Phillips Edison & Company Reports Second Quarter 2025 Results and Increases Full Year Earnings Guidance
Phillips Edison & Company (NASDAQ:PECO), a major operator of grocery-anchored shopping centers, reported strong Q2 2025 financial results and raised its full-year guidance. The company achieved net income of $12.8 million ($0.10 per share) and Core FFO of $88.2 million ($0.64 per share), representing an 8.5% growth.
Key operational highlights include 97.4% portfolio occupancy, 4.2% same-center NOI growth, and impressive lease spreads with 34.6% for new leases and 19.1% for renewals. PECO completed $133.3 million in acquisitions during Q2, adding six shopping centers to its portfolio.
The company maintains a strong balance sheet with $972 million in total liquidity and successfully completed a $350 million senior notes offering. PECO increased its 2025 guidance, with Core FFO now expected between $2.55-$2.60 per share.
Phillips Edison & Company (NASDAQ:PECO), un importante operatore di centri commerciali ancorati a negozi di generi alimentari, ha riportato solidi risultati finanziari per il secondo trimestre 2025 e ha rivisto al rialzo le previsioni per l'intero anno. La società ha registrato un utile netto di 12,8 milioni di dollari (0,10 dollari per azione) e un Core FFO di 88,2 milioni di dollari (0,64 dollari per azione), con una crescita dell'8,5%.
Tra i principali risultati operativi si evidenziano un tasso di occupazione del portafoglio del 97,4%, una crescita del NOI dello stesso centro del 4,2% e notevoli incrementi nei canoni di locazione con 34,6% per i nuovi contratti e 19,1% per i rinnovi. PECO ha completato acquisizioni per un valore di 133,3 milioni di dollari nel secondo trimestre, aggiungendo sei centri commerciali al proprio portafoglio.
La società mantiene un bilancio solido con 972 milioni di dollari di liquidità totale e ha completato con successo un'emissione di obbligazioni senior per 350 milioni di dollari. PECO ha aumentato le previsioni per il 2025, con il Core FFO ora atteso tra 2,55 e 2,60 dollari per azione.
Phillips Edison & Company (NASDAQ:PECO), un importante operador de centros comerciales anclados en tiendas de comestibles, reportó sólidos resultados financieros para el segundo trimestre de 2025 y elevó su guía para todo el año. La compañía logró un ingreso neto de 12.8 millones de dólares (0.10 dólares por acción) y un Core FFO de 88.2 millones de dólares (0.64 dólares por acción), lo que representa un crecimiento del 8.5%.
Los aspectos operativos clave incluyen una ocupación del portafolio del 97.4%, un crecimiento del NOI de los mismos centros del 4.2%, y spreads de arrendamiento impresionantes con 34.6% para nuevos contratos y 19.1% para renovaciones. PECO completó adquisiciones por 133.3 millones de dólares durante el segundo trimestre, añadiendo seis centros comerciales a su portafolio.
La compañía mantiene un balance sólido con 972 millones de dólares en liquidez total y completó con éxito una oferta de notas senior por 350 millones de dólares. PECO aumentó su guía para 2025, con un Core FFO ahora esperado entre 2.55 y 2.60 dólares por acción.
Phillips Edison & Company (NASDAQ:PECO)는 식료품점이 입점한 쇼핑센터를 주로 운영하는 주요 기업으로, 2025년 2분기 강력한 재무 실적을 보고하고 연간 가이던스를 상향 조정했습니다. 회사는 순이익 1,280만 달러(주당 0.10달러)와 핵심 FFO 8,820만 달러(주당 0.64달러)를 기록하며 8.5% 성장했습니다.
주요 운영 성과로는 포트폴리오 점유율 97.4%, 동일 센터 NOI 4.2% 성장, 그리고 신규 임대 34.6%, 갱신 임대 19.1%의 인상적인 임대료 차익이 포함됩니다. PECO는 2분기 동안 1억 3,330만 달러 규모의 인수를 완료하며 6개의 쇼핑센터를 포트폴리오에 추가했습니다.
회사는 총 9억 7,200만 달러의 유동성을 보유한 견고한 재무구조를 유지하며, 3억 5,000만 달러 규모의 선순위 채권 발행을 성공적으로 완료했습니다. PECO는 2025년 가이던스를 상향 조정하여 핵심 FFO를 주당 2.55~2.60달러로 예상하고 있습니다.
Phillips Edison & Company (NASDAQ:PECO), un acteur majeur des centres commerciaux ancrés par des épiceries, a annoncé de solides résultats financiers pour le deuxième trimestre 2025 et a relevé ses prévisions annuelles. La société a réalisé un revenu net de 12,8 millions de dollars (0,10 dollar par action) et un Core FFO de 88,2 millions de dollars (0,64 dollar par action), soit une croissance de 8,5 %.
Les principaux faits marquants opérationnels incluent un taux d'occupation du portefeuille de 97,4 %, une croissance du NOI des centres comparables de 4,2 % et des écarts de loyers impressionnants avec 34,6 % pour les nouveaux baux et 19,1 % pour les renouvellements. PECO a réalisé 133,3 millions de dollars d'acquisitions au cours du deuxième trimestre, ajoutant six centres commerciaux à son portefeuille.
La société maintient un bilan solide avec 972 millions de dollars de liquidités totales et a mené avec succès une émission de billets seniors de 350 millions de dollars. PECO a relevé ses prévisions pour 2025, avec un Core FFO désormais attendu entre 2,55 et 2,60 dollars par action.
Phillips Edison & Company (NASDAQ:PECO), ein bedeutender Betreiber von lebensmittelzentrierten Einkaufszentren, meldete starke Finanzergebnisse für das zweite Quartal 2025 und hob seine Jahresprognose an. Das Unternehmen erzielte einen Nettoertrag von 12,8 Millionen US-Dollar (0,10 US-Dollar je Aktie) und ein Core FFO von 88,2 Millionen US-Dollar (0,64 US-Dollar je Aktie), was einem Wachstum von 8,5 % entspricht.
Zu den wichtigsten operativen Highlights zählen eine Portfolioauslastung von 97,4 %, ein NOI-Wachstum der gleichen Zentren von 4,2 % sowie beeindruckende Mietsteigerungen mit 34,6 % bei neuen Mietverträgen und 19,1 % bei Verlängerungen. PECO tätigte im zweiten Quartal Akquisitionen im Wert von 133,3 Millionen US-Dollar und fügte seinem Portfolio sechs Einkaufszentren hinzu.
Das Unternehmen verfügt über eine solide Bilanz mit 972 Millionen US-Dollar Gesamtliquidität und schloss erfolgreich eine Senior-Notes-Emission über 350 Millionen US-Dollar ab. PECO erhöhte seine Prognose für 2025, wobei das Core FFO nun zwischen 2,55 und 2,60 US-Dollar je Aktie erwartet wird.
- Core FFO increased 10.3% to $88.2 million ($0.64 per share) in Q2 2025
- Strong same-center NOI growth of 4.2% year-over-year
- Impressive leasing spreads with 34.6% for new leases and 19.1% for renewals
- High portfolio occupancy at 97.4% with anchor occupancy at 98.9%
- Completed $133.3 million in acquisitions during Q2
- Increased full-year 2025 earnings guidance
- 95% of total debt is fixed-rate with 4.4% weighted-average interest rate
- Net income decreased to $12.8 million from $15.3 million in Q2 2024
- Slight decline in inline occupancy to 94.8% from 95.1% year-over-year
- Net debt to adjusted EBITDAre increased to 5.4x from 5.0x at year-end 2024
Insights
PECO reported strong Q2 results with 4.2% NOI growth, increased 2025 guidance, and $133.3M in acquisitions, demonstrating robust grocery-anchored retail demand.
Phillips Edison's Q2 results showcase the resilience of grocery-anchored shopping centers in today's retail landscape. The company reported Core FFO of $0.64 per share, representing an impressive
The
PECO's acquisition strategy is creating significant value, with
The balance sheet remains well-positioned with
Most importantly, management's increased 2025 guidance (
CINCINNATI, July 24, 2025 (GLOBE NEWSWIRE) -- Phillips Edison & Company, Inc. (Nasdaq: PECO) (“PECO” or the “Company”), one of the nation’s largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers, today reported financial and operating results for the period ended June 30, 2025 and increased full year 2025 earnings guidance. For the three and six months ended June 30, 2025, net income attributable to stockholders was
Highlights for the Second Quarter and Subsequent
- Reported Nareit FFO of
$86.0 million , or$0.62 per diluted share - Reported Core FFO of
$88.2 million , or$0.64 per diluted share - The midpoint of increased full year 2025 Nareit FFO guidance represents
6.3% year-over-year growth - The midpoint of increased full year 2025 Core FFO guidance represents
6.0% year-over-year growth - Increased same-center NOI year-over-year by
4.2% - The midpoint of full year 2025 same-center NOI guidance represents
3.35% year-over-year growth - Reported strong leased portfolio occupancy of
97.4% and same-center leased portfolio occupancy of97.6% - Reported strong leased inline occupancy of
94.8% and same-center leased inline occupancy of94.8% - Executed portfolio comparable new leases at a rent spread of
34.6% and inline comparable new leases at a rent spread of28.1% during the quarter - Executed portfolio comparable renewal leases at a rent spread of
19.1% and inline comparable renewal leases at a rent spread of20.7% during the quarter - Acquired six shopping centers for a total of
$133.3 million at PECO’s total prorated share and sold one outparcel for a total of$0.1 million at PECO’s total prorated share - Subsequent to quarter end, acquired one shopping center for
$7.6 million at PECO’s total prorated share - As previously announced, completed a public debt offering of
$350.0 million aggregate principal amount of5.250% senior notes due 2032, and95.0% of total debt was fixed-rate at quarter end - Full year 2025 gross acquisitions guidance reflects a range of
$350 million to$450 million
Management Commentary
Jeff Edison, Chairman and Chief Executive Officer of PECO stated: “We are pleased to report another quarter of solid operating and financial results, with same-center NOI growth of
Financial Results
Net Income
Second quarter 2025 net income attributable to stockholders totaled
For the six months ended June 30, 2025, net income attributable to stockholders totaled
Nareit FFO
Second quarter 2025 funds from operations attributable to stockholders and operating partnership (“OP”) unit holders as defined by Nareit (“Nareit FFO”) increased
For the six months ended June 30, 2025, Nareit FFO increased
Core FFO
Second quarter 2025 core funds from operations attributable to stockholders and OP unit holders (“Core FFO”) increased
For the six months ended June 30, 2025, Core FFO increased
Same-Center NOI
Second quarter 2025 same-center net operating income (“NOI”) increased
For the six months ended June 30, 2025, same-center NOI increased
Portfolio Overview
Portfolio Statistics
As of June 30, 2025, PECO’s wholly-owned portfolio consisted of 303 properties, totaling approximately 34.0 million square feet, located in 31 states. This compared to 286 properties, totaling approximately 32.6 million square feet, located in 31 states as of June 30, 2024.
Leased portfolio occupancy was
Leased anchor occupancy was
Leased inline occupancy was
Leasing Activity
During the second quarter of 2025, 276 leases were executed totaling approximately 1.4 million square feet. This compared to 277 leases executed totaling approximately 1.7 million square feet during the second quarter of 2024.
For the six months ended June 30, 2025, 510 leases were executed totaling approximately 2.9 million square feet. This compared to 522 leases executed totaling approximately 3.0 million square feet during the same period in 2024.
During the second quarter of 2025, comparable rent spreads, which represent the percentage increase of new or renewal leases to the expiring lease of a unit that was occupied within the past twelve months, were
Comparable rent spreads during the six months ended June 30, 2025 were
Transaction Activity - Wholly-Owned
During the second quarter of 2025, the Company acquired five shopping centers for a total of
- Clayton Station, a 66,724 square foot shopping center anchored by Safeway located in a San Francisco, California suburb.
- Oak Creek Center, a 104,124 square foot shopping center located in a Columbus, Ohio suburb.
- Cross Creek Centre, a 37,192 square foot shopping center located in a Miami, Florida suburb.
- Westgate Shopping Center, a 216,822 square foot shopping center anchored by Target located in a Cleveland, Ohio suburb.
- Hampton Pointe, a 38,133 square foot shopping center anchored by Walmart located in a Durham, North Carolina suburb.
During the six months ended June 30, 2025, the Company acquired ten shopping centers for a total of
Transaction Activity - Joint Ventures
During the second quarter of 2025, the Company acquired New Bern Plaza, a grocery-anchored shopping center located in a Raleigh, North Carolina suburb, through Neighborhood Grocery Catalyst Fund LLC for PECO’s total prorated share of
During the six months ended June 30, 2025, the Company acquired two shopping centers through its joint ventures for PECO’s total prorated share of
Subsequent to quarter end, the Company acquired Village at Sandhill located in a Columbia, South Carolina suburb, through Neighborhood Grocery Catalyst Fund LLC for PECO’s total prorated share of
Balance Sheet Highlights
As of June 30, 2025, the Company had approximately
As of June 30, 2025, the Company’s trailing twelve month net debt to annualized adjusted EBITDAre was 5.4x. This compared to 5.0x at December 31, 2024. As of June 30, 2025, the Company’s outstanding debt had a weighted-average interest rate of
As previously announced, in June 2025, the Company completed a public debt offering of
2025 Guidance
PECO increased its 2025 earnings guidance, as summarized in the table below, which is based upon the Company’s current view of existing market conditions and assumptions for the year ending December 31, 2025. The following statements are forward-looking and actual results could differ materially depending on market conditions and the factors set forth under "Forward-Looking Statements" below.
| (in thousands, except per share amounts) | Q2 2025 YTD | Updated Full Year 2025 Guidance | Previous Full Year 2025 Guidance | ||
| Net income per share | |||||
| Nareit FFO per share | |||||
| Core FFO per share | |||||
| Same-Center NOI growth | |||||
| Portfolio Activity: | |||||
| Acquisitions, gross(1) | |||||
| Other: | |||||
| Interest expense, net | |||||
| G&A expense | |||||
| Non-cash revenue items(2) | |||||
| Adjustments for collectibility |
| (1) | Includes the prorated portion owned through the Company’s unconsolidated joint ventures. |
| (2) | Represents straight-line rental income and net amortization of above- and below-market leases. |
The Company does not provide a reconciliation for same-center NOI estimates on a forward-looking basis because it is unable to provide a meaningful or reasonably accurate calculation or estimation of certain reconciling items which could be significant to the Company’s results without unreasonable effort.
The following table provides a reconciliation of the range of the Company's 2025 estimated net income to estimated Nareit FFO and Core FFO:
| (Unaudited) | Low End | High End | |||||
| Net income per share | $ | 0.61 | $ | 0.64 | |||
| Depreciation and amortization of real estate assets | 1.90 | 1.91 | |||||
| Gain on sale of real estate assets | (0.04 | ) | (0.04 | ) | |||
| Adjustments related to unconsolidated joint ventures | 0.03 | 0.03 | |||||
| Nareit FFO per share | $ | 2.50 | $ | 2.54 | |||
| Depreciation and amortization of corporate assets | 0.01 | 0.01 | |||||
| Transaction costs and other | 0.04 | 0.05 | |||||
| Core FFO per share | $ | 2.55 | $ | 2.60 | |||
Conference Call Details
PECO will host a conference call and webcast on Friday, July 25, 2025 at 12:00 p.m. Eastern Time to discuss second quarter 2025 results and provide further business updates. Chairman and Chief Executive Officer Jeff Edison, President Bob Myers and Chief Financial Officer John Caulfield will host the conference call and webcast. Dial-in and webcast information is below.
Second Quarter 2025 Earnings Conference Call Details:
Date: Friday, July 25, 2025
Time: 12:00 p.m. ET
Toll-Free Dial-In Number: (800) 715-9871
International Dial-In Number: (646) 307-1963
Conference ID: 4551083
Webcast: Second Quarter 2025 Webcast Link
Replay:
An audio replay will be available approximately one hour after the conclusion of the conference call using the webcast link above. The replay will be archived on PECO’s Investor Relations website under Events & Presentations.
For more information on the Company’s financial results, please refer to the Company’s Form 10-Q for the quarter ended June 30, 2025.
Connect with PECO
For additional information, please visit https://www.phillipsedison.com/
Follow PECO on:
- X at https://x.com/PhillipsEdison
- Facebook at https://www.facebook.com/phillipsedison.co
- Instagram at https://www.instagram.com/phillips.edison/; and
- Find PECO on LinkedIn at https://www.linkedin.com/company/phillipsedison&company
About Phillips Edison & Company
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 June 30, 2025, PECO managed 327 shopping centers, including 303 wholly-owned centers comprising 34.0 million square feet across 31 states and 24 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.
PECO uses, and intends to continue to use, its Investors website, which can be found at https://investors.phillipsedison.com, as a means of disclosing material nonpublic information and for complying with its disclosure obligations under Regulation FD.
PHILLIPS EDISON & COMPANY, INC.
CONSOLIDATED BALANCE SHEETS
AS OF JUNE 30, 2025 AND DECEMBER 31, 2024
(Condensed and Unaudited)
(In thousands, except per share amounts)
| June 30, 2025 | December 31, 2024 | ||||||
| ASSETS | |||||||
| Investment in real estate: | |||||||
| Land and improvements | $ | 1,947,583 | $ | 1,867,227 | |||
| Building and improvements | 4,266,147 | 4,085,713 | |||||
| In-place lease assets | 542,416 | 523,209 | |||||
| Above-market lease assets | 77,711 | 76,359 | |||||
| Total investment in real estate assets | 6,833,857 | 6,552,508 | |||||
| Accumulated depreciation and amortization | (1,873,151 | ) | (1,771,052 | ) | |||
| Net investment in real estate assets | 4,960,706 | 4,781,456 | |||||
| Investment in unconsolidated joint ventures | 33,744 | 31,724 | |||||
| Total investment in real estate assets, net | 4,994,450 | 4,813,180 | |||||
| Cash and cash equivalents | 5,591 | 4,881 | |||||
| Restricted cash | 3,585 | 3,768 | |||||
| Goodwill | 29,066 | 29,066 | |||||
| Other assets, net | 236,756 | 195,328 | |||||
| Total assets | $ | 5,269,448 | $ | 5,046,223 | |||
| LIABILITIES AND EQUITY | |||||||
| Liabilities: | |||||||
| Debt obligations, net | $ | 2,393,114 | $ | 2,109,543 | |||
| Below-market lease liabilities, net | 121,140 | 116,096 | |||||
| Accounts payable and other liabilities | 136,024 | 163,692 | |||||
| Deferred income | 24,948 | 22,907 | |||||
| Total liabilities | 2,675,226 | 2,412,238 | |||||
| Equity: | |||||||
| Preferred stock, | — | — | |||||
| Common stock, | 1,256 | 1,251 | |||||
| Additional paid-in capital | 3,657,722 | 3,646,801 | |||||
| Accumulated other comprehensive income | 1,989 | 4,305 | |||||
| Accumulated deficit | (1,370,828 | ) | (1,332,435 | ) | |||
| Total stockholders’ equity | 2,290,139 | 2,319,922 | |||||
| Noncontrolling interests | 304,083 | 314,063 | |||||
| Total equity | 2,594,222 | 2,633,985 | |||||
| Total liabilities and equity | $ | 5,269,448 | $ | 5,046,223 | |||
PHILLIPS EDISON & COMPANY, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
FOR THE THREE AND SIX MONTHS ENDED JUNE 30, 2025 AND 2024
(Condensed and Unaudited)
(In thousands, except per share amounts)
| Three Months Ended June 30, | Six Months Ended June 30, | ||||||||||||||
| 2025 | 2024 | 2025 | 2024 | ||||||||||||
| Revenues: | |||||||||||||||
| Rental income | $ | 173,467 | $ | 158,286 | $ | 347,650 | $ | 316,354 | |||||||
| Fees and management income | 3,316 | 2,522 | 6,099 | 5,087 | |||||||||||
| Other property income | 970 | 707 | 2,315 | 1,376 | |||||||||||
| Total revenues | 177,753 | 161,515 | 356,064 | 322,817 | |||||||||||
| Operating Expenses: | |||||||||||||||
| Property operating | 29,322 | 27,399 | 59,258 | 53,933 | |||||||||||
| Real estate taxes | 21,279 | 19,474 | 42,358 | 38,328 | |||||||||||
| General and administrative | 12,922 | 11,133 | 25,008 | 22,946 | |||||||||||
| Depreciation and amortization | 71,203 | 61,172 | 136,477 | 121,378 | |||||||||||
| Total operating expenses | 134,726 | 119,178 | 263,101 | 236,585 | |||||||||||
| Other: | |||||||||||||||
| Interest expense, net | (27,719 | ) | (23,621 | ) | (53,391 | ) | (46,956 | ) | |||||||
| (Loss) gain on disposal of property, net | (66 | ) | (10 | ) | 5,543 | (15 | ) | ||||||||
| Other expense, net | (990 | ) | (1,720 | ) | (1,970 | ) | (2,649 | ) | |||||||
| Net income | 14,252 | 16,986 | 43,145 | 36,612 | |||||||||||
| Net income attributable to noncontrolling interests | (1,468 | ) | (1,715 | ) | (4,052 | ) | (3,671 | ) | |||||||
| Net income attributable to stockholders | $ | 12,784 | $ | 15,271 | $ | 39,093 | $ | 32,941 | |||||||
| Earnings per share of common stock: | |||||||||||||||
| Net income per share attributable to stockholders - basic and diluted | $ | 0.10 | $ | 0.12 | $ | 0.31 | $ | 0.27 | |||||||
Discussion and Reconciliation of Non-GAAP Measures
Same-Center Net Operating Income
The Company presents Same-Center NOI as a supplemental measure of its performance. The Company defines NOI as total operating revenues, adjusted to exclude non-cash revenue items, less property operating expenses and real estate taxes. For the three and six months ended June 30, 2025 and 2024, Same-Center NOI represents the NOI for the 280 properties that were wholly-owned and operational for the entire portion of all comparable reporting periods. The Company believes Same-Center NOI provides useful information to its investors about its financial and operating performance because it provides a performance measure of the revenues and expenses directly involved in owning and operating real estate assets and provides a perspective not immediately apparent from net income (loss). Because Same-Center NOI excludes the change in NOI from properties acquired or disposed of after December 31, 2023, it highlights operating trends such as occupancy levels, rental rates, and operating costs on properties that were operational for all comparable periods. Other REITs may use different methodologies for calculating Same-Center NOI, and accordingly, PECO’s Same-Center NOI may not be comparable to other REITs.
Same-Center NOI should not be viewed as an alternative measure of the Company’s financial performance as it does not reflect the operations of its entire portfolio, nor does it reflect the impact of general and administrative expenses, depreciation and amortization, interest expense, other income (expense), or the level of capital expenditures and leasing costs necessary to maintain the operating performance of the Company’s properties that could materially impact its results from operations.
Nareit Funds from Operations and Core Funds from Operations
Nareit FFO is a non-GAAP financial performance measure that is widely recognized as a measure of REIT operating performance. The National Association of Real Estate Investment Trusts (“Nareit”) defines FFO as net income (loss) computed in accordance with GAAP, excluding: (i) gains (or losses) from sales of property and gains (or losses) from change in control; (ii) depreciation and amortization related to real estate; and (iii) impairment losses on real estate and impairments of in-substance real estate investments in investees that are driven by measurable decreases in the fair value of the depreciable real estate held by the unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect Nareit FFO on the same basis. The Company calculates Nareit FFO in a manner consistent with the Nareit definition.
Core FFO is an additional financial performance measure used by the Company as Nareit FFO includes certain non-comparable items that affect its performance over time. The Company believes that Core FFO is helpful in assisting management and investors with the assessment of the sustainability of operating performance in future periods, and that it is more reflective of its core operating performance and provides an additional measure to compare PECO’s performance across reporting periods on a consistent basis by excluding items that may cause short-term fluctuations in net income (loss). To arrive at Core FFO, the Company adjusts Nareit FFO to exclude certain recurring and non-recurring items including, but not limited to: (i) depreciation and amortization of corporate assets; (ii) changes in the fair value of the earn-out liability; (iii) adjustments related to our investments in unconsolidated joint ventures; (iv) gains or losses on the extinguishment or modification of debt and other; (v) other impairment charges; (vi) transaction and acquisition expenses; and (vii) realized performance income.
Nareit FFO and Core FFO should not be considered alternatives to net income (loss) under GAAP, as an indication of the Company’s liquidity, nor as an indication of funds available to cover its cash needs, including its ability to fund distributions. Core FFO may not be a useful measure of the impact of long-term operating performance on value if the Company does not continue to operate its business plan in the manner currently contemplated.
Accordingly, Nareit FFO and Core FFO should be reviewed in connection with other GAAP measurements, and should not be viewed as more prominent measures of performance than net income (loss) or cash flows from operations prepared in accordance with GAAP. The Company’s Nareit FFO and Core FFO, as presented, may not be comparable to amounts calculated by other REITs.
Earnings Before Interest, Taxes, Depreciation, and Amortization for Real Estate and Adjusted EBITDAre
Nareit defines Earnings Before Interest, Taxes, Depreciation, and Amortization for Real Estate (“EBITDAre”) as net income (loss) computed in accordance with GAAP before: (i) interest expense; (ii) income tax expense; (iii) depreciation and amortization; (iv) gains or losses from disposition of depreciable property; and (v) impairment write-downs of depreciable property. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect EBITDAre on the same basis.
Adjusted EBITDAre is an additional performance measure used by the Company as EBITDAre includes certain non-comparable items that affect the Company’s performance over time. To arrive at Adjusted EBITDAre, the Company excludes certain recurring and non-recurring items from EBITDAre, including, but not limited to: (i) changes in the fair value of the earn-out liability; (ii) other impairment charges; (iii) adjustments related to our investments in unconsolidated joint ventures; (iv) transaction and acquisition expenses; and (v) realized performance income.
The Company uses EBITDAre and Adjusted EBITDAre as additional measures of operating performance which allow it to compare earnings independent of capital structure, determine debt service and fixed cost coverage, and measure enterprise value. Additionally, the Company believes they are a useful indicator of its ability to support its debt obligations. EBITDAre and Adjusted EBITDAre should not be considered as alternatives to net income (loss), as an indication of the Company’s liquidity, nor as an indication of funds available to cover its cash needs, including its ability to fund distributions. Accordingly, EBITDAre and Adjusted EBITDAre should be reviewed in connection with other GAAP measurements, and should not be viewed as more prominent measures of performance than net income (loss) or cash flows from operations prepared in accordance with GAAP. The Company’s EBITDAre and Adjusted EBITDAre, as presented, may not be comparable to amounts calculated by other REITs.
Same-Center Net Operating Income—The table below compares Same-Center NOI (dollars in thousands):
| Three Months Ended June 30, | Favorable (Unfavorable) | Six Months Ended June 30, | Favorable (Unfavorable) | ||||||||||||||||||||||||||
| 2025 | 2024 | $ Change | % Change | 2025 | 2024 | $ Change | % Change | ||||||||||||||||||||||
| Revenues: | |||||||||||||||||||||||||||||
| Rental income(1) | $ | 119,559 | $ | 116,653 | $ | 2,906 | $ | 240,902 | $ | 233,703 | $ | 7,199 | |||||||||||||||||
| Tenant recovery income | 38,014 | 35,936 | 2,078 | 76,963 | 73,528 | 3,435 | |||||||||||||||||||||||
| Reserves for uncollectibility(2) | (1,202 | ) | (597 | ) | (605 | ) | (2,350 | ) | (2,435 | ) | 85 | ||||||||||||||||||
| Other property income | 799 | 703 | 96 | 1,815 | 1,361 | 454 | |||||||||||||||||||||||
| Total revenues | 157,170 | 152,695 | 4,475 | 2.9 | % | 317,330 | 306,157 | 11,173 | 3.6 | % | |||||||||||||||||||
| Operating expenses: | |||||||||||||||||||||||||||||
| Property operating expenses | 23,516 | 23,477 | (39 | ) | 48,927 | 47,554 | (1,373 | ) | |||||||||||||||||||||
| Real estate taxes | 19,192 | 19,394 | 202 | 38,847 | 38,050 | (797 | ) | ||||||||||||||||||||||
| Total operating expenses | 42,708 | 42,871 | 163 | 0.4 | % | 87,774 | 85,604 | (2,170 | ) | (2.5)% | |||||||||||||||||||
| Total Same-Center NOI | $ | 114,462 | $ | 109,824 | $ | 4,638 | 4.2 | % | $ | 229,556 | $ | 220,553 | $ | 9,003 | 4.1 | % | |||||||||||||
| (1) | Excludes straight-line rental income, net amortization of above- and below-market leases, and lease buyout income. |
| (2) | Includes billings that will not be recognized as revenue until cash is collected or the Neighbor resumes regular payments and/or the Company deems it appropriate to resume recording revenue on an accrual basis, rather than on a cash basis. |
Same-Center Net Operating Income Reconciliation—Below is a reconciliation of Net Income to NOI and Same-Center NOI (in thousands):
| Three Months Ended June 30, | Six Months Ended June 30, | ||||||||||||||
| 2025 | 2024 | 2025 | 2024 | ||||||||||||
| Net income | $ | 14,252 | $ | 16,986 | $ | 43,145 | $ | 36,612 | |||||||
| Adjusted to exclude: | |||||||||||||||
| Fees and management income | (3,316 | ) | (2,522 | ) | (6,099 | ) | (5,087 | ) | |||||||
| Straight-line rental income(1) | (2,279 | ) | (2,072 | ) | (4,954 | ) | (4,437 | ) | |||||||
| Net amortization of above- and below-market leases | (2,128 | ) | (1,570 | ) | (4,072 | ) | (2,989 | ) | |||||||
| Lease buyout income | (179 | ) | (205 | ) | (1,918 | ) | (451 | ) | |||||||
| General and administrative expenses | 12,922 | 11,133 | 25,008 | 22,946 | |||||||||||
| Depreciation and amortization | 71,203 | 61,172 | 136,477 | 121,378 | |||||||||||
| Interest expense, net | 27,719 | 23,621 | 53,391 | 46,956 | |||||||||||
| Loss (gain) on disposal of property, net | 66 | 10 | (5,543 | ) | 15 | ||||||||||
| Other expense, net | 990 | 1,720 | 1,970 | 2,649 | |||||||||||
| Property operating expenses related to fees and management income | 1,007 | 319 | 1,903 | 1,345 | |||||||||||
| NOI for real estate investments | 120,257 | 108,592 | 239,308 | 218,937 | |||||||||||
| Less: Non-same-center NOI(2) | (5,795 | ) | 1,232 | (9,752 | ) | 1,616 | |||||||||
| Total Same-Center NOI | $ | 114,462 | $ | 109,824 | $ | 229,556 | $ | 220,553 | |||||||
| Period-end Same-Center Leased Occupancy % | 97.6 | % | 97.5 | % | |||||||||||
| (1) | Includes straight-line rent adjustments for Neighbors for whom revenue is being recorded on a cash basis. |
| (2) | Includes operating revenues and expenses from non-same-center properties, which includes properties acquired or sold, and corporate activities. |
Nareit FFO and Core FFO—The following table presents the Company’s calculation of Nareit FFO and Core FFO and provides additional information related to its operations (in thousands, except per share amounts):
| Three Months Ended June 30, | Six Months Ended June 30, | |||||||||||||
| 2025 | 2024 | 2025 | 2024 | |||||||||||
| Calculation of Nareit FFO Attributable to Stockholders and OP Unit Holders | ||||||||||||||
| Net income | $ | 14,252 | $ | 16,986 | $ | 43,145 | $ | 36,612 | ||||||
| Adjustments: | ||||||||||||||
| Depreciation and amortization of real estate assets | 70,806 | 60,711 | 135,703 | 120,487 | ||||||||||
| Loss (gain) on disposal of property, net | 66 | 10 | (5,543 | ) | 15 | |||||||||
| Adjustments related to unconsolidated joint ventures | 892 | 661 | 1,759 | 1,310 | ||||||||||
| Nareit FFO attributable to stockholders and OP unit holders | $ | 86,016 | $ | 78,368 | $ | 175,064 | $ | 158,424 | ||||||
| Calculation of Core FFO Attributable to Stockholders and OP Unit Holders | ||||||||||||||
| Nareit FFO attributable to stockholders and OP unit holders | $ | 86,016 | $ | 78,368 | $ | 175,064 | $ | 158,424 | ||||||
| Adjustments: | ||||||||||||||
| Depreciation and amortization of corporate assets | 397 | 461 | 774 | 891 | ||||||||||
| Transaction and acquisition expenses | 1,789 | 1,146 | 3,111 | 2,320 | ||||||||||
| (Gain) loss on extinguishment or modification of debt and other, net | — | (1 | ) | 1 | (1 | ) | ||||||||
| Adjustments related to unconsolidated joint ventures | 7 | 2 | 32 | 5 | ||||||||||
| Core FFO attributable to stockholders and OP unit holders | $ | 88,209 | $ | 79,976 | $ | 178,982 | $ | 161,639 | ||||||
| Nareit FFO/Core FFO Attributable to Stockholders and OP Unit Holders per Diluted Share | ||||||||||||||
| Weighted-average shares of common stock outstanding - diluted | 138,910 | 136,439 | 138,929 | 136,456 | ||||||||||
| Nareit FFO attributable to stockholders and OP unit holders per share - diluted | $ | 0.62 | $ | 0.57 | $ | 1.26 | $ | 1.16 | ||||||
| Core FFO attributable to stockholders and OP unit holders per share - diluted | $ | 0.64 | $ | 0.59 | $ | 1.29 | $ | 1.18 | ||||||
EBITDAre and Adjusted EBITDAre—The following table presents the Company’s calculation of EBITDAre and Adjusted EBITDAre (in thousands):
| Three Months Ended June 30, | Six Months Ended June 30, | Year Ended December 31, | |||||||||||||
| 2025 | 2024 | 2025 | 2024 | 2024 | |||||||||||
| Calculation of EBITDAre | |||||||||||||||
| Net income | $ | 14,252 | $ | 16,986 | $ | 43,145 | $ | 36,612 | $ | 69,696 | |||||
| Adjustments: | |||||||||||||||
| Depreciation and amortization | 71,203 | 61,172 | 136,477 | 121,378 | 253,016 | ||||||||||
| Interest expense, net | 27,719 | 23,621 | 53,391 | 46,956 | 96,990 | ||||||||||
| Loss (gain) on disposal of property, net | 66 | 10 | (5,543 | ) | 15 | 30 | |||||||||
| Federal, state, and local tax expense | 234 | 464 | 380 | 601 | 1,821 | ||||||||||
| Adjustments related to unconsolidated joint ventures | 1,366 | 934 | 2,644 | 1,862 | 4,025 | ||||||||||
| EBITDAre | $ | 114,840 | $ | 103,187 | $ | 230,494 | $ | 207,424 | $ | 425,578 | |||||
| Calculation of Adjusted EBITDAre | |||||||||||||||
| EBITDAre | $ | 114,840 | $ | 103,187 | $ | 230,494 | $ | 207,424 | $ | 425,578 | |||||
| Adjustments: | |||||||||||||||
| Transaction and acquisition expenses | 1,789 | 1,146 | 3,111 | 2,320 | 4,993 | ||||||||||
| Adjustments related to unconsolidated joint ventures | 7 | 2 | 32 | 5 | 13 | ||||||||||
| Adjusted EBITDAre | $ | 116,636 | $ | 104,335 | $ | 233,637 | $ | 209,749 | $ | 430,584 | |||||
Financial Leverage Ratios—The Company believes its net debt to Adjusted EBITDAre, net debt to total enterprise value, and debt covenant compliance as of June 30, 2025 allow it access to future borrowings as needed in the near term. The following table presents the Company’s calculation of net debt and total enterprise value, inclusive of its prorated portion of net debt and cash and cash equivalents owned through its unconsolidated joint ventures, as of June 30, 2025 and December 31, 2024 (in thousands):
| June 30, 2025 | December 31, 2024 | ||||
| Net debt: | |||||
| Total debt, excluding discounts, market adjustments, and deferred financing expenses | $ | 2,461,548 | $ | 2,166,326 | |
| Less: Cash and cash equivalents | 6,915 | 5,470 | |||
| Total net debt | $ | 2,454,633 | $ | 2,160,856 | |
| Enterprise value: | |||||
| Net debt | $ | 2,454,633 | $ | 2,160,856 | |
| Total equity market capitalization(1)(2) | 4,848,993 | 5,175,286 | |||
| Total enterprise value | $ | 7,303,626 | $ | 7,336,142 | |
| (1) | Total equity market capitalization is calculated as diluted shares multiplied by the closing market price per share, which includes 138.4 million and 138.2 million diluted shares as of June 30, 2025 and December 31, 2024, respectively, and the closing market price per share of |
| (2) | Fully diluted shares include common stock and OP units. |
The following table presents the Company’s calculation of net debt to Adjusted EBITDAre and net debt to total enterprise value as of June 30, 2025 and December 31, 2024 (dollars in thousands):
| June 30, 2025 | December 31, 2024 | ||||||
| Net debt to Adjusted EBITDAre - annualized: | |||||||
| Net debt | $ | 2,454,633 | $ | 2,160,856 | |||
| Adjusted EBITDAre - annualized(1) | 454,472 | 430,584 | |||||
| Net debt to Adjusted EBITDAre - annualized | 5.4x | 5.0x | |||||
| Net debt to total enterprise value: | |||||||
| Net debt | $ | 2,454,633 | $ | 2,160,856 | |||
| Total enterprise value | 7,303,626 | 7,336,142 | |||||
| Net debt to total enterprise value | 33.6 | % | 29.5 | % | |||
| (1) | Adjusted EBITDAre is based on a trailing twelve month period. |
Forward-Looking Statements
This press release contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Phillips Edison & Company, Inc. (the “Company”) intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and includes this statement for purposes of complying with the safe harbor provisions. Such forward-looking statements can generally be identified by the Company’s use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “continue,” “seek,” “objective,” “goal,” “strategy,” “plan,” “focus,” “priority,” “should,” “could,” “potential,” “possible,” “look forward,” “optimistic,” or other similar words. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this earnings release. Such statements include, but are not limited to: (a) statements about the Company’s plans, strategies, initiatives, and prospects; (b) statements about the Company’s underwritten incremental yields; and (c) statements about the Company’s future results of operations, capital expenditures, and liquidity. Such statements are subject to known and unknown risks and uncertainties, which could cause actual results to differ materially from those projected or anticipated, including, without limitation: (i) changes in national, regional, or local economic climates; (ii) local market conditions, including an oversupply of space in, or a reduction in demand for, properties similar to those in the Company’s portfolio; (iii) vacancies, changes in market rental rates, and the need to periodically repair, renovate, and re-let space; (iv) competition from other available shopping centers and the attractiveness of properties in the Company’s portfolio to its tenants; (v) the financial stability of the Company’s tenants, including, without limitation, their ability to pay rent; (vi) the Company’s ability to pay down, refinance, restructure, or extend its indebtedness as it becomes due; (vii) increases in the Company’s borrowing costs as a result of changes in interest rates and other factors; (viii) potential liability for environmental matters; (ix) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (x) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax, and other considerations; (xi) changes in tax, real estate, environmental, and zoning laws; (xii) information technology security breaches; (xiii) the Company’s corporate responsibility initiatives; (xiv) loss of key executives; (xv) the concentration of the Company’s portfolio in a limited number of industries, geographies, or investments; (xvi) the economic, political, and social impact of, and uncertainty relating to, pandemics or other health crises; (xvii) the Company’s ability to re-lease its properties on the same or better terms, or at all, in the event of non-renewal or in the event the Company exercises its right to replace an existing tenant; (xviii) the loss or bankruptcy of the Company’s tenants; (xix) to the extent the Company is seeking to dispose of properties, the Company’s ability to do so at attractive prices or at all; and (xx) the impact of tariffs and global trade disruptions on the Company, its tenants, and consumers, including the impact on inflation, supply chains, and consumer sentiment. Additional important factors that could cause actual results to differ are described in the filings made from time to time by the Company with the SEC and include the risk factors and other risks and uncertainties described in the Company’s 2024 Annual Report on Form 10-K, filed with the SEC on February 11, 2025, as updated from time to time in the Company’s periodic and/or current reports filed with the SEC, which are accessible on the SEC’s website at www.sec.gov. Therefore, such statements are not intended to be a guarantee of the Company’s performance in future periods. Except as required by law, the Company does not undertake any obligation to update or revise any forward-looking statement, whether as a result of new information, future events, or otherwise.
Investors:
Kimberly Green, Head of Investor Relations
(513) 692-3399
kgreen@phillipsedison.com
Hannah Harper, Senior Manager of Investor Relations
(513) 824-7122
hharper@phillipsedison.com
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