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  "slug": "phillips-edison-company-inc",
  "name": "Phillips Edison & Company, Inc.",
  "updatedAt": "2026-10-02T16:35:10.5366Z",
  "sections": [
    {
      "type": "OVERVIEW",
      "text": "Phillips Edison & Company, Inc. (PECO) is a U.S. real estate investment trust focused on owning, operating, and managing grocery-anchored neighborhood shopping centers. Its centers serve everyday shopping needs through grocery and other necessity-based retailers, including national, regional, and local tenants; PECO also manages properties for institutional joint ventures and a private fund. [P3325503]\n\nAt December 31, 2025, PECO’s managed portfolio comprised approximately 324 shopping centers totaling 36.7 million square feet across 31 U.S. states. [P11545434][P3325503] Its stated objective is to operate well-occupied grocery-anchored centers to support long-term growth and stakeholder value, while acting as a responsible corporate citizen and contributing to strong shopping experiences and communities. [P21274033] Rental income is its principal revenue source; it reported approximately $371 million in rental income for the six months ended June 30, 2026. [P3325503][T16352624]\n[P3325503][P11545434][P21274033][T16352624]",
      "updatedAt": "2026-10-02T16:35:10.5366Z"
    },
    {
      "type": "PRODUCTS",
      "text": "Phillips Edison & Company’s core customer offering is leased space in grocery-anchored neighborhood shopping centers. Leases typically include tenant reimbursements for common-area maintenance, insurance, and real-estate taxes, in addition to rent. [P142957505]\n\nTenant and leasing services include DashComm, a 24/7 platform for rent and billing questions, payments, lease documents, maintenance requests, and sales reporting; specialty leasing for short-term pop-ups, food trucks, seasonal retail, sampling, and events; and National Accounts support to help retailers identify locations across PECO’s portfolio. [https://www.phillipsedison.com/neighbors/dashcomm][https://www.phillipsedison.com/neighbor-resources][https://www.phillipsedison.com/specialty-leasing][https://www.phillipsedison.com/national-accounts] In 2026, the company also described an AI-enabled property search that lets users search with natural-language prompts, interact with listings, save locations, and request information. [https://investors.phillipsedison.com/news-events/news-details/2026/From-AI-Prompts-to-Perfect-Property-Placement-Phillips-Edison--Company-Makes-Site-Selection-Smarter/default.aspx] The company reports revenue in categories such as rental income, fees and management income, and other property income, rather than disclosing performance by individual service offering. [T16352683]\n[P142957505][T16352683][https://www.phillipsedison.com/neighbors/dashcomm][https://www.phillipsedison.com/neighbor-resources][https://www.phillipsedison.com/specialty-leasing][https://www.phillipsedison.com/national-accounts][https://investors.phillipsedison.com/news-events/news-details/2026/From-AI-Prompts-to-Perfect-Property-Placement-Phillips-Edison--Company-Makes-Site-Selection-Smarter/default.aspx]",
      "updatedAt": "2026-10-02T16:35:10.5366Z"
    },
    {
      "type": "GEOGRAPHY",
      "text": "Phillips Edison & Company’s property portfolio is located in the United States, with 330 shopping centers across 31 states as of June 30, 2026. [https://investors.phillipsedison.com/files/doc_financials/2026/q2/PECO-Q2-2026-Fact-Sheet-FINAL.pdf] Florida, California, and Texas were its largest state exposures by annualized base rent, representing 11.8%, 11.3%, and 10.2%, respectively, as of that date. [P142957392]\n\nThe company lists its principal executive office in Cincinnati, Ohio. [P142957306] The reviewed sources do not provide a geographic breakdown of revenue or employee locations.\n[P142957392][P142957306][https://investors.phillipsedison.com/files/doc_financials/2026/q2/PECO-Q2-2026-Fact-Sheet-FINAL.pdf]",
      "updatedAt": "2026-10-02T16:35:10.5366Z"
    },
    {
      "type": "SEGMENTS",
      "text": "Phillips Edison & Company reports one operating and reportable segment: Real Estate Properties. It owns and operates U.S. shopping centers, primarily grocery-anchored neighborhood and community centers, and also manages centers and provides real-estate and asset-management services to institutional joint ventures and a private fund. These management activities are not reported as separate segments. [P142957372] The single segment accounts for all disclosed segment activity; the company does not report a contribution split among multiple segments. [P142957507]\n\nThe portfolio’s grocery-anchored and tenant-use statistics are classifications, not separate business segments: as of June 30, 2026, grocery-anchored centers represented 94.1% of wholly owned portfolio ABR, while tenants providing necessity-based goods and services represented 74.5% of ABR. [T16352670] Same-center property groupings and management activities are also used in performance analysis but do not constitute additional reportable segments. [P142957581]\n[P142957372][P142957507][T16352670][T16352670][P142957581]",
      "updatedAt": "2026-10-02T16:35:10.5366Z"
    },
    {
      "type": "HISTORY",
      "text": "Phillips Edison & Company traces its founding to 1991 and acquired its first shopping center, Nordan Shopping Center in Danville, Virginia, in 1992. It expanded through investment funds and grocery-anchored retail vehicles, including Fund II in 2003 and the launches of Phillips Edison Grocery Center REIT I in 2010 and REIT II in 2013. [https://www.phillipsedison.com/about]\n\nIn 2017, the company internalized its management structure, acquiring certain real estate assets and a third-party investment-management business; the combined company then operated as Phillips Edison & Company. [P402282] It expanded through mergers with Grocery Center REIT II in 2018, adding 86 shopping centers, and Grocery Center REIT III in 2019. [https://www.phillipsedison.com/about] [https://investors.phillipsedison.com/node/6276/html]\n\nPhillips Edison priced its initial public offering in July 2021, began trading on Nasdaq under the ticker PECO on July 15, and closed the offering on July 19. [P14437143]\n[P402282][P14437143][https://www.phillipsedison.com/about][https://investors.phillipsedison.com/node/6276/html]",
      "updatedAt": "2026-10-02T16:35:10.5366Z"
    }
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