Every material Form 8-K Phillips Edison & has filed with the SEC since July 25, 2024, read and summarized by AI: what happened, the key figures, whether it reads positive or negative for shareholders, and how big a deal it is (impact 1-5). Newest first; each brief links to its own page and to the filing on SEC.gov.
Phillips Edison & Company reported third quarter 2026 net income attributable to stockholders of $62.7 million, or $0.49 per diluted share, up from $24.7 million, or $0.20, a year earlier. Core FFO rose 11.3% to $100.7 million, or $0.71 per diluted share, and the company raised the low end of its full-year 2026 Core FFO guidance to $2.75 to $2.79 per diluted share.
Q3 2026 Core FFO of $0.71 per diluted share, up 9.2% year over year on a per-share basis; Nareit FFO of $0.69 per diluted share
Full-year 2026 net income per diluted share guidance raised to $1.21 to $1.24, from $0.95 to $0.97
Full-year 2026 Core FFO guidance is $2.75 to $2.79 per diluted share, up from $2.73 to $2.79; same-center NOI growth guidance is 3.50% to 4.00%
Subsequent to quarter end, the company closed a new $350 million unsecured term loan maturing October 23, 2029
PECO reported second-quarter 2026 results on July 23, 2026, with net income attributable to stockholders of $41.1 million, up from $12.8 million a year earlier. The company also raised its full-year 2026 Core FFO per diluted share guidance to $2.73 to $2.79 from $2.72 to $2.78, and raised its gross acquisitions guidance to $500 million to $600 million. Higher earnings and a higher outlook are positive for shareholders, though the quarter's net income included a $19.4 million gain on property disposals.
Q2 2026 net income attributable to stockholders was $41.1 million, or $0.33 per diluted share, versus $12.8 million, or $0.10, in Q2 2025.
Q2 2026 Core FFO was $95.5 million, or $0.69 per diluted share, up from $0.64 in Q2 2025.
Updated full-year 2026 Core FFO guidance is $2.73 to $2.79 per diluted share, up from $2.72 to $2.78; gross acquisitions guidance is $500 million to $600 million, up from $400 million to $500 million.
Leased portfolio occupancy was 97.3% as of June 30, 2026, compared with 97.4% a year earlier.
Phillips Edison & Company reported first-quarter 2026 net income attributable to stockholders of $30.4 million, or $0.24 per diluted share, up from $26.3 million, or $0.21, a year earlier. The company also raised its full-year 2026 Core FFO per share guidance to $2.72 to $2.78 from $2.71 to $2.77, which matters to shareholders because it signals higher expected operating earnings for the year.
First-quarter Core FFO was $0.69 per diluted share, up from $0.65, a 6.2% increase
Full-year 2026 Core FFO per share guidance raised to $2.72 to $2.78 from $2.71 to $2.77
Full-year 2026 net income per share guidance raised to $0.79 to $0.81 from $0.74 to $0.77
Conference call and webcast scheduled for Friday, April 24, 2026 at 12:00 p.m. Eastern Time
On February 26, 2026, Phillips Edison Grocery Center Operating Partnership I, L.P., a subsidiary, completed an underwritten public offering of $350 million of 4.750% senior notes due March 15, 2033, fully guaranteed by parent Phillips Edison & Company, Inc. The notes were sold at 99.295% of principal, with estimated net proceeds of about $346.5 million, which the company intends to use for general corporate purposes, including repaying its revolving credit facility and term loans.
$350 million principal of 4.750% senior notes, maturing March 15, 2033; interest is payable March 15 and September 15, starting September 15, 2026.
Underwriters paid 99.295% of principal; estimated net proceeds are about $346.5 million after the underwriting discount and fees.
Proceeds are intended for general corporate purposes, including repaying revolver borrowings and term loans.
The issuer may redeem the notes before January 15, 2033 at the greater of par or a make-whole premium, and at par afterward.
Phillips Edison & Company reported fourth quarter 2025 net income attributable to stockholders of $47.5 million, or $0.38 per diluted share, up from $18.1 million, or $0.15, a year earlier. Core FFO rose 6.2% to $91.1 million, or $0.66 per diluted share, and full-year 2025 Core FFO per share was $2.60, up 7.0% from 2024. The company also issued 2026 guidance of $2.71 to $2.77 per share for Core FFO.
Q4 2025 net income attributable to stockholders was $47.5 million, or $0.38 per diluted share, versus $18.1 million, or $0.15, in Q4 2024
Q4 2025 Nareit FFO rose 5.9% to $88.8 million, or $0.64 per diluted share; full-year Nareit FFO per share was $2.54
2026 full-year guidance: Core FFO per share $2.71-$2.77, Nareit FFO per share $2.65-$2.71, same-center NOI growth 3.00%-4.00%
Conference call and webcast scheduled for Friday, February 6, 2026, at 12:00 p.m. Eastern Time
Phillips Edison & Company reported third-quarter 2025 net income attributable to stockholders of $24.7 million, or $0.20 per diluted share, up from $11.6 million, or $0.09, a year earlier. The company raised its full-year 2025 Core FFO, Nareit FFO and net income per share guidance ranges, which benefits shareholders if results track the new outlook.
Q3 2025 net income attributable to stockholders was $24.7 million, or $0.20 per diluted share, versus $11.6 million, or $0.09, in Q3 2024.
Q3 2025 Core FFO rose 7.3% to $90.6 million, or $0.65 per diluted share, from $84.4 million, or $0.62, a year earlier.
Full-year 2025 Core FFO per share guidance was raised to $2.57 to $2.61 from $2.55 to $2.60; Nareit FFO guidance was raised to $2.51 to $2.55 from $2.50 to $2.54.
Management will discuss results on a conference call Friday, October 24, 2025, at 12:00 p.m. Eastern Time.
Phillips Edison & Company's board approved a 5.7% increase in its monthly distribution to $0.1083 per share, or $1.30 annualized, up from $1.23. The company also disclosed a third amendment to its credit agreement with PNC Bank, which removes the credit spread adjustment on SOFR and adds sustainability-linked KPIs that may adjust the interest rate margin. For shareholders, the filing shows a higher distribution rate and a change to the cost terms of the company's credit facility.
Monthly distribution of $0.1083 per share, or $1.30 annualized, up 5.7% from $1.23 annualized
Distributions payable October 1, 2025 (September record date, September 15) and November 4, 2025 (October record date, October 15)
Third amendment dated August 29, 2025 removes the SOFR credit spread adjustment and adds sustainability KPIs that may adjust the interest rate margin
CEO Jeff Edison cited the fifth consecutive annual distribution increase and the second consecutive increase above 5%
Phillips Edison & Company reported second quarter 2025 results on July 24, 2025, with Core FFO up 10.3% to $88.2 million and total revenues of $177.8 million, while net income attributable to stockholders fell to $12.8 million from $15.3 million. The company raised its full-year 2025 Core FFO per share guidance to $2.55 to $2.60 from $2.52 to $2.59, which matters to shareholders because it signals higher expected earnings for the year.
Q2 2025 net income attributable to stockholders was $12.8 million, or $0.10 per diluted share, compared with $15.3 million, or $0.12, in Q2 2024.
Q2 2025 Core FFO rose 10.3% to $88.2 million, or $0.64 per diluted share, from $80.0 million, or $0.59, a year earlier.
Full-year 2025 Core FFO per share guidance was raised to $2.55 to $2.60 from $2.52 to $2.59.
Management will discuss results on a conference call and webcast on Friday, July 25, 2025, at 12:00 p.m. Eastern Time.
Phillips Edison Grocery Center Operating Partnership I, L.P., a subsidiary, completed an underwritten public offering of $350 million of 5.250% senior notes maturing August 15, 2032, guaranteed by Phillips Edison & Company, Inc. The estimated net proceeds of approximately $346.2 million are intended for general corporate purposes, including repaying revolving credit facility borrowings and term loans, which adds long-term debt while refinancing existing borrowings.
Notes: $350,000,000 aggregate principal of 5.250% senior notes due August 15, 2032
Underwriters paid 99.207% of principal; estimated net proceeds approximately $346.2 million
Interest payable February 15 and August 15, beginning February 15, 2026
Proceeds to repay revolving credit facility borrowings and term loans, among other general corporate uses
Phillips Edison & Company reported first-quarter 2025 net income attributable to stockholders of $26.3 million, or $0.21 per diluted share, up from $17.7 million, or $0.14, a year earlier, and total revenues rose to $178.3 million from $161.3 million. The company raised its full-year 2025 net income per share guidance to $0.58 to $0.63 from $0.54 to $0.59, while its Nareit FFO and Core FFO per share guidance was unchanged, though the press release headline describes the guidance as affirmed.
Net income attributable to stockholders was $26.3 million, or $0.21 per diluted share, versus $17.7 million, or $0.14, in Q1 2024
Nareit FFO rose 11.2% to $89.0 million, or $0.64 per diluted share; Core FFO rose 11.2% to $90.8 million, or $0.65 per diluted share
2025 net income per share guidance is $0.58 to $0.63, up from $0.54 to $0.59; Nareit FFO and Core FFO per share guidance is unchanged at $2.47 to $2.54 and $2.52 to $2.59
Net debt to annualized Adjusted EBITDAre was 5.3x at March 31, 2025, up from 5.0x at December 31, 2024; conference call is April 25, 2025 at 12:00 p.m. Eastern Time
On February 4, 2025, Phillips Edison & Company and its operating partnership entered into first amendments to three credit agreements with Bank of America, KeyBank and Capital One. Each amendment makes conforming changes tied to earlier amendments to the company's credit agreement with PNC Bank, and the filing gives no new borrowing amounts, rates or terms.
Bank of America Amendment amends the Second Amended and Restated Credit Agreement dated July 31, 2023 (Exhibit 10.1)
KeyBank Amendment amends the Amended and Restated Credit Agreement dated July 31, 2023 (Exhibit 10.2)
Capital One Amendment amends the Amended and Restated Credit Agreement dated July 31, 2023 (Exhibit 10.3)
All three amendments are dated February 4, 2025 and were filed with the 8-K on February 7, 2025
Phillips Edison & Company reported fourth quarter and full-year 2024 results and issued 2025 guidance. Fourth quarter net income attributable to stockholders rose to $18.1 million, or $0.15 per diluted share, from $13.5 million, or $0.11, a year earlier, and full-year Core FFO per share reached $2.43, up 3.8%. For 2025, the company guided Core FFO per share to $2.52 to $2.59, which it says represents 5.1% growth at the midpoint, and gross acquisitions of $350 million to $450 million.
Q4 2024 net income attributable to stockholders was $18.1 million, or $0.15 per diluted share, versus $13.5 million, or $0.11, in Q4 2023.
Q4 2024 Core FFO was $85.8 million, or $0.62 per diluted share, up 10.2%; full-year Core FFO was $2.43 per diluted share, up 3.8%.
2025 guidance: Core FFO per share $2.52 to $2.59; Nareit FFO per share $2.47 to $2.54; net income per share $0.54 to $0.59.
Conference call and webcast set for Friday, February 7, 2025, at 12:00 p.m. Eastern Time.
Phillips Edison & Company entered a second amendment to its credit agreement with PNC Bank as administrative agent, increasing the revolving credit facility to $1.0 billion and extending its maturity to January 9, 2029, subject to two six-month extensions. The term loan's principal and maturity are unchanged, and the filing does not report any new borrowing amounts.
Revolving credit facility increased to $1,000,000,000 from the Second Amendment dated January 9, 2025
Revolver maturity extended to January 9, 2029, with two consecutive six-month extension options
Margin ranges from 0.725% to 1.400% and facility fee from 0.125% to 0.300%, based on credit rating and other metrics
Sustainability pricing adjustment on the revolver ceases to apply on April 1, 2025; term loan rate unaffected
Phillips Edison reported third-quarter 2024 Core FFO of $84.4 million, or $0.62 per diluted share, up 9.6% from a year earlier, and narrowed its full-year 2024 Core FFO per share guidance to $2.40 to $2.44 from $2.37 to $2.45. GAAP net income attributable to stockholders fell to $11.6 million, or $0.09 per diluted share, from $12.2 million, or $0.10, a year earlier. Shareholders see higher recurring earnings and raised acquisition guidance, while reported net income declined.
Q3 2024 Core FFO was $84.4 million, or $0.62 per diluted share, up from $0.58 in Q3 2023.
Q3 2024 net income attributable to stockholders was $11.6 million, or $0.09 per diluted share, versus $12.2 million, or $0.10, in Q3 2023.
2024 Core FFO per share guidance was updated to $2.40 to $2.44, from a previous $2.37 to $2.45.
2024 acquisitions guidance was raised to $275 million to $325 million, from $200 million to $300 million.
Phillips Edison Grocery Center Operating Partnership I, L.P., a subsidiary guaranteed by Phillips Edison & Company, completed an underwritten public offering of $350 million of 4.950% senior notes due January 15, 2035. The estimated net proceeds of about $341.2 million are intended for general corporate purposes, including acquiring properties and repaying debt, which adds to the company's direct debt obligations.
Principal amount: $350 million; purchase price to underwriters was 97.808% of principal
Notes bear 4.950% interest, paid January 15 and July 15, first payment January 15, 2025, maturing January 15, 2035
Estimated net proceeds of approximately $341.2 million after underwriting discount and expenses
Indenture includes limits on additional debt and a requirement to maintain unencumbered assets
Phillips Edison reported second quarter 2024 net income attributable to stockholders of $15.3 million, or $0.12 per diluted share, up from $14.5 million, or $0.12 per share, a year earlier, and reaffirmed its full-year 2024 Nareit and Core FFO per-share guidance. Per-share Nareit FFO fell to $0.57 from $0.58, and Core FFO per share was flat at $0.59, so per-share results did not improve even as dollar totals rose. The company also announced a joint venture with Cohen & Steers Income Opportunities REIT that targets $300 million in equity.
Q2 2024 Nareit FFO was $78.4 million, or $0.57 per diluted share, compared with $0.58 in Q2 2023.
Q2 2024 Core FFO was $80.0 million, or $0.59 per diluted share, flat with Q2 2023.
2024 Nareit FFO guidance of $2.34 to $2.41 per share and Core FFO guidance of $2.37 to $2.45 per share were reaffirmed.
Management will hold a conference call on Friday, July 26, 2024, at 12:00 p.m. Eastern Time.
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