PECO REIT — Phillips Edison & Company, Inc

Phillips Edison & Company, Inc (PECO)

PECO is a REIT. As of September 3, 2026, its distribution rate is 3.52%, its trailing-12-month yield is 3.32%. Dividend Vision Distribution Safety Score™ is 100/100 (Safe). Total return is 708.1% over the past 5.5 years, 590.3 points ahead of SPY at 117.8%.

At the current 3.52% distribution rate, a $10,000 investment would generate approximately $352 per year, or $29.33 per month on an equivalent basis.

Phillips Edison & Company is a REIT that owns and operates grocery-anchored neighborhood shopping centers across the United States, with a portfolio of over 300 centers featuring major grocery anchors like Kroger and Publix. The REIT distributes monthly at a modest current distribution rate and maintains a vertically integrated operating platform serving necessity-based retail across 31 states. It appeals to income investors seeking regular distributions from real estate exposure, particularly those focused on essential retail assets in stable markets.

PECO performance versus SPY

Data as of September 3, 2026.

Total return is 708.1% over the past 5.5 years, 590.3 points ahead of SPY at 117.8%. Its deepest 1-year drawdown was 12.2%.

PECO key facts

Data as of September 3, 2026.

Distribution Safety Score™

100 · Safe

Safety-Adjusted Yield

3.52%

Issuer

Phillips Edison & Company

Asset type

REIT

Asset class

Real Estate

Distribution rate

3.52%

Distribution frequency

Monthly

Trailing yield

3.32%

5-year average yield

3.25

Last close

$39.18

Market cap

$5,466,909,184

Average volume

706782.0

Next dividend

$0.115

Next ex-dividend date

09/15/2026

Next payment date

10/01/2026

Beta

0.511

Payout ratio

0.38

P/E ratio

34.37

Forward P/E

72.4638

EPS

$1.14

How Dividend Vision calculates yield and returns

Distribution rate (3.52%) is the latest regular payout annualized by the fund's stated frequency, divided by the last close. Issuers often publish this as “Distribution Rate” on the fact sheet. Trailing-12-month yield (3.32%) is the sum of distributions paid in the last 12 months, split-adjusted, divided by the last close. It lags a recent raise or cut. We show a 30-day SEC yield when the fund publishes one. Schwab and other issuers may report a TTM distribution yield or SEC yield on a different date — all can be valid; they are not interchangeable. Total return uses split-adjusted close with distributions reinvested on the ex-dividend date (a modeling convention, not the cash-settlement date) from the first stored bar on or after inception through the latest bar, compared with the same window on the benchmark. That is the security's total return, not your personal gain/loss. Figures below use Dividend Vision data as of September 3, 2026.

Distribution rate methodology · Distribution Safety Score methodology · SEC yield

Sources and review

Data as of September 3, 2026.

Primary sources: Phillips Edison & Company or company page; prices and distributions from Dividend Vision, derived from vendor EOD data.

Reviewed by Bert Sweet, CEO and Co-owner of Dividend Vision. Methodology: Distribution Safety Score.

PECO risks and drawbacks

PECO's current distribution rate is moderate, not a high-yield payout — the strategy is dividend quality more than maximum income. The deepest 1-year drawdown on record here is 12.2%.

Who may consider PECO — and who may not

PECO may suit someone looking for a high Distribution Safety Score, moderate current income with a quality tilt. It is a weaker fit for investors hunting double-digit covered-call yields. This is educational context, not a recommendation to buy or sell.

Frequently asked questions

More securities from Phillips Edison & Company.