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Investor Relations14 Oct 2025
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Phillips Edison & Company (PECO) investor relations material
Phillips Edison & Company Investor Update summary
Complete event summary combining all related documents: earnings call transcript, report, and slide presentation.Investor Update summary24 Sep, 2025
Macroeconomic and Market Outlook
Inflation is at 2.9% and unemployment at 4.3%, supporting a stable environment for growth.
Limited exposure to tariffs and a necessity-based retail focus mitigate macro risks.
Stock price is down 6% year-to-date, in line with peers, but management sees this as a buying opportunity.
REITs are expected to perform well in a rate cut environment, and management remains optimistic about future growth.
Full-year 2025 guidance was increased, reflecting 6% core FFO per share growth and a projected total shareholder return of about 10%.
Operational Performance and Growth
Achieved 97% leased portfolio occupancy with a 94% retention rate as of June 30, 2025.
Comparable new and renewal leasing spreads were 31.8% and 19.9% year-to-date, respectively.
Same-center NOI increased 4.1% year-to-date to $229.6 million, and Core FFO per share rose 9.8%.
85% of ABR comes from centers anchored by the #1 or #2 grocer by sales, with 70% from necessity-based goods and services.
Net income attributable to stockholders reached $39.1M year-to-date.
Portfolio Strategy and Growth
Focus on grocery-anchored, necessity-based shopping centers with strong demographics and limited new supply.
High retailer demand enables lease renewals at 20% higher rates and supports increased same-center NOI growth guidance to 3.35% at midpoint.
Acquisition pipeline is robust, with $302 million closed year-to-date and a reaffirmed full-year target of $350–$450 million.
Value-creating development and repositioning projects continue to be accretive, supported by low leverage and diverse capital sources.
Operates 303 wholly-owned shopping centers across 31 states, totaling 34M square feet.
Detail PECO's AI integration and expected benefits
What is the long-term dividend growth strategy?
Evaluate PECO's capacity for future acquisitions
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Next Phillips Edison & Company earnings date
Q3 202524 Oct, 2025
Next Phillips Edison & Company earnings date
Q3 202524 Oct, 2025
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Frequently asked questions
Grocery-Anchored Shopping Centers
Phillips Edison & Company (PECO) is a prominent name within the retail real estate sector, having been operational since 1991. Specializing in grocery-anchored shopping centers the company has 300 locations under its ownership across the United States, Phillips Edison's influence and market share in the country is vast. PECO is, like many similar companies, run as a Real Estate Investment Trust.
Origins and Expansion
Established in the early '90s by Jeffrey Edison and Michael Phillips, PECO's initial objective was to acquire and manage retail properties with potential for growth. The company's strategy largely revolved around identifying undervalued assets and enhancing their market value. In a market with other noteworthy competitors such as Simon Property Group and Kimco Realty, PECO carved a distinct path for itself by focusing primarily on properties that were anchored by grocery stores. Even if they’re not unique in this, it's an area that PECO has managed to perform well in over the years. One consistent aspect of PECO's growth trajectory has been its willingness to enter partnerships and perform acquisitions.
The Properties
PECO’s properties span a vast geographical footprint in the United States. Typically, the shopping centers they own and manage are strategically located in areas with high visibility and easy access, often at the intersection of major roads. The centers are typically a bustling environment with lots of traffic from both cars and pedestrians, with grocery stores being the primary draw, supplemented by an assortment of other retail establishments – from cafes and restaurants to fitness centers and specialty shops. Major grocery chains such as Kroger and similar establishments can lease their locations without needing to own the properties outright.
Peco Is a REIT
A Real Estate Investment Trust (REIT) is a company that specializes in owning, overseeing, or financing income-producing properties in diverse real estate segments. Designed to provide regular income streams, possible asset appreciation, and tax benefits, REITs issue shares to the public which can be traded on major stock exchanges. By law, they must distribute at least 90% of their taxable income to shareholders in the form of dividends.
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