---
schema_version: "secwatch.filing_event.v1"
accession: "0001476204-26-000022"
form_type: "8-K"
ticker: "PECO"
cik: "0001476204"
company_name: "Phillips Edison & Company, Inc."
filed_at: "2026-04-23T23:59:59+00:00"
generated_at: "2026-05-15T04:30:47.582204+00:00"
event_type: "earnings"
sentiment: "positive"
materiality_score: 0.75
calibrated_materiality_score: 0.75
confidence: "high"
source: SEC EDGAR
---

# PECO Q1 2026 Core FFO $0.69 (+6.2% YoY); raises full-year guidance; acquires $125.5M

## Summary
- Net income $30.4M ($0.24 diluted EPS); Core FFO $0.69 per share, up 6.2% YoY.
- Same-center NOI grew 3.5% to $122.3M; leased portfolio occupancy 97.1%.
- Raised 2026 Core FFO guidance midpoint for 5.8% year-over-year growth.
- Acquired $125.5M in Q1 (five shopping centers); completed $350M 4.750% senior notes due 2033.
- Comparable new lease rent spread 36.2%; renewal spread 21.2%.

## SEC filing metadata
- accession: 0001476204-26-000022
- form_type: 8-K
- ticker: PECO
- cik: 0001476204
- company_name: Phillips Edison & Company, Inc.
- filed_at: 2026-04-23T23:59:59+00:00
- event_type: earnings
- sentiment: positive
- materiality_score: 0.75
- calibrated_materiality_score: 0.75
- confidence: high
- sec_items: 2.02, 7.01, 9.01
- EDGAR index: https://www.sec.gov/Archives/edgar/data/1476204/000147620426000022/0001476204-26-000022-index.htm
- EDGAR primary document: https://www.sec.gov/Archives/edgar/data/1476204/000147620426000022/cik0001476204-20260423.htm

## Machine-readable alternates
- HTML: https://secwatch.observer/filing/0001476204-26-000022
- JSON: https://secwatch.observer/filing/0001476204-26-000022.json
- Plain text: https://secwatch.observer/filing/0001476204-26-000022.txt

## Key facts
- Earnings Releases
  Phillips Edison & Company, Inc. reported the period ended March 31, 2026 results: net income $30.4 million, EPS $0.24 per diluted share. Guidance raised.
  - Period: the period ended March 31, 2026
  - Net income: $30.4 million
  - EPS: $0.24 per diluted share
  - Guidance: raised
  - Result: reported results
  source text: Phillips Edison & Company Reports First Quarter 2026 Results CINCINNATI - April 23, 2026 - Phillips Edison & Company, Inc. (Nasdaq: PECO) (“PECO” or the “Company”), one of the nation’s largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers, today reported financial and operating results for the period ended March 31, 2026 and updated full year 2026 earnings guidance. For the three months ended March 31, 2026, net income attributable to stockholders was $30.4 million, or $0.24 per diluted share.
  evidence_url: https://www.sec.gov/Archives/edgar/data/1476204/000147620426000022/0001476204-26-000022-index.htm

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