Phillips Edison (PECO)
Owns and operates U.S. grocery-anchored neighborhood shopping centers.
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Owns and operates U.S. grocery-anchored neighborhood shopping centers, collecting base rent and tenant expense reimbursements. An integrated platform also develops and redevelops properties, manages joint ventures and a private fund, and is expanding selectively into unanchored Everyday Retail centers.
Owns and operates grocery-anchored neighborhood shopping centers in suburban markets across the United States, with a smaller Everyday Retail strategy targeting unanchored centers in similar trade areas. Lease revenue is the main income stream, supplemented by tenant expense recoveries and fees from managing joint ventures and a private fund.
Uses an internally staffed platform for leasing, property management, acquisitions, redevelopment, outparcel development, financing, and accounting. The portfolio emphasizes right-sized centers anchored by locally strong grocers and smaller tenant spaces, supporting consistently high occupancy and rent growth when leases renew. Results depend on retailer demand, tenant credit, grocery-anchor traffic, property operating costs, and access to debt and equity capital. REIT status requires annual distributions tied to taxable income.
Company facts
Target rangeAs of Sep 21, 2026
Latest analyst notes
| Date | Firm | Action | Prior | Current |
|---|---|---|---|---|
| Sep 21, 2026 | Griffin | Target | Target: $47 | Target: $44 |
| Sep 14, 2026 | Evercore ISI | Target | Target: $44 | Target: $46 |
| Sep 1, 2026 | Wells Fargo | Reiterate | Rating: —Target: $47 | Target: $43 |
| Aug 17, 2026 | Barclays | Reiterate | Rating: —Target: $45 | Target: $46 |
| Jul 27, 2026 | Griffin | Target | Target: — | Target: $47 |
EPSReportedEstimate
RevenueReportedEstimate
Balance sheet, Jun 30, 2026Cash & short-term investments $7.1M · Total debt $2.58B · Total assets $5.44B · Shareholders' equity $2.37B
- Revenue
- $188.5M
- Operating income
- $54.6M
- Net income
- $41.1M
HistoryDividendAnnual yieldUpcoming
| Institutions | 93.08% | 117.28M shares | |
|---|---|---|---|
| 451 holders · as of Jun 30, 2026 | |||
| Insiders | 6.61% | 8.33M shares | |
| 9 holders · as of May 14, 2026 | |||
| Strategic holders | 8.84% | 11.14M shares | |
| 1 holder · as of Jan 24, 2023 | |||
| Adds to | 108.53% | ||
126.00M company shares as of Sep 22, 2026 · institutions as of Jun 30, 2026 · holders as of their latest filing
1 position filed across a stock split leaves its adjustment unstated and stays out of the bar.
These groups come from separate filings that can overlap, so they add to 108.53%; nothing is left for Other.
Top shareholders13F · 13D/G · Form 4
| Holder | Stake | Shares | Date |
|---|---|---|---|
BlackRock, Inc.Institution | 18.50% | 23.31M | as of Jun 30, 2026 |
Vanguard Portfolio Management LLCInstitution | 11.43% | 14.40M | as of Jun 30, 2026 |
BlackRock, Inc.Strategic | 8.84% | 11.14M | filed Jan 24, 2023 |
Jeffrey Edison1Insiderdirector, officer: Chairman and CEO | 6.40% | 7.80M | filed Jan 3, 2024 |
State Street CorpInstitution | 5.79% | 7.29M | as of Jun 30, 2026 |
- Jeffrey Edison's transaction reports restate only vehicles that traded; the 2021 ownership statement (7.80M) plus the 264.2K net shares acquired since is used instead.
Insider tradesForm 4
No open-market trades in the last 12 months.
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Open-air retail REIT with heavy grocery-anchor exposure
- Kite Realty Group
Sun Belt open-air grocery-anchored center peer
- Federal Realty
Premium retail and mixed-use center competitor
- InvenTrust Properties
Smaller Sun Belt grocery-anchored retail REIT
- Acadia Realty Trust
Street and open-air retail REIT with partial overlap
Compare
| Company | Price | Change | |||||
|---|---|---|---|---|---|---|---|
| Phillips Edison | $37.00 | +0.00% | $4.75B | 32.2 | 47.8 | 6.3 | +3.8% |
| Kimco Realty | $22.55 | +0.02% | $15.19B | 25.3 | 26.4 | 6.9 | +4.9% |
| Regency Centers | $73.29 | +0.51% | $13.32B | 20.7 | 29.0 | 7.7 | +5.7% |
| Brixmor Property Group | $27.93 | −0.59% | $8.62B | 20.1 | 27.9 | 6.1 | +4.3% |
| Kite Realty Group | $25.15 | −0.22% | $5.05B | 15.6 | 75.9 | 6.2 | −8.5% |
| Federal Realty | $110.79 | +0.14% | $9.56B | 22.0 | 35.0 | 7.2 | +7.7% |
| InvenTrust Properties | $30.80 | −0.02% | $2.40B | 153.5 | — | 7.6 | +13.3% |
| Acadia Realty Trust | $19.45 | +0.49% | $2.66B | 56.1 | 61.7 | 6.6 | −7.2% |
| Median | 22.0 | 32.0 | 6.9 | +4.9% |