What is the 13F Pro Quality Score for PECO?

13F Pro ranks Phillips Edison & Company, Inc. (PECO) on the 13F Pro Quality Score, a 0–100 composite of 32 fundamental signals including return on invested capital, free cash flow consistency, balance-sheet strength, earnings quality, growth durability, and valuation discipline. The score refreshes after each 10-K and 10-Q filing on SEC EDGAR. View PECO's current score at https://13fpro.ai/company/PECO (free sign-up required for the full ranking).

Which hedge funds own the most PECO stock?

Based on the most recent Form 13F-HR filings on SEC EDGAR, the largest reported institutional holders of PECO include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET. Holdings are reported quarterly within 45 days of quarter-end and updated on https://13fpro.ai/company/PECO as soon as new 13F filings post.

Where does 13F Pro source PECO data?

All Phillips Edison & Company, Inc. fundamentals and ownership data come directly from SEC EDGAR. Phillips Edison & Company, Inc. files with the SEC under CIK 1476204. 13F Pro ingests XBRL financial facts from 10-K and 10-Q filings, Form 13F-HR institutional holdings, and Form 4 insider transactions, with no third-party rewrites or estimates.

What sector is PECO in?

Phillips Edison & Company, Inc. (PECO) is classified in the Real Estate sector. 13F Pro publishes sector-level fund flow analysis and quality leaders at https://13fpro.ai/research/sector/real-estate.

What drives PECO's revenue?

Per Phillips Edison & Company, Inc.'s latest 10-Q filed with the SEC on 2026-07-24, the biggest revenue drivers are: Rental income ($184.5M, +6.3% YoY); Fees and management income ($4.1M, +22.3% YoY); Other property income ($1.1M, +14.8% YoY). Figures are extracted from the filing text and machine-verified against the document. Full breakdown at https://13fpro.ai/company/PECO.

What are PECO's largest expenses?

Phillips Edison & Company, Inc.'s latest 10-Q reports these as the largest expense items: Depreciation and amortization ($66.8M, -6.1% YoY); Property operating ($32.1M, +9.4% YoY); Real estate taxes ($22.5M, +5.8% YoY). Sourced directly from SEC EDGAR filing text for Q2 FY2026 (quarter ended June 30, 2026).

How often is PECO research updated on 13F Pro?

PECO's fundamentals refresh within hours of each new 10-K or 10-Q filing on SEC EDGAR. Institutional ownership updates after each quarterly 13F filing window. Insider transactions update after each Form 4 filing. The 13F Pro Quality Score recalculates after every fundamentals refresh.

Phillips Edison & Company, Inc.(PECO)Stock Analysis

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Why PECO Scores 65/100

exact factor attribution · 2026-08-29

PECO's composite is driven by free cash flow and profitability. Bars show each factor's exact push vs. a median company, using the same weights the ranking engine applies.

Free cash flow

+6.0 pts

90th pct

Profitability

+4.5 pts

80th pct

Earnings growth

+1.8 pts

86th pct

Earnings quality

+1.8 pts

68th pct

▲2

Institutional flow

+0.8 pts

66th pct

Capital efficiency

+0.8 pts

58th pct

Revenue growth

+0.5 pts

53th pct

Shareholder dilution

-0.3 pts

44th pct

Scale

-0.4 pts

47th pct

Factor percentiles are cross-sectional ranks across the ~2,800-stock scored universe, computed from SEC EDGAR filings. Not investment advice.

Unusual Activity in PECO

Events flagged as statistical outliers against PECO's own multi-year baseline — not fixed dollar thresholds.

Score shock2026-07-26
PECO quality score jumped 12 points (50→62) on a new filing
View source filing →

PECO Stock Analysis & AI Quality Score

Data updated 2026-08-29

AI stock analysis and institutional research for Phillips Edison & Company, Inc. (PECO), a Real Estate sector company. 13F Pro tracks PECO using direct SEC EDGAR data and AI-powered research tools. Based on the latest XBRL financial filings (Q2 2026), Phillips Edison & Company, Inc. reports quarterly revenue of $189.6M, net income of $41.1M, an operating margin of 21.7%. Top institutional holders of PECO by reported 13-F value include BlackRock, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET, based on the most recent SEC filings. PECO trades on the Nasdaq exchange and files with the SEC under CIK 1476204. 13F Pro's AI research platform runs 10 specialized AI analysts — value, growth, momentum, macro, and activist specialists — that debate PECO daily and publish AI-generated analysis with cited SEC sources. The platform aggregates historical XBRL financial facts, 10-Q and 10-K filings, insider Form 4 transactions, and institutional 13-F holdings for Phillips Edison & Company, Inc. directly from SEC EDGAR. Phillips Edison & Company, Inc.'s 13F Pro composite quality score has ranged between 38 and 71 since 2022, currently 65.4 — an improving long-term trajectory across 61 quarterly and live scoring snapshots.

✦

Fun facts about Phillips Edison & Company, Inc.

Quirks, history, and lore behind PECO — the kind of stuff that makes a stock memorable.

1
The Basics
A U.S. real estate investment trust · mid-cap · listed on Nasdaq · headquartered in Ohio.
2
The Numbers
Owns roughly 300+ shopping centers across the country, totaling tens of millions of square feet of gross leasable area.
3
The History
Founded in the 2000s and went public via an IPO in 2021, though it had been operating and growing its portfolio for years before ringing the bell.
4
The Secret
Its entire strategy is built around one tenant type: grocery-anchored neighborhood and community centers — the kind of strip mall anchored by your local supermarket.
5
The Lore
Management argues that necessity-based retail — groceries, pharmacies, nail salons — is essentially e-commerce-proof, because you can't download a gallon of milk.
6
The Giveaway
Its ticker is PECO, its focus is grocery-anchored shopping centers, and its full name rhymes with a certain classic rock band — Phillips Edison & Company.

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What's Driving PECO's Business? Latest 10-Q Breakdown

✓ 18/18 datapoints verified

AI-extracted from Phillips Edison & Company, Inc.'s 10-Q filed 2026-07-24 — Q2 FY2026 (quarter ended June 30, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

PECO grew Q2 total revenue 6.7% YoY to $189.6M, with net income more than tripling to $45.3M on $19.4M of property disposition gains and 3.8% Same-Center NOI growth.

Biggest Revenue Drivers

Rental income$184.5M+6.3% YoY

Driven by $0.56 increase in average minimum rent PSF, 0.3% occupancy improvement, and net acquisition activity

Fees and management income$4.1M+22.3% YoY

Growth in fees from unconsolidated joint ventures

Biggest Revenue Drivers

Total revenue: $189.6M+6.7% YoY

Rental income$184.5M+6.3% YoY

Driven by $0.56 increase in average minimum rent PSF, 0.3% occupancy improvement, and net acquisition activity

Fees and management income$4.1M+22.3% YoY

Growth in fees from unconsolidated joint ventures

Other property income$1.1M+14.8% YoY

Largest Expense Items

Depreciation and amortization$66.8M-6.1% YoY

Decrease primarily due to prior year impact of tear down and redevelopment of certain Publix locations, partially offset by net acquisition activity

Property operating$32.1M+9.4% YoY

Higher compensation costs and net acquisition activity

Real estate taxes$22.5M+5.8% YoY

Higher real estate tax assessments on the value of the portfolio

General and administrative$13.6M+5.1% YoY

Margins: Same-Center NOI rose 3.8% YoY to $120.6M on 3.5% revenue growth against 2.8% expense growth, indicating modest operating margin expansion in the core portfolio; total operating expenses grew only 0.2% YoY versus 6.7% revenue growth.

Watch Items from the Filing

Wholly-owned real estate in Florida, California, and Texas represented 11.8%, 11.3%, and 10.2% of ABR respectively, concentrating exposure to those markets.
Interest expense, net rose 6.0% YoY to $29.4M due to increased debt outstanding, with weighted-average interest rate steady at 4.4%.
Gain on disposal of property, net was $19.4M in Q2 2026 versus a $0.1M loss in Q2 2025, a non-recurring item boosting net income.
Top 20 Neighbors represent 29.0% of ABR, led by Kroger (4.9%) and Publix (4.9%); no single tenant exceeds 10% of ABR.
Net debt to Adjusted EBITDAre improved to 5.1x from 5.2x, and net debt to total enterprise value improved to 30.1% from 33.2%.

AI-extracted and verified against SEC EDGAR filing text. Not investment advice.

Read the full 10-Q on SEC EDGAR →Share on X

Revenue

Q2 2026

$189.6M

Net Income

Q2 2026

$41.1M

Operating Margin

Q2 2026

21.7%

ROIC

Q2 2026

3.4%

D/E Ratio

Q2 2026

1.03

Period

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro

Revenue

+9.9% YoY

$726.6MFY 2025

FY22 $575.4MFY23 $610.1MFY24 $661.4MFY25 $726.6M

Net Income

+77.6% YoY

$111.3MFY 2025

FY22 $48.3MFY23 $56.8MFY24 $62.7MFY25 $111.3M

EPS (Diluted)

+74.5% YoY

$0.89FY 2025

FY22 $0.42FY23 $0.48FY24 $0.51FY25 $0.89

Total Assets

+4.8% YoY

$5.29BFY 2025

FY22 $4.74BFY23 $4.87BFY24 $5.05BFY25 $5.29B

Total Debt

+12.6% YoY

$2.38BFY 2025

FY22 $1.90BFY23 $1.97BFY24 $2.11BFY25 $2.38B

Op. Cash Flow

+4.0% YoY

$348.1MFY 2025

FY22 $290.9MFY23 $291.0MFY24 $334.7MFY25 $348.1M

Metric	FY 2025	FY 2024	FY 2023	FY 2022	FY 2021	FY 2020
Revenue	$726.6M +9.9%	$661.4M +8.4%	$610.1M +6.0%	$575.4M +8.0%	$532.8M +7.0%	$498.0M
Net Income	$111.3M +77.6%	$62.7M +10.3%	$56.8M +17.6%	$48.3M +219.6%	$15.1M +216.9%	$4.8M
EPS (Diluted)	$0.89 +74.5%	$0.51 +6.3%	$0.48 +14.3%	$0.42 +180.0%	$0.15 +200.0%	$0.05
Total Assets	$5.29B +4.8%	$5.05B +3.7%	$4.87B +2.7%	$4.74B +1.4%	$4.67B -0.2%	$4.68B
Total Debt	$2.38B +12.6%	$2.11B +7.1%	$1.97B +3.8%	$1.90B +0.3%	$1.89B -17.5%	$2.29B
Operating Cash Flow	$348.1M +4.0%	$334.7M +15.0%	$291.0M +0.0%	$290.9M +10.6%	$262.9M +24.8%	$210.6M

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Available Research

13F Pro tracks comprehensive data for Phillips Edison & Company, Inc. including:

SEC EDGAR filings (10-K, 10-Q, 8-K)

XBRL financial facts (revenue, EPS, margins)

Insider transactions (Form 4)

Institutional 13F holdings

Quality rankings (32 signals)

AI analyst debates & daily meetings

Historical financial trends

Peer comparison & sector analysis

Top Institutional Holders of PECO

BlackRock, Inc.
$970.1M23,307,528 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$599.3M14,398,478 sh
STATE STREET CORP
$304.2M7,290,689 sh
VANGUARD CAPITAL MANAGEMENT LLC
$238.4M5,728,291 sh
FMR LLC
$175.7M4,220,531 sh
WELLINGTON MANAGEMENT GROUP LLP
$167.0M4,011,362 sh
GEODE CAPITAL MANAGEMENT, LLC
$156.8M3,767,699 sh
CANADA PENSION PLAN INVESTMENT BOARD
$139.5M3,351,653 sh
GOLDMAN SACHS GROUP INC
$122.3M2,939,127 sh
CHARLES SCHWAB INVESTMENT MANAGEMENT INC
$102.8M2,468,884 sh

Fund	Value	Shares
BlackRock, Inc.	$970.1M	23,307,528
VANGUARD PORTFOLIO MANAGEMENT LLC	$599.3M	14,398,478
STATE STREET CORP	$304.2M	7,290,689
VANGUARD CAPITAL MANAGEMENT LLC	$238.4M	5,728,291
FMR LLC	$175.7M	4,220,531
WELLINGTON MANAGEMENT GROUP LLP	$167.0M	4,011,362
GEODE CAPITAL MANAGEMENT, LLC	$156.8M	3,767,699
CANADA PENSION PLAN INVESTMENT BOARD	$139.5M	3,351,653
GOLDMAN SACHS GROUP INC	$122.3M	2,939,127
CHARLES SCHWAB INVESTMENT MANAGEMENT INC	$102.8M	2,468,884

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Is PECO a good stock to buy?

13F Pro's AI-powered analysis of Phillips Edison & Company, Inc. (PECO) draws on SEC EDGAR-sourced fundamentals, institutional 13F holdings, and insider Form 4 transactions in the Real Estate sector (listed on Nasdaq). The 32-signal AI Quality Score, current rank, and full bull/bear verdict for PECO are available on the PECO stock profile dashboard — with the same data, AI insights, ratios, and institutional activity refreshed after every 10-K, 10-Q, 13F, and Form 4 filing. PECO is classified as a mid company.

Which hedge funds own PECO?

Institutional investors are required to disclose their holdings quarterly via SEC Form 13F. 13F Pro aggregates these filings to show which hedge funds, mutual funds, and asset managers are buying or selling PECO. Combined with insider transaction data from Form 4 filings and AI-powered analysis from 10 specialized research agents, 13F Pro provides a comprehensive view of Phillips Edison & Company, Inc.'s investment landscape.