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Upturn AI SWOT - About
PECO 
Phillips Edison & Co Inc (PECO)
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Upturn Advisory Summary
08/28/2025: PECO (1-star) is currently NOT-A-BUY. Pass it for now.
Upturn Star Rating
Not Recommended Performance
These Stocks/ETFs, based on Upturn Advisory, consistently fall short of market performance, signaling caution before investing.
Number of Analysts
11 Analysts rated it
Moderately tracked stock, growing coverage, gaining market and investor attention.
1 Year Target Price $39
1 Year Target Price $39
| 4 | Strong Buy |
| 1 | Buy |
| 6 | Hold |
| 0 | Sell |
| 0 | Strong Sell |
Analysis of Past Performance
Type Stock | Historic Profit 10.34% | Avg. Invested days 39 | Today’s Advisory PASS |
Upturn Star Rating | Upturn Advisory Performance  4.0 | Stock Returns Performance  2.0 |
| Profits based on simulation | Last Close 08/28/2025 |
Key Highlights
Company Size Mid-Cap Stock | Market Capitalization 4.83B USD | Price to earnings Ratio 63.38 | 1Y Target Price 39 |
Price to earnings Ratio 63.38 | 1Y Target Price 39 | ||
Volume (30-day avg) 11 | Beta 0.45 | 52 Weeks Range 31.93 - 39.10 | Updated Date 08/29/2025 |
52 Weeks Range 31.93 - 39.10 | Updated Date 08/29/2025 | ||
Dividends yield (FY) 3.51% | 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 63.38 | Forward PE 67.11 | Enterprise Value 6873665460 | Price to Sales(TTM) 6.95 |
Enterprise Value 6873665460 | Price to Sales(TTM) 6.95 | ||
Enterprise Value to Revenue 9.9 | Enterprise Value to EBITDA 15.4 | Shares Outstanding 125611000 | Shares Floating 124813744 |
Shares Outstanding 125611000 | Shares Floating 124813744 | ||
Percent Insiders 0.56 | Percent Institutions 88.99 |
Upturn AI SWOT
Phillips Edison & Co Inc
Company Overview
History and Background
Phillips Edison & Company (PECO) was founded in 1991. It is a fully integrated retail real estate company focused on acquiring and managing grocery-anchored shopping centers. Over time, it has grown from a regional operator to a national platform, completing an IPO in 2021 and becoming a publicly-traded REIT.
Core Business Areas
- Acquisition: Acquires well-located, grocery-anchored shopping centers primarily in suburban markets across the US.
- Management: Manages and leases the properties in its portfolio, focusing on maintaining high occupancy rates and strong tenant relationships.
- Redevelopment: Invests in redevelopment projects to enhance the value and appeal of its shopping centers.
Leadership and Structure
Jeffrey Edison serves as Chairman and CEO. The company operates as a Real Estate Investment Trust (REIT) with a Board of Directors overseeing strategic decisions. The management team consists of experienced professionals in real estate, finance, and operations.
Top Products and Market Share
Key Offerings
- Grocery-Anchored Shopping Centers: PECO's primary offering is the ownership and management of grocery-anchored shopping centers. These centers typically feature a major grocery store as the anchor tenant, attracting consistent foot traffic. Market share is difficult to pinpoint precisely as it varies by region, but PECO is a significant player in its chosen markets. Competitors include Regency Centers, Kimco Realty, and Kite Realty Group. Revenue from this product is the majority of PECOs overall revenue.
Market Dynamics
Industry Overview
The retail real estate industry is currently navigating a dynamic landscape with e-commerce growth impacting traditional brick-and-mortar stores. Grocery-anchored centers have proven resilient due to the essential nature of grocery shopping. Inflation and interest rate hikes impact valuations.
Positioning
Phillips Edison & Co Inc is positioned as a specialist in grocery-anchored shopping centers, differentiating itself through its focused investment strategy and operational expertise. Its competitive advantage lies in its ability to identify and acquire high-quality properties in attractive markets. Stable tenant base focused on essential shopping.
Total Addressable Market (TAM)
The total addressable market for grocery-anchored real estate is estimated to be in the hundreds of billions of dollars. PECO is positioned to capture a portion of this TAM through strategic acquisitions and active management. TAM is vast, market fragmented.
Upturn SWOT Analysis
Strengths
- Focus on grocery-anchored centers
- Experienced management team
- Strong tenant relationships
- Diversified geographic portfolio
- Disciplined acquisition strategy
Weaknesses
- Exposure to retail sector risks
- Dependence on anchor tenants
- Sensitivity to interest rate fluctuations
- Reliance on external capital for growth
- Smaller market cap than some larger REIT peers
Opportunities
- Acquisition of undervalued properties
- Expansion into new markets
- Redevelopment and repositioning of existing assets
- Growth in population and household income in target markets
- Increased demand for essential retail
Threats
- E-commerce disruption
- Economic downturn
- Increased competition
- Rising interest rates
- Changes in consumer spending habits
Competitors and Market Share
Key Competitors
- REG
- KIM
- UE
Competitive Landscape
PECO's competitive advantage lies in its focus on grocery-anchored shopping centers. However, it faces competition from larger, more diversified REITs like REG and KIM. UE focus is also on retail but has a strong redevelopment arm.
Major Acquisitions
Cole Credit Property Trust IV
- Year: 2022
- Acquisition Price (USD millions): 1200
- Strategic Rationale: Expanded PECO's portfolio of grocery-anchored shopping centers and increased its geographic diversification.
Growth Trajectory and Initiatives
Historical Growth: PECO's historical growth has been driven by acquisitions and organic growth within its existing portfolio. Expansion driven by steady acquisition and stable rent levels.
Future Projections: Future growth projections are dependent on market conditions, acquisition opportunities, and management's execution of its strategy. Analyst estimates vary based on market dynamics.
Recent Initiatives: Recent strategic initiatives include acquisitions of strategic retail real estate assets.
Summary
Phillips Edison & Co Inc is a retail REIT that is well positioned in the grocery-anchored segment which gives a degree of defensiveness to the REIT due to it being essential products. The REIT has a strong management team and a disciplined acquisition approach, but is sensitive to retail real estate market dynamics. Future growth depends on PECO being able to effectively complete acquisitions and manage its portfolio well. However, rising interest rates and the changing retail landscape present potential headwinds for PECO.
Peer Comparison
Sources and Disclaimers
Data Sources:
- Company filings
- Industry reports
- Analyst estimates
Disclaimers:
The data and analysis provided are for informational purposes only and should not be considered financial advice. Investment decisions should be based on individual research and consultation with a qualified financial advisor.
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 March 31, 2025, PECO managed 321 shopping centers, including 298 wholly-owned centers comprising 33.5 million square feet across 31 states and 23 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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