Gaming and Leisure Properties, (GLPI) Stock Price & How to Invest

Gaming and Leisure Properties is a real estate investment trust that owns the physical property, land, buildings, and parking, underneath casinos and gaming facilities, then leases it back to the companies that actually run the gaming operations. It uses long-term triple-net master leases, meaning tenants cover taxes, insurance, and maintenance, and most leases carry fixed or CPI-linked rent escalators plus rent-coverage covenants. As of the end of 2025, GLPI owned interests in 69 gaming and related facilities across 20 states, all 100% occupied, making it one of the two dominant landlords in US gaming real estate alongside VICI Properties. Roughly 97% of its cash rent comes from five tenants: PENN Entertainment (its largest, spun off from in 2013), Caesars, Boyd, Cordish, and Bally's.

The investment picture is that of a specialized net-lease REIT built for income. GLPI collects predictable, contractually escalating rent and passes most of it through to shareholders as dividends, funding new growth by buying additional casino properties in sale-leaseback deals and financing tenant developments. In Q1 2026 it reported record total revenue of about $420 million (up 6.3% year over year), adjusted funds from operations (AFFO) of roughly $297 million or $1.02 per diluted share, and it raised full-year 2026 AFFO guidance to about $4.08 to $4.12 per share. It pays a quarterly dividend of $0.78 (about $3.12 annualized), and with a market value near $13 billion the shares yield roughly 7%.

GLPI depends on a small number of tenants, with about 97% of cash rent coming from just five operators, so financial trouble at PENN, Caesars, Boyd, Cordish, or Bally's would directly threaten rent collection. As a REIT that borrows to buy properties, it is sensitive to interest rates: higher rates raise its cost of capital, can compress the spread on new acquisitions, and make its yield less attractive versus bonds. Its regional-casino tenants are exposed to consumer discretionary spending, competition from new casinos and online gaming, and regional economic softness. Growth also relies on continued sale-leaseback deal flow, which can slow if financing is expensive or tenants have fewer assets to monetize, and the stock's persistent discount to VICI may not close.

23 analysts publish price targets on GLPI, averaging $53.52 against a $41.80 price as of September 2026, or +28.0%. The published targets run from $45.00 to $63.00, a moderate spread, and the ratings split 16 buy, 7 hold, 1 sell. Over the last six months there have been 4 raises and 8 cuts among the published actions. A price target is what an analyst published on a date, not a prediction, and sell-side ratings skew positive across the whole market.

Read the full GLPI forecast and price target for the target table, the recent rating actions by firm, and how the consensus has shifted.

We give no verdict on Gaming and Leisure Properties,. Both cases are real, which is why the question is contested at all, so here is the strongest version of each.

The case for buying. High, contractually backed dividend. GLPI's central appeal is income. The most optimistic published target, $63.00, assumes this works close to its best case.

The case against. GLPI depends on a small number of tenants, with about 97% of cash rent coming from just five operators, so financial trouble at PENN, Caesars, Boyd, Cordish, or Bally's would directly threaten rent collection. The most pessimistic target, $45.00, is roughly what GLPI is worth if this bites instead.

Read the full bull and bear case on GLPI, including what would have to change to break either one. Walnut is not an investment adviser.

No. Gaming and Leisure Properties, (GLPI) has not split its stock in the last 10 years. That is a statement about the window we check rather than about the company’s entire history, so an older split is possible. It also matters less than it once did: fractional shares mean a high price per share no longer keeps smaller investors out, which removed most of the practical reason to split.

A simple financial snapshot. These are approximations and refresh quarterly; for current figures see Gaming and Leisure Properties,'s investor relations page or your broker.

• Total revenue (Q1 2026): ~$420 million (up ~6.3% YoY)
• AFFO (Q1 2026): ~$297 million (~$1.02 per diluted share)
• 2026 AFFO guidance: ~$4.08 to $4.12 per share
• Dividend: ~$3.12 annualized (~$0.78/quarter)
• Dividend yield: ~7%
• Market cap: ~$13 billion
• Forward price-to-AFFO: ~10.5x

GLPI is valued like an income-focused net-lease REIT, trading around 10.5x forward AFFO with a yield near 7%, roughly in line with peer VICI on multiple but at a persistent discount that reflects its heavier regional-casino tenant mix. Because it distributes most of its rental cash flow, the durability of tenant rent and the level of interest rates drive the shares far more than headline growth. Figures are approximate and based on Q1 2026 results and 2026 guidance.

These are the investment theses GLPI naturally fits into. Each links to a full theme guide listing every other stock that belongs and the ETFs commonly used as a passive proxy.

Other names that sit close to GLPI: same theme, named as a direct competitor, or held beside it in the same funds. Each entry says which. Worth a look if you are thinking about diversification within a thesis rather than concentration on one ticker.

There are three common ways to get GLPI exposure. Buy shares (or fractional shares) directly at any major broker. Hold an ETF that includes it, which spreads the position across many companies. Or build it into a focused thematic portfolio, so GLPI sits alongside other stocks that express the same thesis.

Walnut takes the portfolio route. Describe a thesis where GLPI fits (for example “AI infrastructure” or “dividend-growth large-caps”) and the AI proposes 5 to 6 constituents with target weights. You review the plan and fund it through your own broker when you're ready.

New to this? Start with how to invest in stocks, see how to analyze a stock with AI, or compare the best AI stock analyzers.

GLPI is an income-oriented gaming real-estate REIT whose returns are driven mostly by its roughly 7% dividend and steady, escalator-linked rent from a handful of large casino tenants, so tenant credit quality, interest rates, and the discount to peer VICI matter far more than fast growth.

Whether GLPI is worth buying today depends more on your time horizon and what you already hold than on any single call. We walk through valuation, what would have to go right, and the risks in is GLPI a buy or a sell?, and where the stock could go from here in the GLPI stock forecast.

For income investors, whether GLPI pays a dividend and how the payout looks is covered in does GLPI pay a dividend? And to weigh GLPI against a peer, read the full side-by-side comparisons: GLPI vs CHDN and GLPI vs CZR.