Phillips Edison & Company, Inc. (NASDAQ:PECO), a leading owner and operator of grocery-anchored neighborhood shopping centers, reported strong second quarter 2024 results, showcasing the strength of its differentiated strategy and high-quality portfolio. The company's focus on necessity-based retail and strategic partnerships continues to drive impressive operational and financial performance.
For the full year 2023, PECO reported net income of $56.8 million, revenue of $610.1 million, operating cash flow of $300.2 million, and free cash flow of $204.9 million. In the second quarter of 2024, the company generated net income of $16.9 million and revenue of $161.5 million.
Business Overview
PECO is a real estate investment trust (REIT) that owns and operates a portfolio of grocery-anchored neighborhood shopping centers across the United States. The company's strategy is centered on acquiring and managing properties anchored by leading grocery retailers, which serve as the foundation for its high-performing centers. As of June 30, 2024, PECO owned equity interests in 306 shopping centers, including 286 wholly-owned properties and 20 centers owned through an unconsolidated joint venture.
PECO's portfolio is strategically positioned in suburban markets with favorable demographics, including high population growth, above-average household incomes, and low unemployment rates. Approximately 97% of the company's annualized base rent (ABR) is generated from omni-channel grocery-anchored shopping centers, with the top two grocery tenants being Kroger and Publix. This focus on necessity-based retail has been a key driver of PECO's consistent performance, as consumers continue to prioritize essential goods and services.
Operational Highlights
PECO's operational excellence was on full display in the second quarter of 2024. The company reported record-high inline leased occupancy of 95.1%, a sequential increase of 30 basis points. Anchor occupancy also increased 40 basis points to 98.8%, demonstrating the strong demand for space in PECO's centers.
The company's leasing activity remained robust, with new lease spreads of 34.4% and renewal lease spreads of 20.5% during the quarter. These impressive spreads reflect the strong bargaining power PECO holds in its markets, as well as the high demand from retailers seeking space in the company's well-located, grocery-anchored properties.
PECO's portfolio retention rate remained strong at 89%, with inline retention at 85%, well ahead of the historical five-year average of 78%. This high retention rate is a testament to the quality of PECO's Neighbors (tenants) and the company's ability to maintain occupancy and drive rent growth.
Acquisition and Development Activity
During the second quarter of 2024, PECO acquired two shopping centers and one land parcel for a total of $60 million. Subsequent to the quarter end, the company acquired an additional property and land parcel for $11 million. For the full year 2024, PECO is reaffirming its guidance for net acquisitions of $200 million to $300 million, with a focus on properties that meet its strict underwriting criteria of being anchored by a top-one or top-two grocer and generating an unlevered internal rate of return (IRR) of at least 9%.
In addition to its acquisition activity, PECO continues to invest in value-enhancing redevelopment and ground-up development projects. The company expects to invest $40 million to $50 million annually in these initiatives, targeting weighted average cash-on-cash yields between 9% and 12%.
New Joint Venture with Cohen & Steers
One of the highlights of the quarter was PECO's announcement of a new joint venture with Cohen & Steers, a leading real estate investment management firm. The joint venture, Necessity Retail Venture LLC (NRV), has committed equity of $300 million and a total investment target of $600 million to $700 million.
The NRV joint venture will focus on acquiring open-air, grocery-anchored shopping centers, leveraging PECO's deep expertise in the sector. PECO will own a 20% stake in the venture, while Cohen & Steers will hold the remaining 80%. This partnership allows PECO to expand its acquisition capabilities and access additional growth capital, while maintaining its disciplined approach to underwriting and portfolio management.
Financials
PECO's financial performance in the second quarter of 2024 was solid, with Nareit Funds from Operations (FFO) increasing 3.3% to $78.4 million, or $0.57 per diluted share. Core FFO, which excludes certain non-recurring items, grew 2.9% to $80 million, or $0.59 per diluted share.
The company's same-center net operating income (NOI) growth in the quarter was 1.9%, driven by a 4.3% increase in rental income, partially offset by lower tenant recovery income and higher property-level expenses. PECO's balance sheet remains strong, with a net debt to Adjusted EBITDA ratio of 5.1x and 91% of its total debt fixed-rate as of June 30, 2024.
During the quarter, PECO completed a $350 million bond offering of 5.75% senior notes due 2034, further strengthening its liquidity position and extending its debt maturity profile. The company has approximately $743 million of liquidity available to support its acquisition and growth initiatives.
Guidance and Outlook
For the full year 2024, PECO has reaffirmed its guidance for Nareit FFO and Core FFO, which reflect 6% and 3% growth over 2023 at the midpoints, respectively. The company also reaffirmed its same-center NOI growth guidance of 3.25% to 4.25%.
Looking beyond 2024, PECO believes its internal and external growth opportunities, including the new NRV joint venture, will provide a long-term growth outlook in the mid-to-high single digits for Core FFO per share. The company expects a comparable or faster growth rate for Adjusted FFO per share, as it continues to increase same-center occupancy and reduce tenant improvement costs.
Risks and Challenges
While PECO's performance has been impressive, the company is not immune to broader macroeconomic and industry-specific risks. These include rising interest rates, inflationary pressures, and potential changes in consumer spending patterns. Additionally, the company faces competition from other shopping center REITs and the ongoing evolution of the retail landscape.
PECO's geographic concentration in Florida and California, which account for 12.3% and 10.8% of its ABR, respectively, also exposes the company to regional economic and weather-related risks. The company's ability to navigate these challenges and continue its strong operational and financial execution will be crucial in the years ahead.
Conclusion
Phillips Edison & Company, Inc. has demonstrated its ability to deliver consistent, market-leading performance through its differentiated strategy and high-quality portfolio of grocery-anchored shopping centers. The company's strong second quarter results, including record-high occupancy and impressive leasing spreads, underscore the strength of its platform and the resilience of its Neighbor base.
PECO's new joint venture with Cohen & Steers provides additional growth opportunities, while the company's disciplined approach to acquisitions and development projects positions it well for continued success. With a solid balance sheet, ample liquidity, and a positive long-term outlook, PECO appears well-equipped to navigate the current economic environment and create value for its shareholders.