PECO REIT — Phillips Edison & Company, Inc

Phillips Edison & Company, Inc (PECO)

Updated October 9, 2026.

PECO is a REIT. its distribution rate is 3.67%, its trailing-12-month yield is 3.48%. Dividend Vision Distribution Safety Score™ is 100/100 (Safe). Total return is 679.3% over the past 5.6 years, 559.4 points ahead of SPY at 119.9%.

At the current 3.67% distribution rate, a $10,000 investment would generate approximately $367 per year, or $30.58 per month.

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

Price and return data through 2026-10-09.

Total return is 679.3% over the past 5.6 years, 559.4 points ahead of SPY at 119.9%. Over the past year its total return — price change plus distributions reinvested — is 15.3%. Its deepest 1-year drawdown was 16.1%.

PECO key facts

Distribution Safety Score™

100 · Safe

Safety-Adjusted Yield

3.67%

Issuer

Phillips Edison & Company

Asset type

REIT

Asset class

Real Estate

Distribution rate

3.67%

Distribution frequency

Monthly

Trailing yield

3.48%

5-year average yield

3.3

Last close

$37.57 (as of 2026-10-09)

Market cap

$4,835,259,000

Average volume

847374.0

Dividend

$0.115

Ex-dividend date

10/15/2026

Payment date

11/03/2026 (as of 2026-11-03)

Beta

0.523

Payout ratio

39.2%

P/E ratio

32.96

Forward P/E

65.7895

EPS

$1.14

How Dividend Vision calculates yield and returns

Distribution rate (3.67%) 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 (3.48%) 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. 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.

Yield and safety methodology · Distribution rate methodology · Distribution Safety Score methodology

Sources and review

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 16.1%.

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.