Gaming and Leisure Properties

GLPI · Nasdaq · Real Estate · Financials, fiscal 2016 to 2025

GLPI · Last close · October 26, 2026

$39.39

Value Gaming and Leisure Properties yourself

Gaming and Leisure Properties' revenue rose 4.1% to $1.6 billion in fiscal 2025. Its operating margin was 75.3%, up from 73.8% a year earlier. Free cash flow was $825 million, down 23.1%. It paid out $872 million in dividends and buybacks, 106% of free cash flow. The diluted share count rose 2.4%.

Gaming and Leisure Properties, Inc. Latest fiscal year ended December 31, 2025 10-K filed February 19, 2026 · 0001575965-26-000032 Updated October 17, 2026

Revenue

$1.6B

4.1%

Operating margin

75.3%

1.5 pts

Net income

$825M

5.2%

Free cash flow

$825M

23.1%

Return on capital

10.2%

0.1 pts

Market cap

$11.3B

Oct 26 close

P/E

11.5x

On $3.42 EPS, 4 qtrs

Operating margin is operating income as a share of revenue. Free cash flow is cash from operations minus capital spending. Return on capital is after-tax operating income as a share of the money invested in the business: debt plus equity, minus cash. Market cap is the last closing share price times the latest diluted share count, so it is approximate. P/E is the last close divided by diluted earnings per share over the last four quarters, or the latest fiscal year where the quarters aren't available; there is none when the company made a loss.

Charts show fiscal years, from the 10-K filings.

Revenue and margins

Revenue

US$ billions, fiscal years

Margins

Percent of revenue

GrossOperatingNetFree cash flow

Net income and earnings per share

From fiscal 2016 to 2025, earnings per share grew 7.0% a year and net income 12.4% a year, as new shares raised the share count by 55% and diluted each share's earnings.

Net income

US$ billions, fiscal years; loss years in red.

Diluted earnings per share

US$ per share, fiscal years, restated for any stock splits; loss years in red.

Returns on capital

Return on capital and on equity

Percent. Return on capital is after-tax operating income over the money invested in the business (debt plus equity, minus cash); return on equity is net income over shareholders' equity. Both use the average of opening and closing balances.

Return on capitalReturn on equity

Cash flow

Free cash flow

US$ billions. Cash from operations minus capital expenditure; negative years in red.

Payouts and share count

Dividends and buybacks

US$ billions, cash paid in each fiscal year

DividendsShare buybacks

Diluted share count

Weighted-average diluted shares, millions

Valuation

Two ways to value Gaming and Leisure Properties yourself, both starting from its filings: a discounted cash flow model and the price-to-earnings method.

Discounted cash flow (DCF)

A discounted cash flow (DCF) model values a business as the cash it may generate in future, discounted back to today. The starting figures come from Gaming and Leisure Properties' 10-K (or, for net cash and shares, its latest 10-Q) and the assumptions are yours: start from one of three example scenarios, then change any figure to see what it implies for a share, and how that compares with the last share price.

Value per share on three example scenarios, from Gaming and Leisure Properties' fiscal 2025 free cash flow of $825M, net cash of −$7.0B at December 31, 2025 and 280 million diluted shares, from its filings. The scenarios are fitted to Gaming and Leisure Properties: the base scenario's growth in years 1 to 5 is its revenue growth over the last 3 years, 6.7% a year; the cautious and optimistic ones are lower and higher, and growth in years 6 to 10 is halfway to the long-run rate. The base scenario's discount rate is 9% for a business of moderate risk (Other Specialized REITs); the cautious and optimistic ones use a point more and a point less. Select one to load it into the calculator. These are the model's arithmetic on those assumptions, not a forecast or a price target.

From the filings

Starting free cash flow, US$ millions

Cash from operations minus capital spending in fiscal 2025.

Net cash, US$ millions

Cash and short-term investments minus debt and finance leases at December 31, 2025. Negative means net debt.

Diluted shares, millions

Weighted-average diluted shares in fiscal 2025.

Your assumptions

Start from

Fitted to Gaming and Leisure Properties's own revenue growth, as above. Cautious: growth of 3.5% then 3% a year, 2% after year 10, a 10% discount rate. Base: growth of 6.5% then 4.5% a year, 2.5% after year 10, a 9% discount rate. Optimistic: growth of 10% then 6.5% a year, 3% after year 10, a 8% discount rate.

Free cash flow growth, years 1 to 5 (% a year)

Free cash flow growth, years 6 to 10 (% a year)

Growth after year 10 (% a year)Long-run growth forever after year 10. Usually close to inflation, and always below the discount rate.

Discount rate (% a year)The yearly return an investor wants for the risk. A higher rate gives a lower value.

Value per share on these assumptions

—

Last close, October 26, 2026: $39.39
Value on these assumptions, against the last close: —

Cash flows in years 1 to 10, valued today: —
Everything after year 10, valued today: —
Plus net cash: —
Share of value from after year 10: —

Projected free cash flow

US$ billions. Each column is one year's projected free cash flow, split into what it is worth today and the part removed by discounting.

Value todayRemoved by discounting

How the value changes with two assumptions

Value per share in US$, with the growth rates above. The highlighted cell matches the current assumptions.

How the model works. Free cash flow grows at the first rate for five years and the second rate for five more, and each year is discounted at the discount rate. Everything after year 10 is valued as year-10 cash flow × (1 + growth after year 10) ÷ (discount rate − growth after year 10), discounted back ten years. Net cash is added and the total is divided by diluted shares. The result depends entirely on the assumptions. It is not a forecast, a price target or a recommendation. The last close is the consolidated US closing price, from Databento.

Price-to-earnings (P/E) method

Another common way to value a company is to multiply its earnings per share by a price-to-earnings (P/E) multiple: the number of years of today's earnings an investor pays for a share. A higher multiple usually means investors expect earnings to grow. Choose a multiple, for example from similar companies, to see the value it gives.

Careful. Gaming and Leisure Properties' P/E today, 11.5×, is less than half the example multiple. A gap that wide usually means one of two things: its latest earnings include large one-off items, such as a tax benefit or a gain on a sale, or investors expect its earnings to fall. Either way the examples can mislead, so they aren't set against the share price. Check the earnings in its latest filings before using them.

Value per share on three example scenarios, from Gaming and Leisure Properties' earnings per share of $3.42 (over the last four quarters). Each grows earnings for a year at the cash flow scenarios' rates and applies a multiple to next year's earnings: 28.1×, the middle of Gaming and Leisure Properties' own P/E today, its peers' median and its sector's median (the Real Estate median) for the base scenario, 20% less and more for the cautious and optimistic ones. The price is brought back a year at 10%, 9% and 8%. Select one to load it into the calculator. These are the model's arithmetic on those assumptions, not a forecast or a price target.

Earnings per share, US$

Diluted earnings per share over the four quarters to June 30, 2026, from the 10-Qs and 10-K.

P/E multiple

P/E today is the last close divided by the latest earnings per share, the four quarters' where available. Peers: Lamar Advertising, EPR Properties, Iron Mountain, Camden Property Trust.

Earnings growth in the years ahead (% a year) Starts at Gaming and Leisure Properties' revenue growth over the last 3 years, 6.7% a year, as the base scenario does.

Earnings per share in the years ahead, US$

Year 1Year 2Year 3Year 4Year 5

Type your own estimate for any year; the years after it carry on at the growth rate.

Apply the multiple to earnings

A multiple on a future year's earnings gives the price then, brought back to today at the discount rate below.

Discount rate (% a year) The yearly return an investor wants for the risk, as in the cash flow model.

Value per share today at this multiple

—

Last close, October 26, 2026: $39.39
Value at this multiple, against the last close: —
Gaming and Leisure Properties' P/E at the last close: 11.5×

Company	Last close	Earnings per share	P/E today
Iron MountainIRM	$113.08	$1.40	80.8×
Camden Property TrustCPT	$102.00	$3.02	33.8×
Lamar AdvertisingLAMR	$157.01	$5.48	28.7×
EPR PropertiesEPR	$56.40	$3.12	18.1×
Gaming and Leisure PropertiesGLPI	$39.39	$3.42	11.5×

How the P/E method works. Value per share is earnings per share times the multiple. On a future year's earnings, that gives the price in that year, which is brought back to today at the discount rate: price ÷ (1 + discount rate) for each year ahead. It is quick and easy to compare across companies, but it ignores debt and cash, and earnings can swing with one-off gains and charges, so a multiple says most about steady, profitable businesses. Like the cash flow model, the result depends entirely on the assumptions you choose. It is not a forecast, a price target or a recommendation.

Balance sheet

Fiscal year end	FY21	FY22	FY23	FY24	FY25
Cash and short-term investments	725	239	684	1,024	224
Debt incl. finance leases	6,606	6,182	6,682	7,797	7,265
Net debt (negative means net cash)	5,881	5,943	5,998	6,773	7,041
Net debt to EBITDA	5.4x	4.6x	4.5x	4.8x	4.7x
Debt to equity	1.9x	1.5x	1.6x	1.8x	1.6x
Interest coverage	3.0x	3.3x	3.3x	3.1x	3.2x
Current ratio	—	—	—	—	—
Quick ratio	—	—	—	—	—

US$ millions unless stated, at each fiscal year end. Net debt to EBITDA is debt minus cash, divided by operating income before depreciation and amortization: roughly how many years of those earnings the net debt equals. Debt to equity is debt as a multiple of shareholders' equity. Interest coverage is operating income divided by interest expense. The current ratio is current assets over current liabilities; the quick ratio leaves out inventory.

Insider trades

Over the 12 months between October 27, 2025 and October 26, 2026, 1 insider bought $422,400 of Gaming and Leisure Properties shares on the open market, and 4 insiders sold $3.5 million, $3.0 million of it under trading plans set up in advance.

Date	Insider	Trade	Shares	Price	Value	Filing
Aug 18, 2026	Earl C ShanksDirector	Bought	10,000	$42.24	$422,400	Form 4
Jun 10, 2026	Urdang E ScottDirector	Sold	3,000	$48.32	$144,960	Form 4
Feb 27, 2026	Desiree A. BurkeCFO and Treasurer	Sold plan	9,804	$49.02	$480,592	Form 4
Feb 24, 2026	Brandon John MoorePresident, COO, and Secretary	Sold plan	16,884	$48.05	$811,276	Form 4
Feb 23, 2026	Urdang E ScottDirector	Sold	4,000	$47.37	$189,480	Form 4
Feb 23, 2026	Brandon John MoorePresident, COO, and Secretary	Sold plan	114	$48.01	$5,473	Form 4
Feb 20, 2026	Brandon John MoorePresident, COO, and Secretary	Sold plan	1,376	$48.05	$66,117	Form 4
Jan 7, 2026	Steven LadanySVP Chief Development Officer	Sold plan	13,409	$45.04	$603,941	Form 4
Jan 5, 2026	Steven LadanySVP Chief Development Officer	Sold plan	2,825	$44.30	$125,147	Form 4
Jan 2, 2026	Steven LadanySVP Chief Development Officer	Sold plan	2,630	$44.09	$115,957	Form 4
Dec 31, 2025	Steven LadanySVP Chief Development Officer	Sold plan	18,000	$44.77	$805,860	Form 4
Nov 4, 2025	Urdang E ScottDirector	Sold	4,000	$45.49	$181,960	Form 4

Open-market purchases and sales by officers, directors and 10% owners, from their Form 4 filings with the SEC: one row per person, day and filing, at the day's average price. Grants, option exercises and shares withheld for tax aren't counted. Insiders buy and sell for many reasons, such as taxes, spreading their savings or a plan set up months earlier, so a trade on its own says little about where a company is heading. For information only, not investment advice. Insider trades at all companies

Piotroski F-score

The F-score counts how many of nine simple tests of profitability, funding and efficiency a company passed in a year (Piotroski, 2000). The more tests passed, the stronger the year: 8 or 9 is strong, 0 to 2 weak. Companies that report no gross profit are scored on the other eight.

Test	FY23	FY24	FY25
Net income is positive	Pass	Pass	Pass
Cash from operations is positive	Pass	Pass	Pass
Return on assets rose	Pass	Fail	Fail
Cash from operations exceeds net income	Pass	Pass	Pass
Debt fell relative to assets	Fail	Fail	Pass
Current ratio rose	—	—	—
Share count didn't rise	Fail	Fail	Fail
Gross margin rose	Fail	—	—
Revenue rose relative to assets	Pass	Fail	Fail
F-score	—	—	—
Accruals ratio	−2.4%	−2.3%	−2.3%

The accruals ratio is net income minus cash from operations, over average total assets.

Compare

Put Gaming and Leisure Properties side by side with any other company we cover: revenue, growth, margins, cash flow and returns, with ten years of charts.

Similar companies

Company	Year	Revenue growth	Operating margin	Free cash flow margin	Return on capital	Net debt to EBITDA	F-score	Compare
Gaming and Leisure Properties	FY25	4.1%	75.3%	51.7%	10.2%	4.7x	—
Lamar Advertising	FY25	2.7%	34.2%	30.1%	17.3%	3.1x	8	Compare
EPR Properties	FY25	2.9%	57.7%	37.5%	8.0%	4.9x	—	Compare
Iron Mountain	FY25	12.2%	16.9%	−13.5%	5.6%	7.7x	5	Compare
Camden Property Trust	FY25	1.9%	—	24.5%	6.3%	3.4x	—	Compare

Each company's latest fiscal year. Fiscal years end in different months, so the periods don't line up exactly. Free cash flow margin is free cash flow as a share of revenue. Net debt to EBITDA is explained under the balance sheet, and the F-score above.

10 years of figures

Fiscal year	FY16	FY17	FY18	FY19	FY20	FY21	FY22	FY23	FY24	FY25
Income statement
Revenue	828	971	1,056	1,154	1,153	1,216	1,312	1,440	1,532	1,595
Revenue growth	44.0%	17.3%	8.7%	9.3%	−0.0%	5.5%	7.8%	9.8%	6.3%	4.1%
Gross profit	—	—	—	1,079	1,096	1,163	1,312	1,440	—	—
Research and development	—	—	—	—	—	—	—	—	—	—
Operating income	481	606	594	717	809	842	1,030	1,069	1,131	1,202
Net income	289	381	340	391	506	534	685	734	785	825
Diluted EPS (US$)	1.60	1.79	1.58	1.81	2.30	2.26	2.70	2.77	2.87	2.95
Diluted shares (millions)	181	213	215	216	220	236	254	265	274	280
Cash flow
Cash from operations	514	599	654	750	428	804	920	1,009	1,073	1,129
Capital expenditure	0	0	0	0	0	14	0	0	0	304
Free cash flow	514	599	654	750	428	790	920	1,009	1,073	825
Dividends paid	428	529	550	589	230	634	771	834	831	872
Share buybacks	0	0	0	0	0	0	0	0	0	0
Acquisitions	0	0	0	0	0	0	0	0	0	0
Stock-based compensation	18	16	11	16	20	17	20	23	24	21
Balance sheet at fiscal year end
Cash and short-term investments	37	29	26	27	486	725	239	684	1,024	224
Debt incl. finance leases	4,665	4,443	5,854	5,738	5,755	6,606	6,182	6,682	7,797	7,265
Total assets	7,369	7,247	8,577	8,434	9,034	10,690	10,930	11,807	13,076	12,910
Total liabilities	4,936	4,789	6,312	6,360	6,359	7,300	6,812	7,298	8,430	7,901
Shareholders' equity	2,434	2,458	2,266	2,074	2,675	3,390	4,118	4,157	4,269	4,626
Margins and ratios
Gross margin	—	—	—	93.5%	95.1%	95.6%	100.0%	100.0%	—	—
Operating margin	58.0%	62.3%	56.2%	62.2%	70.2%	69.2%	78.5%	74.2%	73.8%	75.3%
Net margin	34.9%	39.2%	32.2%	33.9%	43.9%	43.9%	52.2%	51.0%	51.2%	51.7%
Free cash flow margin	62.1%	61.6%	62.0%	65.0%	37.1%	64.9%	70.1%	70.1%	70.0%	51.7%
Return on capital	10.1%	8.5%	7.8%	8.9%	10.2%	9.3%	10.4%	10.4%	10.3%	10.2%
Return on equity	26.5%	15.6%	14.4%	18.0%	21.3%	17.6%	18.2%	17.8%	18.6%	18.6%
Return on assets	5.9%	5.2%	4.3%	4.6%	5.8%	5.4%	6.3%	6.5%	6.3%	6.3%
Net debt to EBITDA	7.8x	6.0x	7.8x	5.8x	5.0x	5.4x	4.6x	4.5x	4.8x	4.7x

US$ millions unless stated. Where a later 10-K restated a year, the latest filed figure is shown. Download all figures (CSV, US$ millions)

Source: Gaming and Leisure Properties' Form 10-K filings, from SEC EDGAR. For information only, not investment advice. The Filing Desk is not affiliated with Gaming and Leisure Properties.