Phillips Edison & Company, Inc. · NASDAQ:PECO
Phillips Edison & — Investor Presentation (October 2026)
21 slides from Phillips Edison &'s investor presentation
Slide 1: PECO at a Glance
PECO at a Glance PECO is the cycle-tested leader in right-sized, Investor grocery-anchored neighborhood centers located where America’s top grocers are most profitable Presentation October 2026 1991/2021 PECO S&P 600 Founded/IPO Nasdaq Member 330 Total GLA 94% Properties(1) 37.4M ABR from Grocery- S
Slide 2: PECO: More Alpha. Less Beta.
PECO: More Alpha. Less Beta. Creating alpha through operational excellence and strategic capital allocation while reducing beta through grocery-anchored stability More Alpha Less Beta High occupancy = pricing power Grocery-anchored portfolio Focused leasing and portfolio management team Necessity-ba
Slide 3: Retailers Want to Be at PECO's Neighborhood Centers
Retailers Want to Be at PECO’s Neighborhood Centers Leading grocers drive traffic. Traffic creates demand. Demand creates pricing power. Leading grocers create repeat weekly customer traffic that supports surrounding retailers 97.3% 95.5% Leased Portfolio Inline Leased High occupancy demonstrates st
Slide 4: Strategic Locations in Markets with Growing Demographics Driving Strong Rent Growth
Strategic Locations in Markets with Growing Demographics Driving Strong Rent Growth PECO aligns with leading grocer demographics PECO’s portfolio has an average 3-mile median Average 3-Mile Average 3-Mile household income of $102K, which is 16% above the Population Median Household Income U.S. avera
Slide 5: PECO's Grocery-Anchored Advantage
PECO’s Grocery-Anchored Advantage PECO’s grocery-anchored and necessity-based strategy provides unique strength and stability 94% of our ABR comes from 2.4% 83% grocery-anchored centers(1) PECO Grocer PECO ABR from centers Health Ratio(2) with #1 or #2 Grocer by Sales in the Market(1) $13B $755 Tota
Slide 6: Everyday Retail Complements Grocery-Anchored
Everyday Retail Complements Grocery-Anchored PECO is focused on delivering essential spaces for everyday life Strategic Positioning Performance Drivers Targets and Metrics PECO has identified ~50,000 Enhances PECO portfolio returns, Ability to scale Everyday Retail Everyday Retail centers across sam
Slide 7: PECO's Portfolio Drives Strong, Consistent Internal Growth
PECO’s Portfolio Drives Strong, Consistent Internal Growth PECO remains committed to delivering sustainable organic long-term growth and value Multiple Internal Growth Drivers 0–50 bps 100-120 bps Occupancy Runway 3% - 4% We continue to believe that we = 100–150 bps Contractual can grow same- Same-C
Slide 8: Building Blocks for Durable FFO Growth
Building Blocks for Durable FFO Growth PECO’s long-term Core FFO per share growth will be driven by durable internal and strong external growth Internal Growth External Growth Embedded in our existing portfolio Extending our long-term growth runway Mid-to-High Single Digit Contractual Development Co
Slide 9: PECO's Drivers of Strong AFFO Growth
PECO's Drivers of Strong AFFO Growth High occupancy and strong renewal economics support durable AFFO growth Durable Operating Growth Capital Efficient Execution AFFO Lower High Retention Strong Spreads Leasing Capital Less Downtime = Growth 89.6% Portfolio 21.2% Comparable $0.94 PSF PECO’s smaller
Slide 10: Strong and Flexible Investment-Grade Balance Sheet and Ample Liquidity
Strong and Flexible Investment-Grade Balance Sheet and Ample Liquidity PECO’s balance sheet provides stability, flexibility and significant liquidity Significant liquidity position of $857M Weighted average interest rate of 4.4%(3) Trailing 12-month net debt to annualized adjusted Weighted average m
Slide 11: Safe Harbor and Non-GAAP Disclosures
Safe Harbor and Non-GAAP Disclosures PECO’s Safe Harbor Statement This presentation contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Phillips Edison & Company,
Slide 12: Appendix
Appendix
Slide 13: PECO Continues to Deliver Market-Leading Operating and Financial Results
PECO Continues to Deliver Market-Leading Operating and Financial Results PECO’s resilient operating platform and disciplined growth strategy continue to support strong performance relative to peers PECO is Committed to Long-Term Growth, and PECO’s Grocery-Anchored Portfolio Management has Meaningful
Slide 14: PECO Continues to Deliver Market-Leading Operating and Financial Results
PECO Continues to Deliver Market-Leading Operating and Financial Results PECO’s resilient operating platform and disciplined growth strategy continue to support strong performance relative to peers Nareit FFO Per Share Growth at 3.8% 6.3% 2026 Guidance Midpoint Core FFO Per Share Growth at 5.8% 6.2%
Slide 15: PECO's Highly Diversified Neighbor Mix is Led by Top Grocers and Necessity-Based Retailers
PECO’s Highly Diversified Neighbor Mix is Led by Top Grocers and Necessity-Based Retailers High-quality grocers and necessity-based retailers generate strong foot traffic Neighbor Location Count(1) % ABR(2) Neighbor Location Count(1) % ABR(2) IG 62 4.9% 6 0.8% 62 4.9% IG 42 0.7% 30 3.3% 16 0.7% IG 2
Slide 16: Strong Development and Redevelopment Activity
Strong Development and Redevelopment Activity PECO is focused on growing our pipeline of accretive ground-up development and repositioning projects 21 projects under active construction • AHHI: $209K • Anchor: Safeway PECO’s total investment in these projects is estimated to be ~$82M with an average
Slide 17: Strong Acquisition Volume
Strong Acquisition Volume PECO is building long-term value through external growth; Our pipeline for 2026 remains strong 2026 Acquisition Summary 2026 Contract Price Grocery Anchor or Leased Occupancy Acquisition Location GLA Acquisitions (in thousands) Everyday Retail at Acquisition Date The Villag
Slide 18: Strategic Portfolio Recycling
Strategic Portfolio Recycling PECO’s disciplined portfolio recycling strategy strengthens portfolio quality while enhancing our growth profile 2026 Disposition Summary 2026 Contract Price Grocery Disposition Location GLA Dispositions (in thousands) Anchor Date South Oaks Shopping Center Live Oak, FL
Slide 19: Driving Innovation with Artificial Intelligence: PECO's Leadership in Technology
Driving Innovation with Artificial Intelligence: PECO’s Leadership in Technology PECO’s award-winning AI strategy is driving innovation How AI Is Enhancing PECO’s Operating Platform PECO’s Tech Awards PECO is investing in AI to support better decision-making, ICSC Tech Innovator Award (2026) operati
Slide 20: Corporate Responsibility and Sustainability
Corporate Responsibility and Sustainability PECO is driving responsible growth through corporate responsibility and sustainability Board of Directors People & Culture Long-Term Growth Highly-qualified and majority independent Board PECO Cultural Advantage (PECO XP) committed to effective corporate g
Slide 21: Glossary of Terms
Glossary of Terms Anchor space: A space greater than or equal to 10,000 square feet of gross leasable area (GLA). Annualized base rent (ABR): Refers to the monthly contractual base rent as of the end of the applicable reporting period multiplied by twelve months. ABR per square foot (PSF): ABR divid
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