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Phillips Edison & Co Inc (PECO)



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Upturn Advisory Summary
09/17/2025: PECO (1-star) has a low Upturn Star Rating. Not recommended to BUY.
1 Year Target Price $39.18
1 Year Target Price $39.18
4 | Strong Buy |
1 | Buy |
6 | Hold |
0 | Sell |
0 | Strong Sell |
Analysis of Past Performance
Type Stock | Historic Profit 10.72% | Avg. Invested days 35 | Today’s Advisory Consider higher Upturn Star rating |
Upturn Star Rating ![]() ![]() | Upturn Advisory Performance ![]() | Stock Returns Performance ![]() |
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Key Highlights
Company Size Mid-Cap Stock | Market Capitalization 4.90B USD | Price to earnings Ratio 64.36 | 1Y Target Price 39.18 |
Price to earnings Ratio 64.36 | 1Y Target Price 39.18 | ||
Volume (30-day avg) 11 | Beta 0.47 | 52 Weeks Range 31.83 - 38.98 | Updated Date 09/17/2025 |
52 Weeks Range 31.83 - 38.98 | Updated Date 09/17/2025 | ||
Dividends yield (FY) 3.43% | Basic EPS (TTM) 0.55 |
Analyzing Revenue: Products, Geography and Growth
Revenue by Products
Earnings Date
Report Date - | When - | Estimate - | Actual - |
Profitability
Profit Margin 9.91% | Operating Margin (TTM) 24.21% |
Management Effectiveness
Return on Assets (TTM) 2.2% | Return on Equity (TTM) 2.93% |
Valuation
Trailing PE 64.36 | Forward PE 65.79 | Enterprise Value 6941495400 | Price to Sales(TTM) 7.05 |
Enterprise Value 6941495400 | Price to Sales(TTM) 7.05 | ||
Enterprise Value to Revenue 9.99 | Enterprise Value to EBITDA 15.55 | Shares Outstanding 125611000 | Shares Floating 124813744 |
Shares Outstanding 125611000 | Shares Floating 124813744 | ||
Percent Insiders 0.56 | Percent Institutions 89.07 |
Upturn AI SWOT
Phillips Edison & Co Inc

Company Overview
History and Background
Phillips Edison & Company (PECO) was founded in 1991. It's a fully integrated real estate company focused on acquiring and managing grocery-anchored shopping centers. Initially privately held, PECO has grown through strategic acquisitions and development projects, eventually listing on the Nasdaq in July 2021.
Core Business Areas
- Acquisition: Acquiring well-located, grocery-anchored shopping centers in growing markets.
- Management: Actively managing properties to maximize occupancy and rental rates.
- Development and Redevelopment: Improving existing centers and developing new properties to meet evolving tenant needs.
- Leasing: Securing and managing diverse tenant mixes
Leadership and Structure
Jeffrey Edison serves as Chairman and CEO. The company operates with a traditional corporate structure, with departments for acquisitions, property management, leasing, finance, and development. There is a board of directors overseeing operations.
Top Products and Market Share
Key Offerings
- Grocery-Anchored Shopping Centers: PECO owns and manages a portfolio of grocery-anchored shopping centers. Revenue is generated from tenant leases. Competitors include REITs like Kimco Realty (KIM) and Regency Centers (REG). Market share is fragmented but growing.
Market Dynamics
Industry Overview
The grocery-anchored shopping center market is generally stable, driven by consistent demand for essential goods and services. The industry faces challenges from e-commerce and changing consumer preferences, but well-located centers with strong grocery anchors remain resilient.
Positioning
PECO focuses on high-quality, grocery-anchored centers in growing markets, providing a stable income stream. Their competitive advantage lies in their long-standing relationships with national and regional grocery chains and their expertise in property management and redevelopment.
Total Addressable Market (TAM)
The total US retail real estate market is estimated in the trillions of dollars. Grocery-anchored centers make up a significant portion of that. PECO is positioned to capture a growing share through strategic acquisitions and effective management.
Upturn SWOT Analysis
Strengths
- Focus on grocery-anchored centers
- Experienced management team
- Strong relationships with grocery chains
- Disciplined acquisition strategy
- Diversified tenant base
Weaknesses
- Reliance on the retail sector
- Sensitivity to interest rate changes
- Geographic concentration
- Potential for tenant bankruptcies
- High Debt Load
Opportunities
- Acquisition of distressed properties
- Redevelopment of existing centers
- Expansion into new markets
- Increased demand for last-mile delivery
- Growing population in target markets
Threats
- E-commerce competition
- Economic recession
- Rising interest rates
- Changes in consumer preferences
- Increased competition from other REITs
Competitors and Market Share
Key Competitors
- KIM
- REG
- FRT
Competitive Landscape
PECO competes with other REITs for acquisitions and tenants. PECO's advantage lies in its grocery-anchored focus and experienced management team.
Growth Trajectory and Initiatives
Historical Growth: PECO has grown through acquisitions and organic growth, increasing its portfolio of shopping centers.
Future Projections: Analysts project continued growth for PECO, driven by strategic acquisitions and strong property management. Estimates vary based on market conditions and company performance.
Recent Initiatives: Recent initiatives include acquiring new properties, redeveloping existing centers, and focusing on tenant diversification.
Summary
Phillips Edison & Co Inc. is a real estate company specializing in grocery-anchored shopping centers, providing a stable income stream. Strengths include its focus on necessity-based retail and experienced management. Weaknesses are its reliance on the retail sector and sensitivity to economic downturns. It needs to stay vigilant against e-commerce and economic fluctuations.
Peer Comparison
Sources and Disclaimers
Data Sources:
- Company Filings (SEC)
- Analyst Reports
- Industry Publications
Disclaimers:
This analysis is for informational purposes only and should not be considered financial advice. Market conditions and company performance can change.
AI Summarization is directionally correct and might not be accurate.
Summarized information shown could be a few years old and not current.
Fundamental Rating based on AI could be based on old data.
AI-generated summaries may have inaccuracies (hallucinations). Please verify the information before taking action.
About Phillips Edison & Co Inc
Exchange NASDAQ | Headquaters Cincinnati, OH, United States | ||
IPO Launch date 2021-07-15 | Co-Founder, Chairman & CEO Mr. Jeffrey S. Edison | ||
Sector Real Estate | Industry REIT - Retail | Full time employees 300 | Website https://www.phillipsedison.com |
Full time employees 300 | Website https://www.phillipsedison.com |
Phillips Edison & Company, Inc. ("PECO") is one of the nation's largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers. Founded in 1991, 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 June 30, 2025, PECO managed 327 shopping centers, including 303 wholly-owned centers comprising 34.0 million square feet across 31 states and 24 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.

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