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Side-by-side financial comparison of Public Storage (PSA) and Vici Properties (VICI). Click either name above to swap in a different company.
Public Storage is the larger business by last-quarter revenue ($1.2B vs $1.0B, roughly 1.2× Vici Properties). Vici Properties runs the higher net margin — 59.7% vs 41.7%, a 18.0% gap on every dollar of revenue. On growth, Vici Properties posted the faster year-over-year revenue change (3.8% vs 3.3%). Over the past eight quarters, Vici Properties's revenue compounded faster (3.2% CAGR vs 2.5%).
Public Storage, headquartered in Glendale, California, is a real estate investment trust that invests in self storage. It is the largest brand of self-storage services in the US and owns approximately 9% of the self storage square footage in the U.S. As of December 31, 2024, the company operated 3,073 self-storage facilities containing an aggregate of 221 million net rentable square feet of space.
Vici Properties Inc. is an American real estate investment trust (REIT) specializing in casino and entertainment properties, based in New York City. It was formed in 2017 as a spin-off from Caesars Entertainment Corporation as part of its bankruptcy reorganization. It owns 54 casinos, hotels, and racetracks, four golf courses, and 38 bowling alleys around the United States and Canada.
PSA vs VICI — Head-to-Head
Income Statement — Q4 FY2025 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $1.2B | $1.0B |
| Net Profit | $507.1M | $604.8M |
| Gross Margin | — | 99.3% |
| Operating Margin | 40.7% | 60.2% |
| Net Margin | 41.7% | 59.7% |
| Revenue YoY | 3.3% | 3.8% |
| Net Profit YoY | -17.5% | -1.6% |
| EPS (diluted) | $2.59 | $0.57 |
Green = leading value per metric. Periods may differ when fiscal calendars don't align.
8-Quarter Revenue & Profit Trend
Side-by-side quarterly history. Quarters aligned by calendar period so offset fiscal years line up.
| Q4 25 | $1.2B | $1.0B | ||
| Q3 25 | $1.2B | $1.0B | ||
| Q2 25 | $1.2B | $1.0B | ||
| Q1 25 | $1.2B | $984.2M | ||
| Q4 24 | $1.2B | $976.1M | ||
| Q3 24 | $1.2B | $964.7M | ||
| Q2 24 | $1.2B | $957.0M | ||
| Q1 24 | $1.2B | $951.5M |
| Q4 25 | $507.1M | $604.8M | ||
| Q3 25 | $511.1M | $762.0M | ||
| Q2 25 | $358.4M | $865.1M | ||
| Q1 25 | $407.8M | $543.6M | ||
| Q4 24 | $614.6M | $614.6M | ||
| Q3 24 | $430.3M | $732.9M | ||
| Q2 24 | $518.1M | $741.3M | ||
| Q1 24 | $508.9M | $590.0M |
| Q4 25 | — | 99.3% | ||
| Q3 25 | — | 99.3% | ||
| Q2 25 | — | 99.3% | ||
| Q1 25 | — | 99.4% | ||
| Q4 24 | — | 99.3% | ||
| Q3 24 | — | 99.3% | ||
| Q2 24 | — | 99.3% | ||
| Q1 24 | — | 99.3% |
| Q4 25 | 40.7% | 60.2% | ||
| Q3 25 | 42.3% | 77.2% | ||
| Q2 25 | 30.4% | 88.3% | ||
| Q1 25 | 34.8% | 55.9% | ||
| Q4 24 | 52.4% | 64.2% | ||
| Q3 24 | 36.7% | 77.4% | ||
| Q2 24 | 44.6% | 79.0% | ||
| Q1 24 | 44.3% | 63.2% |
| Q4 25 | 41.7% | 59.7% | ||
| Q3 25 | 41.8% | 75.6% | ||
| Q2 25 | 29.8% | 86.4% | ||
| Q1 25 | 34.5% | 55.2% | ||
| Q4 24 | 52.2% | 63.0% | ||
| Q3 24 | 36.2% | 76.0% | ||
| Q2 24 | 44.2% | 77.5% | ||
| Q1 24 | 44.0% | 62.0% |
| Q4 25 | $2.59 | $0.57 | ||
| Q3 25 | $2.62 | $0.71 | ||
| Q2 25 | $1.76 | $0.82 | ||
| Q1 25 | $2.04 | $0.51 | ||
| Q4 24 | $3.22 | $0.58 | ||
| Q3 24 | $2.16 | $0.70 | ||
| Q2 24 | $2.66 | $0.71 | ||
| Q1 24 | $2.60 | $0.57 |
Balance Sheet & Financial Strength
Snapshot of each company's liquidity, leverage and book value from the latest quarter.
| Metric | | |
|---|---|---|
| Cash + ST InvestmentsLiquidity on hand | $318.1M | $608.0M |
| Total DebtLower is stronger | $10.3B | $16.8B |
| Stockholders' EquityBook value | $9.2B | $27.8B |
| Total Assets | $20.2B | $46.7B |
| Debt / EquityLower = less leverage | 1.11× | 0.60× |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $318.1M | $608.0M | ||
| Q3 25 | $296.5M | $507.5M | ||
| Q2 25 | $1.1B | $233.0M | ||
| Q1 25 | $287.2M | $334.3M | ||
| Q4 24 | $447.4M | $524.6M | ||
| Q3 24 | $599.0M | $355.7M | ||
| Q2 24 | $542.3M | $347.2M | ||
| Q1 24 | $271.6M | $514.9M |
| Q4 25 | $10.3B | $16.8B | ||
| Q3 25 | $10.0B | $16.8B | ||
| Q2 25 | $10.4B | $16.9B | ||
| Q1 25 | $9.4B | $16.8B | ||
| Q4 24 | $9.4B | $16.7B | ||
| Q3 24 | $9.5B | $16.7B | ||
| Q2 24 | $9.4B | $16.7B | ||
| Q1 24 | $9.1B | $16.7B |
| Q4 25 | $9.2B | $27.8B | ||
| Q3 25 | $9.3B | $27.7B | ||
| Q2 25 | $9.4B | $27.0B | ||
| Q1 25 | $9.6B | $26.6B | ||
| Q4 24 | $9.7B | $26.5B | ||
| Q3 24 | $9.6B | $26.1B | ||
| Q2 24 | $9.7B | $25.7B | ||
| Q1 24 | $9.9B | $25.4B |
| Q4 25 | $20.2B | $46.7B | ||
| Q3 25 | $20.1B | $46.5B | ||
| Q2 25 | $20.5B | $46.1B | ||
| Q1 25 | $19.6B | $45.5B | ||
| Q4 24 | $19.8B | $45.4B | ||
| Q3 24 | $19.8B | $44.9B | ||
| Q2 24 | $19.8B | $44.5B | ||
| Q1 24 | $19.6B | $44.2B |
| Q4 25 | 1.11× | 0.60× | ||
| Q3 25 | 1.08× | 0.61× | ||
| Q2 25 | 1.11× | 0.63× | ||
| Q1 25 | 0.99× | 0.63× | ||
| Q4 24 | 0.96× | 0.63× | ||
| Q3 24 | 0.99× | 0.64× | ||
| Q2 24 | 0.97× | 0.65× | ||
| Q1 24 | 0.91× | 0.66× |
Cash Flow & Capital Efficiency
How much cash each business actually produces after reinvestment. Cash flow is harder to manipulate than net income.
| Metric | | |
|---|---|---|
| Operating Cash FlowLast quarter | $733.6M | $691.9M |
| Free Cash FlowOCF − Capex | — | — |
| FCF MarginFCF / Revenue | — | — |
| Capex IntensityCapex / Revenue | — | — |
| Cash ConversionOCF / Net Profit | 1.45× | 1.14× |
| TTM Free Cash FlowTrailing 4 quarters | — | — |
8-quarter trend — quarters aligned by calendar period.
| Q4 25 | $733.6M | $691.9M | ||
| Q3 25 | $875.1M | $586.3M | ||
| Q2 25 | $872.7M | $639.9M | ||
| Q1 25 | $705.1M | $591.9M | ||
| Q4 24 | $768.6M | $644.1M | ||
| Q3 24 | $798.8M | $579.1M | ||
| Q2 24 | $895.3M | $614.6M | ||
| Q1 24 | $665.6M | $543.7M |
| Q4 25 | 1.45× | 1.14× | ||
| Q3 25 | 1.71× | 0.77× | ||
| Q2 25 | 2.43× | 0.74× | ||
| Q1 25 | 1.73× | 1.09× | ||
| Q4 24 | 1.25× | 1.05× | ||
| Q3 24 | 1.86× | 0.79× | ||
| Q2 24 | 1.73× | 0.83× | ||
| Q1 24 | 1.31× | 0.92× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
PSA
| Self Storage Operations | $1.1B | 93% |
| Ancillary Operations | $86.9M | 7% |
VICI
| Fixed Rent | $504.3M | 50% |
| Other | $478.4M | 47% |
| Contingent Rent | $30.4M | 3% |
