Phillips Edison & Company, Inc.
Phillips Edison & Company, Inc. (NASDAQ: PECO) is one of the nation's largest owners and operators of omni-channel grocery-anchored shopping centers. Founded 35 years ago and headquartered in Cincinnati, Ohio, the company operates through Phillips Edison Grocery Center Operating Partnership I, L.P., a Delaware limited… From the company’s description.
Margins and return on equity change in ; everything else in percent. Fewer shares and less debt are shown plainly, not as bad news — it depends what you make of buybacks. Dotted labels explain each measure. is shown separately from the annual figures.
What Phillips Edison & Company, Inc. does
In the company’s own words
Phillips Edison & Company, Inc. (NASDAQ: PECO) is one of the nation's largest owners and operators of omni-channel grocery-anchored shopping centers. Founded 35 years ago and headquartered in Cincinnati, Ohio, the company operates through Phillips Edison Grocery Center Operating Partnership I, L.P., a Delaware limited partnership. The company's website is www.phillipsedison.com.
As of December 31, 2025, Phillips Edison wholly owned 297 shopping centers and maintained partial ownership interests in unconsolidated joint ventures that collectively owned an additional 27 shopping centers, bringing the total managed portfolio to approximately 36.7 million square feet across 31 states. The company's portfolio was 97.3% leased, with approximately 70% of annualized base rent generated from tenants providing necessity-based goods and services including groceries, restaurants, fitness centers, and personal services. Approximately 95% of annualized base rent came from centers anchored by the number one or number two grocer by sales within their respective trade areas.
The company's primary business objective centers on owning, operating, and managing well-occupied grocery-anchored shopping centers to deliver long-term growth and value creation. Phillips Edison employs approximately 320 associates located across 23 states, with the majority based at its corporate headquarters in Cincinnati, Ohio, supplemented by regional offices in Atlanta, Georgia and Park City, Utah. The company maintains a vertically integrated operating platform handling leasing, property management, development, and redevelopment activities.
Phillips Edison's differentiated strategy focuses on four pillars: spreads through strong new and renewal leasing performance, occupancy through right-sized centers averaging 112,000 square feet, advantages of market through suburban locations with strong demographics, and retention through high-quality tenant relationships. The company also operates a third-party investment management business providing property management and advisory services to institutional joint ventures and private funds, generating incremental fee revenue opportunities.
The company is organized as a real estate investment trust for federal income tax purposes and maintains investment grade ratings from both Moody's Investors Services and S&P Global Ratings. As of December 31, 2025, Phillips Edison had total liquidity of $925.1 million, comprising cash and borrowing capacity on its revolving credit facility, positioning the company for disciplined external growth while maintaining financial flexibility.
Company details
- Sector
- Real Estate
- Industry
- REITs
- Headquarters
- CINCINNATI, OH
- Fiscal year end
- December
- CIK
- 1476204
- SIC
- 6798
Financial performance, year by year
Fiscal 2013–2025 · USDThe full income statement, balance sheet and cash flow for each of these years — every figure traceable to its filing — is on the Financials tab with a free account.
Who owns Phillips Edison & Company, Inc. — and what changed
Funds as of 2026Q2 · superinvestors as of 2026-06-30
Largest fund holders · Phillips Edison & Company, Inc.’s weight in each
Fund ownership is a floor, not a census — pensions, insurers and people holding shares directly are not visible here.
Fund ownership counts N-PORT filers only, so it is a floor rather than a census — pensions, insurers and direct holders are not visible here, and the remainder is not “held by individuals”.
Could not be determined for this company: bond issues.
Every fund and institutional holder, quarter by quarter, is on the Ownership tab with a free account.
Recent filings
All filings →Each filing opens into its own statements and disclosures here.
Put this business in context.
Compare this company with peers, find it in your funds and follow its financial history with your connected AI:
- “How do Phillips Edison & Company, Inc. and its peers compare on margins and cash generation over ten years?”
- “Where did five years of Phillips Edison & Company, Inc.'s earnings go — cash, debt, buybacks, reinvestment?”
- “What changed in Phillips Edison & Company, Inc.'s last four quarterly filings that the numbers alone won't show?”