Phillips Edison & Company, Inc. (NASDAQ:PECO) Q1 2024 Earnings Conference Call April 26, 2024 ET Company Participants Kimberly Green - Head of IR Jeff Edison - CEO Bob Myers - President John Caulfield - CFO Conference Call Participants Caitlin Burrows - Goldman Sachs Lizzy Doykan - Bank of America Ronald Kamden - Morgan Stanley Ravi Vaidya - Mizuho Michael Mueller - JPMorgan Juan Sanabria - BMO Capital Markets Dori Kesten - Wells Fargo Tayo Okusanya - Deutsche Bank Todd Thomas - KeyBanc Capital Operator Goo ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (Mark One) ☑ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2024 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from _____ to _____ Commission File Number: 000-54691 11501 Northlake Drive, Cincinnati, Ohio 45249 (Address of principal executive offices) (Zip code) (513) 554-1 ...

Table of Contents INTRODUCTORY NOTES | | ele | r | s | | a | s e 6 | E | | nin | R | | g | | | a | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | I N | U | I e | R | A | e | T S s ult s 1 0 | N O | S o f | A L r | E | F | vie | w | L R | C v | F I N A N C I A L S U M M A RY | C | o | n | s | olid | a | t | e | d | B | ala | n | c | e | S | h | e | e | t | s | 1 | 2 | C | o | n | s | olid | a | t | e | d | S | t | a | t | e | m | e | n | t | s | o | f | O ...

Compliance and Regulatory Impact - Compliance with government regulations impacts the company's capital expenditures, earnings, and competitive position, with costs incurred to monitor and comply with various laws including federal securities, REIT, environmental, and ADA regulations[23] Financial Strategy and Leverage - The company's strategy focuses on disciplined acquisitions to grow its portfolio while maintaining an attractive leverage profile and flexible balance sheet[16] - High debt levels could limit the company's ability to adjust to market changes, access capital markets, and reduce free cash flow available for operations and distributions[79] - The company issued $350 million aggregate principal amount of 2.625% senior notes in October 2021 and may issue additional debt or equity securities in the future, potentially diluting existing stockholders[138] - The company's exchange of OP units for common stock or issuance of new shares could adversely affect the market price of common stock and dilute existing stockholders[137] Portfolio Management and Growth - The company's vertically-integrated operating platform for managing grocery-anchored shopping centers aims to optimize returns and generate growth in the existing portfolio[19] Debt and Interest Rate Sensitivity - 22.4% of the company's outstanding debt as of December 31, 2023, is variable rate debt, making it susceptible to interest rate increases that could impact interest payments and distributions to stockholders[85] - The company had four interest rate swaps fixing SOFR on $700 million of unsecured term loan facilities as of December 31, 2023, and entered into an additional $150 million swap in January 2024[246] - The company estimates a 1 percentage point increase in interest rates on $445.8 million of variable-rate debt would result in approximately $4.5 million of additional annual interest expense[247] - Increases in market interest rates may decrease the value of the company's common stock by making it less attractive relative to other securities[143] Revenue Dependency and Tenant Risks - The company's revenues and cash flows are significantly dependent on anchor Neighbors (occupying 10,000+ sq. ft.), with risks including bankruptcy, lease defaults, or reduced rental rates[49] - Non-anchor Neighbors contribute significantly to revenues, but their vulnerability to economic downturns could adversely affect the company's financial condition and ability to make distributions[52] - The company may face challenges in collecting balances from Neighbors in bankruptcy, with potential reductions in revenues and recovery of claims[55] Corporate Responsibility and Sustainability - The company's corporate responsibility and sustainability program (CRSP), overseen by the Board, aligns with its mission to improve communities and enhance shopping center experiences[26] Distributions and Shareholder Returns - REIT distribution requirements may force the company to borrow funds or rely on external capital to meet distribution obligations, potentially impacting business plans[108] - The company declared and paid monthly distributions of $0.0933 per share ($1.12 annualized) from January to August 2023, and increased the rate by 4.5% to $0.0975 per share ($1.17 annualized) from September to December 2023[167] - The company's distributions to stockholders may change in 2024 based on financial condition, cash flows, and other factors, and may not be equivalent to previous distributions[141] - The company may pay distributions from sources other than cash flows from operations, which could reduce funds available for investment and overall stockholder returns[140] Share Repurchase Program - The company has a share repurchase program approved for up to $250 million of common stock, but no repurchases have been made to date[170] Internal Controls and Financial Reporting - The company's failure to maintain effective internal controls over financial reporting could harm operating results and investor confidence, potentially affecting the stock price[144]

Phillips Edison & Company, Inc. (NASDAQ:PECO) Q4 2023 Earnings Conference Call February 9, 2024 12:00 PM ET Company Participants Kimberly Green - Head of Investor Relations Jeff Edison - Chief Executive Officer Bob Myers - President John Caulfield - Executive Vice President, Chief Financial Officer and Treasurer Devin Murphy - Managing Director, Investment Management Conference Call Participants Caitlin Burrows - Goldman Sachs Tayo Okusanya - Deutsche Bank Lizzy Doykan - Bank of America Todd Thomas - KeyBan ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (Mark One) ☑ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from _____ to _____ Commission File Number: 000-54691 PHILLIPS EDISON & COMPANY, INC. (Exact name of registrant as specified in its charter) Maryland 27-110607 ...

Phillips Edison & Company, Inc. (NASDAQ:PECO) Q3 2023 Results Conference Call November 1, 2023 12:00 PM ET Company Participants Kimberly Green - Head, IR Jeff Edison - Chairman and CEO Devin Murphy - President John Caulfield - CFO Conference Call Participants Caitlin Burrows - Goldman Sachs Jeff Spector - Bank of America Mike Mueller - JP Morgan Haendel St. Juste - Mizuho Juan Sanabria - BMO Capital Markets Todd Thomas - KeyBanc Capital Markets Floris van Dijkum - Compass Point Research and Trading Ron Kamd ...

Notes: 1. Realized performance income includes fees received related to the achievement of certain performance targets in our NRP joint venture. Grocery Centered. Community Focused. 45 Non-GAAP Measures (Cont'd) Financial Leverage Ratios The following table presents the Company's calculation of net debt and total enterprise value, inclusive of the Company's prorated portion of net debt and cash and cash equivalents owned through its unconsolidated joint ventures, as of June 30, 2023 and December 31, 2022 (i ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (Exact name of registrant as specified in its charter) Maryland 27-1106076 (State or other jurisdiction of incorporation or organization) (I.R.S. Employer Identification No.) 11501 Northlake Drive, Cincinnati, Ohio 45249 (Mark One) ☑ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE S ...

Phillips Edison & Company, Inc. (NASDAQ:PECO) Q2 2023 Earnings Conference Call August 2, 2023 12:00 PM ET Company Participants Kim Green - VP, IR Jeffrey Edison - Chairman & CEO Devin Murphy - President John Caulfield - CFO, EVP & Treasurer Conference Call Participants Caitlin Burrows - Goldman Sachs Group Jeffrey Spector - Bank of America Merrill Lynch Ronald Kamdem - Morgan Stanley Ravi Vaidya - Mizuho Securities Juan Sanabria - BMO Capital Markets Dori Kesten - Wells Fargo Securities Todd Thomas - KeyBan ...