{"schema_version":"secwatch.filing_event.v1","accession":"0001476204-23-000061","form_type":"8-K","ticker":"PECO","cik":"0001476204","company_name":"Phillips Edison & Company, Inc.","filed_at":"2023-05-02T23:59:59+00:00","discovered_at":"2026-05-14T18:03:38.982283+00:00","generated_at":"2026-06-16T03:18:38.756893+00:00","sec_items":["2.02","7.01","9.01"],"event_type":"earnings","sentiment":"positive","materiality_score":0.65,"calibrated_materiality_score":0.65,"confidence":"high","headline":"PECO Q1 2023 Core FFO $0.59/shr; same-center NOI +4.9%, affirms FY guidance","bullets":["Net income $16.6M ($0.14 diluted EPS); Core FFO $78.2M ($0.59/diluted), up from $0.56 YoY.","Same-center NOI +4.9% to $98.6M; leased occupancy record 97.5%, +130 bps YoY.","Acquired four Publix-anchored centers for $78.7M in Nashville, Atlanta, Miami suburbs.","Affirms 2023 guidance; executed forward-starting swap $200M at 3.36% effective Sept 2023.","Net debt to annualized EBITDAre unchanged at 5.3x; weighted-average interest rate 3.8%."],"urls":{"canonical":"https://secwatch.observer/filing/0001476204-23-000061","json":"https://secwatch.observer/filing/0001476204-23-000061.json","markdown":"https://secwatch.observer/filing/0001476204-23-000061.md","text":"https://secwatch.observer/filing/0001476204-23-000061.txt","edgar_index":"https://www.sec.gov/Archives/edgar/data/1476204/000147620423000061/0001476204-23-000061-index.htm","edgar_primary_document":"https://www.sec.gov/Archives/edgar/data/1476204/000147620423000061/cik0001476204-20230502.htm"},"model":{"generated_by":"deepseek-v4-flash:cloud@v2","generated_at":"2026-06-16T03:18:38.756893+00:00"},"review":{"review_status":"machine_generated","human_reviewed":false,"corrected":false,"correction_note":null,"correction_timestamp":null,"superseded_by":null,"related_filings":[]},"source_grounded_claims":[{"claim_id":"96e6d632b8adb683beb2d29db6979df1b6f4e965","claim":"Phillips Edison & Company, Inc. reported the three months ended March 31, 2023 results: net income $16.6 million, EPS $0.14 per diluted share. Guidance reaffirmed.","evidence_excerpt":"Phillips Edison & Company, Inc. (Nasdaq: PECO) (“PECO” or the “Company”), one of the nation’s largest owners and operators of grocery-anchored omni-channel neighborhood shopping centers, reported net income attributable to stockholders of $16.6 million, or $0.14 per diluted share, for the three months ended March 31, 2023.","evidence_source":"SEC 8-K Item 2.02","evidence_url":"https://www.sec.gov/Archives/edgar/data/1476204/000147620423000061/0001476204-23-000061-index.htm","confidence":0.95,"family_label":"Earnings Releases","details":[{"label":"Period","value":"the three months ended March 31, 2023"},{"label":"Net income","value":"$16.6 million"},{"label":"EPS","value":"$0.14 per diluted share"},{"label":"Guidance","value":"reaffirmed"},{"label":"Result","value":"reported results"}],"fact_type":"earnings_release"}],"license":"Source filings: public domain (SEC EDGAR). Summaries (headline + bullets): CC-BY-4.0; attribute https://secwatch.observer"}