Gaming & Leisure Properties (GLPI) fair value: what the stock is really worth
As of Nov 6, 2026: fair value (intrinsic value) of Gaming & Leisure Properties stock $63.13, price $38.89, upside +62.3%, quality 54 out of 100. Rating: strongly undervalued. Calculated from audited financials with 16 of our 26 valuation models and 37 quality factors, updated daily.
69 individual criteria per stock, every one traceableSee the method →
Price vs Fair Value
White line = price, green steps = our fair value per fiscal year. As of Nov 6, 2026.
How to read this chart
60‑month range $32.19 – $48.18 · fair‑value band $28.54 – $106.44 · the $38.89 price screens below the $63.13 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). As of Nov 6, 2026.
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Gaming and Leisure Properties, Inc. is engaged in the business of acquiring, financing, and owning real estate property to be leased to gaming operators in triple-net lease arrangements, pursuant to which the tenant is responsible for all facility maintenance, insurance required in connection with the leased properties and the business conducted on the leased properties, taxes levied on or with respect to the leased properties and all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties.
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Gaming and Leisure Properties, Inc. was established on February 13th, 2013, incorporated in 2013 in Pennsylvania in and is based in Wyomissing, United States.
Stock analysis
Gaming & Leisure Properties (GLPI) currently trades at $38.89, while our model-based Fair Value estimate is $63.13, implying the stock looks roughly 38% undervalued today.
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Valuation
Bull case: the DCF Models group reads highest at a median of $69.59 per share, and 8 of the 16 models we run sit above the $38.89 price.
Bear case: the Asset-Based group reads lowest at $8.74, and 8 of the 16 models stay below the price. Data coverage for this calculation is high.
Scenario range: $28.54 (bear) to $106.44 (bull), the price of $38.89 sits inside it. Bear and bull are the same models on cautious and optimistic assumptions, a range, not a price target.
Quality & growth
The Quality Score stands at 54/100 (solid quality), in the Real Estate sector.
Expensive Growth: The company is growing, but growth may require heavy reinvestment or weak cash conversion.
Gaming & Leisure Properties reported revenue of $1.6B in FY2025 versus $1.2B in FY2021, a compound +7.0%/yr. Reported net income was $825M in FY2025, compounding +11.5%/yr from FY2021.
Key figures
Market cap $10.9B Large · P/E ratio 11.0 · P/S ratio 6.43 · EPS (TTM) $3.42 · Dividend yield 8.1% · Net margin 55.2% · Return on equity 18.7% · Return on assets (EBIT) 8.8% (5-year average).
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 72 out of 100 (medium confidence).
What moves the price
The share trades about 19% below its 52-week high and 3% above its 52-week low, currently below its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −27% fair-value upside, at 62%, GLPI screens cheaper than that median.
Fair Value models
Bear$28.54Fair Value $63.13Bull$106.44
Price $38.89 · Upside +62.3%
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above starts from their evidence-weighted blend, not from a single model. In cyclical trough or peak years, after dilution or a stock split it is adjusted afterwards, so it can sit above or below the models. Based on fiscal year 2025 figures (about 10 months old). Earnings retained since then ($0.2222 per share) are deliberately not added.Bear ⓘBear = the cautious scenario: the same model computed with conservative anchors (lower growth, margins and valuation multiples). Together with Bull it frames a plausible valuation range, not a price target.BaseBull ⓘBull = the optimistic scenario: the same model computed with favourable anchors (higher growth, margins and valuation multiples). Together with Bear it frames a plausible valuation range, not a price target. If a model's bull case is above four times its base value, the table shows that limit with a > sign (like the overall Bull above): beyond it no assumption holds.Coverage ⓘCoverage = how well-backed THIS model's estimate is for this stock (0–100): how complete and reliable its input data are, and how well the model fits the company. The final Fair Value is an evidence-weighted blend, so better-evidenced models count more. Green ≥70, amber 50–69, grey below 50.
In the last 6 months, one officer or director bought shares worth $422,400, on Aug 18, 2026. Over the same period, one person sold shares worth $144,960.
BuyEarl C ShanksDirector10,000 shares at $42.24$422,400Aug 18, 2026
SaleE Scott UrdangDirector2× since Feb 23, 2026: 7,000 shares, avg. $47.78$334,440Jun 10, 2026
SaleDesiree A. BurkeCFO and Treasurer9,804 shares at $49.02$480,592Feb 27, 202610b5-1 plan
SaleBrandon John MoorePresident, COO, and Secretary18,374 shares at $48.05$882,866Feb 24, 202610b5-1 plan
SaleSteven LadanySVP Chief Development Officer2× since Dec 31, 2025: 36,864 shares, avg. $44.78$1.7MJan 7, 202610b5-1 plan
Sales are often planned (taxes, diversification, 10b5-1 plans). Purchases with their own money are seen as the stronger sign. For information only: not part of the quality score or Fair Value.
Growth Quality ⓘGrowth is valuable only when reinvestment earns attractive returns (Aswath Damodaran): sustainable growth depends on return on capital, reinvestment and efficiency. Basis: total company revenue over the periods shown on the cards (3Y/5Y/all years), not per share, so a merger can show up as a growth jump; per-share earnings growth is in the value-creation card.62/100
The company is growing, but growth may require heavy reinvestment or weak cash conversion.
Revenue growth 1 year
+4.1%
Revenue growth 3 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+6.7%
Revenue growth 5 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+6.7%
Start year 2020 (pandemic). Over 10 years: +10.7% a year
Revenue growth 14 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+14.8%
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What shareholders gained per year (last 5 years) ⓘWhat the business itself delivers per year: earnings growth per share plus the dividend yield. This is what you get IF the market keeps valuing the stock the same way: it contains no assumption about the market changing its mind. Computed per share, so buybacks count and a merger does not pass as growth. For a company that pays no dividend it is pure earnings growth per share. Period: earnings growth per share as CAGR over the last 5 reported fiscal years (annual statements), plus the current dividend yield. The start value is the median of the three years around the start, so a single crisis year (a pandemic or a write-down) does not distort the rate. Basis: adjusted.
+14.2%
Earnings growth per share plus dividend.
Earnings per share, growth per year+6.1%
Dividend (yield on the price)8.1%
Pace: 5 vs 10 years ⓘTwo data points, not a trend model: earnings growth per share over the last 5 fiscal years against the last 10. Labelled "steady" when both rates are within 3 percentage points of each other, otherwise picking up or flattening. Shown only when ten years of history exist.5.5% vs 6.4%, steady
Profit margin 2020 to 2025 ⓘOperating margin then vs now, from reported annual statements. A falling margin after a boom year is the classic peak-earnings signal: the growth rate then leans on an inflated base.70% → 75%
Pace: the 5-year rate starts in 2020 (pandemic)
Growth Forecast
Price in line with expectations
The price assumes about as much growth as the company has delivered so far and about what analysts expect.
What the price assumes ⓘThis turns our valuation around: instead of asking what the share is worth, it asks what growth the current price requires. It uses the cash the company keeps after all spending (free cash flow), the same discount rate as our models, five years of growth, then slowing evenly to 2 % a year by year ten. Compared with the analysts' sales forecasts extended to the same five years (at least three analysts, for context only, it does not enter the Fair Value): within 3 percentage points counts as "in line" (amber), below that little optimism (green), above that a lot of optimism (red).
+7.7%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect ⓘAnalysts publish sales forecasts for the next two fiscal years. For the years after that, growth slows evenly to 2 % a year by year ten (2 % is the long-run rate our models use). Projected years are marked as such.
+6.0%
Yearly sales growth analysts expect, extended to five years.
After inflation (USA: IMF forecast 2.4% a year to 2030, 3.1% from 2016 to 2025) that is about +5.2% a year for the price and +3.5% for the forecasts.
News mood ⓘNews mood, the average tone of recent news (95 articles), rated against how stocks are usually covered. 🚀 Hype = unusually upbeat · 🙂 Positive = above average · 😐 Neutral = typical · 🙁 Negative = below average · 😨 Very negative = unusually downbeat. It reflects the tone of coverage, not our valuation.Hype
Recent news coverage is unusually upbeat, far more positive than stocks are typically covered.
AI conclusion: Lease stability from triple-net and master agreements across diversified regional assets forms the core strength, offset by elevated leverage where debt exceeds equity and weak signals on innovation and alignment.
Main risk: A default or financial distress at Penn Entertainment, which accounts for a large share of rent, could reduce rental income and strain lease coverage under the master leases.
Bull case: GLPI could leverage its geographic diversification and long-term master leases to attract new regional operators or expand into complementary experiential assets while maintaining stable rent collection.
Bear case: Major tenants facing sustained pressure from digital alternatives or operational issues could lead GLPI to lease restructurings, reduced rent coverage or difficulty refinancing its obligations while preserving its REIT structure.
GLPI focuses on a broad set of regional gaming assets across many states instead of heavy exposure to Las Vegas tourism swings. Triple-net leases shift all operating costs and maintenance to tenants while master lease terms help secure continued rent even during operator changes. With recent analyst target reductions highlighting macro and tenant risks, does the geographic spread deliver more stability than the market currently prices in?
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Peer GroupⓘHow this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.REIT - Specialty · 29 stocks
Beats the industry median on 11/15 measures
Overall it ranks above its industry peers.
Valuation
Quality Score54 · Below median
Fair Value upside+62.3% · Top 25%
Profitability
Return on equity (12 months)18.7% · Top 25%
Return on assets6.4% · Top 25%
Net margin (12 months)55.2% · Above median
Operating margin (12 months)69.6% · Above median
Growth and dividend
Revenue growth (quarter YoY)9.5% · Top 25%
Dividend yield (12 months)8.1% · Top 25%
Balance sheet
Debt / equity1.56× · Highest 25%
Valuation Multiplesvs REIT - Specialty median · lower = cheaper
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Is Gaming & Leisure Properties (GLPI) overvalued or undervalued?
As of Nov 6, 2026, our model estimates a fair value of $63.13 versus a price of $38.89, about +62% upside (undervalued).
What is the fair value of GLPI?
Our model-based fair value for Gaming & Leisure Properties is $63.13 (as of Nov 6, 2026), built from audited fundamentals. The current price: $38.89.
What is the quality score of GLPI?
Gaming & Leisure Properties has a Quality Score of 54/100. It measures business quality (profitability, growth, cash flow, balance-sheet strength, investment discipline, share issuance). Market factors such as price momentum and volatility do not enter the number; they are shown separately in the detail view.
What is the price target for Gaming & Leisure Properties (GLPI)?
Our model-based price target is the fair value of $63.13 (as of Nov 6, 2026) from 16 valuation models. Cautious scenario $28.54, optimistic scenario $106.44. It is a calculation from audited fundamentals, not an analyst target.
What is the Gaming & Leisure Properties stock forecast for 2026?
Our models put fair value at $63.13, about +62% upside versus a price of $38.89 (undervalued). Cautious scenario $28.54, optimistic scenario $106.44. The calculation is refreshed regularly with new filings.
What is the revenue of Gaming & Leisure Properties (GLPI)?
Gaming & Leisure Properties reported trailing-twelve-month revenue of about $1.7B (latest available figure, as of Nov 6, 2026).
Does Gaming & Leisure Properties pay a dividend?
Gaming & Leisure Properties currently shows a dividend yield of 8.13% relative to its recent price (as of Nov 6, 2026).
How much is the dividend of Gaming & Leisure Properties (GLPI) and when is the ex-dividend date?
Gaming & Leisure Properties pays a dividend of $3.16 per share a year, a dividend yield of 8.1%. The last ex-dividend date was Sep 11, 2026. A dividend has been paid every year since at least 2014. The payout ratio is 92.4% of earnings. Free cash flow covers the dividend 0.90 times. Our assessment: Watch coverage. The dividend isn’t fully covered by free cash flow or earnings, part of it is funded from reserves or debt. Fine for now, but worth watching: if it stays uncovered, the dividend could be cut.
What growth is priced into Gaming & Leisure Properties (GLPI)?
For today's price to be fair in a discounted-cash-flow model, Gaming & Leisure Properties would have to grow free cash flow by +7.7 % per year for five years (discount rate 8.5 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +6.7 % per year. As of Nov 6, 2026.
What discount rate (WACC) does the fair value of GLPI use?
Our models discount Gaming & Leisure Properties at 8.5 %: a base by market capitalisation (large), damped by beta 0.68, country premium for USA. The same rate applies in all 26 models.
What is a reverse DCF?
A reverse DCF turns the usual calculation around. Instead of deriving a value from assumptions, it takes today's price as given and asks: what free-cash-flow growth would a company have to deliver for exactly this price to be fair? The result is not a forecast but the expectation already priced in. For Gaming & Leisure Properties that is +7.7 % per year for five years, then slowing evenly to 2 % by year ten, using the same discount rate (8.5 %) and the same formula as our fair value.
How much growth has Gaming & Leisure Properties (GLPI) delivered so far?
Over the past 5 years revenue at Gaming & Leisure Properties grew +6.7 % a year. The price currently implies free-cash-flow growth of +7.7 % per year. Comparing the two shows how much confidence is in the price: if it demands more than has been delivered, the business has to accelerate for the maths to work.
How fast is the sector of Gaming & Leisure Properties (GLPI) growing?
The median revenue growth in the sector is +2.7 % a year. That is the yardstick for the growth priced into Gaming & Leisure Properties (+7.7 % per year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of Gaming & Leisure Properties (GLPI)?
The free-cash-flow yield on the price is 7.58 %: that much free cash flow Gaming & Leisure Properties produces per unit of market value. When it exceeds the discount rate of our models (8.5 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Gaming & Leisure Properties (GLPI)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Gaming & Leisure Properties it is $63.13 per share (as of Nov 6, 2026), against a price of $38.89. It is the blended result of 16 valuation models in 6 families (DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit).
Is Gaming & Leisure Properties stock overvalued or undervalued in 2026?
As of Nov 6, 2026, GLPI trades below its calculated fair value: price $38.89, fair value $63.13, a gap of about +62% (undervalued). The calculation is refreshed with each new quarterly report, so the verdict can change during the year.
Is fair value the same as the market price of GLPI?
No. The price is what the market pays today ($38.89); the fair value is what the company's own numbers justify ($63.13). For Gaming & Leisure Properties the two are $24.24 per share apart. That gap is exactly why we show both numbers side by side.
How much is Gaming & Leisure Properties worth?
The market values Gaming & Leisure Properties at about $10.9B (market capitalisation, as of Nov 6, 2026). Per share that is $38.89; our models calculate a fair value of $63.13 per share.
What do the bullish and bearish scenarios say about GLPI?
Our models span a range for Gaming & Leisure Properties: cautious scenario $28.54, base $63.13, optimistic $106.44 per share (as of Nov 6, 2026, price $38.89). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of GLPI?
Gaming & Leisure Properties trades at a price-to-earnings ratio of 11.0 (as of Nov 6, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of $63.13 is built from several models across several years. Median P/E at fiscal year-end, 6 fiscal years (2020 to 2025), reported earnings, FY2025 ex one-offs: 18.1. Other multiples: PEG 8.1, P/B 2.4, P/S 6.4, EV/EBITDA 11.1.
What is the PEG ratio of GLPI?
The PEG ratio of Gaming & Leisure Properties is 8.08 (P/E divided by earnings growth, as of Nov 6, 2026). That is above 1, so the growth is already paid for in the price.
How solid is the balance sheet of Gaming & Leisure Properties (GLPI)?
Balance-sheet figures for Gaming & Leisure Properties (as of Nov 6, 2026): return on equity 18.7%, debt of 1.56 per unit of equity. They feed the Quality Score of 54/100, which measures business quality independently of the share price.
How far is GLPI from its 52-week high?
Gaming & Leisure Properties trades at $38.89, about 19% below its 52-week high of $48.18 and 3% above the low of $37.59 (as of Nov 6, 2026). Distance from the high says nothing about value: that is what the fair value of $63.13 is for.
Which stocks are comparable to Gaming & Leisure Properties?
From the same area (Real Estate) we also value Equinix, Inc, American Tower Corporation, Digital Realty Trust, Inc, Crown Castle Inc, among others. Each of them has its own fair-value calculation on this site using the same models, so the comparison is like for like.
Is Gaming & Leisure Properties stock attractive at the current price?
The data as of Nov 6, 2026: price $38.89, calculated fair value $63.13 (+62%), Quality Score 54/100, from 16 models. Whether that fits your horizon and risk tolerance is your call. We provide the calculation, not investment advice.
How is the fair value of GLPI calculated?
We run Gaming & Leisure Properties through 16 models from 6 families: DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit. Every model gets the same audited fundamentals; the fair value of $63.13 builds on their evidence-weighted average, with the spread shown as a cautious and an optimistic scenario.
Is it still worth investing in stocks now?
The global stock market currently sits 13.0% above its aggregate fair value. Gaming & Leisure Properties currently trades 38% below its own fair value, and the market average says nothing about that. An expensive market is no reason to stay out and no reason to buy everything at once: keep a broad savings plan running, buy single stocks only with money you can do without, and hold part of your money liquid while the market is high. The full picture including sectors is on is it worth investing now.
What is the share price of Gaming & Leisure Properties (GLPI)?
The closing price on Nov 6, 2026 was $38.89. Our model-based fair value is $63.13, about +62% upside (undervalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Gaming & Leisure Properties right now?
The model range is unusually wide ($28.54 to $106.44). The outcome hinges heavily on assumptions, so read the point estimate with caution. Solid quality (54/100) at a price below fair value, the discount is the argument here, not the business quality. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Where does the earnings growth of Gaming & Leisure Properties (GLPI) come from?
Earnings per share at Gaming & Leisure Properties grew +7.9 % a year from 2014 to 2025. Broken into its drivers: revenue per share +1.5 %, EBIT margin +4.3 %, tax rate +0.3 %, residual (interest, one-offs) +1.6 %. The four rates multiply to the earnings growth rate, they do not add up. Start and end are three-year averages so a single exceptional year does not distort the result.
Key figures of Gaming & Leisure Properties
How large is the market capitalisation of Gaming & Leisure Properties (GLPI)?
The market capitalisation of Gaming & Leisure Properties is $10.9B. The stock-market value of the whole company: share price times number of shares. It is what the market asks for the entire business today.
What is the P/S ratio of Gaming & Leisure Properties (GLPI)?
The price-to-sales ratio of Gaming & Leisure Properties is 6.43 (last twelve months). Price to sales: market value relative to yearly revenue. Useful when profit is thin or distorted.
What are the earnings per share of Gaming & Leisure Properties (GLPI)?
Earnings per share at Gaming & Leisure Properties are $3.42 (price ÷ EPS = P/E 11.0). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Gaming & Leisure Properties (GLPI)?
The dividend yield of Gaming & Leisure Properties is 8.1% (payout 92.4%). Yearly dividend relative to the share price. 3% pays 3 per 100 invested. Below: how much of profit is used for it.
What is the net margin of Gaming & Leisure Properties (GLPI)?
The net margin of Gaming & Leisure Properties is 55.2% (last twelve months). How much of every unit of revenue ends up as profit. 10% means 10 cents of profit per dollar of sales.
What is the return on equity of Gaming & Leisure Properties (GLPI)?
The return on equity (ROE) of Gaming & Leisure Properties is 18.7% (last twelve months). Profit relative to shareholders' equity, how efficiently the company works with its owners' money.
What is the EBIT return on assets of Gaming & Leisure Properties (GLPI)?
On an EBIT basis the return on assets of Gaming & Leisure Properties is 8.8% (avg 5y). Operating profit (EBIT) relative to everything the company owns, as a multi-year average. It describes the business model rather than one good or bad year.
What is the operating margin of Gaming & Leisure Properties (GLPI)?
The operating margin of Gaming & Leisure Properties is 69.6% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Gaming & Leisure Properties (GLPI)?
Revenue at Gaming & Leisure Properties is growing +9.5% versus a year earlier (3y avg +6.7%). How much revenue grew versus a year earlier (YoY). The 3-year average next to it puts the single year in context.
How fast are earnings growing at Gaming & Leisure Properties (GLPI)?
Earnings per share at Gaming & Leisure Properties are growing −16.5% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Gaming & Leisure Properties (GLPI) carry?
The net debt of Gaming & Leisure Properties is $7.6B (fiscal year 2025, ≈ 9.2 yrs of FCF). Debt minus cash on hand. The note shows how many years of free cash flow could in theory pay it off.
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Broad data
Nov 6, 2026