PECO
Real EstatePhillips Edison & Company, Inc. · REIT - Retail · $5B
What is Phillips Edison & Company, Inc.?
Phillips Edison & Company is one of the largest owners and operators of grocery-anchored shopping centers in the United States. The company focuses exclusively on necessity-based retail, operating as an internally-managed REIT headquartered in Cincinnati.
PECO acquires, owns, and manages neighborhood shopping centers anchored by grocery stores — retailers that draw consistent foot traffic regardless of economic cycles. The company generates revenue through tenant leases across a diversified portfolio spanning more than 30 states. Its vertically integrated platform handles property management, leasing, and acquisitions in-house, which reduces reliance on third-party operators and keeps operational oversight centralized.
Phillips Edison & Company went public in 2021 and is headquartered in Cincinnati, Ohio.
- Grocery-anchored neighborhood shopping centers
- Necessity-based retail leasing to national and regional tenants
- Vertically integrated property and asset management
- Institutional joint venture partnerships in commercial real estate
- Community-focused retail center operations across the US
Is PECO a Good Stock to Buy?
UQS Score rates PECO as Below Average overall, reflecting meaningful headwinds across several key pillars.
The Quality pillar stands out as the relative bright spot, suggesting the underlying business operations and asset base maintain a reasonable standard compared to the broader REIT landscape. Grocery-anchored tenants provide a degree of resilience that supports occupancy and cash flow consistency.
The Moat, Growth, and Risk pillars all register as Weak, pointing to limited competitive differentiation, constrained expansion prospects, and elevated vulnerability to sector-level pressures such as rising interest rates and refinancing costs.
Pro members can view the complete pillar breakdown and underlying financial metrics driving each score. Sign up free →
Past performance does not guarantee future results. UQS Score is based on fundamental data and is not a buy/sell recommendation.
Does PECO pay dividends?
Yes — Phillips Edison & Company, Inc. pays a dividend.
PECO pays a regular dividend, consistent with its structure as a REIT — a vehicle legally required to distribute the majority of taxable income to shareholders. The dividend reflects the steady, lease-based cash flows generated by grocery-anchored properties. Income-oriented investors often look to grocery-anchored REITs for relatively predictable distributions, though dividend sustainability depends on occupancy trends and financing conditions.
When does PECO report earnings?
Phillips Edison & Company reports earnings on a quarterly cadence, typical for US-listed REITs.
PECO's results tend to reflect trends in retail occupancy, same-center net operating income, and leasing spreads across its grocery-anchored portfolio. Necessity-based retail has historically shown resilience, though rising operating costs and interest expense remain ongoing considerations for the business.
For the most recent quarter's results and guidance, visit Phillips Edison & Company's investor relations page directly.
PECO Price History
+127.5% over 5Y
Monthly close, adjusted for stock splits and dividend reinvestment.
What if I invested in Phillips Edison & Company, Inc.?
Based on Phillips Edison & Company, Inc.'s historical closing prices, adjusted for stock splits and dividend reinvestment. Past performance does not guarantee future results. This is for informational purposes only and is not financial advice.
PECO Long-term Outlook
The Growth and Risk pillars both register as Weak, suggesting the near-term fundamental outlook is cautious. Grocery-anchored retail benefits from structural demand for everyday goods, but PECO's ability to meaningfully expand its portfolio or improve returns is constrained by the current interest rate environment and competitive acquisition market. The Valuation pillar sits at Neutral, meaning the stock is neither clearly cheap nor expensive relative to its quality profile.
Growth drivers
- Steady demand for necessity-based retail anchored by grocery tenants
- Lease renewal and re-leasing spreads as older leases roll to market rates
- Selective property acquisitions in fundamentally strong markets
Key risks
- Elevated interest rates increasing refinancing and acquisition costs
- Weak Moat pillar signals limited pricing power versus competing retail landlords
- Broader retail sector disruption affecting smaller non-anchor tenants
PECO vs Peers
PECO operates in a competitive grocery-anchored and necessity-based retail REIT space alongside several other landlords focused on similar tenant profiles.
First Capital focuses on urban and mixed-use necessity-based retail in Canada's largest cities, giving it a different geographic and density profile than PECO's US suburban centers.
Choice Properties is closely tied to Loblaw Companies, Canada's largest grocer, providing a deeply integrated anchor tenant relationship that differs from PECO's diversified national and regional grocer mix.
Kite Realty operates open-air shopping centers across the US with a mix of grocery-anchored and mixed-use assets, making it a direct domestic peer competing for similar tenants and acquisitions.
Frequently Asked Questions
What does Phillips Edison & Company do?
Phillips Edison & Company owns and operates grocery-anchored neighborhood shopping centers across the United States. As an internally-managed REIT, it leases space to a mix of national and regional retailers focused on everyday necessity-based goods and services, aiming to generate stable income from consistent consumer foot traffic.
Does PECO pay dividends?
Yes, PECO pays a regular dividend. As a REIT, the company is required to distribute the majority of its taxable income to shareholders. Grocery-anchored lease income supports this distribution, though investors should monitor occupancy rates and interest costs when evaluating dividend sustainability.
When does PECO report earnings?
PECO reports earnings on a quarterly cadence, in line with standard practice for US-listed REITs. For the exact timing of upcoming results and management commentary, check Phillips Edison & Company's official investor relations page.
Is PECO a good stock to buy?
UQS Score rates PECO as Below Average overall. The Quality pillar provides some support, but Moat, Growth, and Risk all register as Weak. Whether PECO fits a portfolio depends on an investor's income needs, risk tolerance, and view on the retail real estate cycle. The full pillar breakdown is available to Pro members.
Is PECO overvalued?
The UQS Valuation pillar for PECO is rated Neutral, suggesting the stock is neither clearly underpriced nor stretched relative to its fundamental profile. For a detailed look at the valuation metrics behind this rating, Pro members can access the complete analysis on UQS Score.
How does PECO compare to its competitors?
PECO competes with other grocery-anchored and necessity-based retail REITs including Kite Realty Group Trust, First Capital REIT, and Choice Properties REIT. PECO differentiates through its exclusive focus on grocery-anchored US suburban centers and its vertically integrated management platform, though its Moat pillar suggests limited structural advantages over peers.
What is PECO's market cap bracket?
PECO is classified as a mid-cap stock. This places it in a range that typically offers more liquidity than small-cap REITs while remaining smaller than the largest institutional-grade real estate investment trusts in the sector.
Who founded Phillips Edison & Company?
Phillips Edison & Company has roots going back over 29 years as a private real estate operator before its public listing in 2021. Founding and leadership history is publicly documented — the company's investor relations page and SEC filings provide full background on its origins and executive team.
Is PECO a long-term quality investment?
As a long-term quality indicator, PECO's UQS profile is mixed. The Quality pillar holds up reasonably well, reflecting the durability of grocery-anchored retail demand. However, Weak scores in Moat, Growth, and Risk suggest that sustaining or improving returns over time faces meaningful structural challenges. Pro members can explore the full multi-pillar view.
What is the main competitive advantage of Phillips Edison & Company?
PECO's primary positioning advantage is its exclusive focus on grocery-anchored centers, which attract steady foot traffic from shoppers purchasing everyday necessities. Its vertically integrated platform — handling leasing, management, and acquisitions internally — also reduces costs and improves operational control. However, the UQS Moat pillar rates this advantage as Weak relative to sector peers.
What sector does PECO belong to?
PECO operates in the Real Estate sector, specifically within the retail REIT sub-category. Its portfolio is concentrated in grocery-anchored neighborhood shopping centers, distinguishing it from diversified, industrial, or residential REITs. Investors can explore other [Real Estate sector stocks](/sector/real-estate) on UQS Score.
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Pro Analysis
PECO — Score History
| Date | UQS | Quality | Moat | Growth | Risk | Value | Change |
|---|---|---|---|---|---|---|---|
| May 21, 2026 | 40.7 | 58.2 | 32.0 | 36.3 | 20.9 | 51.9 | -0.3 |
| May 16, 2026 | 41.0 | 58.3 | 32.0 | 36.2 | 20.9 | 53.4 | +0.2 |
| May 15, 2026 | 40.8 | 58.3 | 32.0 | 35.6 | 20.9 | 52.8 | 0.0 |
| May 14, 2026 | 40.8 | 58.4 | 32.0 | 35.6 | 20.9 | 53.1 | +0.2 |
| May 12, 2026 | 40.6 | 58.3 | 32.0 | 35.6 | 20.9 | 51.7 | -1.1 |
| May 7, 2026 | 41.7 | 60.2 | 32.0 | 35.5 | 25.8 | 51.1 | 0.0 |
| May 3, 2026 | 41.7 | 60.2 | 32.0 | 35.5 | 25.8 | 51.4 | -0.1 |
| May 2, 2026 | 41.8 | 60.2 | 32.0 | 35.5 | 25.8 | 51.6 | +0.2 |
| Apr 26, 2026 | 41.6 | 60.2 | 32.0 | 34.9 | 25.8 | 51.5 | -0.1 |
| Apr 24, 2026 | 41.7 | 60.2 | 32.0 | 35.0 | 25.8 | 51.9 | +0.2 |
PECO — Pillar Breakdown
Quality
— 58.1/100 (25%)Phillips Edison & Company, Inc. shows solid profitability with healthy returns on capital and reasonable margins.
Profitability relative to shareholders' equity.
Ability to convert revenue into operating profit.
Bottom-line profit as a share of revenue.
Free cash flow relative to market value.
Growth
— 36.3/100 (20%)Phillips Edison & Company, Inc. shows steady but unspectacular growth, typical for mature companies.
Revenue trajectory over the last twelve months.
Compound annual revenue growth rate over 3 years.
Year-over-year earnings per share growth.
Analyst consensus for future revenue growth.
Analyst consensus for future earnings growth.
Risk
— 20.9/100 (15%)Phillips Edison & Company, Inc. presents elevated risk with concerns around leverage or financial stability.
Total debt relative to shareholder equity.
Short-term liquidity — ability to pay near-term obligations.
Earnings capacity relative to interest payments.
Valuation
— 50.9/100 (15%)Phillips Edison & Company, Inc. has a mixed valuation — some metrics suggest fair value while others appear stretched.
Inverse of forward P/E — higher yield means cheaper stock.
How many years of FCF the market cap represents.
Enterprise value multiple relative to sector median.
Moat
— 32/100 (25%)Phillips Edison & Company, Inc. operates in a highly competitive environment with limited sustainable advantages. The Moat pillar evaluates competitive advantages across five dimensions: Switching Costs, Network Effects, Cost Advantage, Intangible Assets, and Scale & Ecosystem. Sign in to customize moat ratings for PECO.
Score Composition
Financial Data
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How is the PECO UQS Score Calculated?
The UQS (Unified Quality Score) for Phillips Edison & Company, Inc. is calculated using a proprietary 6-pillar framework with 29 financial metrics. Each pillar evaluates a different dimension on a 0–100 scale, then combines into a single weighted score. Scoring thresholds are calibrated per sector. Momentum is an optional Pro toggle — without it, you get the 5-pillar / 25-metric core shown below.
Quality (25%) measures profitability and capital efficiency — ROIC, ROE, margins, GP/Assets, and FCF Yield.
Moat (25%) assesses Phillips Edison & Company, Inc.'s competitive advantages across switching costs, network effects, cost advantages, intangible assets, and ecosystem scale.
Growth (20%) tracks revenue trajectory and earnings momentum, combining historical results with analyst forward estimates.
Risk (15%) is inversely scored — lower leverage and strong balance sheet health result in higher scores.
Valuation (15%) measures whether Phillips Edison & Company, Inc. is fairly priced using earnings yield, price-to-FCF, PEG ratio, and EV/EBITDA relative to sector peers.
Six investor-inspired presets are available, each with different pillar weights: Balanced, Buffett, Munger, Lynch, Cathie Wood, and Graham. The public score shown here uses the Balanced preset. Learn more in our FAQ.