Here are the 10-Q quarterly reports from Phillips Edison & Company, Inc. (PECO) in our archive since June 2025, newest first, and each one links through to the document itself with the summary and the scores our analysis gives it.
A 10-Q covers the quarterly report filed between annual reports, so if you follow PECO and want that one kind of document rather than the whole filing history, this is the page to keep. The company's other filings, of every form, are on the full PECO filings page.
Phillips Edison & Company, Inc. (PECO) reported nine-month revenue of $573.4 million, 6.4% above $538.7 million, and net income attributable to stockholders of $134.2 million, up 110.4% from $63.8 million. Gain on disposal of property was $66.8 million, compared with $9.8 million a year earlier. Rental income was $559.7 million, up 6.4%, and net cash provided by operating activities was $259.1 million.
Same-center NOI was $361.8 million, up 4.3%, and leased occupancy was 97.5% as of September 30, 2026. PECO acquired 13 properties for a total acquisition price of $454.1 million and sold nine properties and two outparcels, with $167.9 million in net sale proceeds. Debt obligations were $2,521.5 million as of September 30, 2026; the weighted-average interest rate was 4.5%, and PECO reported covenant compliance. In October 2026, PECO completed the initial closing to extend the GRP I joint venture term to 2036. PECO contributed seven of 13 expected properties, while Northwestern Mutual contributed $138.6 million in cash distributed to PECO. The joint venture is expected to acquire the 13 properties for an aggregate portfolio value of approximately $377.5 million, with transfers staged through early 2027.
Phillips Edison & Company, Inc., a grocery-anchored shopping-center REIT, reported stronger results for the three and six months ended June 30, 2026. Total revenues were $189.6 million for the quarter, up from $177.8 million, while net income attributable to stockholders rose to $41.1 million (diluted EPS $0.33) from $12.8 million ($0.10), helped by higher rental income and a $19.4 million gain on property sales.
For the first half, revenues reached $380.4 million and net income attributable to stockholders was $71.5 million. The company acquired 10 properties and one outparcel for $268.4 million and sold four properties and one outparcel for contracts totaling $86.9 million. Wholly owned portfolio leased occupancy was high at 97.3%, with annualized base rent of $560.4 million and strong comparable rent spreads on new and renewal leases.
Total assets were $5.44 billion and debt obligations, net, were $2.45 billion, with a weighted-average interest rate of 4.4% and most borrowings fixed-rate. In February 2026, the company issued $350 million of 4.750% senior notes due 2033, using proceeds to refinance term loans and reduce revolver borrowings. Through its at-the-market program, it sold 2.0 million shares for net proceeds of $85.3 million and continued paying monthly distributions of $0.1083 per share and OP unit.
Phillips Edison & Company, Inc. reported solid Q1 2026 growth driven by its grocery-anchored shopping centers. Total revenues rose to $190.7 million from $178.3 million, while net income increased to $33.2 million from $28.9 million. Net income attributable to stockholders was $30.4 million, or $0.24 per diluted share, up from $0.21.
Same-Center NOI grew 3.5% to $122.3 million, reflecting higher rents and stable occupancy. Portfolio leased occupancy remained high at 97.1%, with inline space at 95.0%. Leasing spreads were strong: comparable new leases showed a 36.2% rent increase, and comparable renewals a 21.2% increase.
Nareit FFO attributable to stockholders and OP unit holders was $92.9 million ($0.67 per diluted share), and Core FFO was $96.4 million ($0.69 per diluted share), both up year over year. The company acquired properties and outparcels for $126.4 million and sold assets for $22.3 million, realizing a $6.8 million gain.
Total debt, excluding adjustments, was $2.52 billion at a weighted-average interest rate of 4.4%, and net debt to annualized Adjusted EBITDAre was 5.3x. Phillips Edison issued $350 million of 4.750% senior notes due 2033 and used proceeds to repay term loans and reduce revolver borrowings. The company continued monthly common distributions totaling $0.3249 per share for the quarter.
Phillips Edison & Company (PECO) reported stronger Q3 2025 results. Total revenues were $182.7 million, up from $165.5 million a year ago, driven mainly by higher rental income. Net income attributable to stockholders rose to $24.7 million, and EPS was $0.20.
The company continued to expand its portfolio, acquiring 11 properties and two outparcels for $282.0 million year-to-date, and sold two properties and one outparcel, recognizing a $9.8 million gain. As of quarter-end, PECO owned 303 wholly owned centers totaling 34.0 million square feet, with leased occupancy at 97.6%.
PECO issued $350 million of 5.250% senior notes due 2032, using proceeds to reduce the revolving credit facility, which was amended to a $1.0 billion capacity maturing in 2029. Operating cash flow was $252.1 million for the nine months. The monthly distribution was increased 5.7% in September to $0.1083 per share. Shares outstanding were 125.8 million as of October 17, 2025.