Phillips Edison & Co. PECO
Phillips Edison & Company, Inc. is one of the nation’s largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers. PECO has generated strong results through its vertically integrated operating platform and national footprint of well-occupied shopping centers. PECO’s centers feature a mix of national and regional retailers providing necessity-based goods and services in fundamentally strong markets throughout the United States. PECO’s top grocery anchors include Kroger, Publix, Albertsons and Ahold Delhaize. As of December 31, 2025, PECO managed 324 shopping centers, including 297 wholly owned centers comprising 33.5 million square feet across 31 states and 27 shopping centers owned in three institutional joint ventures. PECO is focused on creating great omni-channel, grocery-anchored shopping experiences and improving communities, one neighborhood shopping center at a time. Phillips Edison & Company, Inc. was incorporated in 1991.
Business overview written from the company's own Form 10-K (Item 1), filed 2026-02-10 — refreshed whenever it files a new one. The figures above are current; see its SEC filings. ✓ From the 10-K
Plain-English: the Snapshot is the quick read — what it pays you (yield, dividend), how its cash flow looks (FFO/AFFO, Price/OCF) and how much debt it carries. Switch to Expert in the header to hide these explanations.
Snapshot
Reported FFO / Core FFO / leverage are from the Q1 2026 earnings release (filed 2026-04-23) — 8-K, EX-99.1 ✓ Verified to filing.
Yield uses the latest declared dividend, annualized (latest regular payout × frequency; special/liquidating distributions excluded) — an announced-but-not-yet-declared change isn't reflected until it has an ex-date. FFO, AFFO and Net debt / Adj. EBITDA are the company's reported figures from its latest earnings 8-K. Price/OCF and payout use GAAP operating cash flow. NAV premium and credit ratings have no free source yet. See Methodology.
$10,000 invested
Illustrative income only, at today's price and latest declared dividend — it excludes price changes, dividend cuts and taxes. Not a forecast.
Model PECO yourself — any amount, shares, per-payment & a multi-year DRIP projection →
Balance sheet (latest FY: 2025)
Debt-maturity ladder, fixed/floating split, secured/unsecured and coverage ratios come from the supplemental — not yet ingested.
Financial history
| FY | Revenue | Net income | D&A | EBITDA | Op. cash flow |
|---|---|---|---|---|---|
| 2025 | $732.30M | $111.30M | $266.37M | $505.75M | $348.15M |
| 2024 | $661.39M | $62.69M | $238.52M | $410.97M | $334.71M |
| 2023 | $610.12M | $56.85M | $226.14M | $380.33M | $290.97M |
| 2022 | $575.37M | $48.32M | $224.93M | $355.62M | $290.89M |
| 2021 | $532.85M | $15.12M | $217.85M | $322.15M | $262.90M |
| 2020 | $498.02M | $4.77M | $221.51M | $298.95M | $210.58M |
Dividends
Recent regular dividends per share (special distributions excluded), oldest → newest.
| Ex-date | Record | Payment | Declared | Amount | Freq. |
|---|---|---|---|---|---|
| 2026-07-15 | 2026-07-15 | 2026-08-04 | 2026-05-12 | $0.11 | Monthly |
| 2026-06-15 | 2026-06-15 | 2026-07-01 | 2026-05-12 | $0.11 | Monthly |
| 2026-05-15 | 2026-05-15 | 2026-06-02 | 2026-02-12 | $0.11 | Monthly |
| 2026-04-15 | 2026-04-15 | 2026-05-01 | 2026-02-12 | $0.11 | Monthly |
| 2026-03-16 | 2026-03-16 | 2026-04-01 | 2026-02-12 | $0.11 | Quarterly |
| 2026-02-17 | 2026-02-17 | 2026-03-03 | 2025-11-05 | $0.11 | Monthly |
| 2026-01-15 | 2026-01-15 | 2026-02-03 | 2025-11-05 | $0.11 | Monthly |
| 2025-12-15 | 2025-12-15 | 2026-01-06 | 2025-11-05 | $0.11 | Monthly |
| 2025-11-17 | 2025-11-17 | 2025-12-02 | 2025-11-05 | $0.11 | Monthly |
| 2025-10-15 | 2025-10-15 | 2025-11-04 | 2025-09-02 | $0.11 | Monthly |
| 2025-09-15 | 2025-09-15 | 2025-10-01 | 2025-09-02 | $0.11 | Monthly |
| 2025-08-15 | 2025-08-15 | 2025-09-03 | 2025-08-05 | $0.10 | Monthly |
| 2025-07-15 | 2025-07-15 | 2025-08-01 | 2025-05-01 | $0.10 | Monthly |
| 2025-06-16 | 2025-06-16 | 2025-07-01 | 2025-05-01 | $0.10 | Monthly |
| 2025-05-16 | 2025-05-16 | 2025-06-03 | 2025-05-01 | $0.10 | Monthly |
| 2025-04-15 | 2025-04-15 | 2025-05-01 | 2025-02-12 | $0.10 | Monthly |
| 2025-03-17 | 2025-03-17 | 2025-04-01 | 2025-02-12 | $0.10 | Monthly |
| 2025-02-18 | 2025-02-18 | 2025-03-04 | 2024-10-30 | $0.10 | Monthly |
| 2025-01-15 | 2025-01-15 | 2025-02-04 | 2024-10-30 | $0.10 | Monthly |
| 2024-12-16 | 2024-12-16 | 2025-01-03 | 2024-10-30 | $0.10 | Monthly |
| 2024-11-15 | 2024-11-15 | 2024-12-03 | 2024-10-30 | $0.10 | Monthly |
| 2024-10-15 | 2024-10-15 | 2024-11-01 | 2024-09-03 | $0.10 | Monthly |
| 2024-09-16 | 2024-09-16 | 2024-10-01 | 2024-09-03 | $0.10 | Monthly |
| 2024-08-15 | 2024-08-15 | 2024-09-04 | 2024-07-31 | $0.10 | Monthly |
Coverage (payout of operating cash flow): 51.85%. Tax-character split (ordinary / 199A / capital gain / return of capital) — not disclosed (requires the annual allocation release).
Recent news — PECO
Phillips Edison & Company, Inc. (NASDAQ:PECO) Receives $43.43 Average PT from Analysts
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Phillips Edison & Company Inc. Invites You to Join Its Second Quarter 2026 Earnings Conference Call
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Phillips Edison & Co Inc (PECO) Stock Up 3.1% but GF Value Says Overvalued -- GF Score: 79/100
Headlines via Financial Modeling Prep; links open the original publisher in a new tab. Not an endorsement or investment advice.
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Same-store NOI, occupancy, leasing/WALT, top tenants, external-manager fees, development pipeline and (for non-traded vehicles) share-class fees, redemption/gating and NAV methodology are planned modules sourced from supplementals and prospectuses.