---
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"
generated_at: "2026-06-16T03:18:38.756893+00:00"
event_type: "earnings"
sentiment: "positive"
materiality_score: 0.65
calibrated_materiality_score: 0.65
confidence: "high"
source: SEC EDGAR
---

# PECO Q1 2023 Core FFO $0.59/shr; same-center NOI +4.9%, affirms FY guidance

## Summary
- 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%.

## SEC filing metadata
- 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
- event_type: earnings
- sentiment: positive
- materiality_score: 0.65
- calibrated_materiality_score: 0.65
- confidence: high
- sec_items: 2.02, 7.01, 9.01
- 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

## Machine-readable alternates
- HTML: https://secwatch.observer/filing/0001476204-23-000061
- JSON: https://secwatch.observer/filing/0001476204-23-000061.json
- Plain text: https://secwatch.observer/filing/0001476204-23-000061.txt

## Key facts
- Earnings Releases
  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.
  - Period: the three months ended March 31, 2023
  - Net income: $16.6 million
  - EPS: $0.14 per diluted share
  - Guidance: reaffirmed
  - Result: reported results
  source text: 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_url: https://www.sec.gov/Archives/edgar/data/1476204/000147620423000061/0001476204-23-000061-index.htm

This AI-assisted summary is a reading aid. Review the linked SEC EDGAR filing before relying on any specific claim.