Phillips Edison & Company, Inc. Stock: price and directors' dealings · United States · SEC (Form 4)

About Phillips Edison & Company, Inc.

Phillips Edison & Company, Inc. (PECO) is a U.S.-listed real estate company traded on the NASDAQ market in the United States, and it is one of the nation’s largest owners and operators of grocery-anchored neighborhood shopping centers. Its business model is centered on essential-retail real estate: shopping centers anchored by supermarkets, which tend to attract recurring consumer traffic and provide a relatively resilient demand base. PECO operates as a vertically integrated platform, handling acquisitions, property management, leasing, asset management, and selective development activities in order to maximize occupancy, rental income, and long-term portfolio quality. In competitive terms, the company is positioned as a specialized operator in the grocery-anchored neighborhood center segment, where execution, tenant relationships, and disciplined capital allocation matter as much as scale. PECO was founded in 1991 and grew from a single-center origin into a national platform. In October 2017, Phillips Edison Grocery Center REIT I completed the acquisition of Phillips Edison Limited Partnership’s real estate assets and asset management business, forming the current company structure. The company is headquartered in Cincinnati, Ohio, United States. Its portfolio now includes more than 300 properties across the country, with a broad footprint in attractive U.S. markets and a focus on right-sized neighborhood centers suited to grocery retailers and service-oriented tenants. From a competitive standpoint, PECO benefits from a focused strategy, a predominantly well-occupied portfolio, and long-standing relationships with grocery and necessity-based tenants. Its economic “products” are essentially its leased retail spaces and the associated services it provides to tenants and communities. Recent highlights include solid operating performance in 2025, guidance updates, continued selective acquisitions of grocery-anchored shopping centers, and a 2026 senior unsecured note offering, which points to active balance-sheet and funding management. For French-speaking investors, PECO is best viewed as a defensive U.S. real estate exposure tied to everyday-consumption retail, with a clear operating model and a proven platform built around grocery-anchored shopping centers.