Phillips Edison & Company, Inc. (PECO) Stock

Phillips Edison & Company, Inc. (PECO) is a Real Estate stock trading at $39.28 (as of 2026-08-21), with a market capitalization of $5.06B and a trailing P/E of 35.2. Figures are sourced from first-party U.S. SEC EDGAR filings and market data.

Phillips Edison & Company, Inc. (PECO) is an internally managed REIT that owns and operates grocery-anchored neighborhood shopping centers in the United States. Through its operating platform, it manages a portfolio of properties with grocery and other necessity-oriented retailers, serving tenants and customers across a multi-state portfolio.

Understand Phillips Edison & Company, Inc.: how it makes money

Phillips Edison & Company owns and operates grocery-anchored neighborhood shopping centers, and makes money by managing its retail property portfolio through an internally-managed, vertically-integrated REIT platform.

As a REIT operator of grocery-anchored neighborhood shopping centers, PECO's profit model is structurally driven by the performance of its tenant retail properties that it owns and manages through a vertically-integrated platform.

Business quality (Mixed): Strengths include scale and diversification in grocery-anchored centers with necessity-based retailers, but results can still be exposed to tenant and retail-property conditions across the markets PECO serves.

Valuation: At 46× earnings, PECO trades 37% above the Trading average (34×). Note: one-time items can distort reported P/E.

Bull case

  • Grocery-anchored, necessity-based tenant mix: The portfolio is described as grocery-anchored and includes national and regional retailers selling necessity-based goods and services.
  • Large, geographically spread portfolio: PECO manages 309 properties, including 283 wholly-owned properties totaling approximately 31.7 million square feet across 31 states.
  • Vertically integrated operating platform: The company manages its portfolio through a vertically-integrated operating platform, supporting day-to-day control of operations.

Bear case

  • Retail tenant dependence: Because the centers feature retailers as tenants, changes in retail demand or tenant performance can affect the outlook for these properties.
  • Property-market cycle risk: The business is tied to shopping-center markets throughout the United States, so weaker market conditions in those areas can pressure results.
Valuation — source: SEC EDGAR (first-party)
Price$39.28
Market Cap$5.06B
P/E Ratio35.2
Price / Book1.89
Price / Sales6.73
DCF Value (model)$70.47
DCF Upside vs Price79.4%
Profitability & Growth — source: SEC EDGAR
Revenue (TTM)$726.59M
Net Margin15.3%
Revenue Growth (YoY)6.7%
EPS Growth (YoY)230.0%
Valuation vs Sector & Industry
Stock P/E35.2
Sector P/E (Real Estate)27.2
Industry P/E (Trading)35.3
vs Sector29.5%
vs Industry-0.4%
Smart-Money Activity — SEC Form 4 / 13F / Congressional disclosures
Top Institutional HolderBlackRock, Inc. ($825.15M)
Institutional Holders Tracked10
Congressional Trades (recent)3
Company
SectorReal Estate
IndustryTrading
CEOJeffrey S. Edison
Employees300
CountryUS
IPO Date2021-02-25

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PECO earnings history · PECO institutional & insider holders · PECO KPIs & operating metrics · PECO financials · PECO investor presentations & press releases · PECO SEC filings · PECO peers · Congress trades · Insider trades · Short interest · Stock screener

Data as of 2026-08-21.

Figures sourced from U.S. Securities and Exchange Commission (SEC EDGAR) filings and market data. Not personalized investment advice.