PECO at a glance
Phillips Edison & Company, Inc. (PECO, SEC CIK 1476204) filed its latest 10-K annual report on February 10, 2026, a 10-Q quarterly report on July 24, 2026, an 8-K current report on October 2, 2026 and Form 4 insider filings as recently as May 14, 2026. SignalX summarizes each filing with AI and tracks the company's insider trades and institutional holders.
- For the fiscal year ended December 31, 2025 (FY2025), Phillips Edison & Company, Inc. (PECO) reported revenue of $12.8 million (up 18.8% from FY2024) and net income of $111.3 million. Diluted EPS was $0.89.
- As of June 30, 2026, 31 institutional investment managers tracked by SignalX reported holding Phillips Edison & Company, Inc. (PECO) shares worth $3.0 billion in 13F-HR filings.
Source: SEC EDGAR (XBRL financial data, 13F-HR and Form 4 filings).
- Revenue · FY2025
- $12.8M
- +18.8% vs prior year
- Insiders · 90 days
- 0 buys · 0 sells
- No open-market trades
- 13F holders
- 31 funds
- $3.0B · +0 vs prior quarter
- Latest 8-K
- Sep 1, 2026
- Item 7.01
AI 10-K Annual Report Analysis
Latest 10-K, fiscal year ended Dec 31, 2025
Risk Factors
- Legal risk: potential modification or repeal of IRC Section 1031 Exchanges affecting tax-deferred property sales strategy
- Macroeconomic threat: Florida and California exposure representing 22.8% of ABR, vulnerable to regional economic or retail downturns
- Operational risk: dependence on anchor Neighbors occupying ≥10,000 sq ft driving rent and foot traffic, with costly re-leasing challenges if anchors default or downsize
- Competitive risk: competition from capitalized REITs and institutional investors raising acquisition costs and limiting property growth opportunities
- Financial risk: substantial indebtedness of $2.4B including $2.0B unsecured debt and $0.4B secured loans potentially impacting distributions and financing flexibility
Management Discussion & Analysis
- Revenue total Same-Center NOI $454.7M, up 3.8% YoY from $438.1M in 2024; rental income $475.3M, up $14.6M YoY
- Operating expenses $173.5M in 2025, down 3.1% YoY from $168.2M; same-center NOI margin growth implied by expenses decline
- Best segment: Same-Center NOI portfolio with $16.6M increase; no worst segment explicitly detailed
- Capital expenditures $133.7M in 2025 vs $91.8M in 2024; acquisitions $360.2M vs $296.3M; dispositions $121.7M with $38.8M gain; distributions raised 5.7% to $0.1083/share; share buyback program authorized up to $250M but no repurchases yet
- Management guidance: 2026 capital expenditures $140M–$160M with $70M–$90M in development; incremental unlevered yields expected 9%–12%; liquidity sufficient; net debt/Adjusted EBITDA 5.2x up from 5.0x; net debt to enterprise value 33.2% up from 29.5%
AI summary of the PECO 10-K filed . Generated from the filing text; verify against the original.View on SEC EDGARHow to read a 10-K
AI 10-Q Quarterly Report Analysis
Latest 10-Q, quarter ended Jun 30, 2026
Management Discussion & Analysis
- Limited MD&A excerpt provided; quarterly revenue, profitability, segment, cash flow, and outlook figures unavailable
Risk Factors
- No risk-factors section provided; supplied text covers unregistered securities, repurchases, defaults, and exhibits
- Securities-law compliance risk: 390,000 shares issued under Securities Act Section 4(a)(2) exemption
- Capital-allocation risk: $250 million share-repurchase authorization remains unused and may be discontinued anytime
AI summary of the PECO 10-Q filed . Generated from the filing text; verify against the original.View on SEC EDGAR10-K vs 10-Q vs 8-K
AI 8-K Current Report Analysis
The most recent material events, by 8-K item
Item 7.01: Regulation FD Disclosure
- Monthly distribution increased to $0.115 per share for September–November 2026
- Annualized distribution rate of $1.38 per share based on monthly payments
Item 8.01: Other Events
- $400.0M continuous common-stock offering program through Nasdaq and negotiated transactions
- Potential equity issuance creates shareholder dilution but provides flexible capital for acquisitions and debt reduction
AI summaries of PECO 8-K current reports filed with the SEC. What 8-K item codes mean
SignalX for PECO
Don't miss the next PECO filing
- Alerts as it files. A push when PECO files an 8-K or an insider trades.
- Fund moves. Which tracked funds opened, added or cut PECO, by share count.
- Ask anything. An AI agent that reads every PECO filing and answers with sources.
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Recent Insider Transactions (Form 4)
Latest reported trades by officers, directors and 10% owners
| Insider | Type | Date | Shares | Price |
|---|---|---|---|---|
| Terry Anthony E | A | May 12, 2026 | 2,901 | - |
| Fischer Elizabeth | A | May 12, 2026 | 2,901 | - |
| Silfen Jane | A | May 12, 2026 | 2,901 | - |
| Wang Parilee Edison | A | May 12, 2026 | 2,901 | - |
| Wood Gregory S. | A | May 12, 2026 | 2,901 | - |
| Murphy Devin Ignatius | A | May 12, 2026 | 2,901 | - |
| CHAO LESLIE T | A | May 12, 2026 | 2,901 | - |
| Terry Anthony E | A | May 12, 2026 | 2,901 | - |
Financial SummaryXBRL
| Metric | FY2023 | FY2024 | FY2025 | |
|---|---|---|---|---|
| Profitability | ||||
| Revenue | $9.6M | $10.7M | $12.8M | |
| Net Income | $56.8M | $62.7M | $111.3M | |
| Net Margin | 589.3% | 584.1% | 872.9% | |
| Balance Sheet | ||||
| Total Assets | $4.9B | $5.0B | $5.3B | |
| Equity | $2.3B | $2.3B | $2.3B | |
| ROE | 2.5% | 2.7% | 4.9% | |
| Per Share | ||||
| EPS | $0.48 | $0.51 | $0.89 | |
| Cash Flow | ||||
| Operating CF | $291.0M | $334.7M | $348.1M | |
Source: XBRL data in Phillips Edison & Company, Inc. (PECO)'s 10-K filings on SEC EDGAR, in USD. Compare across companies →
13F Fund Holdings: Quarterly Trend
Latest: Q2 2026Aggregate PECO share value held by 13F filers tracked by SignalX, by quarter.
Quarterly totals table
| Quarter | Funds | Total value |
|---|---|---|
| Q2 2026 | 31 | $2.97B |
| Q1 2026 | 31 | $2.47B |
| Q4 2025 | 26 | $2.31B |
| Q3 2025 | 28 | $2.26B |
| Q2 2025 | 30 | $2.23B |
| Q1 2025 | 25 | $1.52B |
| Q4 2024 | 20 | $1.34B |
| Q3 2024 | 18 | $488.9M |
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Source: 13F-HR filings on SEC EDGAR (aggregated from 209 fund-quarter rows). Reflects only 13F filers tracked by SignalX, not the full institutional ownership universe. How 13F filings work
PECO filing archive
AI analysis pages for each 10-K, 10-Q and 8-K
10-K annual reports
10-Q quarterly reports
Latest 2026 SEC Filings: 10-K, 10-Q, 8-K & Form 4
| Form | Filing date | Period | Analysis | SEC |
|---|---|---|---|---|
| 8-K | Oct 2, 2026 | - | - | - |
| 8-K | Sep 1, 2026 | - | Analysis | - |
| 8-K | Aug 10, 2026 | - | Analysis | - |
| 8-K | Aug 5, 2026 | - | Analysis | - |
| 10-Q | Jul 24, 2026 | Jun 30, 2026 | Analysis | |
| 8-K | Jul 23, 2026 | - | Analysis | - |
| 4 | May 14, 2026 | - | - | |
| 4 | May 14, 2026 | - | - | |
| 4 | May 14, 2026 | - | - | |
| 4 | May 14, 2026 | - | - | |
| 4 | May 14, 2026 | - | - | |
| 4 | May 14, 2026 | - | - | |
| 4 | May 14, 2026 | - | - | |
| 4 | May 14, 2026 | - | - | |
| 8-K | May 12, 2026 | - | Analysis | |
| 4 | May 4, 2026 | - | - | - |
| 4 | May 4, 2026 | - | - | - |
| SC 13G | Apr 30, 2026 | - | - | |
| 10-Q | Apr 24, 2026 | Mar 31, 2026 | Analysis | |
| 8-K | Apr 23, 2026 | - | Analysis | - |
| 4 | Mar 3, 2026 | - | - | - |
| 4 | Mar 3, 2026 | - | - | - |
| 4 | Mar 3, 2026 | - | - | - |
| 4 | Mar 3, 2026 | - | - | - |
| 4 | Mar 3, 2026 | - | - | - |
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PECO SEC filings: frequently asked questions
Which institutions hold PECO stock?
As of June 30, 2026, the largest Phillips Edison & Company, Inc. (PECO) holders among the 13F filers tracked by SignalX were BlackRock ($970.1 million), Vanguard Portfolio Management LLC ($599.3 million), State Street Corp ($304.2 million), Vanguard Capital Management LLC ($238.4 million), FMR LLC (Fidelity) ($175.7 million). 13F-HR reports are filed up to 45 days after each quarter ends.
What was PECO's revenue in fiscal year 2025?
For the fiscal year ended December 31, 2025 (FY2025), Phillips Edison & Company, Inc. (PECO) reported revenue of $12.8 million (up 18.8% from FY2024) and net income of $111.3 million. Diluted EPS was $0.89. The figures come from the XBRL data in the 10-K.
What are the main risks in PECO's latest 10-K?
In the 10-K filed February 10, 2026, Phillips Edison & Company, Inc. (PECO) flagged: Legal risk: potential modification or repeal of IRC Section 1031 Exchanges affecting tax-deferred property sales strategy. Macroeconomic threat: Florida and California exposure representing 22.8% of ABR, vulnerable to regional economic or retail downturns. (AI summary of the Risk Factors section.)
What did PECO report in its latest 8-K?
Phillips Edison & Company, Inc. (PECO) filed an 8-K on September 1, 2026 reporting Item 7.01 (Regulation FD Disclosure). Monthly distribution increased to $0.115 per share for September–November 2026.
What are the latest PECO SEC filings?
Phillips Edison & Company, Inc. (PECO) filed its latest 10-K annual report on February 10, 2026, a 10-Q quarterly report on July 24, 2026, an 8-K current report on October 2, 2026 and a Form 4 insider filing on May 14, 2026.
What is PECO's SEC CIK number?
Phillips Edison & Company, Inc. (PECO)'s SEC Central Index Key (CIK) is 1476204. EDGAR lists every PECO filing under that number.
Ask anything about PECO
The research agent reads PECO's filings, financials, insider trades and 13F holders, then answers with sources.