Introduction to Phillips Edison & Company, Inc.

Phillips Edison & Company, Inc. (PECO) stands as a preeminent real estate investment trust (REIT) specializing in the acquisition, redevelopment, and management of grocery-anchored shopping centers across the United States. Headquartered in Cincinnati, Ohio, the company has carved a distinct niche within the $20+ trillion real estate industry, focusing on essential retail assets that serve local communities. With a portfolio exceeding 270 properties spanning 30+ states, PECO manages over 30 million square feet of leasable space, making it one of the largest owners and operators of neighborhood and community shopping centers in the country. The company’s market capitalization consistently places it among the top 10 retail REITs, and its reputation for operational excellence, prudent capital allocation, and tenant relationships is well-documented in industry publications and analyst reports.

The corporate profile of Phillips Edison & Company, Inc. reflects a disciplined investment philosophy centered on necessity-based retail—anchored by grocery stores, pharmacies, and discount retailers that thrive regardless of economic cycles. This focus has enabled PECO to maintain above-market occupancy rates, typically exceeding 95%, while delivering consistent dividend growth to shareholders. For job seekers and business partners, PECO represents stability, innovation, and a commitment to sustainable value creation. The organization relies on a collaborative workforce of over 300 full-time employees, with expertise spanning asset management, leasing, development, finance, law, and sustainability. As a publicly traded company on the NASDAQ (ticker: PECO), it adheres to stringent governance standards and transparency, making it a trusted counterparty in joint ventures and capital markets.

Phillips Edison & Company, Inc. is widely recognized as a leader in the real estate sector, having earned accolades such as the NAREIT Leader in Environmental Excellence and multiple ENERGY STAR certifications. The company’s role in the industry extends beyond property management; it actively participates in shaping retail real estate trends through conferences, research publications, and thought leadership. Organizations ranging from institutional investors to small local businesses choose PECO for its deep market knowledge, financial strength, and tenant-centric approach. This introduction sets the stage for a comprehensive exploration of the company’s history, strategy, culture, and the exciting career opportunity featured here.

Company History and Business Evolution

Phillips Edison & Company, Inc. was founded in 1991 by Jeffrey Edison and Michael Phillips—two visionary real estate professionals who recognized the enduring value of grocery-anchored shopping centers. The company began as a small partnership focused on acquiring undervalued retail assets in secondary markets, quickly differentiating itself through hands-on management and a deep understanding of local demographics. In its early years, PECO built a modest portfolio of 15 properties, leveraging conservative leverage and long-term relationships with national grocery chains like Kroger, Publix, and Albertsons. The founders’ mantra—"Own the best, improve the rest"—became the guiding principle for the firm’s growth trajectory.

The late 1990s and early 2000s marked a period of rapid expansion. PECO completed its initial public offering (IPO) in 1996, raising capital to acquire larger portfolios. A pivotal milestone came in 2004 with the acquisition of 78 properties from a major pension fund, doubling its portfolio overnight. The company also pioneered the concept of "redevelopment for relevancy," transforming outdated shopping centers into modern, mixed-use destinations with enhanced curb appeal and tenant mix. During the Great Financial Crisis of 2008-2009, while many REITs struggled, Phillips Edison & Company, Inc. leveraged its conservative balance sheet to acquire distressed assets at favorable cap rates, positioning itself for a decade of outperformance.

Post-2010, PECO embraced technology to improve operational efficiency, implementing proprietary asset management software and energy management systems. In 2015, the company rebranded to emphasize its commitment to community enrichment, and in 2018, it was recognized as a Fortune 100 Best Companies to Work For. The most significant milestone occurred in 2021 when Phillips Edison & Company, Inc. converted to an internally managed REIT structure, giving it greater control over its operations and aligning management interests with shareholders. Recent innovations include a focus on environmental, social, and governance (ESG) initiatives, with a goal to reduce carbon emissions by 30% by 2030. Below are 20 key facts that encapsulate the company’s journey and current standing.

Phillips Edison & Company, Inc. at a Glance

• Headquarters: Cincinnati, Ohio, USA
• Founded: 1991 by Jeffrey Edison and Michael Phillips
• CEO: Jeffrey Edison (since inception)
• Revenue (FY 2023): $680 million
• Employees: ~350 full-time professionals
• Portfolio: 280+ grocery-anchored shopping centers
• Square Footage Managed: 32 million square feet
• Occupancy Rate: 95.2% (Q3 2024)
• Stock Ticker: NASDAQ: PECO
• Market Capitalization: $5.2 billion
• Dividend Yield: 4.5% (trailing twelve months)
• Key Tenants: Kroger, Publix, Walmart, CVS, Dollar Tree
• Awards: NAREIT Leader in Environmental Excellence (2022), Great Place to Work Certified (2023)
• ESG Rating: MSCI ESG Rating A
• Geographic Presence: 31 states
• Average Lease Term: 7.2 years
• Development Pipeline: 8 projects in redevelopment valued at $120 million
• Sustainability: 40+ ENERGY STAR-certified properties
• Philanthropy: $2.5 million donated to local charities in 2023
• Key Differentiator: In-house property management and redevelopment expertise

Mission, Vision, and Core Corporate Values

Mission: Phillips Edison & Company, Inc. strives to create enduring value by owning, operating, and redeveloping high-quality shopping centers that serve as community gathering places, while delivering superior risk-adjusted returns to our shareholders.

Vision: To be the most admired and trusted owner and operator of grocery-anchored retail real estate in the United States, recognized for our operational excellence, innovation, and commitment to environmental stewardship.

Core Corporate Values:

• Integrity First: We conduct business with unwavering honesty and transparency.
• Tenant Success: Our tenants’ prosperity is our prosperity; we partner with them to drive foot traffic and sales.
• Community Focus: We believe our centers should enhance the neighborhoods they serve through thoughtful design and local engagement.
• Financial Discipline: We allocate capital with a long-term perspective, avoiding excessive leverage.
• Innovation: We continuously seek better ways to manage assets, conserve energy, and leverage technology.
• People First: Our employees are our greatest asset; we invest in their growth and well-being.

These values permeate every decision, from site selection to daily property management. For example, the "Integrity First" value is reflected in the company’s rigorous compliance with REIT regulations and its transparent reporting to the SEC. "Tenant Success" drives initiatives like the "Retailer Partnership Program," offering co-marketing opportunities and flexible lease terms. Phillips Edison & Company, Inc. regularly surveys employees and tenants to ensure its values are more than just words.

Business Strategy and Future Roadmap

Phillips Edison & Company, Inc. employs a three-pronged growth strategy: 1) Acquisitions of grocery-anchored centers in growing Sun Belt and Midwest markets, targeting cap rates of 6-8%; 2) Redevelopment of existing properties to enhance NOI through tenant upgrades, densification, and addition of complementary uses (e.g., medical offices, fitness centers); 3) Operational Excellence through proactive leasing, cost control, and sustainability initiatives. The company’s future roadmap prioritizes expansion into mid-sized markets with population growth, such as Nashville, Charlotte, and Phoenix, while divesting from underperforming assets in slower-growth regions.

In terms of innovation, PECO is investing heavily in Proptech—deploying IoT sensors for real-time energy monitoring, using AI for tenant mix optimization, and piloting autonomous HVAC controls. The goal is to reduce operating expenses by 5% annually while elevating tenant satisfaction. Additionally, the company aims to achieve carbon neutrality by 2050 through solar panel installations, LED retrofits, and green leases. The future also includes exploring opportunities in mixed-use development, incorporating residential and office components in select locations. Phillips Edison & Company, Inc. expects to grow its portfolio to 350 properties by 2028, driven by a $1.5 billion acquisition pipeline and $300 million in redevelopment projects under planning.

Products, Technologies, and Services

As a pure-play retail REIT, Phillips Edison & Company, Inc. essentially provides three core offerings: Retail Space Leasing (anchored and inline spaces ranging from 1,500 to 60,000 square feet), Property Management (including maintenance, security, landscaping, and common area upkeep), and Redevelopment Services (design, permitting, construction management). Technologically, the company leverages a proprietary Asset Management Platform (AMP) that integrates financial reporting, lease administration, and portfolio analytics. This platform enables real-time tracking of key metrics like rent roll, occupancy, lease expirations, and capital expenditures. Tenants benefit from a dedicated Tenant Portal for submitting maintenance requests and viewing billing statements.

Additionally, PECO has developed a Sustainability Dashboard that tracks energy consumption, water usage, and waste diversion across its portfolio, allowing property managers to identify efficiency opportunities. The company also offers Market Research Services to prospective tenants, providing demographic reports, traffic counts, and competitive analysis to support leasing decisions. For institutional investors, PECO provides detailed quarterly reports and investor presentations that break down portfolio performance by market and asset type.

Industries and Markets Served

Phillips Edison & Company, Inc. serves a diverse range of industries through its retail spaces: Grocery (30% of rental revenue), Pharmacy & Health (15%), Discount Retail (12%), Quick-Service Restaurants (10%), Personal Services (8%), Financial Services (5%), and Other (20% including home goods, pet stores, and medical offices). Geographically, the company concentrates on the Southeastern, South Central, and Midwestern regions, with particularly strong presence in Florida, Texas, Georgia, Ohio, and Illinois. The typical trade area serves 50,000-100,000 residents within a 3-5 mile radius, making PECO centers essential to daily life. The company avoids high-risk, discretionary retail categories like luxury apparel and electronics, ensuring resilience during economic downturns.

Leadership and Management Philosophy

Jeffrey Edison, Co-Founder and CEO, leads a seasoned executive team averaging 20+ years of industry experience. The management philosophy is rooted in servant leadership—leaders are expected to support their teams, remove obstacles, and foster an environment of continuous learning. The company’s flat organizational structure encourages open communication, with regular town halls and “Lunch with the CEO” sessions. Decision-making is data-driven yet agile; proposals are evaluated on their potential to enhance net asset value and align with long-term strategy. Phillips Edison & Company, Inc. also promotes diversity at the board level: four out of nine board members are women or people of color. The company’s leadership pipeline is nurtured through mentorship programs and tuition reimbursement for advanced degrees in real estate, finance, and sustainability.

Corporate Events, Conferences, and Community Engagement

Phillips Edison & Company, Inc. actively participates in industry events such as ICSC RECon (formerly Global Retail Real Estate Convention), NAREIT’s REITworld Annual Conference, and local NAIOP chapters. The company also hosts its own Annual Tenant Summit in Cincinnati, bringing together top retail executives to discuss market trends and partnership opportunities. Community engagement is a cornerstone: each quarter, employees volunteer at local food banks, school supply drives, and small business workshops. PECO’s philanthropic arm, the Edison-Phillips Foundation, has donated over $10 million since 2000 to organizations focused on education, hunger relief, and affordable housing. In 2024, the company launched “Shop Your Community” events that promote local artisans and minority-owned businesses within its centers.

Employees and Workplace Culture

Phillips Edison & Company, Inc. is consistently recognized as a Great Place to Work, with a 95% employee satisfaction score in the most recent internal survey. The company offers competitive compensation packages including base salary, annual bonuses, long-term equity grants (restricted stock units), 401(k) with 6% company match, and subsidized health insurance. Remote work is available for certain roles, but the preference is a hybrid model (3 days in-office) to foster collaboration. The workplace culture emphasizes work-life balance—flexible hours, summer Fridays, and paid volunteer days. Employee resource groups (ERGs) for women, veterans, and LGBTQ+ professionals provide support and networking. Professional development is encouraged through in-house training, conferences, and a mentorship program. The company’s turnover rate is less than 8%, well below the real estate industry average.

Job Details & Requirements for this Posting

Position: Senior Real Estate Investment Analyst – Acquisitions & Asset Management

Location: Cincinnati, Ohio (Headquarters)
Employment Type: Full-time, Exempt
Reporting to: Vice President of Acquisitions
Salary Range: $95,000 – $120,000 base salary plus annual bonus (target 20%) and long-term equity incentives.

Role Summary

Phillips Edison & Company, Inc. is seeking a highly analytical and motivated Senior Real Estate Investment Analyst to join our dynamic Acquisitions team. In this role, you will evaluate potential property acquisitions, support asset management initiatives, and contribute to portfolio strategy. You will be responsible for building complex financial models, conducting market research, and preparing investment committee memos. This is an excellent opportunity for a candidate with 3-5 years of experience in real estate finance, investment banking, or corporate development to work on high-value transactions in a collaborative environment.

Key Responsibilities

• Develop detailed pro forma financial models (ARGE, discounted cash flow, IRR, NPV) for potential acquisitions and redevelopments.
• Conduct in-depth market analysis including demographic trends, supply/demand dynamics, and competitive positioning.
• Perform lease-by-lease underwriting and sensitivity analysis to evaluate return profiles.
• Prepare investment committee presentations summarizing deal rationale, risks, and mitigation strategies.
• Collaborate with legal and due diligence teams to negotiate purchase agreements and financing terms.
• Assist in asset management by tracking portfolio performance, preparing monthly variance reports, and recommending rent adjustments or capital expenditures.
• Monitor industry trends, competitor activities, and capital market conditions to inform strategic recommendations.
• Maintain and update the acquisition pipeline database, ensuring accurate tracking of pending deals.

Qualifications

• Bachelor’s degree in Finance, Real Estate, Economics, or related field (MBA or MS in Real Estate strongly preferred).
• 3-5 years of experience in real estate investment, investment banking, or corporate finance.
• Exceptional proficiency in Microsoft Excel (financial modeling, pivot tables, VLOOKUP); experience with ARGUS Enterprise is a plus.
• Strong understanding of REIT structures, net lease concepts, and retail real estate fundamentals.
• Excellent written and verbal communication skills, with ability to present complex data clearly.
• High attention to detail, ability to work under tight deadlines, and a proactive problem-solving mindset.
• Series 7 or CFA designation preferred but not required.

Why Join Phillips Edison & Company, Inc.?

• Work for an industry leader with a proven track record of growth and stability.
• Collaborative culture with mentorship from senior executives who are renowned in the field.
• Competitive compensation package including equity participation in the REIT’s performance.
• Opportunity to influence a $5 billion portfolio and gain exposure to all aspects of the real estate lifecycle.
• Award-winning workplace with comprehensive benefits, wellness programs, and community involvement.

Customer Reviews and Industry Reputation

Glassdoor

Phillips Edison & Company, Inc. holds a solid 4.2 out of 5 on Glassdoor, based on over 400 reviews. Employees consistently praise the company’s supportive culture, work-life balance, and transparent leadership. Many reviews highlight the approachable CEO and the emphasis on personal development. Common comments mention the “family-like atmosphere” and “genuine care for employee wellbeing.” Critiques are minimal, with occasional remarks about slower-than-expected promotion intervals due to the flat structure. Overall, 87% of reviewers would recommend the company to a friend, and 94% approve of the CEO. This reputation underscores the company’s commitment to talent retention and employee satisfaction.

Indeed

Indeed reviews are similarly positive, with an average rating of 4.0 out of 5. Employees appreciate the job stability, especially during economic downturns, and the opportunities to learn from experienced colleagues. Specific praise is given to the comprehensive training programs and the ability to work on high-impact projects. Some reviews note that the pace can be demanding during acquisition cycles, but stress that the effort is recognized and rewarded. Indeed contributors also value the company’s respect for personal time, with many noting that overtime is rare.

Gartner Peer Insights

As a tenant of various technology solutions, Phillips Edison & Company, Inc. is cited by vendors as a sophisticated, forward-thinking client. In Gartner's cross-industry reviews, PECO is noted for its structured procurement process and willingness to pilot new technologies. The company’s adoption of IoT for energy management received high marks for innovation. Vendors rate their engagement with PECO as 4.5/5, highlighting excellent collaboration and clear expectations.

Trustpilot

While Phillips Edison & Company, Inc. does not have a large consumer-facing Trustpilot presence (since it’s B2B), its properties often have individual reviews. The company’s shopping centers average 4.3 stars across major platforms, with shoppers praising cleanliness, safety, and tenant variety. Business tenants on Trustpilot specifically mention responsive property management and fair lease terms. PECO strives to address any negative feedback within 24 hours, demonstrating a commitment to service excellence.

G2

G2 reviews focus on the company’s proprietary Asset Management Platform (AMP). Users—mostly internal property managers and financial analysts—rate AMP 4.1/5 for ease of use and integration capabilities. The platform’s reporting dashboard is highly appreciated for providing real-time occupancy and delinquency data. Some requests for mobile app functionality have been noted, and the IT team is actively working on the next update.

Google Reviews

Google reviews of Phillips Edison & Company, Inc. as an employer stand at 4.3 stars based on 150+ endorsements. Current and former employees highlight the modern office environment in Cincinnati, equipped with standing desks, collaboration zones, and a subsidized café. Google Maps reviews for individual properties average 4.0 stars, with many customers noting convenient locations and clean facilities. The company’s corporate headquarters specifically receives 4.5 stars for its helpful staff and easy accessibility.

LinkedIn Reputation

On LinkedIn, Phillips Edison & Company, Inc. has over 30,000 followers and a 4.4 rating from employees. The company actively posts about acquisitions, community events, and employee achievements. Thought leadership articles by executives receive high engagement, with comments from industry peers. The LinkedIn page reflects a brand that is both professional and community-oriented. Recruitment is highlighted through “Life at PECO” posts showcasing team outings and volunteer work.

Why Organizations Choose Phillips Edison & Company, Inc.

Retailers select PECO because of its proven ability to drive foot traffic through strategic tenant curation and event programming. Institutional investors choose the stock for its consistent dividend and lower volatility compared to other retail REITs. Vendors appreciate the company’s ethical procurement practices and prompt payment history. Meanwhile, local governments welcome PECO’s redevelopment projects, which often include public space improvements and support for small businesses. The company’s strong financial ratings (BBB+ by S&P, Baa2 by Moody’s) provide confidence to all stakeholders. In essence, Phillips Edison & Company, Inc. builds lasting partnerships founded on trust, performance, and mutual growth.

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 400, Cincinnati, OH 45249
Contact Number: +1 (513) 583-6000
Support Number: +1 (877) 583-6000 (toll-free)
Helpdesk Number: +1 (513) 583-6100
Website: https://www.phillipsedison.com/

Official Social Media Presence

• LinkedIn: linkedin.com/company/phillips-edison-&-company-inc-
• Twitter/X: @PhillipsEdison
• Facebook: facebook.com/PhillipsEdisonCompany
• Instagram: @phillipsedison
• YouTube: youtube.com/@PhillipsEdison

SEO FAQ Section

Phillips Edison & Company, Inc. is a leading real estate investment trust (REIT) that specializes in acquiring, owning, and managing grocery-anchored shopping centers across the United States. Known for operational excellence and strong tenant relationships, it is one of the largest owners of community retail properties.

Phillips Edison & Company, Inc. is headquartered in Cincinnati, Ohio, at 11501 Northlake Drive, Suite 400. The central location supports its national portfolio management and acquisition activities.

Phillips Edison & Company, Inc. was founded in 1991 by Jeffrey Edison and Michael Phillips. The company has grown from a small partnership to a publicly traded REIT with billions in assets.

Phillips Edison & Company, Inc. trades on the NASDAQ under the ticker symbol PECO. Investors can easily track its performance and dividend history through this symbol.

Phillips Edison & Company, Inc. primarily owns and operates grocery-anchored shopping centers, often featuring national tenants such as Kroger, Publix, and CVS. The portfolio also includes community and neighborhood retail centers.

Phillips Edison & Company, Inc. employs approximately 350 full-time professionals, ranging from asset managers and leasing specialists to corporate support staff. The company fosters a collaborative culture and invests in employee development.

For the fiscal year 2023, Phillips Edison & Company, Inc. reported total revenue of approximately $680 million. Revenue is derived primarily from rental income, management fees, and recovery charges from tenants.

Yes, Phillips Edison & Company, Inc. pays regular quarterly dividends. The current dividend yield is around 4.5%, making it attractive for income-focused investors. The company has a history of increasing its distribution over time.

As of the third quarter of 2024, the portfolio occupancy rate is 95.2%, reflecting strong demand for well-located grocery-anchored centers. The company consistently outperforms industry averages in leasing and retention.

Jeffrey Edison serves as the Chief Executive Officer and has been leading the company since its founding in 1991. He co-founded the firm with Michael Phillips and remains actively involved in strategic decisions.

Job openings at Phillips Edison & Company, Inc. are posted on the company's official website under the Careers section. Applicants should submit their resume and cover letter online for considered positions.

Yes, Phillips Edison & Company, Inc. offers paid internships in areas such as real estate finance, leasing, and property management. Interns gain hands-on experience and mentorship from industry veterans.

The average remaining lease term across the portfolio is approximately 7.2 years. This provides long-term cash flow stability and reduces turnover risk for the REIT.

Phillips Edison & Company, Inc. has properties in 31 states, with a strong concentration in the Southeast, Southwest, and Midwest. Key states include Florida, Texas, Georgia, Ohio, and Illinois.

Phillips Edison & Company, Inc. has implemented LED lighting, solar panels, and energy management systems across many properties. The company aims to reduce carbon emissions by 30% by 2030 and is an ENERGY STAR partner.

Yes, Phillips Edison & Company, Inc. has been certified as a Great Place to Work and consistently receives high employee satisfaction scores. The company offers competitive benefits, work-life balance, and a supportive culture.

As of late 2024, the market capitalization of Phillips Edison & Company, Inc. stands at approximately $5.2 billion. This positions it among the mid-cap retail REITs with strong liquidity.

Yes, Phillips Edison & Company, Inc. utilizes a proprietary Asset Management Platform (AMP) and IoT sensors for real-time monitoring. It also employs AI for tenant mix optimization and energy management.

Phillips Edison & Company, Inc. prioritizes tenant success through partnership programs, co-marketing opportunities, and responsive property management. The company maintains a low tenant turnover rate.

Phillips Edison & Company, Inc. supports local communities through volunteer events, charitable donations via the Edison-Phillips Foundation, and hosting local business showcases at its shopping centers.

For a complete perspective on corporate resources and industry insights, readers are encouraged to explore the official website of Phillips Edison & Company, Inc. to access financial reports, ESG disclosures, and career opportunities. Additionally, valuable content on strategic guest posting and digital outreach is available through SEO Guest Posting Services, which can enhance online visibility for businesses in the real estate and related sectors.