Phillips Edison & Company, Inc. (PECO)
Phillips Edison & Company, Inc. (PECO) is an internally-managed REIT specializing in grocery-anchored shopping centers. With a diversified portfolio across the US, PECO focuses on necessity-based retail in strong markets.
Company Overview
Phillips Edison & Company (PECO) offers investors a stable income stream through its grocery-anchored real estate portfolio, capitalizing on necessity-based retail and a proven track record of strong operating results, making it a compelling REIT investment with a 3.35% dividend yield.
Investment Thesis
Investing in Phillips Edison & Company (PECO) presents a compelling opportunity due to its focus on grocery-anchored shopping centers, which provide a stable and resilient income stream. With a market capitalization of $4.72 billion and a dividend yield of 3.35%, PECO offers a blend of income and potential capital appreciation. The company's high gross margin of 71.1% and a profit margin of 15.3% demonstrate efficient operations. Upcoming growth catalysts include strategic acquisitions and redevelopment projects aimed at enhancing property value and tenant mix. The company's beta of 0.53 suggests lower volatility compared to the broader market. As consumer spending on groceries remains consistent, PECO's focus on necessity-based retail positions it favorably within the REIT sector.
Key Highlights
- Market capitalization of $4.72 billion, reflecting substantial investor confidence.
- Dividend yield of 3.35%, providing a steady income stream for investors.
- Gross margin of 71.1%, indicating efficient property management and strong lease agreements.
- Profit margin of 15.3%, showcasing effective cost control and profitability.
- Beta of 0.53, suggesting lower volatility compared to the broader market, making it a relatively stable investment.
Competitors
Strengths
- Diversified portfolio of grocery-anchored shopping centers.
- Strong operating results and proven track record.
- Vertically-integrated operating platform.
- Established relationships with leading institutional investors.
Weaknesses
- Exposure to the retail sector, which can be impacted by economic downturns.
- Dependence on rental income from tenants.
- Potential for increased competition in the REIT-Retail sector.
- Sensitivity to interest rate fluctuations.
Catalysts
- Upcoming: Strategic acquisitions of new grocery-anchored shopping centers to expand the portfolio.
- Ongoing: Redevelopment and repositioning projects aimed at enhancing property value and tenant mix.
- Ongoing: Integration of e-commerce solutions to drive traffic and sales for tenants.
- Ongoing: Expansion into underserved markets with strong demographics and limited retail options.
Risks
- Potential: Economic downturns that could impact consumer spending and tenant performance.
- Potential: Rising interest rates that could increase borrowing costs and reduce profitability.
- Ongoing: Increased competition from other REITs in the retail sector.
- Ongoing: Changes in consumer preferences and shopping habits that could impact demand for retail space.
Growth Opportunities
- Strategic Acquisitions: PECO can expand its portfolio through strategic acquisitions of well-located, grocery-anchored shopping centers in growing markets. The market for such acquisitions is estimated at billions of dollars annually. By carefully selecting properties with strong demographics and growth potential, PECO can increase its revenue base and enhance its overall portfolio value. This strategy aligns with PECO's focus on necessity-based retail and its ability to identify and capitalize on market opportunities. Timeline: Ongoing.
- Redevelopment and Repositioning: PECO can enhance the value of its existing properties through redevelopment and repositioning projects. This includes upgrading facilities, attracting new tenants, and creating more vibrant shopping environments. The market for retail property redevelopment is substantial, with significant investment being made to modernize and revitalize existing centers. By investing in these projects, PECO can increase rental income and attract a wider range of customers. Timeline: Ongoing.
- E-commerce Integration: PECO can integrate e-commerce solutions into its shopping centers to enhance the customer experience and drive traffic to its tenants. This includes offering online ordering, curbside pickup, and delivery services. As e-commerce continues to grow, integrating these solutions can help PECO's tenants compete effectively and attract a wider range of customers. The market for e-commerce integration in retail is rapidly expanding, with significant investment being made in technology and infrastructure. Timeline: Ongoing.
- Expansion into Underserved Markets: PECO can expand its presence into underserved markets with strong demographics and limited retail options. By identifying these markets and developing new shopping centers, PECO can capture a significant share of the local retail market. This strategy aligns with PECO's focus on necessity-based retail and its ability to identify and capitalize on market opportunities. The market for retail development in underserved markets is substantial, with significant potential for growth. Timeline: Ongoing.
- Enhancing Tenant Mix: PECO can improve the overall performance of its shopping centers by carefully curating the tenant mix. This includes attracting a diverse range of retailers that cater to the needs of the local community. By creating a more compelling shopping experience, PECO can increase foot traffic and drive sales for its tenants. The market for retail tenant mix optimization is substantial, with significant investment being made in data analytics and customer research. Timeline: Ongoing.
Opportunities
- Strategic acquisitions of well-located shopping centers.
- Redevelopment and repositioning of existing properties.
- Expansion into underserved markets.
- Integration of e-commerce solutions into shopping centers.
Threats
- Economic downturns that could impact consumer spending.
- Increased competition from other REITs.
- Changes in consumer preferences and shopping habits.
- Rising interest rates that could increase borrowing costs.
Competitive Advantages
- Focus on necessity-based retail, which is less susceptible to economic downturns.
- Vertically-integrated operating platform, providing greater control over property management and leasing.
- Strong relationships with leading institutional commercial real estate investors.
- Diversified portfolio of well-occupied shopping centers across multiple states.
About
Phillips Edison & Company, Inc. (PECO) stands as one of the largest owners and operators of grocery-anchored shopping centers in the United States. As an internally-managed REIT, PECO has cultivated a diversified portfolio of well-occupied neighborhood shopping centers, strategically located in fundamentally strong markets. These centers feature a carefully curated mix of national and regional retailers, focusing on necessity-based goods and services that cater to the daily needs of the surrounding communities. Founded over 29 years ago, PECO has established a vertically-integrated operating platform that encompasses the full spectrum of real estate management, from acquisition and leasing to property management and redevelopment. As of September 30, 2020, the company managed 309 properties, including 283 wholly-owned properties, spanning approximately 31.7 million square feet across 31 states. PECO has fostered partnerships with leading institutional commercial real estate investors, including TPG Real Estate and The Northwestern Mutual Life Insurance Company. The company's mission is centered around creating exceptional grocery-anchored shopping experiences and contributing positively to the communities it serves, one center at a time. PECO's commitment to necessity-based retail and strategic property management positions it as a stable and reliable player in the REIT sector.
What They Do
- Owns and operates grocery-anchored shopping centers.
- Manages a diversified portfolio of retail properties.
- Focuses on necessity-based goods and services.
- Acquires and develops retail properties in strategic markets.
- Leases space to national and regional retailers.
- Provides property management services.
- Redevelops and repositions existing properties.
Business Model
- Generates revenue through leasing retail space in its shopping centers.
- Collects rental income from tenants.
- Increases property value through strategic acquisitions and redevelopment projects.
- Manages operating expenses to maximize profitability.
FAQ
What does Phillips Edison & Company, Inc. do?
Phillips Edison & Company, Inc. (PECO) is an internally-managed REIT that specializes in owning and operating grocery-anchored shopping centers. The company's core business involves acquiring, developing, and managing a diversified portfolio of retail properties across the United States. PECO focuses on necessity-based retail, leasing space to national and regional retailers that provide essential goods and services to local communities. Through its vertically-integrated operating platform, PECO manages all aspects of its properties, from leasing and property management to redevelopment and repositioning, ensuring a consistent and high-quality shopping experience for consumers.
Is PECO stock a good buy?
PECO stock presents a potentially attractive investment opportunity, given its focus on grocery-anchored shopping centers and a dividend yield of 3.35%. The company's strong gross margin of 71.1% and profit margin of 15.3% indicate efficient operations. However, investors should consider the potential risks associated with the retail sector, including economic downturns and changing consumer preferences. A balanced analysis of PECO's valuation, growth potential, and risk factors is essential before making an investment decision. The company's beta of 0.53 suggests lower volatility compared to the broader market.
What are the main risks for PECO?
The main risks for PECO include economic downturns that could impact consumer spending and tenant performance, rising interest rates that could increase borrowing costs, and increased competition from other REITs in the retail sector. Changes in consumer preferences and shopping habits could also impact demand for retail space. Additionally, unforeseen events such as natural disasters or pandemics could disrupt operations and impact financial results. Careful monitoring of these risks and proactive risk management strategies are essential for PECO to maintain its financial stability and growth prospects.
Industry Context
Phillips Edison & Company operates within the REIT-Retail sector, which has seen evolving trends in recent years. The demand for grocery-anchored centers has remained robust, as consumers continue to prioritize in-person grocery shopping. The competitive landscape includes other REITs such as ABR, CUZ, EPR, KRG and MAC, each vying for market share in the retail space. PECO differentiates itself through its focus on necessity-based retail and its vertically-integrated operating platform. The REIT-Retail sector is expected to see continued growth, driven by consumer spending and demand for convenient shopping experiences.
Key Customers
- National and regional retailers.
- Grocery store chains.
- Service-based businesses (e.g., restaurants, salons).
- Consumers who shop at the company's retail centers.
Financials
Recent Quarterly Results
| Quarter | Revenue | Net Income | EPS |
|---|---|---|---|
| Q4 2025 | $188M | $48M | $0.00 |
| Q3 2025 | $183M | $25M | $0.00 |
| Q2 2025 | $178M | $13M | $0.00 |
| Q1 2025 | $178M | $26M | $0.00 |
Source: Company filings
Chart & Info
Price Chart
Phillips Edison & Company, Inc. (PECO) stock price: $34.95 (-0.32, -0.91%)
Why Bull
- •Recent insider buying indicates confidence in the company's future performance, suggesting that executives believe the stock is undervalued.
- •Community sentiment has shifted positively, with discussions highlighting the strength of PECO's portfolio in grocery-anchored retail properties amid changing consumer habits.
- •Market perception is bolstered by the company's strategic expansion plans, which are seen as aligning well with current retail trends.
- •Investors are increasingly viewing PECO as a stable income-generating investment, particularly in a volatile market.
Why Bear
- •Concerns about rising interest rates may impact the company's ability to finance acquisitions or expansions, leading to increased operational costs.
- •Some community members express skepticism about the long-term sustainability of grocery-anchored retail, questioning its resilience against e-commerce growth.
- •Recent discussions reveal a lack of enthusiasm for PECO's growth projections, with some analysts suggesting that competition in the retail space could hinder performance.
- •There is a prevailing caution among investors regarding the overall economic environment, which could dampen sentiment towards real estate investment trusts like PECO.
Latest News
-
Rhumbline Advisers Decreases Stake in Phillips Edison & Company, Inc. $PECO
defenseworld.net · Feb 20, 2026
-
PECO or REG: Which Is the Better Value Stock Right Now?
Yahoo! Finance: PECO News · Feb 18, 2026
-
PECO or REG: Which Is the Better Value Stock Right Now?
Zacks · Feb 18, 2026
-
PECO or REG: Which Is the Better Value Stock Right Now?
zacks.com · Feb 18, 2026
Technical Analysis
Rationale
AI-generated technical analysis for PECO including trend direction, momentum, and pattern recognition.
What to Watch
Key support and resistance levels, volume signals, and upcoming events.
Risk Management
Position sizing, stop-loss levels, and risk-reward assessment.
Community
Discussion
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Sentiment
Community sentiment and discussion activity for PECO.
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Current price: $34.95
Analyst Consensus
Consensus Rating
Aggregated Buy/Hold/Sell recommendations from Benzinga, Yahoo Finance, and Finnhub for PECO.
Price Targets
Median: $39.00 (+12.7% from current price)
Insider Flow (30d)
MoonshotScore
Score Factors
- Revenue Growth 4/100
- Gross Margin 10/100
- Operating Leverage 4/100
- Cash Runway 5/100
- R&D Intensity 5/100
- Insider Activity 6/100
- Short Interest 10/100
- Price Momentum 6/100
- News Sentiment 5/100
What does this score mean?
The MoonshotScore rates PECO's growth potential on a scale of 0-100 across multiple factors including innovation, market disruption, financial health, and momentum.
Competitors & Peers
Latest News
Rhumbline Advisers Decreases Stake in Phillips Edison & Company, Inc. $PECO
PECO or REG: Which Is the Better Value Stock Right Now?
PECO or REG: Which Is the Better Value Stock Right Now?
PECO or REG: Which Is the Better Value Stock Right Now?
Frequently Asked Questions
What does Phillips Edison & Company, Inc. do?
Phillips Edison & Company, Inc. (PECO) is an internally-managed REIT that specializes in owning and operating grocery-anchored shopping centers. The company's core business involves acquiring, developing, and managing a diversified portfolio of retail properties across the United States. PECO focuses on necessity-based retail, leasing space to national and regional retailers that provide essential goods and services to local communities. Through its vertically-integrated operating platform, PECO manages all aspects of its properties, from leasing and property management to redevelopment and repositioning, ensuring a consistent and high-quality shopping experience for consumers.
Is PECO stock a good buy?
PECO stock presents a potentially attractive investment opportunity, given its focus on grocery-anchored shopping centers and a dividend yield of 3.35%. The company's strong gross margin of 71.1% and profit margin of 15.3% indicate efficient operations. However, investors should consider the potential risks associated with the retail sector, including economic downturns and changing consumer preferences. A balanced analysis of PECO's valuation, growth potential, and risk factors is essential before making an investment decision. The company's beta of 0.53 suggests lower volatility compared to the broader market.
What are the main risks for PECO?
The main risks for PECO include economic downturns that could impact consumer spending and tenant performance, rising interest rates that could increase borrowing costs, and increased competition from other REITs in the retail sector. Changes in consumer preferences and shopping habits could also impact demand for retail space. Additionally, unforeseen events such as natural disasters or pandemics could disrupt operations and impact financial results. Careful monitoring of these risks and proactive risk management strategies are essential for PECO to maintain its financial stability and growth prospects.
Disclaimer: This content is for informational purposes only and does not constitute investment advice. Always do your own research and consult a financial advisor.
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