Phillips Edison & Co Inc (PECO) Fair Value & Analysis
Real Estate · US · Market cap $5.6B · ISIN US71844V2016
What is Phillips Edison & Co Inc really worth?
Phillips Edison & Co Inc
PECO · US
A solid business, but trading 162% above our fair value of $14.96.
Strengths
Risks
For context
Fair value as of: Sep 3, 2026
From 16 valuation models · updated yesterday
Share price −5.8% over the past month.
What runs behind every stock
69 individual criteria per stock, every one traceable See the method →
What matters now
- The price sits above even our optimistic bull case ($18.78). The favourable scenario is already priced in.
- Solid but not exceptional quality (52/100) and above fair value, neither a clear bargain nor a standout compounder.
- As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Price vs Fair Value (5 years)
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Sep 3, 2026.
How to read this chart
60‑month range $4.95 – $44.01 · fair‑value band $11.42 – $18.78 · the $39.18 price screens above the $14.96 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 3, 2026.
Analysis
Phillips Edison & Co Inc (PECO) currently trades at $39.18, while our model-based Fair Value estimate is $14.96, implying the stock looks roughly 161.9% overvalued today. The Quality Score stands at 52/100 (solid quality), in the Real Estate sector. Bull case: the DCF Models group reads highest at a median of $25.76 per share, and 3 of the 16 models we run sit above the $39.18 price. Bear case: the Asset-Based group reads lowest at $12.16, and 13 of the 16 models stay below the price. Evidence for this calculation is high.
Over the trailing twelve months, Phillips Edison & Co Inc generated revenue of $739M at a net margin of 15.6%. Revenue grew 7.0% year over year. It earns a return on equity of 4.9%. Net debt stands at $2.5B. Fundamentals as of Sep 3, 2026
Our scenario range runs from $11.42 (bear case) to $18.78 (bull case); at $39.18, the current price sits above that range. Bear and bull are the same models run on conservative and optimistic assumptions (margins, growth, valuation multiples), so a plausible valuation range, not a price target. The share trades about 7% below its 52-week high and 23% above its 52-week low, currently above its 200-day average. For context, the median of 10 Real Estate peers we cover trades at −51% fair-value upside, at −62%, PECO screens richer than that median.
Fair Value models
Each model estimates fair value its own way; the Fair Value above is the evidence-weighted, family-balanced blend. Evidence (0–100) measures how completely this model’s inputs are available: well-fed models carry more weight in the blend. The spread across models is intentional, each one stresses a different value driver; dividend models, for instance, come out structurally low when payout is small. Every input is real reported data, nothing guessed.
All 16 models by family
Widest divergence: DCF Models ($25.76) versus Asset-Based ($12.16). Highest evidence: Residual Income (74).
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Key figures & financial health
More key figures
Figures from reported company fundamentals · as of Sep 3, 2026. TTM = trailing twelve months.
Quality Score breakdown
Of which business quality 52 · Market factors (momentum, volatility) 66
Non-valuation factor families (profitability, growth, cashflow, financial strength, momentum …), each academically grounded. Valuation itself sits in the Fair Value and is deliberately excluded here to avoid double-counting.
All values are scores from 0 to 100 (100 = best against fixed, research-based bands), not percentages. The three market factors (momentum, 52-week proximity, low volatility) are displayed but carry zero weight in the headline number: market sentiment is not a business property.
About the company
Phillips Edison & Company, Inc. (PECO) is one of the nation's largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers. PECO has generated strong results through its vertically integrated operating platform and national footprint of well-occupied shopping centers.
Full company description
Phillips Edison & Company, Inc. (PECO) is one of the nation's largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers. PECO has generated strong results through its vertically integrated operating platform and national footprint of well-occupied shopping centers. PECO's centers feature a mix of national and regional retailers providing necessity-based goods and services in fundamentally strong markets throughout the United States. PECO's top grocery anchors include Kroger, Publix, Albertsons and Ahold Delhaize. As of March 31, 2026, PECO managed 326 shopping centers, including 299 wholly owned centers comprising 33.7 million square feet across 31 states and 27 shopping centers owned in three institutional joint ventures. PECO is focused on creating great omni-channel, grocery-anchored shopping experiences and improving communities, one neighborhood shopping center at a time. PECO uses, and intends to continue to use, its Investors website, which can be found at https://investors.phillipsedison.com, as a means of disclosing material nonpublic information and for complying with its disclosure obligations under Regulation FD. Phillips Edison & Company, Inc. was incorporated in 1991 and is based in Cincinnati, Ohio.
Company description, as reported by the company or data provider.
Revenue & earnings trend
FY2021 – FY2025 · reported fiscal years
Phillips Edison & Co Inc reported revenue of $732M in FY2025 versus $533M in FY2021, a compound +8.3%/yr. Reported net income was $111M in FY2025, compounding +64.7%/yr from FY2021. FY2021 was a trough year, so the rate overstates the trend.
PECO screens 162% overvalued. Compare with Simon Property Group →
Recent news
External third-party headlines (Yahoo Finance, Reuters and others), not an editorial selection.
- Phillips Edison & Company Raises Monthly Dividend
- This is Why Phillips Edison & Company, Inc. (PECO) is a Great Dividend Stock
- Phillips Edison & Company (PECO) Upgraded to Buy: Here's Why
- PECO or REG: Which Is the Better Value Stock Right Now?
Peer Group
REIT - Retail · 94 stocks
How this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.
Valuation Multiples vs REIT - Retail median · lower = cheaper
Strength profile in five axes (Snowflake)
Five quick dimensions, each 0 to 100: VALUE (fair-value potential), FUTURE (revenue growth), PAST (return on equity), HEALTH (low debt), DIVIDEND (yield). Green = this stock, grey = typical sector peer.
VALUE 0: the price sits above our fair-value range.
Values & ESG
Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.
Similar stocks
10 more REIT - Retail stocks, each showing price versus our Fair Value estimate (as of Sep 3, 2026).
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| Simon Property Group SPG | $212.32 | $84.26 | −60% |
| Realty Income Corporation O | $61.98 | $30.45 | −51% |
| Unibail-Rodamco-Westfield SE URW | €103.40 | €98.09 | −5% |
| Kimco Realty Corporation KIM | $23.71 | $12.49 | −47% |
| CapitaLand Integrated Commercial Trust (CICT or the Trust) C38U | 2.38 SGD | 0.9100 SGD | −62% |
| Scentre Group SCG | A$3.56 | A$3.34 | −6% |
| Regency Centers Corporation REG | $75.92 | $33.37 | −56% |
| Link Real Estate Investment Trust (Link REIT) 0823 | HK$39.76 | HK$41.98 | +6% |
| Federal Realty Investment Trust FRT | $116.75 | $41.47 | −64% |
| Brixmor Property Group BRX | $29.50 | $12.34 | −58% |
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