Phillips Edison & Company, Inc. (PECO)

Nasdaq · REIT · Real Estate Investment Trusts

One email a week from me: what it filed, which 13F holders added or cut, where its scores stand. Free.

Corporate structure

415 entities across 4 jurisdictions. Read directly from the company’s own 10-K EX-21 filed 2026-02-10 — see the exhibit.

Which other public companies file entities in the same places:

Delaware406 Ohio7 Maryland1 Utah1

Subsidiaries of Phillips Edison & Company, Inc. as disclosed in its SEC filing
Entity	Jurisdiction	Note
West Station LLC	Delaware
st & Olive Station LLC	Delaware
Rivers Avenue LLC	Delaware
Aegis Waterford, L.L.C.	Delaware
Alameda Crossing Station II LLC	Delaware
Alameda Crossing Station III LLC	Delaware
Alameda Crossing Station LLC	Delaware
Albertville Station LLC	Delaware
Alico Station LLC	Delaware
Amherst Station II LLC	Delaware
Apache Shoppes Station LLC	Delaware
Arapahoe Station LLC	Delaware
Arcadia Station LLC	Delaware
Ardrey Kell Station LLC	Delaware
Arlington Station LLC	Delaware
Ashburn Farm Station LLC	Delaware
Atlantic Plaza Station LLC	Delaware
Atwater Station L.P.	Delaware
Avalon Station LLC	Delaware
Baker Hill Station LLC	Delaware
Bartow Marketplace Station LLC	Delaware
Bear Creek Station LLC	Delaware
Beavercreek Towne Station LLC	Delaware
Bel Air Station LLC	Delaware
Bethany Village Station LLC	Delaware
Bethel Station LLC	Delaware
Birdneck Station LLC	Delaware
Bloomingdale Hills Station LLC	Delaware
Boronda Station LLC	Delaware
Boynton Beach Station LLC	Delaware
Breakfast Point Station LLC	Delaware
Brentwood Commons Station LLC	Delaware
Broadlands Station LLC	Delaware
Broadway Pavilion Station L.P.	Delaware
Broadway Promenade Station LLC	Delaware
Broadway Station LLC	Delaware
Broomfield Marketplace Station LLC	Delaware
Burbank Plaza Station LLC	Delaware
Butler Station LLC	Delaware
Burwood Station LLC	Delaware
Butler Creek Station LLC	Delaware
Cahill Station LLC	Delaware
Carriagetown Station LLC	Delaware
Cascades Station LLC	Delaware
CenTeComm LLC	Delaware
Centennial Lakes Station LLC	Delaware
Centerpoint Station LLC	Delaware
Central Station (KY) LLC	Delaware
Central Valley Station L.P.	Delaware
Champions Gate Station LLC	Delaware
Chapel Hill North Station LLC	Delaware
Chapel Hill North Station Outparcel LLC	Delaware
Cherry Hill Station LLC	Delaware
Cheshire Station LLC	Delaware
Chinoe Station LLC	Delaware
Cinco Ranch Station LLC	Delaware
Cinco Ranch Station II LLC	Delaware
CitiCentre Station LLC	Delaware
Claremont Village Station LLC	Delaware
Clayton Station L.P.	Delaware
Cocoa Commons Station LLC	Delaware
College Plaza Station LLC	Delaware
Collington Plaza Station LLC	Delaware
Colonial Promenade Station LLC	Delaware
Commerce GP LLC	Delaware
Commerce Station LP	Delaware
Commonwealth Square Station L.P.	Delaware
Contra Loma Station II L.P.	Delaware
Contra Loma Station L.P.	Delaware
Contra Loma Station Outparcel L.P.	Delaware
Coppell Station LLC	Delaware
Coquina Station LLC	Delaware
Coronado Center Station LLC	Delaware
Courthouse Marketplace Station LLC	Delaware
CRE BuildBridge LLC	Delaware
Cross Creek Ranch Station I LLC	Delaware
Cross Creek Ranch Station II LLC	Delaware
Cross Creek Station LLC	Delaware
Crosscreek Station II LLC	Delaware
Crosscreek Village Station LLC	Delaware
Crossroads Asheboro Station L.P.	Delaware
Crossroads NLV Station LLC	Delaware
Crystal Station LLC	Delaware
Cureton Station L.P.	Delaware
Cushing Station LLC	Delaware
Dean Taylor Station LLC	Delaware
Deerwood Lake Station LLC	Delaware
Del Paso Station L.P.	Delaware
Delafield Station LLC	Delaware
Des Peres Station LLC	Delaware
Driftwood Village Station L.P.	Delaware
Dublin Station LLC	Delaware
Duck Creek Station LLC	Delaware
Dunlop Station LLC	Delaware
Dyer Station LLC	Delaware
Eagles Landing Station LLC	Delaware
East Burnside Station LLC	Delaware
East Side Station LLC	Delaware
Edgecombe Station L.P.	Delaware
Edgewood Station LLC	Delaware
Enfield Station LLC	Delaware
Evans Outparcel Station LLC	Delaware
Evans Station LLC	Delaware
Everson Pointe Station LLC	Delaware
Fair Acres Station LLC	Delaware
Fairfield Commons Station LLC	Delaware
Fairfield Station LLC	Delaware
Fairlawn Station LLC	Delaware
Fairview Oaks Station LLC	Delaware
Fairview Plaza Station (PA) LLC	Delaware
Falcon Valley Station LLC	Delaware
Farmington Station LLC	Delaware
Five Town Station LLC	Delaware
Flag City Station LLC	Delaware
Flynn Crossing Station LLC	Delaware
Foothill Station L.P.	Delaware
Forest Park Station II LLC	Delaware
Forest Park Station LLC	Delaware
Foxridge Station LLC	Delaware
Franklin Station LLC	Delaware
French Golden Gate Station LLC	Delaware
Georgesville Station LLC	Delaware
Glen Lakes Station LLC	Delaware
Glen Lakes Station II LLC	Delaware
Glenbrook Station LLC	Delaware
Glenwood Crossing Station LLC	Delaware
Glenwood Station LLC	Delaware
Glynn Place Station LLC	Delaware
Golden Eagle Station II LLC	Delaware
Golden Eagle Station LLC	Delaware
Golden Station LLC	Delaware
Goolsby Pointe Station LLC	Delaware
Goolsby Pointe Outparcel Station LLC	Delaware
Goshen Station LLC	Delaware
Grassland Crossing Station LLC	Delaware
Grayson Station LLC	Delaware
Green Valley Station LLC	Delaware
Greentree Station LLC	Delaware
Grocery Retail Partners I LLC	Delaware
Hamilton Mill Village Station LLC	Delaware
Hamilton Ridge Station LLC	Delaware
Hamilton Ridge Station Outparcel LLC	Delaware
Hamilton Village Station LLC	Delaware
Hampton Pointe Station LLC	Delaware
Hampton Village Station LLC	Delaware
Harbour Village Station LLC	Delaware
Harpers Station LLC	Delaware
Harrison Pointe Station LLC	Delaware
Hartville Station LLC	Delaware
Harvest Station LLC	Delaware
Hastings Marketplace Station LLC	Delaware
Heath Brook Station LLC	Delaware
Heritage Plaza Station II LLC	Delaware
Heritage Plaza Station LLC	Delaware
Herndon Station L.P.	Delaware
Heron Creek Station LLC	Delaware
Heron Creek Station I LLC	Delaware
Hickory Creek Station LLC	Delaware
Hickory Station LLC	Delaware
Hickory Flat Station LLC	Delaware
Highland Fair Station LLC	Delaware
Hilander Village Station LLC	Delaware
Hilfiker Station LLC	Delaware
Hillside - West LLC	Delaware
Hoffman Village Station LLC	Delaware
Hurstborne Townfair Station LLC	Delaware
Indian Wells Station L.P.	Delaware
Irmo Station LLC	Delaware
Island Walk Station LLC	Delaware
Jensen Beach Station LLC	Delaware
Kings Crossing Station LLC	Delaware
Kipling Station LLC	Delaware
Kirkwood Market Place Station LLC	Delaware
Kleinwood Station LLC	Delaware
Lafayette Station LLC	Ohio
Laguna Station L.P.	Delaware
Lakeland Station LLC	Delaware
Lake Mary Station LLC	Delaware
Lake Pointe Station LLC	Delaware
Lake Village Station LLC	Delaware
Lake Village Station Outparcel LLC	Delaware
Lake Washington Station LLC	Delaware
Lakeside (Salem) Station LLC	Delaware
Lakewood (Ohio) Station LLC	Delaware
Lakewood Station LLC	Delaware
LaPlata IV LLC	Delaware
LaPlata North LLC	Delaware
LaPlata Plaza LLC	Delaware
LaPlata South LLC	Delaware
Lemont Plaza Station LLC	Delaware
Livonia Station LLC	Delaware
Loganville Crossing Station LLC	Delaware
Loganville Station LLC	Delaware
Loganville Station Outparcel LLC	Delaware
Lumina Commons Station LLC	Delaware
Lutz Lake Station LLC	Delaware
Lynnwood Place Station LLC	Delaware
Mableton Crossing Station LLC	Delaware
Macland Pointe Station LLC	Delaware
Mansell Village Station LLC	Delaware
Mansfield Station LLC	Delaware
Maple View Outparcel Station LLC	Delaware
Maple View Station LLC	Delaware
Marion Oaks Station LLC	Delaware
Marion Oaks TRS Station LLC	Delaware
Market Walk Station LLC	Delaware
Mayfair Station LLC	Delaware
McKinney Station II LLC	Delaware
McKinney Station LLC	Delaware
Meadows on the Parkway Station LLC	Delaware
Meadowthorpe Station LLC	Delaware
Memorial Kirkwood Station LLC	Delaware
MetroWest Village Station LLC	Delaware
Milan Station LLC	Delaware
Monfort Heights Station LLC	Delaware
Montville Station LLC	Delaware
Mountain Crossing Station LLC	Delaware
Mountain Park Station LLC	Delaware
Murphy Marketplace Station LLC	Delaware
Murray Station LLC	Delaware
Murray Station North LLC	Delaware
Murray Station Outlot LLC	Delaware
Naperville Crossings Station LLC	Delaware
Naperville Crossings Station II LLC	Delaware
New Bern Station LLC	Delaware
New Prague Station LLC	Delaware
NGCF PE Member LLC	Delaware
Nordan Station LLC	Delaware
Normal Station LLC	Delaware
Normandale Station LLC	Delaware
North Point Station L.P.	Delaware
North Pointe (SC) Station LLC	Delaware
Northlake Station LLC	Delaware
Northpark Station LLC	Delaware
Northpark Village Station LLC	Delaware
Northridge Station LLC	Delaware
Northside Station L.P.	Delaware
Northstar Marketplace Station LLC	Delaware
Northtowne Station LLC	Delaware
Northwoods Crossing Station LLC	Delaware
Norwood Station LLC	Delaware
NRV PE Member LLC	Delaware
Oak Creek Station LLC	Delaware
Oak Grove Station LLC	Delaware
Oak Meadows Station LLC	Delaware
Oak Mill Station II LLC	Delaware
Oak Mill Station LLC	Delaware
Oakhurst Plaza Station LLC	Delaware
Ocean Breeze Station LLC	Delaware
Old Alabama Square Station LLC	Delaware
Onalaska Station LLC	Delaware
Orange Grove Station LLC	Delaware
Orchard Square Station LLC	Delaware
Orchards Center Station LLC	Delaware
Ormond Beach Station LLC	Delaware
Pabst Farms Station II LLC	Delaware
Pabst Farms Station LLC	Delaware
PAI GP LLC	Delaware
Palmer Town Station LLC	Delaware
Palmetto Pavilion Station LLC	Delaware
Paradise Crossing Station LLC	Delaware
Paradise Lakes Station LLC	Delaware
Park Place Station LLC	Delaware
Parsons Village Station LLC	Ohio
Pawleys Island Station LLC	Delaware
PE OP II Value Added Grocery, LLC	Delaware
PE Value Added Grocery HoldCo, LLC	Delaware
PECO GRP I Managing Member LLC	Delaware
PECO Value Added Grocery Manager, LLC	Delaware
Phillips Edison Employee Partnership LLC	Delaware
Phillips Edison & Company Ltd.	Ohio
Phillips Edison & Company, Inc.	Maryland
Phillips Edison Grocery Center OP GP I LLC	Delaware
Phillips Edison Grocery Center OP GP II LLC	Delaware
Phillips Edison Grocery Center Operating Partnership I, L.P.	Delaware
Phillips Edison Grocery Center Operating Partnership II, L.P.	Delaware
Phillips Edison Grocery TRS, Inc	Delaware
Phillips Edison HoldCo LLC	Ohio
Phillips Edison HoldCo Manager LLC	Ohio
Phillips Edison Institutional Joint Venture I, L.P.	Delaware
Phillips Edison Institutional REIT LLC	Delaware
Phillips Edison Institutional REIT QRS LLC	Delaware
Phillips Edison North Carolina LLC	Delaware
Phillips Edison NTR III LLC	Delaware
Phillips Edison Value Added Grocery Venture, LLC	Delaware
Plano Station LLC	Delaware
Plaza 23 Station LLC	Delaware
Plaza of the Oaks Station LLC	Delaware
Point Loomis Station LLC	Delaware
Point Loomis Station II LLC	Delaware
Point Loomis Station III LLC	Delaware
Providence Commons Station LLC	Delaware
Quail Pointe Station L.P.	Delaware
Quartz Hill Station LLC	Delaware
Quartz Hill Station II L.P.	Delaware
Quartz Hill Station III L.P.	Delaware
Quivira Crossings Station LLC	Delaware
Quivira Crossings Station Outparcel LLC	Delaware
Rainbow Station North LLC	Delaware
Rainbow Station South LLC	Delaware
Raynham Station LLC	Delaware
Raynham Station II LLC	Delaware
Red Maple Station L.P.	Delaware
Richmond Station LLC	Delaware
Ridgeview Marketplace Station LLC	Delaware
Ridgeview Marketplace Station II LLC	Delaware
Rio Hill Station LLC	Delaware
Riverlakes Station L.P.	Delaware
Rivermont Station II LLC	Delaware
Rivermont Station LLC	Delaware
Riverpark Station LLC	Delaware
Riverplace Station LLC	Delaware
Rockledge Station LLC	Delaware
Rocky Ridge Station LLC	Delaware
Rolling Meadows Station LLC	Delaware
Rosewick Crossing Station LLC	Delaware
Roxborough Station LLC	Delaware
Rue De France Station LLC	Delaware
San Mateo Station LLC	Delaware
Sandhill Village Station LLC	Delaware
Sanibel Station LLC	Delaware
Savage Station LLC	Delaware
Savoy Station LLC	Delaware
Seven Hills Station LLC	Delaware
Shakopee Station LLC	Delaware
Shasta Station L.P.	Delaware
Shaws Easton Station LLC	Delaware
Shaws Hanover Station LLC	Delaware
Sheffield Crossing Station LLC	Delaware
Shiloh Station LLC	Delaware
Shoregate Station LLC	Delaware
Shorewood Station LLC	Delaware
Sidney Station LLC	Delaware
Sierra Station L.P.	Delaware
Sierra Vista Station L.P.	Delaware
Signature Capital Development LLC	Delaware
Silver Rock Insurance, Inc.	Utah
Silver Rock Real Estate LLC	Delaware
Snowview Station LLC	Delaware
South Oaks (Missouri) Station LLC	Delaware
South Oaks Station LLC	Ohio
South Point Station LLC	Delaware
Southampton Outparcel Station LLC	Delaware
Southampton Station LLC	Delaware
Southern Palms Station LLC	Delaware
Southfield Station LLC	Delaware
Southgate Station LLC	Delaware
Southwest Marketplace Station LLC	Delaware
Spivey Junction Station LLC	Delaware
Spring Cypress Village Station LLC	Delaware
Springs Station LLC	Delaware
St Cloud Station LLC	Delaware
St. Charles Station LLC	Delaware
Statler Station LLC	Delaware
Staunton Station LLC	Delaware
Sterling Point Station L.P.	Delaware
Stockbridge Station LLC	Delaware
Stockbridge Station Outparcel LLC	Delaware
Stone Gate Station LLC	Delaware
Stonewall Station LLC	Delaware
Sudbury Crossing Station LLC	Delaware
Sulphur Grove Station LLC	Delaware
Summerville Station LLC	Delaware
Sunburst Station LLC	Delaware
Sunridge Station L.P.	Delaware
Sunset Center Station LLC	Delaware
Sunset Lakes Station LLC	Delaware
Suntree Station LLC	Delaware
Surprise Lake Station LLC	Delaware
The Phillips Edison Group LLC	Ohio
The Phillips Edison Group II LLC	Delaware
Thompson Valley Station III LLC	Delaware
Thompson Valley Station LLC	Delaware
Thompson Valley Station Outlot LLC	Delaware
Titusville Station LLC	Delaware
Titusville Station II LLC	Delaware
Town & Country (CA) Station L.P.	Delaware
Town & Country Noblesville Station LLC	Delaware
Towne Crossing Station LLC	Delaware
Townfair (PA) Station LLC	Delaware
Tramway Station L.P	Delaware
Uptown Station LLC	Delaware
Valrico Station LLC	Delaware
Village Center Station LLC	Delaware
Village Mooresville Station LLC	Delaware
Village One Station LLC	Delaware
Vineyard Center Station L.P.	Delaware
Vineyard Station LLC	Delaware
Walden Park Station LLC	Delaware
Waterford Park Station LLC	Delaware
Waynesboro Station LLC	Delaware
Wesley Chapel Station LLC	Delaware
West Acres Station L.P.	Delaware
West Creek Station LLC	Delaware
West Village Station LLC	Delaware
Westcreek Plaza Station LLC	Delaware
Westgate North Station LLC	Delaware
Westgate Ohio Station LLC	Delaware
Westridge Outparcel Station LLC	Delaware
Westridge Station LLC	Delaware
Westwoods Station LLC	Delaware
Westwoods Station Phase II LLC	Delaware
Wheat Ridge Station LLC	Delaware
Willimantic Station LLC	Delaware
Willowbrook Commons Station LLC	Delaware
Winchester Gateway Station LLC	Delaware
Windermere Station LLC	Delaware
Windmill Place Station LLC	Delaware
Windmill Station L.P.	Delaware
Windover Station LLC	Delaware
Windsor Station L.P.	Delaware
Winter Springs Station LLC	Delaware
Wyandotte Plaza Station LLC	Delaware
Yorktown Station LLC	Delaware
Yorktown Station II LLC	Delaware

Financial health

Two standard screens, computed from the XBRL in FY2025 against FY2024. Every test shows the numbers behind it — a score with its inputs hidden is a number you cannot check.

Piotroski F-score

5 / 7

PASSReturn on assets positiveROA 2.1%
PASSOperating cash flow positiveOCF 348M
PASSReturn on assets improving1.2% → 2.1%
PASSCash flow exceeds earningsOCF 348M vs NI 111M
FAILLong-term debt ratio falling41.8% → 44.9% of assets
FAILCurrent ratio improvingno data
FAILNo share dilution137M → 139M shares
FAILGross margin improvingno gross profit reported
PASSAsset turnover improving0.13× → 0.14×

Six-year record

Year	Revenue	Net income	Free cash flow	Gross margin	Shares
FY2020	$498.0M	$4.8M	—	—	333,466,000
FY2021	$532.8M	$15.1M	—	—	116,672,000
FY2022	$575.4M	$48.3M	—	—	130,332,000
FY2023	$610.1M	$56.8M	—	—	132,970,000
FY2024	$661.4M	$62.7M	—	—	136,821,000
FY2025	$726.6M	$111.3M	—	—	138,899,000

Ownership flow

13 institutions tracked — 8 added, 4 reduced, 1 opened a new position. Index money added 1,417,580 shares while active managers cut 228,228.

Institutional holders of Phillips Edison & Company, Inc. and their share-count change
Manager	Kind	Shares	Change	Value
BlackRock, Inc.	Index	23,307,528	+1,256,516	$970.1M
WELLINGTON MANAGEMENT GROUP LLP	Active fund	4,011,362	−1,200,733	$167.0M
BANK OF AMERICA CORP /DE/	Active fund	1,123,351	+569,574	$46.8M
RENAISSANCE TECHNOLOGIES LLC	Hedge fund	681,402	+288,400	$28.4M
STATE STREET CORP	Index	7,290,689	+161,064	$304.2M
JPMORGAN CHASE & CO	Active fund	1,928,640	+136,992	$81.7M
CITADEL ADVISORS LLC	Hedge fund	9,900	−115,093	$412,038
FMR LLC	Active fund	4,220,531	+87,939	$175.7M
AQR CAPITAL MANAGEMENT LLC	Hedge fund	237,191	+45,973	$9.9M
MORGAN STANLEY	Active fund	901,192	−44,935	$37.5M
PRICE T ROWE ASSOCIATES INC /MD/	Active fund	151,540	+22,644	$6.3M
Point72 Asset Management, L.P.	Hedge fund	36,228	−18,989	$1.5M

NORGES BANK holds a position with no prior filing to compare against, so its change is unknown rather than zero — and it is left out of the totals above.

From 13F filings, which cover institutions managing over $100m and are filed up to 45 days after the quarter ends — so this is a considered position, not a live one, and it is not the whole shareholder register.

Capital returned

What the company actually paid out and bought back, as reported — the record behind any yield figure.

Dividend per share

2026Q2: $0.32
2026Q1: $0.32
2025Q4: $1.30
2025Q3: $0.31
2025Q2: $0.31
2025Q1: $0.31

Identity

CIK: 0001476204
LEI: 549300JPN4YHYPXTJQ85
FIGI: BBG011RJSSB1
SIC: 6798 · Real Estate Investment Trusts
Incorporated: MD
Headquarters: CINCINNATI, OH

Ownership

Institutional: 92.0%
Institutions: 593
Insiders: 0.6%

Ownership percentages are a vendor aggregate, not a filing — unlike everything else on this page.

Other real estate investment trusts companies

Phillips Edison & Company, Inc. files under SIC 6798 — all 80 real estate investment trusts companies compared on assets and F-score.

Prologis, Inc.PLD Blackstone Real Estate Income Trust, Inc.BSTT WELLTOWER INC.WELL AMERICAN TOWER CORP /MA/AMT Rithm Capital Corp.RITM VICI PROPERTIES INC.VICI

Questions about Phillips Edison & Company, Inc.

How many subsidiaries does Phillips Edison & Company, Inc. file with the SEC?: 415, listed in its most recent exhibit 21. They are incorporated across 4 jurisdictions (Delaware, Ohio, Maryland, Utah). That exhibit is filed with the company's annual report and is the company's own list, not an estimate.
Is Phillips Edison & Company, Inc. financially healthy?: Phillips Edison & Company, Inc. scores 5 out of 7 on the Piotroski F-score. Only 7 of the nine tests could be computed from what it filed; the rest need a prior year it has not reported. Every test and the numbers behind it are shown above, so the arithmetic is checkable rather than something you have to take on trust.
Who are the largest institutional holders of Phillips Edison & Company, Inc.?: Among the managers tracked here, the biggest positions as of the 2026-Q2 13F filings are BlackRock, Inc. (adding), STATE STREET CORP (adding), FMR LLC (adding). Direction is the change in share count against that manager's own previous filing; managers with no prior filing are left out rather than counted as new buyers.

This page is one panel of the terminal

The structure map above is the Corporate Blueprint, and in the desktop it is interactive — click any entity to re-centre the map on it and walk the ownership chain. It sits alongside the screener, the scorecard and the filings lab on one desk, on your machine.

Download the terminal See pricing

Sourced from SEC EDGAR primary filings. Figures are as reported by the company and are not investment advice. Scores are standard published screens computed from those filings; every input is shown above so you can check the arithmetic.

Corporate structure

415 entities across 4 jurisdictions. Read directly from the company’s own 10-K EX-21 filed 2026-02-10 — see the exhibit.

Which other public companies file entities in the same places:

Delaware406 Ohio7 Maryland1 Utah1

Entity

Jurisdiction

Note

West Station LLC

Delaware

st & Olive Station LLC

Delaware

Rivers Avenue LLC

Delaware

Aegis Waterford, L.L.C.

Delaware

Alameda Crossing Station II LLC

Delaware

Alameda Crossing Station III LLC

Delaware

Alameda Crossing Station LLC

Delaware

Albertville Station LLC

Delaware

Alico Station LLC

Delaware

Amherst Station II LLC

Delaware

Apache Shoppes Station LLC

Delaware

Arapahoe Station LLC

Delaware

Arcadia Station LLC

Delaware

Ardrey Kell Station LLC

Delaware

Arlington Station LLC

Delaware

Ashburn Farm Station LLC

Delaware

Atlantic Plaza Station LLC

Delaware

Atwater Station L.P.

Delaware

Avalon Station LLC

Delaware

Baker Hill Station LLC

Delaware

Bartow Marketplace Station LLC

Delaware

Bear Creek Station LLC

Delaware

Beavercreek Towne Station LLC

Delaware

Bel Air Station LLC

Delaware

Bethany Village Station LLC

Delaware

Bethel Station LLC

Delaware

Birdneck Station LLC

Delaware

Bloomingdale Hills Station LLC

Delaware

Boronda Station LLC

Delaware

Boynton Beach Station LLC

Delaware

Breakfast Point Station LLC

Delaware

Brentwood Commons Station LLC

Delaware

Broadlands Station LLC

Delaware

Broadway Pavilion Station L.P.

Delaware

Broadway Promenade Station LLC

Delaware

Broadway Station LLC

Delaware

Broomfield Marketplace Station LLC

Delaware

Burbank Plaza Station LLC

Delaware

Butler Station LLC

Delaware

Burwood Station LLC

Delaware

Butler Creek Station LLC

Delaware

Cahill Station LLC

Delaware

Carriagetown Station LLC

Delaware

Cascades Station LLC

Delaware

CenTeComm LLC

Delaware

Centennial Lakes Station LLC

Delaware

Centerpoint Station LLC

Delaware

Central Station (KY) LLC

Delaware

Central Valley Station L.P.

Delaware

Champions Gate Station LLC

Delaware

Chapel Hill North Station LLC

Delaware

Chapel Hill North Station Outparcel LLC

Delaware

Cherry Hill Station LLC

Delaware

Cheshire Station LLC

Delaware

Chinoe Station LLC

Delaware

Cinco Ranch Station LLC

Delaware

Cinco Ranch Station II LLC

Delaware

CitiCentre Station LLC

Delaware

Claremont Village Station LLC

Delaware

Clayton Station L.P.

Delaware

Cocoa Commons Station LLC

Delaware

College Plaza Station LLC

Delaware

Collington Plaza Station LLC

Delaware

Colonial Promenade Station LLC

Delaware

Commerce GP LLC

Delaware

Commerce Station LP

Delaware

Commonwealth Square Station L.P.

Delaware

Contra Loma Station II L.P.

Delaware

Contra Loma Station L.P.

Delaware

Contra Loma Station Outparcel L.P.

Delaware

Coppell Station LLC

Delaware

Coquina Station LLC

Delaware

Coronado Center Station LLC

Delaware

Courthouse Marketplace Station LLC

Delaware

CRE BuildBridge LLC

Delaware

Cross Creek Ranch Station I LLC

Delaware

Cross Creek Ranch Station II LLC

Delaware

Cross Creek Station LLC

Delaware

Crosscreek Station II LLC

Delaware

Crosscreek Village Station LLC

Delaware

Crossroads Asheboro Station L.P.

Delaware

Crossroads NLV Station LLC

Delaware

Crystal Station LLC

Delaware

Cureton Station L.P.

Delaware

Cushing Station LLC

Delaware

Dean Taylor Station LLC

Delaware

Deerwood Lake Station LLC

Delaware

Del Paso Station L.P.

Delaware

Delafield Station LLC

Delaware

Des Peres Station LLC

Delaware

Driftwood Village Station L.P.

Delaware

Dublin Station LLC

Delaware

Duck Creek Station LLC

Delaware

Dunlop Station LLC

Delaware

Dyer Station LLC

Delaware

Eagles Landing Station LLC

Delaware

East Burnside Station LLC

Delaware

East Side Station LLC

Delaware

Edgecombe Station L.P.

Delaware

Edgewood Station LLC

Delaware

Enfield Station LLC

Delaware

Evans Outparcel Station LLC

Delaware

Evans Station LLC

Delaware

Everson Pointe Station LLC

Delaware

Fair Acres Station LLC

Delaware

Fairfield Commons Station LLC

Delaware

Fairfield Station LLC

Delaware

Fairlawn Station LLC

Delaware

Fairview Oaks Station LLC

Delaware

Fairview Plaza Station (PA) LLC

Delaware

Falcon Valley Station LLC

Delaware

Farmington Station LLC

Delaware

Five Town Station LLC

Delaware

Flag City Station LLC

Delaware

Flynn Crossing Station LLC

Delaware

Foothill Station L.P.

Delaware

Forest Park Station II LLC

Delaware

Forest Park Station LLC

Delaware

Foxridge Station LLC

Delaware

Franklin Station LLC

Delaware

French Golden Gate Station LLC

Delaware

Georgesville Station LLC

Delaware

Glen Lakes Station LLC

Delaware

Glen Lakes Station II LLC

Delaware

Glenbrook Station LLC

Delaware

Glenwood Crossing Station LLC

Delaware

Glenwood Station LLC

Delaware

Glynn Place Station LLC

Delaware

Golden Eagle Station II LLC

Delaware

Golden Eagle Station LLC

Delaware

Golden Station LLC

Delaware

Goolsby Pointe Station LLC

Delaware

Goolsby Pointe Outparcel Station LLC

Delaware

Goshen Station LLC

Delaware

Grassland Crossing Station LLC

Delaware

Grayson Station LLC

Delaware

Green Valley Station LLC

Delaware

Greentree Station LLC

Delaware

Grocery Retail Partners I LLC

Delaware

Hamilton Mill Village Station LLC

Delaware

Hamilton Ridge Station LLC

Delaware

Hamilton Ridge Station Outparcel LLC

Delaware

Hamilton Village Station LLC

Delaware

Hampton Pointe Station LLC

Delaware

Hampton Village Station LLC

Delaware

Harbour Village Station LLC

Delaware

Harpers Station LLC

Delaware

Harrison Pointe Station LLC

Delaware

Hartville Station LLC

Delaware

Harvest Station LLC

Delaware

Hastings Marketplace Station LLC

Delaware

Heath Brook Station LLC

Delaware

Heritage Plaza Station II LLC

Delaware

Heritage Plaza Station LLC

Delaware

Herndon Station L.P.

Delaware

Heron Creek Station LLC

Delaware

Heron Creek Station I LLC

Delaware

Hickory Creek Station LLC

Delaware

Hickory Station LLC

Delaware

Hickory Flat Station LLC

Delaware

Highland Fair Station LLC

Delaware

Hilander Village Station LLC

Delaware

Hilfiker Station LLC

Delaware

Hillside - West LLC

Delaware

Hoffman Village Station LLC

Delaware

Hurstborne Townfair Station LLC

Delaware

Indian Wells Station L.P.

Delaware

Irmo Station LLC

Delaware

Island Walk Station LLC

Delaware

Jensen Beach Station LLC

Delaware

Kings Crossing Station LLC

Delaware

Kipling Station LLC

Delaware

Kirkwood Market Place Station LLC

Delaware

Kleinwood Station LLC

Delaware

Lafayette Station LLC

Ohio

Laguna Station L.P.

Delaware

Lakeland Station LLC

Delaware

Lake Mary Station LLC

Delaware

Lake Pointe Station LLC

Delaware

Lake Village Station LLC

Delaware

Lake Village Station Outparcel LLC

Delaware

Lake Washington Station LLC

Delaware

Lakeside (Salem) Station LLC

Delaware

Lakewood (Ohio) Station LLC

Delaware

Lakewood Station LLC

Delaware

LaPlata IV LLC

Delaware

LaPlata North LLC

Delaware

LaPlata Plaza LLC

Delaware

LaPlata South LLC

Delaware

Lemont Plaza Station LLC

Delaware

Livonia Station LLC

Delaware

Loganville Crossing Station LLC

Delaware

Loganville Station LLC

Delaware

Loganville Station Outparcel LLC

Delaware

Lumina Commons Station LLC

Delaware

Lutz Lake Station LLC

Delaware

Lynnwood Place Station LLC

Delaware

Mableton Crossing Station LLC

Delaware

Macland Pointe Station LLC

Delaware

Mansell Village Station LLC

Delaware

Mansfield Station LLC

Delaware

Maple View Outparcel Station LLC

Delaware

Maple View Station LLC

Delaware

Marion Oaks Station LLC

Delaware

Marion Oaks TRS Station LLC

Delaware

Market Walk Station LLC

Delaware

Mayfair Station LLC

Delaware

McKinney Station II LLC

Delaware

McKinney Station LLC

Delaware

Meadows on the Parkway Station LLC

Delaware

Meadowthorpe Station LLC

Delaware

Memorial Kirkwood Station LLC

Delaware

MetroWest Village Station LLC

Delaware

Milan Station LLC

Delaware

Monfort Heights Station LLC

Delaware

Montville Station LLC

Delaware

Mountain Crossing Station LLC

Delaware

Mountain Park Station LLC

Delaware

Murphy Marketplace Station LLC

Delaware

Murray Station LLC

Delaware

Murray Station North LLC

Delaware

Murray Station Outlot LLC

Delaware

Naperville Crossings Station LLC

Delaware

Naperville Crossings Station II LLC

Delaware

New Bern Station LLC

Delaware

New Prague Station LLC

Delaware

NGCF PE Member LLC

Delaware

Nordan Station LLC

Delaware

Normal Station LLC

Delaware

Normandale Station LLC

Delaware

North Point Station L.P.

Delaware

North Pointe (SC) Station LLC

Delaware

Northlake Station LLC

Delaware

Northpark Station LLC

Delaware

Northpark Village Station LLC

Delaware

Northridge Station LLC

Delaware

Northside Station L.P.

Delaware

Northstar Marketplace Station LLC

Delaware

Northtowne Station LLC

Delaware

Northwoods Crossing Station LLC

Delaware

Norwood Station LLC

Delaware

NRV PE Member LLC

Delaware

Oak Creek Station LLC

Delaware

Oak Grove Station LLC

Delaware

Oak Meadows Station LLC

Delaware

Oak Mill Station II LLC

Delaware

Oak Mill Station LLC

Delaware

Oakhurst Plaza Station LLC

Delaware

Ocean Breeze Station LLC

Delaware

Old Alabama Square Station LLC

Delaware

Onalaska Station LLC

Delaware

Orange Grove Station LLC

Delaware

Orchard Square Station LLC

Delaware

Orchards Center Station LLC

Delaware

Ormond Beach Station LLC

Delaware

Pabst Farms Station II LLC

Delaware

Pabst Farms Station LLC

Delaware

PAI GP LLC

Delaware

Palmer Town Station LLC

Delaware

Palmetto Pavilion Station LLC

Delaware

Paradise Crossing Station LLC

Delaware

Paradise Lakes Station LLC

Delaware

Park Place Station LLC

Delaware

Parsons Village Station LLC

Ohio

Pawleys Island Station LLC

Delaware

PE OP II Value Added Grocery, LLC

Delaware

PE Value Added Grocery HoldCo, LLC

Delaware

PECO GRP I Managing Member LLC

Delaware

PECO Value Added Grocery Manager, LLC

Delaware

Phillips Edison Employee Partnership LLC

Delaware

Phillips Edison & Company Ltd.

Ohio

Phillips Edison & Company, Inc.

Maryland

Phillips Edison Grocery Center OP GP I LLC

Delaware

Phillips Edison Grocery Center OP GP II LLC

Delaware

Phillips Edison Grocery Center Operating Partnership I, L.P.

Delaware

Phillips Edison Grocery Center Operating Partnership II, L.P.

Delaware

Phillips Edison Grocery TRS, Inc

Delaware

Phillips Edison HoldCo LLC

Ohio

Phillips Edison HoldCo Manager LLC

Ohio

Phillips Edison Institutional Joint Venture I, L.P.

Delaware

Phillips Edison Institutional REIT LLC

Delaware

Phillips Edison Institutional REIT QRS LLC

Delaware

Phillips Edison North Carolina LLC

Delaware

Phillips Edison NTR III LLC

Delaware

Phillips Edison Value Added Grocery Venture, LLC

Delaware

Plano Station LLC

Delaware

Plaza 23 Station LLC

Delaware

Plaza of the Oaks Station LLC

Delaware

Point Loomis Station LLC

Delaware

Point Loomis Station II LLC

Delaware

Point Loomis Station III LLC

Delaware

Providence Commons Station LLC

Delaware

Quail Pointe Station L.P.

Delaware

Quartz Hill Station LLC

Delaware

Quartz Hill Station II L.P.

Delaware

Quartz Hill Station III L.P.

Delaware

Quivira Crossings Station LLC

Delaware

Quivira Crossings Station Outparcel LLC

Delaware

Rainbow Station North LLC

Delaware

Rainbow Station South LLC

Delaware

Raynham Station LLC

Delaware

Raynham Station II LLC

Delaware

Red Maple Station L.P.

Delaware

Richmond Station LLC

Delaware

Ridgeview Marketplace Station LLC

Delaware

Ridgeview Marketplace Station II LLC

Delaware

Rio Hill Station LLC

Delaware

Riverlakes Station L.P.

Delaware

Rivermont Station II LLC

Delaware

Rivermont Station LLC

Delaware

Riverpark Station LLC

Delaware

Riverplace Station LLC

Delaware

Rockledge Station LLC

Delaware

Rocky Ridge Station LLC

Delaware

Rolling Meadows Station LLC

Delaware

Rosewick Crossing Station LLC

Delaware

Roxborough Station LLC

Delaware

Rue De France Station LLC

Delaware

San Mateo Station LLC

Delaware

Sandhill Village Station LLC

Delaware

Sanibel Station LLC

Delaware

Savage Station LLC

Delaware

Savoy Station LLC

Delaware

Seven Hills Station LLC

Delaware

Shakopee Station LLC

Delaware

Shasta Station L.P.

Delaware

Shaws Easton Station LLC

Delaware

Shaws Hanover Station LLC

Delaware

Sheffield Crossing Station LLC

Delaware

Shiloh Station LLC

Delaware

Shoregate Station LLC

Delaware

Shorewood Station LLC

Delaware

Sidney Station LLC

Delaware

Sierra Station L.P.

Delaware

Sierra Vista Station L.P.

Delaware

Signature Capital Development LLC

Delaware

Silver Rock Insurance, Inc.

Utah

Silver Rock Real Estate LLC

Delaware

Snowview Station LLC

Delaware

South Oaks (Missouri) Station LLC

Delaware

South Oaks Station LLC

Ohio

South Point Station LLC

Delaware

Southampton Outparcel Station LLC

Delaware

Southampton Station LLC

Delaware

Southern Palms Station LLC

Delaware

Southfield Station LLC

Delaware

Southgate Station LLC

Delaware

Southwest Marketplace Station LLC

Delaware

Spivey Junction Station LLC

Delaware

Spring Cypress Village Station LLC

Delaware

Springs Station LLC

Delaware

St Cloud Station LLC

Delaware

St. Charles Station LLC

Delaware

Statler Station LLC

Delaware

Staunton Station LLC

Delaware

Sterling Point Station L.P.

Delaware

Stockbridge Station LLC

Delaware

Stockbridge Station Outparcel LLC

Delaware

Stone Gate Station LLC

Delaware

Stonewall Station LLC

Delaware

Sudbury Crossing Station LLC

Delaware

Sulphur Grove Station LLC

Delaware

Summerville Station LLC

Delaware

Sunburst Station LLC

Delaware

Sunridge Station L.P.

Delaware

Sunset Center Station LLC

Delaware

Sunset Lakes Station LLC

Delaware

Suntree Station LLC

Delaware

Surprise Lake Station LLC

Delaware

The Phillips Edison Group LLC

Ohio

The Phillips Edison Group II LLC

Delaware

Thompson Valley Station III LLC

Delaware

Thompson Valley Station LLC

Delaware

Thompson Valley Station Outlot LLC

Delaware

Titusville Station LLC

Delaware

Titusville Station II LLC

Delaware

Town & Country (CA) Station L.P.

Delaware

Town & Country Noblesville Station LLC

Delaware

Towne Crossing Station LLC

Delaware

Townfair (PA) Station LLC

Delaware

Tramway Station L.P

Delaware

Uptown Station LLC

Delaware

Valrico Station LLC

Delaware

Village Center Station LLC

Delaware

Village Mooresville Station LLC

Delaware

Village One Station LLC

Delaware

Vineyard Center Station L.P.

Delaware

Vineyard Station LLC

Delaware

Walden Park Station LLC

Delaware

Waterford Park Station LLC

Delaware

Waynesboro Station LLC

Delaware

Wesley Chapel Station LLC

Delaware

West Acres Station L.P.

Delaware

West Creek Station LLC

Delaware

West Village Station LLC

Delaware

Westcreek Plaza Station LLC

Delaware

Westgate North Station LLC

Delaware

Westgate Ohio Station LLC

Delaware

Westridge Outparcel Station LLC

Delaware

Westridge Station LLC

Delaware

Westwoods Station LLC

Delaware

Westwoods Station Phase II LLC

Delaware

Wheat Ridge Station LLC

Delaware

Willimantic Station LLC

Delaware

Willowbrook Commons Station LLC

Delaware

Winchester Gateway Station LLC

Delaware

Windermere Station LLC

Delaware

Windmill Place Station LLC

Delaware

Windmill Station L.P.

Delaware

Windover Station LLC

Delaware

Windsor Station L.P.

Delaware

Winter Springs Station LLC

Delaware

Wyandotte Plaza Station LLC

Delaware

Yorktown Station LLC

Delaware

Yorktown Station II LLC

Delaware

Financial health

Two standard screens, computed from the XBRL in FY2025 against FY2024. Every test shows the numbers behind it — a score with its inputs hidden is a number you cannot check.

Piotroski F-score

5 / 7

PASSReturn on assets positiveROA 2.1%
PASSOperating cash flow positiveOCF 348M
PASSReturn on assets improving1.2% → 2.1%
PASSCash flow exceeds earningsOCF 348M vs NI 111M
FAILLong-term debt ratio falling41.8% → 44.9% of assets
FAILCurrent ratio improvingno data
FAILNo share dilution137M → 139M shares
FAILGross margin improvingno gross profit reported
PASSAsset turnover improving0.13× → 0.14×

Year

Revenue

Net income

Free cash flow

Gross margin

FY2020

$498.0M

$4.8M

—

333,466,000

FY2021

$532.8M

$15.1M

—

116,672,000

FY2022

$575.4M

$48.3M

—

130,332,000

FY2023

$610.1M

$56.8M

—

132,970,000

FY2024

$661.4M

$62.7M

—

136,821,000

FY2025

$726.6M

$111.3M

—

138,899,000

Ownership flow

13 institutions tracked — 8 added, 4 reduced, 1 opened a new position. Index money added 1,417,580 shares while active managers cut 228,228.

Institutional holders of Phillips Edison & Company, Inc. and their share-count change
Manager	Kind	Shares	Change	Value
BlackRock, Inc.	Index	23,307,528	+1,256,516	$970.1M
WELLINGTON MANAGEMENT GROUP LLP	Active fund	4,011,362	−1,200,733	$167.0M
BANK OF AMERICA CORP /DE/	Active fund	1,123,351	+569,574	$46.8M
RENAISSANCE TECHNOLOGIES LLC	Hedge fund	681,402	+288,400	$28.4M
STATE STREET CORP	Index	7,290,689	+161,064	$304.2M
JPMORGAN CHASE & CO	Active fund	1,928,640	+136,992	$81.7M
CITADEL ADVISORS LLC	Hedge fund	9,900	−115,093	$412,038
FMR LLC	Active fund	4,220,531	+87,939	$175.7M
AQR CAPITAL MANAGEMENT LLC	Hedge fund	237,191	+45,973	$9.9M
MORGAN STANLEY	Active fund	901,192	−44,935	$37.5M
PRICE T ROWE ASSOCIATES INC /MD/	Active fund	151,540	+22,644	$6.3M
Point72 Asset Management, L.P.	Hedge fund	36,228	−18,989	$1.5M

NORGES BANK holds a position with no prior filing to compare against, so its change is unknown rather than zero — and it is left out of the totals above.

Questions about Phillips Edison & Company, Inc.

How many subsidiaries does Phillips Edison & Company, Inc. file with the SEC?

415, listed in its most recent exhibit 21. They are incorporated across 4 jurisdictions (Delaware, Ohio, Maryland, Utah). That exhibit is filed with the company's annual report and is the company's own list, not an estimate.

Is Phillips Edison & Company, Inc. financially healthy?

Phillips Edison & Company, Inc. scores 5 out of 7 on the Piotroski F-score. Only 7 of the nine tests could be computed from what it filed; the rest need a prior year it has not reported. Every test and the numbers behind it are shown above, so the arithmetic is checkable rather than something you have to take on trust.

Who are the largest institutional holders of Phillips Edison & Company, Inc.?

Among the managers tracked here, the biggest positions as of the 2026-Q2 13F filings are BlackRock, Inc. (adding), STATE STREET CORP (adding), FMR LLC (adding). Direction is the change in share count against that manager's own previous filing; managers with no prior filing are left out rather than counted as new buyers.