PHILLIPS EDISON AND COMPANY INC (PECO)
Real Estate · retail REITs · NASDAQ
Phillips Edison & Company is a leading owner and operator of grocery-anchored neighborhood shopping centers, providing stable, necessity-driven real estate assets.
What PHILLIPS EDISON AND COMPANY INC does
Phillips Edison & Company, Inc. is an internally-managed real estate investment trust (REIT) that owns, operates, and develops a portfolio of grocery-anchored shopping centers. Its properties are focused on necessity-based retail and neighborhood centers in suburban markets across the United States. The company derives its revenue primarily from rental income generated through the leasing of retail space to a diverse tenant base.
Themes: grocery-anchored retail, necessity-based retail, real estate investment trusts (REITs), suburban retail infrastructure
Fundamentals
- Price$39.27 as of 2026-08-21 close
- Market cap$5.1B as of 2026-08-21
- 1-year return+16.2% 2025-08-21 close $33.79 → 2026-08-21 close $39.27
- P/E39.58 as of 2026-08-24
- Net margin+19.1% as of 2026-08-24
- Gross margin+71.0% as of 2026-08-24
- ROE+6.2% as of 2026-08-24
- Debt / equity1.03 as of 2026-08-24
- Revenue growth (YoY)+8.1% as of 2026-08-24
- Revenue CAGR (3y)+8.1% SEC XBRL
- Beta0.52 as of 2026-08-24
- Last reported earnings2026-07-23 SEC EDGAR Form 8-K (Item 2.02)
Dividend: yield +3.3%; at least 5 years of non-decreasing per-share dividends (SEC XBRL) — we do not hold the year before it, so the real streak may be longer.
How PECO compares in its sector
- price-to-earnings ratiomiddle range 127 covered Real Estate peers, as of 2026-08-24
- net profit marginmiddle range 161 covered Real Estate peers, as of 2026-08-24
- operating marginmiddle range 161 covered Real Estate peers, as of 2026-08-24
- gross marginmiddle range 156 covered Real Estate peers, as of 2026-08-24
- return on equitymiddle range 162 covered Real Estate peers, as of 2026-08-24
- 3-year revenue CAGRmiddle range 155 covered Real Estate peers
- indicated dividend yieldbottom 25% 138 covered Real Estate peers, as of 2026-08-24
Position among covered Real Estate companies that report each metric (minimum 5 peers). A relative position within our covered catalog — not a valuation, quality, or investment judgment. A higher percentile is simply a higher value (for P/E, more expensive on earnings — never "better"). Informational only.
Top 10 scores & list membership
PECO is not currently in any published Top 10 list. Its scores are below.
Long-term score
52.8 #401 of 987 scored · #35 of 84 in Real Estate
Capital return 71st (consecutive years of dividend increases 5 years) and financial health 63rd (free cash flow margin 31.7%, debt to equity 1); weakest is valuation (41st, price to earnings 39.6, price to book 2.2).
Short-term score
40.8 #1356 of 1,704 scored · #69 of 94 in Real Estate
Volume and participation 91st: trading volume is about normal versus its 30-day average; setup 42nd: over the past year its closes ranged, and it has retraced roughly a third of its move over the past year — 44% of it; weakest is trend 25th: a strong downtrend, with sellers in control.
Scores as of 21 Aug 2026. Each bar is a percentile: how this company ranked against every company the score ranked, 0–100. A list is a published formula and its output, not a recommendation. Method version 2.
Dividend coverage (FY2025)
Exceeded at least one reported measure. In FY2025, PECO's dividend exceeded at least one reported measure of what it earned or generated (earnings payout 141%, operating-cash-flow payout 45%). A payout above 100% in one year is not necessarily unsustainable, but it is not fully covered by that measure.
- Earnings payout141% dividends / net income
- Operating-cash-flow payout45% dividends / operating cash flow — capital spending was not reported, so this does not subtract it
Coverage derived from reported SEC EDGAR XBRL figures for FY2025 (dividends paid vs. net income and free cash flow, same fiscal year). This describes PAST coverage for one fiscal year — it does not predict whether a dividend will be maintained, raised, or cut, and a one-year payout ratio can be distorted by non-recurring items. Informational only — not financial advice.
How PHILLIPS EDISON AND COMPANY INC looks technically
PHILLIPS EDISON AND COMPANY INC (PECO) is trading 2.4% above its 200-day average, the long-term trend line — a longer-term uptrend. Its 50-day average crossed above its 200-day average about 158 trading days ago — a "golden cross", a bullish long-term signal. A strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 28, with sellers in control. Momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 32, neither overbought (above 70) nor oversold (below 30). It just made a new 20-day low, its first since 2026-06-03, breaking below its recent trading range.
Trend
7
| Distance from the 200-day | it is trading 2.4% above its 200-day average, the long-term trend line — a longer-term uptrend | +2.4% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $41.72 | $41.72 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $38.36 | $38.36 |
| Swing structure | each recent peak has been higher than the one before it and each dip has been shallower — the pattern chart-watchers call an uptrend, which describes where price has already been and not where it goes next | higher highs and higher lows |
| Last swing turn | its last significant turn was a swing low 10 calendar days ago — the swings before that are what the structure reading is measured on | 10 sessions |
| Since the 50/200 cross | its 50-day average crossed above its 200-day average about 158 trading days ago — a "golden cross", a bullish long-term signal | 158 sessions |
| Trend strength (14-day ADX) | a strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 28, with sellers in control | 27.6 |
Momentum
3
| 14-day RSI | momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 32, neither overbought (above 70) nor oversold (below 30) | 31.5 |
|---|---|---|
| Position in its 14-day range | it is trading near the bottom of its 14-day range ($38.89 to $42.30) — its "stochastic" reading is 11 out of 100, where 0 would mean closing exactly at the 14-session low and 100 exactly at the high. This measures WHERE the price sits inside its recent range, which is a different question from the RSI beside it: RSI is a momentum gauge, measuring how FAST the price has been moving, so a stock can drift quietly to the bottom of its range with an ordinary RSI, or fall sharply and still sit in the middle. It has been climbing within that range over the last few sessions. | 11.1 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, is in negative territory (momentum leaning bearish) | 20 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $44.38 | $44.38 |
|---|---|---|
| From the 52-week high | it is 11.5% below its 52-week high (its highest price of the past year) | -11.5% |
| Above the 52-week low | it is 19.1% above its 52-week low (its lowest price of the past year) | +19.1% |
| Below the 52-week high | it is 11.5% below its highest point of the past year | 11.5% |
| Since a 20-day breakout | it just made a new 20-day low, its first since 2026-06-03, breaking below its recent trading range | 1 session |
| Since a 55-day breakout | it made a new 55-day high about 26 trading days ago | 26 sessions |
| All-time high | its highest closing price on record is $44.38 (set on 2026-07-17) | $44.38 |
| Given back of the 52-week move | over the past year its closes ranged ($33.25 to $44.01), and it has given back roughly a third of its rise from last year’s low — 44% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $37.02 to $37.36. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 44.0% |
| From the all-time high | it is 11.5% below its all-time high | -11.5% |
| Nearest price level | it is trading 1.0% above a support level at $38.88 — a price it turned at 8 times since 2024-09-16, most recently on 2026-08-11. Since 2024-08-21 it has 6 such levels below the current price and 3 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | -1.0% |
| All-time low | its lowest closing price on record is $26.51 (set on 2021-07-19) | $26.51 |
| Above the all-time low | it is 48.1% above its all-time low | +48.1% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are unusually wide versus its own recent history (wider than about 91% of the past ~6 months) | 91st percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $0.7159 between its high and its low — about 1.8% of its price. That is its "average true range" over the last 14 sessions, which also counts the distance from the previous close, so a day that opens well away from yesterday counts as the large move it was | $0.7159 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $38.47 and $43.48 — the "Bollinger bands", a range drawn two standard deviations either side of its 20-day average price, which widens when the stock gets more volatile and narrows when it settles | $38.47 – $40.98 – $43.48 |
| Typical daily range (% of price) | its price moves about 1.8% in a typical session — among the calmest in the catalog. This is the average gap between a session's high and low over the last 14 sessions, counting overnight moves, expressed against the current price so it can be compared with companies trading at any price | 1.8% |
| Stretch from the 200-day average | it is trading 1.3 daily ranges above its 200-day average price (2.4% above it in plain percentage terms) — a way of asking how far it has stretched from its own average in units of how far it normally moves in a day, so a calm company and a jumpy one can be compared on the same scale | 1.3 daily ranges above its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is about normal versus its 30-day average | 1.82× |
|---|
Analyst
2
| Change in the average price target | analysts have raised their average price target by 0.2% since the prior reading | +0.2% |
|---|---|---|
| Change in the consensus rating | the analyst consensus rating is unchanged since the prior reading | unchanged |
Candlestick patterns
1
| Since a doji | 8 sessions ago it opened and closed at almost the same price after trading through a wider range — a "doji", the classic picture of buyers and sellers finishing the session level | 8 sessions ago |
|---|
Price gaps
2
| Gap at the open | it opened on 2026-08-21 0.3% above the previous session's close — an overnight gap, the part of the move that happened while the market was shut, and traded back through that level before the close | +0.3% |
|---|---|---|
| Gap filled | a 3.2% gap up opened on 2026-07-24 has been "filled" 18 sessions ago — price traded back through the level the gap left behind, and it took 2 sessions to close | 18 sessions ago |
Price streaks
1
| Closing streak | it has closed lower 2 sessions in a row, a -1.53% move over the run — an unbroken run of down days, which describes what has already happened and says nothing about the next session | 2 sessions down |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 12.2 percentage points (the stock lost 9.9% while the market gained 2.3%) | -12.2% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 6.2 percentage points (the stock lost 3.1% while the market gained 3.1%) | -6.2% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 11.0 percentage points (the stock gained 0.1% while the market gained 11.1%) | -11.0% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 4.3 percentage points (the stock gained 16.2% while the market gained 20.5%) | -4.3% |
Signal agreement
2
| Bullish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bullish state: a "golden cross" — its 50-day average is above its 200-day, trading above its 200-day average, near the bottom of its 14-day range (oversold) — these describe past price behaviour, not a forecast | 3 of 9 |
|---|---|---|
| Bearish technical signals | 5 of the 9 technical signals we can compute for it are currently in a bearish state: a strong downtrend, with sellers in control, a fresh 20-day low, MACD momentum is negative, lagging the market over 6 months, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 5 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 5.0% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-07-16 and projected forward over today's price, the side traders read as an established downtrend, with the band above acting as the level that would have to be cleared. The band itself is moderate, spanning 2.0% of the share price. | -5.0% |
|---|
Volume-weighted price
2
| Vs this year’s average price paid | the price is sitting right on the average price paid so far this year, so the typical buyer over that stretch is roughly break-even. That average is $39.42 — a volume-weighted average of daily closes over 157 sessions, not a true tick-by-tick VWAP. | -0.4% |
|---|---|---|
| Vs the average paid since it last reported | the price is 5% below the average price paid since it last reported on 2026-07-23 (its 8-K), so the typical buyer over that stretch is under water. That average is $41.31 — a volume-weighted average of daily closes over 22 sessions, not a true tick-by-tick VWAP. | -5.0% |
Price levels it has turned at before
PECO last closed at $39.27 on 2026-08-21. Since 2024-08-21 it has turned at 6 prices below its last close and 3 above; the 3 nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $38.88 | Support | 1.0% below the last close | turned there 8 times · 2024-09-16 to 2026-08-11 |
| $39.87 | Resistance | 1.5% above the last close | turned there five times · 2024-11-11 to 2026-04-17 |
| $37.66 | Support | 4.1% below the last close | turned there five times · 2024-10-18 to 2026-04-22 |
| $40.91 | Resistance | 4.2% above the last close | turned there five times · 2026-04-28 to 2026-08-14 |
| $36.43 | Support | 7.2% below the last close | turned there 11 times · 2024-09-09 to 2026-03-20 |
| $42.52 | Resistance | 8.3% above the last close | turned there three times · 2026-06-12 to 2026-07-07 |
A level is a price this company reversed or paused at more than once — they describe past behaviour, not a forecast of where the price will go.
Wave structure
No Elliott-wave labelling currently fits its swings: the recent highs and lows do not satisfy the three rules a five-wave count has to obey, so there is no count to show rather than a count we are unsure about.
Read from daily closes as of 2026-08-21.
An Elliott-wave count describes the swings already printed and the level that would disprove it. It is not a forecast, a target, or advice.
Screens: Trading above the 200-day moving average · Broke down to a new 20-day low · lagging the market · Least volatile (2% or less typical daily range) · At the bottom of its 14-day range (stochastic below 20) · Trading at this year’s average price paid (anchored VWAP) | Learn: moving average · golden cross · adx · rsi · breakout
Based on daily closing prices as of 2026-08-21. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Consensus ratingBuy (2.00 mean, 1=Strong Buy…5=Strong Sell) — 13 analysts
- Mean price target$45.92 range $42.00 – $49.00; median $46.00
Analyst estimates, as of 2026-08-23. These are third-party analyst opinions and price targets, aggregated — not a recommendation, prediction, or advice from stocks-llm. Informational only.
Analyst EPS estimate for PECO
- Consensus EPS estimate$0.1543 next reporting period, as of 2026-08-23
Change over time is not available yet: it needs two readings of the same reporting period at least 30 days apart, and we have been recording these estimates since 2026-08-04. An estimate for a DIFFERENT quarter is not a revision, so a reading from before the last report is never compared with one after it.
The consensus estimate for the next reporting period, and how it has moved between readings of that SAME period. A change is measured only between readings estimating one period — when a company reports, the consensus moves to the next quarter and the two numbers are not comparable. Informational only, not a forecast and not advice.
Key risks (from latest filing)
["Interest rate volatility and fluctuations in debt financing costs.","Dependence on the financial health of retail tenants and their ability to pay rent.","Risks associated with real estate market conditions, property valuations, and local economic trends."]
What changed in the latest 10-Q
AI-assisted comparison of PECO's 10-Q filed 2026-04-24 against the prior one filed 2025-10-24.
Management's Discussion & Analysis (MD&A)
- Added:
- Added reference to 2025 Annual Report on Form 10-K filed February 10, 2026 (newer filing dated 2026-04-24)
- Added forward-looking statement risk factor: 'the impact of heightened geopolitical instability, international conflicts, tariffs, and global trade disruptions on us, our tenants, and consumers, including the impact on inflation, supply chains, and consumer sentiment' (item xx in newer filing)
- Added comma after 'optimistic' in forward-looking statement language (newer filing)
- Removed:
- Removed reference to 2024 Annual Report on Form 10-K filed February 11, 2025 (older filing dated 2025-10-24)
- Removed forward-looking statement risk factor: 'the effects of the U.S. government shutdown on financial markets and macroeconomic conditions' (item xx in older filing)
- Removed forward-looking statement risk factor: 'the impact of tariffs and global trade disruptions on us, our tenants, and consumers, including the impact on inflation, supply chains, and consumer sentiment' as separate item (item xxi in older filing)
- Reworded:
- Header changed from 'SEPTEMBER 30, 2025 FORM 10-Q' to 'MARCH 31, 2026 FORM 10-Q' reflecting the different quarter ends
- Page number changed from '21' to '18'
- Risk factor (xx) in newer filing consolidates and reorders geopolitical/trade risk language that was previously split between items (xx) and (xxi) in older filing, now framing it as 'heightened geopolitical instability, international conflicts' rather than starting with government shutdown
- Notes:
- The newer filing text appears truncated at 'as well as demand for ou' making the complete comparison of the KPI section incomplete
- The older filing text also appears truncated at 'as well as' in the same section, limiting full comparison of that portion
Risk Factors
- Reworded:
- Item 1A Risk Factors page number changed from 41 (filed 2025-10-24) to 35 (filed 2026-04-24)
- Item 4 Mine Safety Disclosures page number changed from 42 (filed 2025-10-24) to 35 (filed 2026-04-24)
- Item 5 Other Information page number changed from 42 (filed 2025-10-24) to 36 (filed 2026-04-24)
- Item 6 Exhibits page number changed from 42 (filed 2025-10-24) to 36 (filed 2026-04-24)
- Signatures page number changed from 43 (filed 2025-10-24) to 37 (filed 2026-04-24)
- Form header changed from 'SEPTEMBER 30, 2025 FORM 10-Q' to 'MARCH 31, 2026 FORM 10-Q'
- Balance sheet dates changed from 'AS OF SEPTEMBER 30, 2025 AND DECEMBER 31, 2024' to 'AS OF MARCH 31, 2026 AND DECEMBER 31, 2025'
- Consolidated Statements of Operations period changed from 'FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2025 AND 2024' to 'FOR THE THREE MONTHS ENDED MARCH 31, 2026 AND 2025'
- Consolidated Statements of Equity period changed from 'FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2025 AND 2024' and 'FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2025 AND 2024' to 'FOR THE THREE MONTHS ENDED MARCH 31, 2026 AND 2025'
- Cash flows statement period changed from 'FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2025 AND 2024' to 'FOR THE THREE MONTHS ENDED MARCH 31, 2026 AND 2025'
- Notes:
- The two filings cover different periods and fiscal years (Q3 2025 vs Q1 2026), making them structurally different documents with different financial data, not equivalent sections that can be directly compared for substantive changes
- All changes identified are related to date/period updates and page number adjustments inherent to different quarterly reporting periods, not substantive changes to the Risk Factors section content itself
AI-assisted comparison of two SEC filing sections. It describes wording and theme changes only, makes no materiality, legal, or investment judgement, and is not financial advice. Informational only — not financial advice.
Insider activity (SEC Form 4)
No open-market insider purchases or sales are on record for PECO — recent Form 4 activity was compensation-related (awards, option exercises, or tax withholding), not open-market buying or selling.
View full insider trading history → View SEC Form 3/4/5 filingsOnly open-market purchases (SEC code P) and sales (code S) are counted here. Option exercises, vesting/awards, gifts, and shares withheld for taxes are excluded — they are compensation or mechanical, not open-market conviction. Sales may be planned and non-discretionary (e.g. a Rule 10b5-1 plan) and are not necessarily bearish; open-market buying is not a recommendation to buy. Informational only — not financial advice.
Congressional trading disclosures
U.S. House members publicly disclose their own, their spouse's, and dependent children's stock transactions under the STOCK Act. We hold 2 matched disclosures for PECO from U.S. House Clerk Periodic Transaction Report filings.
Congressional trading disclosures →Short interest (FINRA)
PECO had 3,953,660 shares of reported short interest as of the 2026-07-31 FINRA settlement date (delayed, bi-monthly; not real-time).
PECO had 3.07% of its shares outstanding sold short as of the 2026-07-31 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 4.24 days to cover at the same settlement.
- Reported short interest (shares) 3,953,660
- Short interest (% of shares outstanding) 3.07%
- Prior settlement (shares) 4,137,462
- Reported change -4.44%
- Days to cover (reported) 4.24
Reported to FINRA as of the 2026-07-31 settlement date. Short interest is reported to FINRA and published on a delayed, bi-monthly schedule (as of a settlement date, disseminated roughly eight business days later) — it is NOT real-time, does not cover every venue or all US trading, and is not a short-squeeze prediction or investment advice. Days-to-cover is the value FINRA reports; percent of float is not shown because the source file carries no share-count denominator — where a percent appears it is of shares OUTSTANDING, the larger base, and is therefore a floor on percent of float. Informational only — not financial advice.
Competitors & peers
- Regency Centers (REG)
- Kite Realty Group (KRG)
- Retail Opportunity Investments Corp (ROIC)
- Kimco Realty (KIM)
- Federal Realty Investment Trust (FRT)
- Brixmor Property Group (BRX)
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
Compare PECO vs…
Frequently asked questions
What does PHILLIPS EDISON AND COMPANY INC (PECO) do?
Phillips Edison & Company, Inc. is an internally-managed real estate investment trust (REIT) that owns, operates, and develops a portfolio of grocery-anchored shopping centers. Its properties are focused on necessity-based retail and neighborhood centers in suburban markets across the United States. The company derives its revenue primarily from rental income generated through the leasing of retail space to a diverse tenant base.
What sector is PHILLIPS EDISON AND COMPANY INC (PECO) in?
PHILLIPS EDISON AND COMPANY INC (PECO) is classified in the Real Estate sector. Its industry is retail REITs. It trades on NASDAQ.
Does PECO pay a dividend?
Yes — PHILLIPS EDISON AND COMPANY INC (PECO) pays a dividend, with an indicated yield of about 3.30% and at least 5 years of non-decreasing per-share dividends (SEC EDGAR XBRL) — we do not hold the year before it, so the real streak may be longer (market data, as of 2026-08-24). Informational only — not financial advice.
Who are PHILLIPS EDISON AND COMPANY INC's (PECO) competitors?
Notable peers of PHILLIPS EDISON AND COMPANY INC (PECO) include Regency Centers, Kite Realty Group, Retail Opportunity Investments Corp, Kimco Realty and Federal Realty Investment Trust. This peer set is informational only — not financial advice.
Has there been recent Congressional stock trading in PECO?
Yes — we hold 2 matched STOCK Act disclosures for PECO from U.S. House Clerk Periodic Transaction Report filings. These are legally-required disclosures (often filed 30–45 days after the trade), may belong to a U.S. House member, their spouse, or a dependent child, and are not an indicator of company performance or investment advice.
Is PHILLIPS EDISON AND COMPANY INC (PECO) overbought or oversold right now?
PHILLIPS EDISON AND COMPANY INC (PECO) is currently neither overbought nor oversold — its 14-day RSI (a 0–100 momentum gauge) is 32, in the neutral middle (as of 2026-08-21). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on PECO come from?
Fundamentals and prices come from market data, as of 2026-08-24; company filings and profile facts come from SEC EDGAR. All figures are delayed daily-close data shown with their as-of date — informational only, not financial advice.
Fundamentals: market data, as of 2026-08-24. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-08-21.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.