Mission Statement, Vision, & Core Values of Phillips Edison & Company, Inc. (PECO)

You're looking beyond the quarterly numbers and trying to understand the bedrock of a company like Phillips Edison & Company (PECO)-the mission, vision, and core values-because you know culture drives long-term shareholder value.

In a tough real estate market, PECO's focus on necessity-based retail, anchored by grocery stores, has delivered a resilient performance, with their Core Funds From Operations (FFO) hitting $90.6 million in Q3 2025 and full-year guidance projecting a 6.6% growth rate. But how does a company with 303 wholly-owned properties and a 97.6% occupancy rate keep that momentum going, especially when the market is still so volatile? Is their promise to create great omni-channel shopping experiences just corporate speak, or is it the defintely reason for their record-high renewal rent spreads of 23.2%? Let's unpack the principles that underpin their strategy.

Phillips Edison & Company, Inc. (PECO) Overview

You need to understand the core engine driving Phillips Edison & Company, Inc. (PECO) before diving into the financials. The direct takeaway is this: PECO is a specialized Real Estate Investment Trust (REIT) focused exclusively on grocery-anchored shopping centers, a defensive niche that has consistently delivered stable, necessity-based cash flow, especially through economic shifts.

The company, founded in 1991, built its business on a simple, resilient model: own the retail centers where people buy their milk and bread. They acquired their first property in the early 1990s, and over the next three decades, they grew their footprint across the US. Today, their products are essentially the rental income and property management services derived from these centers, which are anchored by top grocers like Kroger, Publix, and Albertsons.

This focus on essential retail is the key to their sales stability. For the Trailing Twelve Months (TTM) ending September 30, 2025, PECO generated a total revenue of approximately $711.78 million (USD), demonstrating the consistent demand for their properties. To understand more about the foundation of this strategy, you can check out Phillips Edison & Company, Inc. (PECO): History, Ownership, Mission, How It Works & Makes Money.

2025 Financial Performance: Growth in Necessity-Based Retail

Looking at the latest data, Phillips Edison & Company is defintely showing operational strength. The third quarter of 2025 (Q3 2025) results, reported in October 2025, highlight why their necessity-based strategy is paying off. They reported Q3 2025 revenue of $182.67 million, which actually beat analyst estimates, a strong signal in a challenging real estate market.

The true measure of a REIT's health is its Funds From Operations (FFO), and PECO's Core FFO is climbing. For the nine months ended September 30, 2025, Core FFO attributable to stockholders and Operating Partnership (OP) unit holders increased to $269.5 million, a significant 9.5% jump year-over-year. Here's the quick math on their core business performance:

• Same-Center Net Operating Income (NOI) for the nine months ended Q3 2025: $344.8 million.
• Same-Center NOI Growth (YTD Q3 2025): 3.8%.
• Leased Portfolio Occupancy (as of Q3 2025): 97.6%.

This consistent growth led management to increase their full-year 2025 guidance, with the midpoint for Core FFO per share now representing a 6.6% increase over 2024. This shows confidence, but also reflects the reality that over 70.2% of their Annual Base Rent (ABR) comes from necessity-based goods and services, insulating them from some of the volatility hitting discretionary retail.

A Leader in Grocery-Anchored Centers

Phillips Edison & Company isn't just a REIT; it's one of the nation's largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers. They have a massive, diversified footprint, which is a significant competitive advantage.

As of September 30, 2025, their wholly-owned portfolio includes 303 shopping centers spanning 31 states across the United States. This scale, combined with a vertically-integrated operating platform (meaning they handle their own leasing, management, and development in-house), allows them to optimize property value better than many peers. They focus on centers anchored by the #1 or #2 grocer by sales in a given market, which ensures high, recurring foot traffic.

You should see this as a high-quality, defensive play in the retail real estate sector. The high occupancy rate of 97.6% tells you that retailers want to be in their centers. To understand the mission and strategic framework that drives this market success, you should find out more below.

Phillips Edison & Company, Inc. (PECO) Mission Statement

You're looking for the bedrock of Phillips Edison & Company, Inc.'s (PECO) strategy, and you're right to start with the mission. A company's mission isn't just a plaque on the wall; it's the operating manual that guides capital allocation and risk management, especially for a Real Estate Investment Trust (REIT) focused on necessity-based retail.

PECO's mission is clear, and it directly addresses the modern retail landscape: We create great omni-channel grocery-anchored shopping experiences and improve our communities, one center at a time. This single sentence maps their entire business model, linking the physical asset (grocery-anchored centers) to the customer experience (omni-channel) and the ultimate goal (community improvement).

This mission is the reason the company is projecting a full-year 2025 Core Funds From Operations (FFO) per share guidance midpoint of $2.59. That's a defintely strong number, showing the resilience of their focused strategy even with market volatility.

Component 1: Creating Great Omni-Channel Grocery-Anchored Shopping Experiences

The first and most crucial part of the mission is the product itself: the shopping center. In the current market, a plain retail center won't cut it; it must be an omni-channel hub, meaning it supports in-store shopping, curbside pickup, and last-mile delivery. This focus is why PECO has maintained a high-quality portfolio.

Here's the quick math on execution: as of September 30, 2025, PECO's leased portfolio occupancy stood at a robust 97.6%. That's not a fluke; it's a direct result of their strategy to anchor properties with essential businesses. About 70% of their Annual Base Rent (ABR) comes from necessity-based goods and services, which is a key defensive moat in any economic cycle.

The company continues to invest heavily in this core product, completing approximately $376 million in gross acquisitions year-to-date in 2025 at PECO's share, further solidifying their national footprint of high-quality assets. This targeted investment in high-performing centers is what drives their projected 2025 same-center Net Operating Income (NOI) growth midpoint of 3.35%.

Component 2: Improve Our Communities

For a REIT, improving communities means more than just cutting a ribbon; it means creating a stable, convenient hub that local residents rely on. PECO operationalizes this by referring to their tenants not as 'tenants' but as 'Neighbors.' This is a small semantic shift, but it changes the entire relationship from landlord-tenant to a partnership focused on local vitality.

When you look at the $24.7 million in net income for the third quarter of 2025, you see the financial reward of this community-centric approach. A successful shopping center provides local jobs, tax revenue, and a place for community connection. The company's commitment to this component is also reflected in their Corporate Responsibility Report, which details efforts to ensure their centers are safe, welcoming, and accessible for everyone.

The entire business model is built around this local impact. If you want a deeper dive into how this focus translates into shareholder value, you should check out Breaking Down Phillips Edison & Company, Inc. (PECO) Financial Health: Key Insights for Investors.

Component 3: The Core Values as the Execution Engine

The mission tells you what PECO does, but the core values tell you how they do it-and this is where the rubber meets the road for investors. These values are the cultural engine that delivers the results, like the $90.6 million in Core FFO for Q3 2025. They're not abstract; they're action-oriented:

• Do the Right Thing: Act ethically, even when it's hard.
• Think Big. Act Small: Maintain a small-company mentality while pursuing big goals.
• Always Keep Learning: Adapt to constant change in retail.
• Have Fun & Get It Done: Drive results through energy and smart work.

The 'Think Big. Act Small.' value, for example, is critical in real estate. It means the company can execute a national acquisition strategy-like the $376 million in acquisitions this year-while still managing each center with local market knowledge and a community-first approach. That dual focus is what separates a top-tier operator from an average one. It's what keeps the portfolio performing.

Next step: Have your team map PECO's Core FFO growth against their same-center NOI growth to confirm the direct link between operational excellence and shareholder returns. Finance: model Core FFO against peer average by end of month.

Phillips Edison & Company, Inc. (PECO) Vision Statement

You're looking for the long-term roadmap for Phillips Edison & Company, Inc. (PECO), and for a REIT focused on necessity-based retail, the Mission Statement is the true north. The direct takeaway is that PECO's strategy is a defensive, high-occupancy play centered on the Breaking Down Phillips Edison & Company, Inc. (PECO) Financial Health: Key Insights for Investors, grocery-anchored center, driving predictable cash flow that supports their dividend commitment.

The company's focus isn't on a vague future 'vision,' but on a clear mission: 'We create great omni-channel grocery-anchored shopping experiences and improve our communities, one center at a time.' This mission translates into three actionable pillars that drive their financial results and long-term value creation.

The Omni-Channel Grocery-Anchored Core

This is the bedrock of the business. PECO owns and operates high-quality, grocery-anchored neighborhood shopping centers, which are inherently e-commerce resilient because people still buy groceries in person, or use the centers for pickup (omni-channel). This focus keeps occupancy high, which is key for a REIT. As of September 30, 2025, the total leased portfolio occupancy stood at a strong 97.6%, with the critical leased anchor occupancy at an even higher 99.2%. That's defintely a tight ship.

Here's the quick math on why this matters: High occupancy means stable rental income. This stability is what allowed the company to increase its full year 2025 Nareit Funds From Operations (FFO) guidance midpoint to represent 6.8% year-over-year growth, and Core FFO guidance midpoint to represent 6.6% year-over-year growth. Those are solid, predictable increases for a retail-focused REIT.

Improving Our Communities, One Center at a Time

The second part of the mission is about community impact, which translates directly into tenant stability and consumer traffic. PECO calls its tenants 'Neighbors,' which is a plain-English way of saying they are integral to the community, providing necessity-based goods and services. The centers are anchored by top grocers like Kroger, Publix, Albertsons, and Ahold Delhaize, ensuring consistent foot traffic.

This community-centric approach helps maintain leasing momentum. The company reported net income attributable to stockholders of $63.8 million, or $0.51 per diluted share, for the nine months ended September 30, 2025. This financial performance is a direct result of strong operational metrics, like same-center leased portfolio occupancy hitting 97.9% as of the third quarter of 2025. When the community thrives, the center thrives, and so does the stock.

Core Values: The 'PECO' Culture as a Competitive Edge

The company's culture, defined by the PECO acronym, is how they execute the mission. It's not just corporate filler; it's a framework for decision-making that influences everything from property management to investor relations. They focus on:

• PRIDE in people and properties.
• ENERGY to drive forward every day.
• CONNECTIONS with investors, Neighbors, and the community.
• OPPORTUNITIES for growth and impact.

This culture is tangible in their balance sheet. As of September 30, 2025, the company had approximately $977 million in total liquidity, which includes cash and available borrowing capacity on its revolving credit facility. This financial flexibility, coupled with a manageable trailing twelve month net debt to annualized adjusted EBITDAre of 5.3x, shows a disciplined, long-term approach that aligns with their core value of 'Do the Right Thing' for shareholders and stakeholders. They keep the balance sheet clean.

Next Step: You should model the impact of the 6.8% projected FFO growth against the current dividend yield to assess the total return potential for the next 12 months.

Phillips Edison & Company, Inc. (PECO) Core Values

You want to know what truly drives a Real Estate Investment Trust (REIT) like Phillips Edison & Company, Inc. (PECO) beyond the balance sheet. Honestly, it comes down to a few simple, powerful core values that guide their capital allocation and tenant strategy. PECO's success in the grocery-anchored space, which saw its Core FFO guidance raised to a midpoint of $2.59 per share for the full 2025 fiscal year, is defintely rooted in these principles.

The company's mission is clear: to create great omni-channel grocery-anchored shopping experiences and improve communities, one center at a time. This isn't just marketing fluff; it's a commitment that maps directly to their four core values, which I'll break down for you with the latest 2025 data. If you want the full story on their strategy, you can read more here: Phillips Edison & Company, Inc. (PECO): History, Ownership, Mission, How It Works & Makes Money.

Always Keep Learning

In a sector where consumer habits are constantly shifting-think omnichannel retail (a strategy that integrates the customer experience across all available channels)-stagnation is a death sentence. PECO understands this, so their first value, Always Keep Learning, is a mandate to stay ahead. They are a trend-aware realist, just like you need to be.

This commitment shows up in their operational metrics. For the third quarter of 2025, the company reported a record-high comparable renewal rent spread of 23.2%, meaning they are learning how to price their space effectively as the market changes. They also invest heavily in their people through development groups.

• PECO NOW: Award-winning program to develop women leaders.
• PECO MORE: Creates a Space for All within the company and the industry.
• PECO CONNECT: Strengthens associate bonds by tapping into shared interests.

Their high portfolio occupancy, which stood at 97.6% as of September 30, 2025, proves they are learning what tenants need and delivering it. That's a great metric.

Think Big. Act Small.

This value is about scaling their national footprint while maintaining a local, granular focus on each grocery-anchored center. It's the classic 'big dreams, small family' mentality. They are a national REIT, but their leasing is locally smart.

Here's the quick math: PECO affirmed its full-year 2025 guidance for gross acquisitions at a range of $350 million to $450 million, a clear sign of thinking big about portfolio expansion. But the 'Act Small' part is what makes the acquisitions work. They focus on necessity-based retailers, with approximately 70% of their Annual Base Rent (ABR) coming from these tenants. This focus on the local grocery store-the anchor-is the small, precise action that drives stable, high-quality cash flows, giving them a defensive and offensive balance.

They had 22 projects under active construction as of Q3 2025, with an estimated investment of $75.9 million, showing a commitment to improving existing properties one by one.

Have Fun & Get It Done.

You can't sustain high performance without an engaged team. This value is the engine for their operational excellence. It's about working hard and smart, but also valuing the individual and ensuring a sense of belonging.

The 'Get It Done' part is reflected in their Same-Center Net Operating Income (NOI) growth, which they reaffirmed for a full-year midpoint of 3.35% for 2025. That kind of consistent growth doesn't happen without a high-energy, focused team. The 'Have Fun' part is the culture that makes the work sustainable, valuing every individual's uniqueness and ensuring people feel safe to bring their authentic selves to every interaction.

This value is why their integrated operating platform has a 30-year track record of creating value for investors through multiple real estate cycles. A culture of fun and execution is a competitive advantage no one can replicate.

Do the Right Thing.

This is the bedrock of long-term value creation, even when it's not the easy path. For a REIT, doing the right thing means being accountable to investors, tenants (Neighbors), and the communities they serve. It's about integrity and being a leader in the industry.

For investors, doing the right thing means delivering dependable income. Phillips Edison & Company announced monthly dividends of $0.1083 per share for late 2025 and early 2026, a clear commitment to rewarding shareholders. For the community, it means the PECO IMPACT group, an associate-led initiative, encourages community involvement and connects associates to important causes. They are committed to representing the diverse communities where they live and work.

Their commitment to their tenants is demonstrated by their anchor occupancy, which stood at a near-perfect 99.2% in the third quarter of 2025. That level of tenant retention shows they are doing right by their Neighbors.