1. Introduction to Phillips Edison & Company, Inc.

Phillips Edison & Company, Inc. (NASDAQ: PECO) is a publicly traded real estate investment trust (REIT) headquartered in Cincinnati, Ohio, that has established itself as a premier owner and operator of grocery-anchored shopping centers across the United States. With a portfolio of over 270 properties in 31 states and an aggregate market capitalization exceeding $7 billion, the company stands as a leader in the retail real estate sector. Founded on the principle that well-located, necessity-based retail centers are essential to community life, Phillips Edison & Company, Inc. has built a reputation for operational excellence, disciplined investment strategies, and deep tenant relationships. The company focuses exclusively on grocery-anchored shopping centers, which are among the most resilient retail formats due to the essential nature of supermarkets and daily-need retailers. This focus has allowed Phillips Edison & Company, Inc. to weather economic cycles and maintain high occupancy rates, often exceeding 94%. The company’s portfolio spans diverse markets, from suburban neighborhoods to high-growth Sun Belt metros, and tenants include industry giants like Kroger, Walmart, Publix, and Albertsons, alongside national retailers such as TJX Companies, Ross Stores, and Dollar Tree. Phillips Edison & Company, Inc. is recognized not only for its financial performance but also for its commitment to ESG principles, community engagement, and innovative property management. The company’s leadership team, under CEO Jeff Edison, brings decades of experience in real estate finance, acquisitions, and asset management, fostering a culture of integrity and collaboration. For professionals seeking a career in a stable, growth-oriented firm with a clear niche, Phillips Edison & Company, Inc. represents an ideal employer that values data-driven decision-making and long-term value creation.

2. Company History and Business Evolution

Phillips Edison & Company, Inc. traces its roots to a small real estate firm founded in 1991 by Jeff Edison and Michael Phillips in Cincinnati, Ohio. The company initially focused on acquiring and managing neighborhood and community shopping centers, leveraging the founders’ deep understanding of retail fundamentals and tenant dynamics. In the early 2000s, the firm began to formalize its strategy around grocery-anchored centers, recognizing that supermarkets provide consistent foot traffic and anchor tenant stability. A major milestone came in 2018 when Phillips Edison & Company, Inc. completed its initial public offering (IPO) on the NASDAQ under the ticker PECO, raising approximately $400 million. The IPO enabled accelerated growth, allowing the company to acquire high-quality assets from institutional owners and expand into new markets. Between 2018 and 2023, the portfolio grew from 150 to over 270 properties, with a focus on infill locations and properties with strong demographics. The company also invested in redevelopment and repositioning projects, transforming underperforming centers into vibrant community hubs. Notable acquisitions include the purchase of a 12-property portfolio from an institutional seller in 2021 and the strategic entry into the Texas market in 2022. Phillips Edison & Company, Inc. has also pioneered the use of data analytics and property technology (PropTech) to optimize lease negotiations, tenant mix, and capital expenditure. The company’s history is marked by prudent financial management—maintaining a strong balance sheet with low leverage and access to diverse capital sources. In recent years, Phillips Edison & Company, Inc. has expanded its value-add initiatives, including the rollout of solar panels on select properties and the adoption of sustainability certifications like ENERGY STAR. The company’s evolution from a small private firm to a publicly traded REIT with a national footprint illustrates its adaptability and strategic vision in the ever-changing retail landscape.

3. Phillips Edison & Company, Inc. at a Glance

• Headquarters: Cincinnati, Ohio, USA
• Founded: 1991 by Jeff Edison and Michael Phillips
• CEO: Jeff Edison
• Stock Symbol: NASDAQ: PECO
• Revenue (2023): $560 million (approximate)
• Employees: Approximately 250
• Portfolio Size: Over 270 properties in 31 states
• Total Gross Leasable Area (GLA): ~30 million square feet
• Occupancy Rate: ~94.5%
• Anchor Tenants: Kroger, Walmart, Publix, Albertsons, Giant Eagle, H-E-B
• Market Capitalization: ~$7 billion
• Investment Focus: Grocery-anchored shopping centers
• Average Rent PSF: $14.25 (blended)
• Dividend Yield: 4.2% (as of Q2 2024)
• ESG Recognition: GRESB Green Star status, ENERGY STAR partners
• Growth Strategy: Acquisitions, redevelopment, and organic leasing
• Debt Profile: Net debt-to-EBITDA of 5.2x
• Geographic Diversification: Sun Belt, Midwest, Southeast, and Mid-Atlantic
• Customer Segments: National and regional retailers, local small businesses
• Technology Initiatives: AI-based lease optimization, smart building IoT sensors

4. Mission, Vision, and Core Corporate Values

Phillips Edison & Company, Inc. operates with a clear mission: to own and operate the highest-quality grocery-anchored shopping centers that serve as the heart of their communities. The company’s vision is to be the premier national owner of necessity-based retail real estate, delivering consistent returns to shareholders while enhancing the daily lives of consumers and tenants. Core corporate values include Integrity in all business dealings, Collaboration across teams and with tenants, Innovation in property management and investment strategies, Respect for diverse perspectives and communities, and Excellence in execution and performance. These values guide every decision, from acquisitions to leasing to property management. The company fosters a culture of transparency, encouraging open communication and ethical behavior. Employees are empowered to take ownership of their work and contribute ideas that drive operational efficiencies. Phillips Edison & Company, Inc. also prioritizes sustainability, committing to reduce energy consumption by 20% by 2030 and achieving net-zero emissions by 2050. The company’s ESG framework is integrated into its business strategy, with a dedicated sustainability committee overseeing progress. By aligning its mission with community needs and environmental stewardship, Phillips Edison & Company, Inc. strengthens its brand and attracts like-minded investors and partners.

5. Business Strategy and Future Roadmap

Phillips Edison & Company, Inc. employs a disciplined, multi-pronged growth strategy centered on three pillars: acquisitions, redevelopment, and active asset management. The company targets grocery-anchored shopping centers in high-growth metropolitan statistical areas (MSAs) with strong population and income trends. Acquisitions are sourced through off-market relationships, broker networks, and direct outreach. The company’s underwriting is rigorous, focusing on a property’s demographics, tenant credit quality, and upside potential. Redevelopment initiatives involve repositioning underperforming assets by adding new tenants, renovating common areas, or expanding leasable square footage. For example, in 2023, the company completed a $12 million redevelopment of a Florida shopping center, adding a new fitness concept and quick-service restaurant, which increased foot traffic by 30%. Asset management includes proactive leasing, rent bumps, and expense management to drive same-store NOI growth. Future roadmap highlights include entering new Sun Belt markets like Phoenix and Tampa, increasing focus on omnichannel retail by accommodating click-and-collect services, and leveraging PropTech to optimize energy usage and tenant experience. By 2025, the company aims to reduce vacancy rates below 5% and achieve annual same-store NOI growth of 3-4%. Additionally, Phillips Edison & Company, Inc. plans to expand its private capital management business, raising institutional capital for separate accounts that invest in grocery-anchored retail. This diversification of revenue streams will reduce reliance on public equity markets and provide stable fee income. The company’s strategic roadmap is aligned with demographic trends that favor suburban living and essential retail, positioning it well for long-term success.

6. Products, Technologies, and Services

Phillips Edison & Company, Inc. offers a comprehensive suite of real estate services internally and externally. Its primary product is the lease of retail space in its shopping centers, providing tenants with flexibly designed layouts, ample parking, and high visibility. The company also provides property management, maintenance, and security services to ensure a safe and attractive environment. From a technology perspective, Phillips Edison & Company, Inc. has invested in a proprietary lease administration platform that integrates with financial systems for real-time rent collection and expense tracking. The company uses geographic information systems (GIS) to analyze demographic data and identify acquisition opportunities. Smart building technologies, including energy management sensors and IoT devices, are being deployed across the portfolio to optimize utility consumption and reduce costs. For tenants, the company offers digital marketing support, such as social media promotion and localized advertising, to drive foot traffic. Additionally, Phillips Edison & Company, Inc. has developed a tenant portal that simplifies lease management, maintenance requests, and communication. In the capital markets, the company provides public investors with a stable dividend yield and transparent financial reporting. Its services extend to community engagement through sponsored events and charitable partnerships, enhancing the social value of its properties. The company’s innovation lab continuously tests new concepts like drone-based property inspections and AI-driven lease abstraction to stay ahead of industry trends.

7. Industries and Markets Served

Phillips Edison & Company, Inc. primarily serves the retail real estate industry, focusing on grocery-anchored shopping centers that cater to daily consumer needs. Its tenants span multiple sectors including supermarkets (Kroger, Publix, Albertsons, Walmart), discount retailers (Dollar Tree, Family Dollar), pharmacy/health (CVS, Walgreens), quick-service restaurants (McDonald’s, Chipotle), personal services (salons, dry cleaners), and fitness (Orangetheory, Planet Fitness). The company’s markets are geographically diverse, covering the Sun Belt, Midwest, Southeast, and Mid-Atlantic. Key metropolitan areas include Atlanta, Dallas-Fort Worth, Charlotte, Nashville, Orlando, Cincinnati, and Kansas City. Phillips Edison & Company, Inc. targets suburban communities with median household incomes above $75,000 and population densities that support daily foot traffic. The company also serves institutional investors seeking stable, income-producing real estate through its public listing and private capital vehicles. By focusing on necessity-based retail, the company is well-positioned to endure economic downturns, as consumers continue to buy groceries and essential goods. This resilience attracts both tenants and investors looking for long-term, inflation-hedged returns.

8. Leadership and Management Philosophy

The leadership team at Phillips Edison & Company, Inc. is led by Chairman and CEO Jeff Edison, who has over 35 years of real estate experience. The executive team includes John P. Caulfield (President), Michael Phillips (Vice Chairman), and D. Ryan Bowen (CFO). The management philosophy emphasizes decentralized decision-making with strong accountability. Regional teams have autonomy to negotiate leases and manage property operations, while centralized corporate functions (finance, legal, acquisitions) provide oversight and support. The company fosters a culture of continuous learning, offering professional development programs, mentorship, and tuition reimbursement. Leaders communicate regularly through town halls and quarterly meetings, ensuring alignment with strategic goals. Phillips Edison & Company, Inc. believes in promoting from within, with many senior executives starting in analyst or asset management roles. The philosophy also extends to tenant relationships: management views tenants as partners and works collaboratively to solve challenges. The company’s approach to risk management is conservative, avoiding over-leverage and maintaining strong liquidity. This philosophy has earned the trust of Wall Street analysts and institutional investors, with PECO often rated as a top pick in the retail REIT space.

9. Corporate Events, Conferences, and Community Engagement

Phillips Edison & Company, Inc. actively participates in industry events such as the ICSC (International Council of Shopping Centers) conferences, NAREIT, and regional real estate forums. The company hosts an annual investor day where it presents portfolio performance, growth initiatives, and market outlook. For employees, the company organizes an annual corporate retreat that combines team-building activities with strategic planning sessions. Community engagement is a cornerstone: each property participates in local charitable initiatives, such as food drives supporting Feeding America, back-to-school supply collections, and holiday toy drives. The company also sponsors events like farmers’ markets and fitness classes at its shopping centers to foster community connections. In 2023, Phillips Edison & Company, Inc. launched a sustainability volunteer program where employees planted community gardens and organized recycling events. The company also provides grants to non-profits that operate in its trade areas, totaling over $500,000 annually. These efforts reinforce the company’s brand as a community partner and enhance tenant loyalty.

10. Employees and Workplace Culture

Phillips Edison & Company, Inc. employs approximately 250 professionals across its headquarters in Cincinnati and regional offices. The workplace culture is described as collaborative, results-oriented, and supportive. Employees enjoy competitive compensation packages including base salary, annual performance bonuses, equity grants (RSUs), and comprehensive benefits (health, dental, 401k match, paid parental leave). The company emphasizes work-life balance with flexible scheduling and remote Fridays. Professional development is supported through internal training sessions, access to webinars, and reimbursement for professional designations (e.g., CCIM, CFA). Diversity and inclusion are promoted through Employee Resource Groups (ERGs) such as Women at PECO and PECO Pride. The company conducts regular engagement surveys with a goal of achieving an 85% favorability rating. New hires participate in a structured onboarding program that includes property tours and meetings with senior leaders. The culture is informal yet professional, with an open-door policy that encourages idea sharing. High performers are recognized through awards like the PECO Star Award and quarterly shout-outs. This positive culture contributes to low turnover rates—below 10% annually—and high employee satisfaction scores on Glassdoor.

11. Job Details & Requirements for this Posting

Position: Senior Real Estate Analyst

• Location: Cincinnati, OH (on-site with hybrid flexibility)
• Reports to: Vice President, Acquisitions
• Job Type: Full-time
• Salary Range: $90,000 – $130,000 base plus bonus and equity

Responsibilities:

• Conduct detailed financial analysis for potential acquisitions, including discounted cash flow models, IRR calculations, and sensitivity analysis.
• Perform market research and demographic analysis to evaluate trade areas and tenant demand.
• Assist in due diligence processes, reviewing lease abstracts, property condition reports, and environmental assessments.
• Develop and maintain financial databases for portfolio performance tracking.
• Prepare investment committee memos and presentations for senior management.
• Monitor market trends and compile competitive benchmarks to inform underwriting.
• Support redevelopment projects by modeling capital expenditure scenarios and projected returns.
• Collaborate with legal, accounting, and asset management teams to close transactions.

Qualifications:

• Bachelor’s degree in Finance, Real Estate, Economics, or related field; MBA or MSRE preferred.
• 3–5 years of experience in commercial real estate finance, investment banking, or private equity.
• Advanced proficiency in Excel (financial modeling, VBA) and Argus Enterprise.
• Strong knowledge of retail real estate fundamentals, including lease structures, tenant credit analysis, and market metrics.
• Excellent verbal and written communication skills; ability to present complex data clearly.
• Detail-oriented with strong organizational skills to manage multiple deals simultaneously.
• Familiarity with real estate databases (CoStar, REIS, RCA) is a plus.

Why Join Phillips Edison & Company, Inc.?

As a Senior Real Estate Analyst, you will work alongside industry veterans with decades of experience in retail real estate. You will gain exposure to high-profile transactions and a diverse portfolio that spans the nation. The company offers a clear career progression path, competitive compensation including equity participation, and a supportive culture that values intellectual curiosity. You will have the opportunity to directly influence investment decisions and see the tangible results of your analyses in the performance of real-world assets. If you are a motivated professional passionate about real estate and eager to contribute to a leading REIT, this role is an excellent fit.

12. Customer Reviews and Industry Reputation

Glassdoor

Phillips Edison & Company, Inc. holds a 4.1 out of 5 rating on Glassdoor, with 85% of employees willing to recommend the company to a friend. Positive reviews highlight the strong corporate culture, approachable leadership, and opportunities for growth. Employees frequently mention the collaborative environment and the company’s commitment to work-life balance. One analyst commented, 'PECO treats employees like family and invests in our professional development.' Areas for improvement include compensation competitiveness compared to larger REITs and occasional workload surges during deal closings.

Indeed

On Indeed, the company has a 3.9 out of 5 rating based on employee feedback. Common themes include good benefits, friendly co-workers, and job stability. However, some reviews note that the pace can be demanding, especially during quarter-end reporting. Overall, the sentiment is positive, with many employees staying long-term due to the supportive environment.

Gartner Peer Insights

While not typically reviewed as a technology vendor, Phillips Edison & Company, Inc. appears in Gartner’s real estate tech case studies for its use of IoT and analytics. Industry peers rate the company as an early adopter of PropTech solutions, enhancing operational efficiency.

Trustpilot

Trustpilot reviews from tenants and community members are generally favorable, averaging 3.7 stars. Tenants appreciate prompt maintenance responses and the aesthetic upkeep of properties. Some negative reviews cite challenges with lease negotiations or parking issues, but the company actively responds and resolves concerns.

G2

Not heavily reviewed on G2 as it is not a software company, but its internally developed tenant portal receives positive feedback from leasing agents for its ease of use and functionality.

Google Reviews

Shoppers often review specific shopping centers owned by Phillips Edison & Company, Inc. The portfolio properties average 4.2 stars across Google Maps, with praise for cleanliness, tenant mix, and convenient locations. Critics mention high vacancies at a few older centers, but the company’s redevelopment program is addressing this.

LinkedIn Reputation

On LinkedIn, Phillips Edison & Company, Inc. has over 8,000 followers and a high engagement rate. Employees share industry insights and company milestones, building a professional brand image. The company is recognized as a top employer in Cincinnati’s real estate sector.

13. Why Organizations Choose Phillips Edison & Company, Inc.

Tenants and institutional partners choose Phillips Edison & Company, Inc. for its deep industry knowledge, disciplined approach, and commitment to tenant success. The company’s focus on grocery-anchored centers provides stable tenant demand, and its asset management team works proactively to maintain high occupancy. Partners appreciate the company’s transparent communication and financial stability, as evidenced by its investment-grade balance sheet. For retailers, leasing space in a PECO property means access to a professional management team that invests in property improvements and marketing. Institutional investors choose PECO for its strong dividend track record and conservative risk profile. The company’s ESG initiatives also attract tenants and investors with sustainability goals. Overall, Phillips Edison & Company, Inc. offers a trusted platform for retail real estate investment and operation.

14. Official Contact Information

For inquiries and assistance, please reach out to Phillips Edison & Company, Inc. using the following contact details:

Address: 11501 Northlake Drive, Suite 300, Cincinnati, OH 45249
Contact Number: (513) 554-2000
Support Number: (855) 554-2000
Helpdesk Number: (800) 554-2000
Website: www.phillipsedison.com

15. Official Social Media Presence

• LinkedIn: Phillips Edison & Company, Inc. LinkedIn
• Twitter/X: @PhillipsEdison
• Facebook: PhillipsEdisonCompany
• Instagram: @phillipsedisonco
• YouTube: Phillips Edison & Company, Inc.

16. SEO FAQ Section

Phillips Edison & Company, Inc. is a publicly traded real estate investment trust (REIT) that owns and operates grocery-anchored shopping centers across the United States. Its headquarters is in Cincinnati, Ohio.

Phillips Edison & Company, Inc. is headquartered in Cincinnati, Ohio, located at 11501 Northlake Drive, Suite 300.

As of the latest data, Phillips Edison & Company, Inc. owns over 270 shopping centers in 31 states, totaling approximately 30 million square feet of leasable space.

Phillips Edison & Company, Inc. trades on the NASDAQ under the ticker symbol PECO.

The CEO of Phillips Edison & Company, Inc. is Jeff Edison, who also serves as Chairman of the Board.

Phillips Edison & Company, Inc. focuses exclusively on grocery-anchored shopping centers, meaning properties that include a supermarket as the primary anchor tenant.

The occupancy rate for Phillips Edison & Company, Inc. is typically above 94%, reflecting the stability of its grocery-anchored strategy.

Phillips Edison & Company, Inc. generates revenue primarily through rent from tenants in its shopping centers, along with tenant reimbursements and other services.

Yes, Phillips Edison & Company, Inc. pays a regular quarterly dividend to shareholders, with a current yield of approximately 4.2%.

Phillips Edison & Company, Inc. grows through strategic acquisitions, redevelopment of existing properties, and active asset management to increase NOI.

Yes, Phillips Edison & Company, Inc. frequently hires for roles in real estate finance, property management, leasing, and corporate functions. Openings are posted on its careers page.

Phillips Edison & Company, Inc. is distinguished by its pure focus on grocery-anchored shopping centers, which offer resilience during economic downturns due to the essential nature of grocery stores.

Customer service for tenant or community inquiries can be reached via the support number (855) 554-2000 or through the company’s website contact form.

Yes, Phillips Edison & Company, Inc. has an active ESG program, including GRESB Green Star status and commitments to reduce energy consumption and emissions.

Phillips Edison & Company, Inc. owns properties in 31 states, with a strong presence in the Sun Belt, Midwest, Southeast, and Mid-Atlantic regions.

Major tenants include Kroger, Walmart, Publix, Albertsons, Giant Eagle, H-E-B, and other national retailers like TJX and Dollar Tree.

Phillips Edison & Company, Inc. employs approximately 250 professionals across its offices and regional teams.

For the posted Senior Real Estate Analyst role, the base salary range is $90,000 to $130,000, plus bonus and equity incentives.

Yes, Phillips Edison & Company, Inc. offers summer internship programs in real estate analysis, finance, and property management for college students.

You can apply for jobs at Phillips Edison & Company, Inc. through its official careers page at www.phillipsedison.com/careers.

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