AI Earnings Predictions for Phillips Edison & Company Inc. (PECO)

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Phillips Edison & Company Reports

Second Quarter 2026 Results

CINCINNATI - July 23, 2026 - 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, 2026 and provided updated 2026 earnings guidance. For the three and six months ended June 30, 2026, net income attributable to stockholders was $41.1 million, or $0.33 per diluted share, and $71.5 million, or $0.56 per diluted share,

respectively.

Highlights for the Second Quarter and Subsequent

•Reported Nareit FFO of $0.67 per diluted share, representing 8.1% year-over-year growth

•Reported Core FFO of $0.69 per diluted share, representing 7.8% year-over-year growth

•Increased same-center NOI year-over-year by 3.8%

•The increased midpoint of full year 2026 Nareit FFO per diluted share guidance represents 6.3% year-over-year growth

•The increased midpoint of full year 2026 Core FFO per diluted share guidance represents 6.2% year-over-year growth

•The increased midpoint of full year 2026 same-center NOI guidance represents 3.7% year-over-year growth

•Increased full year 2026 gross acquisitions guidance reflects a range of $500 million to $600 million

•Reported strong leased portfolio occupancy of 97.3% and same-center leased portfolio occupancy of 97.5%

•Reported record-high leased inline occupancy and record-high same-center leased inline occupancy of 95.5%

•Executed comparable portfolio new leases at a rent spread of 33.7% and comparable inline new leases at a rent spread of 32.2% during the quarter

•Executed comparable portfolio and inline renewal leases at a rent spread of 21.2% during the quarter

•Acquired six shopping centers and one outparcel for a total of $152.4 million at PECO’s total prorated share and sold $64.6 million in assets

•Generated net proceeds of $85.3 million through the issuance of 2.0 million common shares at a gross weighted average price of $42.06 per common share through PECO’s ATM program

•Subsequent to quarter end, sold $39.7 million in assets

•Subsequent to quarter end, generated net proceeds of $6.4 million through the issuance of 0.2 million common shares at a gross weighted average price of $42.20 per common share through PECO’s ATM program

Management Commentary

Jeff Edison, Chairman and Chief Executive Officer of PECO stated: “Our second quarter results demonstrate the strength of PECO’s high-quality portfolio and our ability to convert strong operating fundamentals into long-term earnings growth. We continue to generate Alpha through occupancy gains, acquisitions, rent spreads, retention, development, redevelopment and portfolio recycling. We are able to do this while maintaining balance sheet discipline and a thoughtful approach to investing that have always defined PECO.”

Edison added: “Our confidence in our business is reflected in our increased guidance. The increased midpoint of 2026 Core FFO per diluted share guidance represents 6.2% year-over-year growth, and increased 2026 gross acquisitions guidance reflects a range of $500 million to $600 million. We are well positioned for strong growth in 2027 and beyond. We believe PECO offers investors a compelling opportunity for more Alpha with less Beta.”

Financial Results

Net Income

Second quarter 2026 net income attributable to stockholders totaled $41.1 million, or $0.33 per diluted share, compared to net income of $12.8 million, or $0.10 per diluted share, during the second quarter of 2025.

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For the six months ended June 30, 2026, net income attributable to stockholders totaled $71.5 million, or $0.56 per diluted share, compared to net income of $39.1 million, or $0.31 per diluted share, for the same period in 2025.

Nareit FFO

Second quarter 2026 funds from operations attributable to stockholders and operating partnership (“OP”) unit holders as defined by Nareit (“Nareit FFO”) increased 9.0% to $93.7 million, or $0.67 per diluted share, compared to $86.0 million, or $0.62 per diluted share, during the second quarter of 2025.

For the six months ended June 30, 2026, Nareit FFO increased 6.6% to $186.6 million, or $1.34 per diluted share, compared to $175.1 million, or $1.26 per diluted share, during the same period in 2025.

Core FFO

Second quarter 2026 core funds from operations attributable to stockholders and OP unit holders (“Core FFO”) increased 8.3% to $95.5 million, or $0.69 per diluted share, compared to $88.2 million, or $0.64 per diluted share, during the second quarter of 2025.

For the six months ended June 30, 2026, Core FFO increased 7.2% to $191.9 million, or $1.38 per diluted share, compared to $179.0 million, or $1.29 per diluted share, for the same period in 2025.

Same-Center NOI

Second quarter 2026 same-center net operating income (“NOI”) increased 3.8% to $1

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Phillips Edison & Company Reports

First Quarter 2026 Results

CINCINNATI - April 23, 2026 - 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 March 31, 2026 and updated full year 2026 earnings guidance. For the three months ended March 31, 2026, net income attributable to stockholders was $30.4 million, or $0.24 per diluted share.

Highlights for the First Quarter and Subsequent

•Reported Nareit FFO of $0.67 per diluted share, representing a 4.7% year-over-year increase

•Reported Core FFO of $0.69 per diluted share, representing a 6.2% year-over-year increase

•Increased same-center NOI year-over-year by 3.5%

•The increased midpoint of full year 2026 Nareit FFO guidance represents 5.9% year-over-year growth

•The increased midpoint of full year 2026 Core FFO guidance represents 5.8% year-over-year growth

•Reported strong leased portfolio occupancy of 97.1% and same-center leased portfolio occupancy of 97.3%

•Reported strong leased inline occupancy and same-center leased inline occupancy of 95.0%

•Executed comparable portfolio renewal leases and comparable inline renewal leases at a rent spread of 21.2% during the quarter

•Executed comparable portfolio new leases at a rent spread of 36.2% and comparable inline new leases at a record-high rent spread of 37.9% during the quarter

•Acquired $125.5 million in assets, which included five shopping centers and land for future development

•As previously announced, completed a public debt offering of $350 million aggregate principal amount of 4.750% senior notes due 2033

•Subsequent to quarter end, acquired $59.1 million in assets at PECO’s total prorated share, which included three shopping centers and one outparcel

Management Commentary

Jeff Edison, Chairman and Chief Executive Officer of PECO stated: “We are pleased to report another quarter of solid results, including Core FFO per share growth of 6.2%, reflecting the strength of our high-quality portfolio. Our grocery-anchored and necessity-based shopping centers are driving steady traffic and market-leading pricing power. While the macroeconomic environment remains uncertain, PECO is positioned to provide both stability and continued growth. Our disciplined execution and the continued strength of the operating environment give us confidence in our ability to increase guidance for Core FFO per share, which reflects year-over-year growth of 5.8% at the midpoint.”

Financial Results

Net Income

First quarter 2026 net income attributable to stockholders totaled $30.4 million, or $0.24 per diluted share, compared to net income of $26.3 million, or $0.21 per diluted share, during the first quarter of 2025.

Nareit FFO

First quarter 2026 funds from operations attributable to stockholders and operating partnership (“OP”) unit holders as defined by Nareit (“Nareit FFO”) increased 4.4% to $92.9 million, or $0.67 per diluted share, compared to $89.0 million, or $0.64 per diluted share, during the first quarter of 2025.

Core FFO

First quarter 2026 core funds from operations attributable to stockholders and OP unit holders (“Core FFO”) increased 6.2% to $96.4 million, or $0.69 per diluted share, compared to $90.8 million, or $0.65 per diluted share, during the first quarter of 2025.

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Same-Center NOI

First quarter 2026 same-center net operating income (“NOI”) increased 3.5% to $122.3 million, compared to $118.1 million during the first quarter of 2025.

Portfolio Overview

Portfolio Statistics

As of March 31, 2026, PECO’s wholly-owned portfolio consisted of 299 properties, totaling approximately 33.7 million square feet, located in 31 states. This compared to 298 properties, totaling approximately 33.5 million square feet, located in 31 states as of March 31, 2025.

Leased portfolio occupancy was 97.1% as of March 31, 2026 and 2025. Same-center leased portfolio occupancy was 97.3% as of March 31, 2026, compared to 97.2% as of March 31, 2025.

Leased anchor occupancy was 98.4% as of March 31, 2026 and 2025. Same-center leased anchor occupancy was 98.6% as of March 31, 2026, compared to 98.5% as of March 31, 2025.

Leased inline occupancy was 95.0% as of March 31, 2026, compared to 94.6% as of March 31, 2025. Same-center leased inline occupancy was at 95.0% as of March 31, 2026, compared to 94.9% as of March 31, 2025.

Leasing Activity

During the first quarter of 2026, 246 leases were executed totaling approximately 1.6 million square feet. This compared to 234 leases executed totaling approximately 1.5 million square feet during the first quarter of 2025.

During the first quarter of 2026, comparable rent spreads, which represent the percentage increase of a lease to the expiring lease of a unit that was occupied within the past twelve months,

cik0001476204-20260205☐000147620400014762042026-02-052026-02-05

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 OR 15(d) of The Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): February 5, 2026

Phillips Edison & Company, Inc. (Exact name of registrant as specified in its charter)

Maryland001-4059427-1106076 (State or other jurisdiction of incorporation)(Commission File Number)(IRS Employer Identification No.)

11501 Northlake Drive Cincinnati, Ohio 45249 (Address of principal executive offices)(Zip Code)

(513) 554-1110

(Registrant’s telephone number, including area code)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the Registrant under any of the following provisions: ☐     Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) ☐      Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) ☐     Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) ☐      Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each classTrading Symbol(s)Name of each exchange on which registered Common Stock $0.01 par value per sharePECOThe Nasdaq Global Select Market

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 2.02   Results of Operations and Financial Condition.

Item 7.01 Regulation FD Disclosure.

On February 5, 2026, Phillips Edison & Company, Inc. (the “Company”) issued a press release announcing its results for the quarter and year ended December 31, 2025 and provided its full year 2026 guidance. A copy of that press release is attached hereto as Exhibit 99.1 and incorporated herein by reference. A copy of the Company’s Fourth Quarter 2025 Supplemental Disclosure is attached hereto as Exhibit 99.2 and incorporated herein by reference. The Company will host a conference call on Friday, February 6, 2026, at 12:00 p.m. Eastern Time to discuss the fourth quarter and full-year results and provide commentary on its business performance and guidance. The conference call can be accessed by dialing (800) 715-9871 (domestic) or (646) 307-1963 (international). A live webcast of the presentation can be accessed by visiting https://events.q4inc.com/attendee/925778949, and a replay of the webcast will be available approximately one hour after the conclusion of the live webcast at the webcast link above. The information in this Current Report on Form 8-K, including Exhibits 99.1 and 99.2, are being furnished to the Securities and Exchange Commission (“SEC”), and shall not be deemed to be “filed” with the SEC for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that section, and shall not be deemed to be incorporated by reference into any other filing with the SEC except as expressly set forth by specific reference in such filing. Item  9.01   Financial Statements and Exhibits. (d) Exhibits.

Exhibit NumberDescription of Exhibit 99.1Press Release dated February 5, 2026

99.2Fourth Quarter 2025 Supplemental Disclosure

104Cover Page Interactive Data File (formatted as inline XBRL)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

PHILLIPS EDISON & COMPANY, INC.

Dated: February 5, 2026By:/s/ Jennifer L. Robison Jennifer L. Robison Chief Accounting Officer and Senior Vice President (Principal Accounting Officer)