Phillips Edison & Company Business Summary

Phillips Edison & Company, Inc. (PECO) is a prominent real estate investment trust (REIT) specializing in the ownership and operation of omni-channel, grocery-anchored neighborhood shopping centers. The company generates the vast majority of its revenue through long-term rental income from a portfolio of necessity-based retailers, with major anchors including Kroger, Publix, and Walmart. PECO operates through two primary segments: its wholly-owned property portfolio, which consists of over 270 high-quality assets across the United States, and its third-party investment management business, which provides property management and advisory services to institutional joint ventures and private funds. Within the retail REIT sector, PECO competes directly with Regency Centers (REG), Brixmor Property Group (BRX), and Kimco Realty (KIM), distinguishing itself as a defensive, pure-play leader in the grocery-anchored subsector with record-high occupancy rates and consistent mid-single-digit FFO growth. The company was founded in 1991 by Jeffrey S. Edison and Michael C. Phillips, who utilized their experience at The Taubman Company to establish a platform focused on resilient retail assets. The current leadership team is led by Chairman and CEO Jeffrey S. Edison, a Harvard MBA with a background at Morgan Stanley Realty, and President Robert Myers, who has risen through the firm’s ranks since 2003. Financial strategy is directed by Executive Vice President and CFO John Caulfield, while Joe Schlosser serves as Chief Operating Officer. PECO’s governance is overseen by a robust Board of Directors, including Lead Independent Director Leslie T. Chao, former CEO of Chelsea Property Group, and Devin I. Murphy, the company’s former President. The firm maintains significant institutional backing, with over 80% of its shares held by major investors, reflecting strong market confidence in its disciplined acquisition and portfolio recycling strategies as of early 2026.