures, equity market volatility, and changes in consumer behavior and spending. In particular, we can provide no assurances that our tenants will not default on their leases or fail to make full rental payments if their businesses become challenged due to, among other things, current or future adverse economic conditions. See “Overview — Impact of Material Trends on our Business” above for additional detail. In the event our tenants are unable to make all of their contractual rent payments as provided by our lease agreements, we believe we have sufficient liquidity from the other sources discussed above to meet all of our contractual obligations for a significant period of time. For more information, refer to the risk factors incorporated by reference into Part II. Item 1A. Risk Factors herein from our Annual Report on Form 10-K for the year ended December 31, 2024.

Our ability to raise funds through the issuance of debt and equity securities and access to other third-party sources of capital in the future will be dependent on, among other things, general economic conditions, general market conditions for REITs and investment grade issuers, market perceptions, the trading price of our stock, the trading value of our unsecured debt and uncertainties related to the macroeconomic environment. We will continue to analyze which sources of capital are most advantageous to us at any particular point in time and with respect to any specific funding requirements, but financing through the capital markets may not be consistently available on terms we deem attractive, or at all.

Material Cash Requirements

Contractual Obligations

Our short-term obligations consist primarily of regular interest payments on our debt obligations, dividends to our common stockholders, distributions to the VICI OP Unit holders, Lucky Strike OP Units holders and to the 20% third-party owners of Harrah’s Joliet LandCo LLC, normal recurring operating expenses, recurring expenditures for corporate and administrative needs, certain lease and other contractual commitments related to our golf operations and certain non-recurring expenditures. For more information on our material contractual commitments, refer to Note 10 - Commitments and Contingent Liabilities.

Our long-term obligations consist primarily of principal payments on our outstanding debt obligations and future funding commitments under our lease and loan agreements. As of ~~March~~June 3130, 2025, we had $17.23 billion of debt obligations outstanding, ~~of which $500.0 million was set to mature on May 15, 2025 and $800.0 million was set to mature on June 15, 2025. Subsequent~~

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tonone ~~quarter-end,~~of ~~on April 7, 2025, VICI LP issued the April 2025 Notes,~~ which ~~net~~are ~~proceeds~~maturing ~~were~~in ~~used to redeem~~ the ~~$1.3~~next ~~billion~~twelve ~~aggregate principal amount of Senior Unsecured Notes scheduled to mature in May and June 2025~~months. For a summary of principal debt balances and their maturity dates and principal terms, refer to Note 7 - Debt. For a summary of our future funding commitments under our loan portfolio, refer to Note 4 - Real Estate Portfolio.

Pursuant to our lease agreements, capital expenditures, insurance and taxes for our properties are the responsibility of the tenants. Minimum capital expenditure spending requirements of the tenants pursuant to our gaming lease agreements are described in Note 4 - Real Estate Portfolio.

Information concerning our material contractual obligations and commitments to make future payments under contracts such as our indebtedness, future funding commitments under our loans and Partner Property Growth Fund strategy and future contractual operating commitments (such as future lease payments under our corporate lease) are included in the following table as of ~~March~~June 3130, 2025. Amounts in this table omit, among other things, non-contractual commitments and items such as dividends and recurring or non-recurring operating expenses and other expenditures, including acquisitions and other investments:

		Payments Due By Period
(In thousands)		Total		2025 (remaining)		2026		2027		2028		2029 and Thereafter
Long-term debt, principal
	Senior Unsecured Notes (1)	$	13,950,000	$	1,300,000	$	1,750,000	$	1,500,000	$	1,600,000	$	7,800,000
	Senior Unsecured Notes	$	13,950,000	$	—	$	1,750,000	$	1,500,000	$	2,000,000	$	8,700,000
	MGM Grand/Mandalay Bay CMBS Debt	3,000,000		—		—		—		—		3,000,000
	Revolving Credit Facility	245,916		—		—		—		—		245,916
	Revolving Credit Facility (1)	323,519		—		—		—		—		323,519
Scheduled interest payments (2)		5,~~385~~746,~~437~~060		~~582~~401,~~290~~983		~~732~~805,~~080~~533		~~620~~694,~~629~~434		~~547~~611,~~781~~999		23,~~902~~232,~~657~~111
Total debt contractual obligations		2223,~~581~~019,~~353~~579		1401,~~882,290~~983		2,~~482~~555,~~080~~533		2,~~120~~194,~~629~~434		2,~~147~~611,~~781~~999		1315,~~948~~255,~~573~~630
Leases and contracts (3)
	Future funding commitments – loan investments and Partner Property Growth Fund (4)	~~465~~789,~~134~~179		~~239~~163,~~745~~177		~~224~~593,~~134~~061		122,~~255~~363		—3,526		—7,052
	Golf course operating lease and contractual commitments	3938,~~472~~934		1,~~616~~078		2,197		2,241		2,286		31,132
	Corporate office leases	15,~~429~~356		73—		1,742		871		1,742		11,001
Total leases and contract obligations		520,035		241,434		228,073		4,367		4,028		42,133
Total leases and contractual obligations		843,469		164,255		597,000		25,475		7,554		49,185
Total contractual commitments		$	23,~~101~~863,~~388~~048	$	2566,~~123,724~~238	$	23,~~710~~152,~~153~~533	$	2,~~124~~219,~~996~~909	$	2,~~151~~619,~~809~~553	$	1315,~~990~~304,~~706~~815

____________________

(1) Subsequent to quarter-end, on ~~April~~July 72, 2025, ~~VICI LP issued~~ $1175.~~3 billion aggregate principal amount of Senior Notes, comprised of (i) $400.~~0 ~~million~~ ~~in aggregate principal amount of 4.750% Senior Notes due 2028, which mature on April 1, 2028 and (ii) $900.0~~ million ~~in aggregate principal amount~~ of ~~5.625%~~the ~~Senior~~outstanding ~~Notes~~balance ~~due 2035, which mature on April 1, 2035, in each case~~ under aour ~~supplemental~~Revolving ~~indenture~~Credit ~~dated~~Facility aswas ~~of April, 7, 2025, between VICI LP and the trustee~~repaid. We used the net proceeds of the offering to redeem (i) $799.4 million in aggregate principal amount of the 4.625% Exchange Notes due 2025 (ii) $500.0 million in aggregate principal amount of the 4.375% April 2022 Notes due 2025 and (iii) $0.6 million in aggregate principal amount of the 4.625% MGP OP Notes due 2025.

(2) Estimated interest payments on variable interest debt under our Revolving Credit Facility are based on the applicable SOFR, CORRA and SONIA rates as of ~~March~~June 3130, 2025.

(3) Excludes ground and use leases which are paid directly by our tenants to the primary lease holder.

(4) The allocation of our future funding commitments is based on construction draw schedules, commitment funding dates, expiration dates or other information, as applicable; however, we may be obligated to fund these commitments earlier than such applicable date.

Additional Funding Requirements

In addition to the contractual obligations and commitments set forth in the table above, we have and may enter into additional agreements that commit us to potentially acquire properties in the future, fund future property improvements or otherwise provide capital to our tenants, borrowers and other counterparties, including through our Partner Property Growth Fund strategy. As of June 30, 2025, we had $300.0 million of additional potential future funding commitments in connection with the Venetian Capital Investment entered into on May 1, 2024, pursuant to which the tenant has the option, but not the obligation, to draw our future funds, prior to November 1, 2026. The utilization of funding commitments under the Partner Property Growth Fund strategy, as well as the total funding ultimately provided under such arrangements, is at the discretion of the respective tenant and will be dependent upon independent decisions made by such tenant with respect to any capital improvement projects and the source of funds for such projects.

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strategy. As of March 31, 2025, we had $300.0 million of additional potential future funding commitments in connection with the Venetian Capital Investment entered into on May 1, 2024, pursuant to which the tenant has the option, but not the obligation, to draw our future funds. The utilization of funding commitments under the Partner Property Growth Fund strategy, as well as the total funding ultimately provided under such arrangements, is at the discretion of the respective tenant and will be dependent upon independent decisions made by such tenant with respect to any capital improvement projects and the source of funds for such projects. For further information, refer to Note 3 – Real Estate Transactions.

Cash Flow Analysis

The table below summarizes our cash flows for the ~~three~~six months ended ~~March~~June 3130, 2025 and 2024:

Three Months Ended March 31,

Six Months Ended June 30,

(In thousands)

2025

2024

Variance

Cash, cash equivalents and restricted cash

Provided by operating activities

~~591~~1,~~859~~231,758

~~543~~1,~~739~~158,349

4873,~~120~~409

Used in investing activities

(~~385~~715,~~581~~343)

(~~109~~421,~~160~~034)

(~~276~~294,~~421~~309)

Used in financing activities

(~~396~~808,~~762~~412)

(~~471~~912,~~781~~936)

75104,~~019~~524

Effect of exchange rate changes on cash, cash equivalents and restricted cash

~~186~~365

~~(54)~~207

~~240~~158

Net decrease in cash, cash equivalents and restricted cash

(~~190~~291,~~298~~632)

(37175,~~256~~414)

(~~153~~116,~~042~~218)

Cash, cash equivalents and restricted cash, beginning of period

524,615

522,574

2,041

Cash, cash equivalents and restricted cash, end of period

~~334~~232,~~317~~983

~~485~~347,~~318~~160

(~~151~~114,~~001~~177)

Cash Flows from Operating Activities

Net cash provided by operating activities increased $4873.14 million for the ~~three~~six months ended ~~March~~June 3130, 2025 compared with the ~~three~~six months ended ~~March~~June 3130, 2024. The increase was primarily driven by the annual rent escalators on our Caesars leases and certain of our other lease agreements and the incremental rent increases from the Venetian Capital Investment (which occurred in July 2024, October 2024 and January 2025), as well as the incremental interest income associated with additional loan fundings and originations.

Cash Flows from Investing Activities

Net cash used in investing activities ~~decreased~~increased $~~276~~294.43 million for the ~~three~~six months ended ~~March~~June 3130, 2025 compared with the ~~three~~six months ended ~~March~~June 3130, 2024.

During the ~~three~~six months ended ~~March~~June 3130, 2025, the primary sources and uses of cash from investing activities included:

•Disbursements to fund investments in our loan and securities portfolio in the amount of $~~385~~723.49 million.

~~During~~•Proceeds from the ~~three~~partial ~~months~~repayment ~~ended~~of ~~March~~the ~~31,~~Cabot ~~2024,~~Saint ~~the~~Lucia ~~primary~~loan ~~sources~~ and ~~uses~~Hard ofRock ~~cash~~Ottawa ~~from~~Notes ~~investing~~in ~~activities~~the ~~included:~~amount of $3.2 million; and

•~~Disbursements~~Proceeds tofrom ~~fund~~sale ~~investments~~of inland ~~our loan and securities portfolio~~ in the amount of $712.7 0 million;.

~~•Investments~~During inthe ~~short-term~~six ~~investments~~months ofended ~~$29.6~~June ~~million;~~30, 2024, the primary sources and uses of cash from investing activities included:

•~~Payments~~Disbursements to fund ~~the~~investments ~~Caruthersville~~in ~~Property~~our ~~Growth~~loan ~~Fund~~and ~~investment~~securities portfolio in the amount of $5387.93 million.;

•Payments to fund the Venetian Capital Investment and Property Growth Fund investment at Caruthersville in the amount of $109.9 million;

•Proceeds from the repayment of the Great Wolf Lodge Maryland mezzanine loan in the amount of $79.5 million;

•Investments and maturities of short-term investments of $29.6 million; and

•Payments for property and equipment costs of $5.1 million.

Cash Flows from Financing Activities

Net cash used in financing activities decreased $75104.05 million for the ~~three~~six months ended ~~March~~June 3130, 2025, compared with the ~~three~~six months ended ~~March~~June 3130, 2024.

During the ~~three~~six months ended ~~March~~June 3130, 2025, the primary sources and uses of cash in financing activities included:

•~~Dividend~~Net ~~payments~~proceeds from the issuance of the April 2025 Notes in the amount of $~~459~~1,284.04 million;

~~•Draws of $248.4 million and repayments of $151.8 million on our Revolving Credit Facility;~~56

•Payments of debt issuance costs of $19.1 million;

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•~~Distributions~~Redemption of the outstanding (i) $8799.04 million in aggregate principal amount of the 4.625% Exchange Notes due 2025, (ii) $500.0 million toin ~~non-controlling~~aggregate ~~interests;~~principal amount of the 4.375% April 2022 Notes due 2025, and (iii) $0.6 million in aggregate principal amount of the 4.625% MGP OP Notes due 2025;

•Dividend payments of $915.9 million;

•Draws of $423.4 million and repayments of $257.7 million on our Revolving Credit Facility;

•Payments of debt issuance costs of $19.4 million;

•Distributions of $16.0 million to non-controlling interests; and

•Repurchase of shares of common stock for tax withholding in connection with the vesting of employee stock compensation of $7.2 million.

During the ~~three~~six months ended ~~March~~June 3130, 2024, the primary sources and uses of cash from financing activities included:

•Net proceeds from the issuance of the March 2024 Notes in the amount of $1,028.5 million;

•Redemption of the outstanding (i) $1,024.2 million in aggregate principal amount of the 5.625% Senior Notes due 2024 and (ii) $25.8 million in aggregate principal amount of the 5.625% MGP OP Notes due 2024;

•Dividend payments of $~~434~~867.86 million;

•Distributions of $715.75 million to non-controlling interests;

•Repurchase of shares of common stock for tax withholding in connection with the vesting of employee stock compensation of $5.03 million; and

•Payments of debt issuance costs of $23.80 million.

Debt

For a summary of our debt obligations as of ~~March~~June 3130, 2025, refer to Note 7 - Debt.

Covenants

Our debt obligations are subject to certain customary financial and protective covenants that restrict our ability to incur additional debt, sell certain assets and restrict certain payments, among other things. In addition, these covenants are subject to a number of important exceptions and qualifications, including, with respect to the restricted payments covenant, the ability to make unlimited restricted payments to maintain our REIT status. At ~~March~~June 3130, 2025, we were in compliance with all debt-related covenants.

Distribution Policy

We intend to make regular quarterly distributions to holders of shares of our common stock. Dividends declared (on a per share basis) during the ~~three~~six months ended ~~March~~June 3130, 2025 and 2024 were as follows:

Three Months Ended March 31, 2025

Six Months Ended June 30, 2025

Declaration Date

Record Date

Payment Date

Period

Dividend

March 6, 2025

March 20, 2025

April 3, 2025

January 1, 2025 – March 31, 2025

0.4325

June 5, 2025

June 18, 2025

July 10, 2025

April 1, 2025 – June 30, 2025

0.4325

Three Months Ended March 31, 2024

Six Months Ended June 30, 2024

Declaration Date

Record Date

Payment Date

Period

Dividend

March 7, 2024

March 21, 2024

April 4, 2024

January 1, 2024 -– March 31, 2024

0.4150

June 7, 2024

June 18, 2024

July 3, 2024

April 1, 2024 – June 30, 2024

0.4150

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Federal income tax law requires that a REIT distribute annually at least 90% of its REIT taxable income (with certain adjustments), determined without regard to the dividends paid deduction and excluding any net capital gains, and that it pay tax at regular corporate rates to the extent that it annually distributes less than 100% of its REIT taxable income, determined without regard to the dividends paid deduction and including any net capital gains. In addition, a REIT will be required to pay a 4% nondeductible excise tax on the amount, if any, by which the distributions it makes in a calendar year are less than the sum of 85% of its ordinary income, 95% of its capital gain net income and 100% of its undistributed income from prior years.

We intend to continue to make distributions to our stockholders to comply with the REIT requirements of the Internal Revenue Code of 1986, as amended (the “Code”), and to avoid or otherwise minimize paying entity level federal income or excise tax (other than at any TRS of ours). We may generate taxable income greater than our income for financial reporting purposes prepared in accordance with GAAP. Further, we may generate REIT taxable income greater than our cash flow from operations after operating expenses and debt service as a result of differences in timing between the recognition of REIT taxable income and the actual receipt of cash or the effect of nondeductible capital expenditures, the creation of reserves or required debt or amortization payments.

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Critical Accounting Policies and Estimates

A complete discussion of our critical accounting policies and estimates is included in our Annual Report on Form 10-K for the year ended December 31, 2024. There have been no significant changes in our critical policies and estimates for the ~~three~~six months ended ~~March~~June 3130, 2025.

Item 3. Quantitative and Qualitative Disclosures About Market Risk

Interest Rate Risk

Our interest rate risk management objective is to limit the impact of future interest rate changes on our earnings and cash flows. To achieve this objective, our consolidated subsidiaries primarily borrow on a fixed-rate basis for longer-term debt issuances. As of ~~March~~June 3130, 2025, we had $17.23 billion aggregate principal amount of outstanding indebtedness, of which 98.61% has fixed rate interest and 1.49% has a variable interest rate, representing the US$~~245~~323.95 million outstanding balance under the Revolving Credit Facility (including amounts denominated in CAD and GBP and based on the applicable exchange rate as of ~~March~~June 3130, 2025). As of ~~March~~June 3130, 2025, a one percent increase or decrease in the annual interest rate on our variable rate borrowings would increase or decrease our annual cash interest expense by approximately $23.52 million using the applicable exchange rate as of ~~March~~June 3130, 2025.

Additionally, we are exposed to interest rate risk in connection with the refinancing of our long-term debt as it approaches maturity and between the time we enter into a transaction and the time we finance the related transaction with long-term fixed-rate debt (to the extent we do so). In a heightened interest rate environment, we have from time to time and may in the future seek to mitigate that risk by utilizing forward-starting interest rate swap agreements, U.S. Treasury Rate locks and other derivative instruments. Market interest rates are sensitive to many factors that are beyond our control.

Capital Markets Risks

We are exposed to risks related to the equity capital markets and our related ability to raise capital through the issuance of our common stock or other equity instruments. We are also exposed to risks related to the debt capital markets and our related ability to finance our business through long-term indebtedness, borrowings under credit facilities or other debt instruments. As a REIT, we are required to distribute a significant portion of our taxable income annually, which constrains our ability to accumulate operating cash flow and therefore requires us to utilize debt or equity capital to finance our business. We seek to mitigate these risks by monitoring the debt and equity capital markets to inform our decisions on the amount, timing, and terms of capital we raise.

Foreign Currency Exchange Rates

We are exposed to foreign currency exchange variability related to investments in and earnings from our foreign investments. Foreign currency market risk is the possibility that our results of operations or financial position could be better or worse than planned because of changes in foreign currency exchange rates. We primarily hedge our foreign currency risk by borrowing in the currencies in which we invest, thereby providing a natural hedge. We continuously evaluate our foreign currency risk and may in the future use derivative financial instruments, such as currency exchange swaps, foreign currency collars, and foreign currency forward contracts with financial counterparties to further mitigate such risk.

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Item 4. Controls and Procedures

VICI Properties Inc.

Evaluation of Disclosure Controls and Procedures

VICI maintains disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) designed to provide reasonable assurance that information required to be disclosed in reports filed under the Exchange Act is recorded, processed, summarized and reported within the specified time periods, and is accumulated and communicated to VICI’s management, including VICI’s principal executive officer and principal financial officer, as appropriate, to allow timely decisions regarding required disclosure.

VICI’s management has evaluated, under the supervision and with the participation of our principal executive officer and principal financial officer, the effectiveness of our disclosure controls and procedures pursuant to Exchange Act Rule 13a-15(e) as of the end of the period covered by this report. Based upon this evaluation, VICI’s principal executive officer and principal financial officer concluded that VICI’s disclosure controls and procedures were effective as of the end of the period covered by this report.

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financial officer concluded that VICI’s disclosure controls and procedures were effective as of the end of the period covered by this report.

Changes in Internal Control Over Financial Reporting

There have been no changes in VICI’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) that occurred during the three months ended ~~March~~June 3130, 2025, that have materially affected, or are reasonably likely to materially affect, VICI’s internal control over financial reporting.

VICI Properties L.P.

Evaluation of Disclosure Controls and Procedures

VICI LP maintains disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) of the Exchange Act) designed to provide reasonable assurance that information required to be disclosed in reports filed under the Exchange Act is recorded, processed, summarized and reported within the specified time periods, and is accumulated and communicated to our management, including VICI LP’s principal executive officer and principal financial officer, as appropriate, to allow timely decisions regarding required disclosure.

VICI LP’s management has evaluated, under the supervision and with the participation of VICI LP’s principal executive officer and principal financial officer, the effectiveness of VICI LP’s disclosure controls and procedures pursuant to Exchange Act Rule 13a-15(e) as of the end of the period covered by this report. Based upon this evaluation, VICI LP’s principal executive officer and principal financial officer concluded that VICI LP’s disclosure controls and procedures were effective as of the end of the period covered by this report.

Changes in Internal Control Over Financial Reporting

There have been no changes in VICI LP’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) that occurred during the three months ended ~~March~~June 3130, 2025, that have materially affected, or are reasonably likely to materially affect, VICI LP’s internal control over financial reporting.

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PART II. OTHER INFORMATION

Item 1. Legal Proceedings

The information contained under the heading “Litigation” in Note 10 - Commitments and Contingent Liabilities to our Financial Statements included in this report is incorporated by reference into this Item 1.

Item 1A. Risk Factors

A description of certain factors that may affect our future results and risk factors is set forth in our Annual Report on Form 10-K for the year ended December 31, 2024, and is incorporated by reference into this Item 1A. There have been no material changes to those factors for the ~~three~~six months ended ~~March~~June 3130, 2025.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

(a) Unregistered Sales of Equity Securities and Use of Proceeds

Not applicable.

(b) Use of Proceeds from Registered Securities

Not applicable.

VICI Properties Inc.

During the three months ended ~~March~~June 3130, 2025, certain employees surrendered shares of common stock owned by them to VICI to satisfy their statutory minimum federal and state income tax obligations associated with the vesting of shares of restricted common stock issued under our stock incentive plan. The following table summarizes such common stock repurchases during the three months ended ~~March~~June 3130, 2025:

Period	Total Number of Shares Purchased	Average Price Paid per Share		Total Number Of Shares Purchased As Part Of Publicly Announced Plans Or Programs	Maximum Number Of Shares That May Yet Be Purchased Under The Plans Or Programs
January 1, 2025 through January 31, 2025	—	$	—	—	—
April 1, 2025 through April 30, 2025	—	$	—	—	—
February 1, 2025 through February 28, 2025 (1)	233,942	30.67		—	—
May 1, 2025 through May 31, 2025	—	—		—	—
March 1, 2025 through March 31, 2025	—	—		—	—
June 1, 2025 through June 30, 2025 (1)	1,360	31.71		—	—
Total	~~233~~1,~~942~~360	$	3031.6771	—	—

__________________________

(1) All shares of common stock were surrendered by certain employees to VICI to satisfy their statutory minimum federal and state income tax obligations associated with the vesting of performance-based restricted stock units and shares of restricted common stock issued under our stock incentive plan.

VICI Properties L.P.

During the three months ended ~~March~~June 3130, 2025, VICI LP did not repurchase any equity securities registered pursuant to Section 12 of the Exchange Act.

Item 3.Defaults Upon Senior Securities

None.

Item 4.Mine Safety Disclosures

Not applicable.

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Item 5.Other Information

Rule 10b5-1 Trading Arrangements

During the three months ended ~~March~~June 3130, 2025, no director or officer of the Company adopted or terminated a “Rule 10b5-1 trading arrangement” or “non-Rule 10b5-1 trading arrangement,” as each term is defined in Item 408(a) of Regulation S-K.

ATM Prospectus Supplement

In connection with the filing of a prospectus supplement relating to the Company’s ATM Program on April 30, 2025, the Company is filing as Exhibit 5.1 hereto an opinion of its counsel, Hogan Lovells US LLP, regarding the legality of the securities being registered thereunder.

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Item 6.Exhibits

Incorporated by Reference

ExhibitNumber

Exhibit Description

Filed Herewith

Form

Exhibit

Filing Date

4.1

Fourth Supplemental Indenture, dated as of April 7, 2025, between VICI Properties L.P. and UMB Bank, National Association, as trustee.

8-K

4.2

4/7/2025

4.2

Form of Global Note representing the 4.750% Senior Notes due 2028 (included in Exhibit 4.1).

8-K

4.3

4/7/2025

4.3

Form of Global Note representing the 5.625% Senior Notes due 2035 (included in Exhibit 4.1).

8-K

4.4

4/7/2025

5.1

Opinion of Hogan Lovells US LLP with respect to the legality of the shares of Common Stock

10.1

Thirteenth Amendment to Regional Lease, dated as of June 27, 2025, by and among the entities listed on Schedules A and B thereto.

10.1

Credit Agreement, dated as of February 3, 2025, by and among VICI Properties L.P., as Borrower, the financial institutions party thereto as lenders, and Wells Fargo Bank, N.A., as Administrative Agent.

8-K

10.1

2/4/2025

23.1

Consent of Hogan Lovells US LLP (included in Exhibit 5.1)

31.1

VICI Properties Inc. Certification of Principal Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2

VICI Properties Inc. Certification of Principal Financial Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.3

VICI Properties L.P. Certification of Principal Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.4

VICI Properties L.P. Certification of Principal Financial Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1

VICI Properties Inc. Certification of Principal Executive Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

32.2

VICI Properties Inc. Certification of Principal Financial Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

32.3

VICI Properties L.P. Certification of Principal Executive Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

32.4

VICI Properties L.P. Certification of Principal Financial Officer Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

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Inline XBRL Taxonomy Extension Label Linkbase Document

101.PRE

Inline XBRL Taxonomy Extension Presentation Linkbase Document

104

Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101)

* Furnished herewith

5861

Table of Contents

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

VICI PROPERTIES INC.

Signature

Title

Date

/s/ EDWARD B. PITONIAK

Chief Executive Officer and Director

~~April~~July 30, 2025

Edward B. Pitoniak

(Principal Executive Officer)

/s/ DAVID A. KIESKE

Chief Financial Officer

~~April~~July 30, 2025

David A. Kieske

(Principal Financial Officer)

/s/ GABRIEL F. WASSERMAN

Chief Accounting Officer

~~April~~July 30, 2025

Gabriel F. Wasserman

(Principal Accounting Officer)

VICI PROPERTIES L.P.

Signature

Title

Date

/s/ EDWARD B. PITONIAK

Chief Executive Officer and Director

~~April~~July 30, 2025

Edward B. Pitoniak

(Principal Executive Officer)

/s/ DAVID A. KIESKE

Chief Financial Officer

~~April~~July 30, 2025

David A. Kieske

(Principal Financial Officer)

/s/ GABRIEL F. WASSERMAN

Chief Accounting Officer

~~April~~July 30, 2025

Gabriel F. Wasserman

(Principal Accounting Officer)

5962

Filing Compare · VICI PROPERTIES INC.