10-Q

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, 2022

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	27-1106076
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)

11501 Northlake Drive, Cincinnati, Ohio	45249
(Address of principal executive offices)	(Zip code)

(513) 554-1110

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common stock, par value $0.01 per share	PECO	Nasdaq Global Select Market

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.	Yes	☑	No  ☐
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).	Yes	☑	No  ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.    

Large accelerated filer	Accelerated filer	Non-accelerated filer	Smaller reporting company	Emerging growth company
☐	☐	☑	☐	☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.	☐
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).	Yes	☐	No  ☑

There were 117.1 million shares of the registrant’s Common Stock, $0.01 par value per share, outstanding as of October 31, 2022.

PHILLIPS EDISON & COMPANY, INC. FORM 10-Q

TABLE OF CONTENTS
PART I.
ITEM 1.		FINANCIAL STATEMENTS (CONDENSED AND UNAUDITED)	2
		CONSOLIDATED BALANCE SHEETS AS OF SEPTEMBER 30, 2022 AND DECEMBER 31, 2021	2
		CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021	3
		CONSOLIDATED STATEMENTS OF EQUITY FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021	4
		CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021	6
		NOTES TO THE UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS AS OF AND FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2022
	NOTE 1	ORGANIZATION	8
	NOTE 2	SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES	8
	NOTE 3	LEASES	9
	NOTE 4	REAL ESTATE ACTIVITY	10
	NOTE 5	OTHER ASSETS, NET	11
	NOTE 6	DEBT OBLIGATIONS	12
	NOTE 7	DERIVATIVES AND HEDGING ACTIVITIES	13
	NOTE 8	COMMITMENTS AND CONTINGENCIES	13
	NOTE 9	EQUITY	14
	NOTE 10	EARNINGS PER SHARE	15
	NOTE 11	RELATED PARTY TRANSACTIONS	16
	NOTE 12	FAIR VALUE MEASUREMENTS	17
	NOTE 13	SUBSEQUENT EVENTS	18
ITEM 2.		MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS	19
ITEM 3.		QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK	39
ITEM 4.		CONTROLS AND PROCEDURES	39
PART II.
ITEM 1.		LEGAL PROCEEDINGS	39
ITEM 1A.		RISK FACTORS	39
ITEM 2.		UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS	40
ITEM 3.		DEFAULTS UPON SENIOR SECURITIES	40
ITEM 4.		MINE SAFETY DISCLOSURES	40
ITEM 5.		OTHER INFORMATION	40
ITEM 6.		EXHIBITS	41
		SIGNATURES	42

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 1

w PART I FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

PHILLIPS EDISON & COMPANY, INC.

CONSOLIDATED BALANCE SHEETS

AS OF SEPTEMBER 30, 2022 AND DECEMBER 31, 2021

(Condensed and Unaudited)

(In thousands, except per share amounts)

	September 30, 2022		December 31, 2021
ASSETS
Investment in real estate:
Land and improvements	$	1,656,666	$	1,586,993
Building and improvements	3,539,035		3,355,433
In-place lease assets	470,184		452,504
Above-market lease assets	72,294		68,736
Total investment in real estate assets	5,738,179		5,463,666
Accumulated depreciation and amortization	(1,272,653)		(1,110,426)
Net investment in real estate assets	4,465,526		4,353,240
Investment in unconsolidated joint ventures	27,601		31,326
Total investment in real estate assets, net	4,493,127		4,384,566
Cash and cash equivalents	4,789		92,585
Restricted cash	19,657		22,944
Goodwill	29,066		29,066
Other assets, net	183,774		138,050
Real estate investments and other assets held for sale	—		1,557
Total assets	$	4,730,413	$	4,668,768
LIABILITIES AND EQUITY
Liabilities:
Debt obligations, net	$	1,872,939	$	1,891,722
Below-market lease liabilities, net	108,548		107,526
Earn-out liability	—		52,436
Derivative liabilities	—		24,096
Deferred income	21,586		19,145
Accounts payable and other liabilities	112,433		97,229
Liabilities of real estate investments held for sale	—		288
Total liabilities	2,115,506		2,192,442
Commitments and contingencies (see Note 8)	—		—
Equity:
Preferred stock, $0.01 par value per share, 10,000 shares authorized, zero shares issued and outstanding at September 30, 2022 and December 31, 2021	—		—
Common stock, $0.01 par value per share, 1,000,000 shares authorized, 117,084 shares issued and outstanding at September 30, 2022; 650,000 shares authorized, 19,550 shares issued and outstanding at December 31, 2021	1,170		196
Class B common stock, $0.01 par value per share, zero shares authorized, issued, and outstanding at September 30, 2022; 350,000 shares authorized, 93,665 shares issued and outstanding at December 31, 2021	—		936
Additional paid-in capital (“APIC”)	3,381,638		3,264,038
Accumulated other comprehensive income (loss) (“AOCI”)	21,123		(24,819)
Accumulated deficit	(1,150,337)		(1,090,837)
Total stockholders’ equity	2,253,594		2,149,514
Noncontrolling interests	361,313		326,812
Total equity	2,614,907		2,476,326
Total liabilities and equity	$	4,730,413	$	4,668,768

See notes to consolidated financial statements.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 2

PHILLIPS EDISON & COMPANY, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME

FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021

(Condensed and Unaudited)

(In thousands, except per share amounts)

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Revenues:
Rental income	$	142,857	$	128,826	$	418,835	$	386,784
Fees and management income	2,081		2,435		9,323		7,095
Other property income	716		1,073		2,175		1,906
Total revenues	145,654		132,334		430,333		395,785
Operating Expenses:
Property operating	23,089		21,608		69,261		65,784
Real estate taxes	18,041		16,375		52,005		49,762
General and administrative	10,843		11,627		33,751		32,905
Depreciation and amortization	60,013		53,901		178,008		165,829
Impairment of real estate assets	—		698		—		6,754
Total operating expenses	111,986		104,209		333,025		321,034
Other:
Interest expense, net	(17,569)		(18,570)		(52,895)		(57,765)
(Loss) gain on disposal of property, net	(10)		14,093		4,151		31,678
Other expense, net	(3,916)		(7,086)		(9,738)		(25,595)
Net income	12,173		16,562		38,826		23,069
Net income attributable to noncontrolling interests	(1,135)		(1,929)		(4,181)		(2,739)
Net income attributable to stockholders	$	11,038	$	14,633	$	34,645	$	20,330
Earnings per share of common stock:
Net income per share attributable to stockholders - basic and   diluted (see Note 10)	$	0.09	$	0.13	$	0.30	$	0.21
Comprehensive income:
Net income	$	12,173	$	16,562	$	38,826	$	23,069
Other comprehensive income:
Change in unrealized value on interest rate swaps	14,008		4,488		51,415		19,981
Comprehensive income	26,181		21,050		90,241		43,050
Net income attributable to noncontrolling interests	(1,135)		(1,929)		(4,181)		(2,739)
Change in unrealized value on interest rate swaps attributable to noncontrolling interests	(1,513)		(562)		(5,750)		(2,471)
Reallocation of comprehensive income (loss) upon conversion of noncontrolling interests	57		—		277		(10)
Comprehensive income attributable to stockholders	$	23,590	$	18,559	$	80,587	$	37,830

See notes to consolidated financial statements.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 3

PHILLIPS EDISON & COMPANY, INC.

CONSOLIDATED STATEMENTS OF EQUITY

FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021

(Condensed and Unaudited)

(In thousands, except per share amounts)

	Three Months Ended September 30, 2022 and 2021
	Common Stock			Class B Common Stock			APIC		AOCI		Accumulated Deficit		Total Stockholders’ Equity		Noncontrolling Interests		Total Equity
	Shares	Amount		Shares	Amount
Balance at July 1, 2021	—	$	—	93,640	$	2,808	$	2,749,680	$	(38,732)	$	(1,041,617)	$	1,672,139	$	323,249	$	1,995,388
Issuance of common stock	19,550	196		—	—		547,205		—		—		547,401		—		547,401
Offering costs, discounts, and     commissions	—	—		—	—		(39,042)		—		—		(39,042)		—		(39,042)
Change in unrealized value on interest     rate swaps	—	—		—	—		—		3,926		—		3,926		562		4,488
Common distributions declared, $0.255    per share	—	—		—	—		—		—		(27,499)		(27,499)		—		(27,499)
Distributions to noncontrolling interests	—	—		—	—		—		—		—		—		(3,536)		(3,536)
Share-based compensation	—	—		23	(1)		1,871		—		—		1,870		2,116		3,986
Impact of reverse stock split	—	—		—	(1,871)		1,871		—		—		—		—		—
Net income	—	—		—	—		—		—		14,633		14,633		1,929		16,562
Balance at September 30, 2021	19,550	$	196	93,663	$	936	$	3,261,585	$	(34,806)	$	(1,054,483)	$	2,173,428	$	324,320	$	2,497,748
Balance at July 1, 2022	115,782	$	1,157	—	$	—	$	3,341,646	$	8,571	$	(1,129,151)	$	2,222,223	$	372,422	$	2,594,645
Issuance of common stock	773	8		—	—		26,409		—		—		26,417		—		26,417
Offering costs, discounts, and     commissions	—	—		—	—		(348)		—		—		(348)		—		(348)
Change in unrealized value on interest     rate swaps	—	—		—	—		—		12,495		—		12,495		1,513		14,008
Common distributions declared, $0.2733     per share	—	—		—	—		—		—		(32,224)		(32,224)		—		(32,224)
Distributions to noncontrolling interests	—	—		—	—		—		—		—		—		(3,932)		(3,932)
Share-based compensation	1	—		—	—		2,384		—		—		2,384		1,784		4,168
Conversion of noncontrolling interests	528	5		—	—		11,547		57		—		11,609		(11,609)		—
Net income	—	—		—	—		—		—		11,038		11,038		1,135		12,173
Balance at September 30, 2022	117,084	$	1,170	—	$	—	$	3,381,638	$	21,123	$	(1,150,337)	$	2,253,594	$	361,313	$	2,614,907

See notes to consolidated financial statements.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 4

PHILLIPS EDISON & COMPANY, INC.

CONSOLIDATED STATEMENTS OF EQUITY

FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021

(Condensed and Unaudited)

(In thousands, except per share amounts)

	Nine Months Ended September 30, 2022 and 2021
	Common Stock			Class B Common Stock			APIC		AOCI		Accumulated Deficit		Total Stockholders’ Equity		Noncontrolling Interests		Total Equity
	Shares	Amount		Shares	Amount
Balance at January 1, 2021	—	$	—	93,279	$	2,798	$	2,739,358	$	(52,306)	$	(999,491)	$	1,690,359	$	325,570	$	2,015,929
Issuance of common stock	19,550	196		—	—		547,205		—		—		547,401		—		547,401
Offering costs, discounts, and     commissions	—	—		—	—		(39,042)		—		—		(39,042)		—		(39,042)
Dividend reinvestment plan (“DRIP”)	—	—		280	8		7,360		—		—		7,368		—		7,368
Share repurchases	—	—		(24)	—		(123)		—		—		(123)		—		(123)
Change in unrealized value on interest     rate swaps	—	—		—	—		—		17,510		—		17,510		2,471		19,981
Common distributions declared, $0.765     per share	—	—		—	—		—		—		(75,322)		(75,322)		—		(75,322)
Distributions to noncontrolling interests	—	—		—	—		—		—		—		—		(10,315)		(10,315)
Share-based compensation	—	—		100	1		4,298		—		—		4,299		4,532		8,831
Conversion of noncontrolling interests	—	—		28	—		687		(10)		—		677		(677)		—
Impact of reverse stock split	—	—		—	(1,871)		1,871		—		—		—		—		—
Other	—	—		—	—		(29)		—		—		(29)		—		(29)
Net income	—	—		—	—		—		—		20,330		20,330		2,739		23,069
Balance at September 30, 2021	19,550	$	196	93,663	$	936	$	3,261,585	$	(34,806)	$	(1,054,483)	$	2,173,428	$	324,320	$	2,497,748
Balance at January 1, 2022	19,550	$	196	93,665	$	936	$	3,264,038	$	(24,819)	$	(1,090,837)	$	2,149,514	$	326,812	$	2,476,326
Conversion of Class B common stock	93,665	936		(93,665)	(936)		—		—		—		—		—		—
Issuance of common stock	2,633	26		—	—		90,098		—		—		90,124		—		90,124
Offering costs, discounts, and     commissions	—	—		—	—		(1,090)		—		—		(1,090)		—		(1,090)
Change in unrealized value on interest     rate swaps	—	—		—	—		—		45,665		—		45,665		5,750		51,415
Common distributions declared, $0.8133     per share	—	—		—	—		—		—		(94,145)		(94,145)		—		(94,145)
Distributions to noncontrolling interests	—	—		—	—		—		—		—		—		(12,149)		(12,149)
Share-based compensation	103	1		—	—		3,859		—		—		3,860		7,495		11,355
Conversion of noncontrolling interests	1,133	11		—	—		24,733		277		—		25,021		(25,021)		—
Settlement of earn-out liability	—	—		—	—		—		—		—		—		54,245		54,245
Net income	—	—		—	—		—		—		34,645		34,645		4,181		38,826
Balance at September 30, 2022	117,084	$	1,170	—	$	—	$	3,381,638	$	21,123	$	(1,150,337)	$	2,253,594	$	361,313	$	2,614,907

See notes to consolidated financial statements.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 5

PHILLIPS EDISON & COMPANY, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021

(Condensed and Unaudited)

(In thousands)

	Nine Months Ended September 30,
	2022		2021
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income	$	38,826	$	23,069
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization of real estate assets	175,305		162,979
Impairment of real estate assets	—		6,754
Depreciation and amortization of corporate assets	2,703		2,850
Net amortization of above- and below-market leases	(3,161)		(2,633)
Amortization of deferred financing expenses	2,516		3,581
Amortization of debt and derivative adjustments	1,838		1,133
Gain on disposal of property, net	(4,151)		(31,678)
Change in fair value of earn-out liability	1,809		23,000
Straight-line rent	(9,086)		(6,884)
Share-based compensation	11,355		8,831
Return on investment in unconsolidated joint ventures	1,247		1,520
Other	297		1,213
Changes in operating assets and liabilities:
Other assets, net	(8,620)		(7,470)
Accounts payable and other liabilities	17,885		12,048
Net cash provided by operating activities	228,763		198,313
CASH FLOWS FROM INVESTING ACTIVITIES:
Real estate acquisitions	(229,895)		(88,954)
Capital expenditures	(74,348)		(49,315)
Proceeds from sale of real estate, net	27,286		180,340
Investment in third parties	—		(3,000)
Return of investment in unconsolidated joint ventures	3,682		4,278
Investment in marketable securities	(3,000)		(5,514)
Net cash (used in) provided by investing activities	(276,275)		37,835
CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from revolving credit facility	282,000		9,000
Payments on revolving credit facility	(227,000)		(9,000)
Proceeds from loans payable	—		480,000
Payments on mortgages and loans payable	(80,628)		(1,077,422)
Distributions paid, net of DRIP	(94,118)		(75,669)
Distributions to noncontrolling interests	(12,859)		(11,344)
Proceeds from issuance of common stock	90,124		547,401
Payment of offering costs	(1,090)		(39,042)
Repurchases of Class B common stock	—		(77,765)
Other	—		(29)
Net cash used in financing activities	(43,571)		(253,870)
NET DECREASE IN CASH, CASH EQUIVALENTS, AND RESTRICTED CASH	(91,083)		(17,722)
CASH, CASH EQUIVALENTS, AND RESTRICTED CASH:
Beginning of period	115,529		131,937
End of period	$	24,446	$	114,215
RECONCILIATION TO CONSOLIDATED BALANCE SHEETS:
Cash and cash equivalents	$	4,789	$	24,455
Restricted cash	19,657		89,760
Cash, cash equivalents, and restricted cash at end of period	$	24,446	$	114,215

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 6

PHILLIPS EDISON & COMPANY, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021

(Condensed and Unaudited)

(In thousands)

	Nine Months Ended September 30,
	2022		2021
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION:
Cash paid for interest	$	47,352	$	53,463
SUPPLEMENTAL SCHEDULE OF NON-CASH ACTIVITIES:
Settlement of earn-out liability	54,245		—
Right-of-use (“ROU”) assets obtained in exchange for new lease liabilities	—		239
Accrued capital expenditures	6,887		4,075
Change in distributions payable	27		(7,715)
Change in distributions payable - noncontrolling interests	(710)		(1,029)
Change in accrued share repurchase obligation	—		(77,642)
Distributions reinvested	—		7,368

See notes to consolidated financial statements.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 7

Phillips Edison & Company, Inc.

Notes to Consolidated Financial Statements

(Condensed and Unaudited)
As of and for the period ended September 30, 2022

1. ORGANIZATION

Phillips Edison & Company, Inc. (“we,” the “Company,” “PECO,” “our,” or “us”) was formed as a Maryland corporation in October 2009. Substantially all of our business is conducted through Phillips Edison Grocery Center Operating Partnership I, L.P., (the “Operating Partnership”), a Delaware limited partnership formed in December 2009. We are a limited partner of the Operating Partnership, and our wholly-owned subsidiary, Phillips Edison Grocery Center OP GP I LLC, is the sole general partner of the Operating Partnership.

We are a real estate investment trust (“REIT”) that invests primarily in omni-channel grocery-anchored neighborhood and community shopping centers that have a mix of creditworthy national, regional, and local retailers that sell necessity-based goods and services in strong demographic markets throughout the United States. In addition to managing our own shopping centers, our third-party investment management business provides comprehensive real estate and asset management services to two unconsolidated institutional joint ventures, in which we have a partial ownership interest, and one private fund (collectively, the “Managed Funds”) as of September 30, 2022.

As of September 30, 2022, we wholly-owned 270 real estate properties. Additionally, we owned a 14% interest in Grocery Retail Partners I LLC (“GRP I”), a joint venture that owned 20 properties.

In May 2022, we sold the final property in our joint venture with Necessity Retail Partners (“NRP”), in which we own a 20% interest. We recognized no income during the three months ended September 30, 2022 and $2.7 million in income during the nine months ended September 30, 2022 related to NRP’s achievement of certain performance targets, which is included in Fees and Management Income in our consolidated statements of operations and comprehensive income (“consolidated statements of operations”).

Underwritten Initial Public Offering—On July 19, 2021, we closed our underwritten initial public offering (“underwritten IPO”), through which we issued 19.6 million shares, including the underwriters’ overallotment election, of a new class of common stock, $0.01 par value per share, at an initial price to the public of $28.00 per share. As a result of the underwritten IPO, we received gross proceeds of $547.4 million.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Set forth below is a summary of the significant accounting estimates and policies that management believes are important to the preparation of our condensed consolidated interim financial statements. Certain of our accounting estimates are particularly important for an understanding of our financial position and results of operations and require the application of significant judgment by management. For example, significant estimates and assumptions have been made with respect to the useful lives of assets, remaining hold periods of assets, recoverable amounts of receivables, and other fair value measurement assessments required for the preparation of the consolidated interim financial statements. As a result, these estimates are subject to a degree of uncertainty.

There were no changes to our significant accounting policies during the nine months ended September 30, 2022, except for those discussed below. For a full summary of our significant accounting policies, refer to our 2021 Annual Report on Form 10-K, filed with the SEC on February 16, 2022.

Basis of Presentation and Principles of Consolidation—The accompanying condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. Readers of this Quarterly Report on Form 10-Q should refer to our audited consolidated financial statements for the year ended December 31, 2021, which are included in our 2021 Annual Report on Form 10-K. In the opinion of management, all normal and recurring adjustments necessary for the fair presentation of the unaudited consolidated financial statements for the periods presented have been included in this Quarterly Report. Our results of operations for the three and nine months ended September 30, 2022 are not necessarily indicative of the operating results expected for the full year.

The accompanying consolidated financial statements include our accounts and the accounts of the Operating Partnership and its wholly-owned subsidiaries (over which we exercise financial and operating control). The financial statements of the Operating Partnership are prepared using accounting policies consistent with our accounting policies. All intercompany balances and transactions are eliminated upon consolidation.

The basis of presentation of our shares of common stock is described as follows:

•Reverse Stock Split—On July 2, 2021, our board of directors (the “Board”) approved an amendment to our charter to effect a one-for-three reverse stock split. Concurrent with the reverse split, the Operating Partnership enacted a one-

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 8

for-three reverse split of its outstanding Operating Partnership units (“OP units”). Unless otherwise indicated, the information in this Form 10-Q gives effect to the reverse stock and OP unit splits (see Note 9).

•Recapitalization—On June 18, 2021, our stockholders approved an amendment to our charter (the “Articles of Amendment”) that effected a change of each share of our common stock outstanding at the time the amendment became effective into one share of a newly created class of Class B common stock (the “Recapitalization”). The Articles of Amendment became effective on July 2, 2021. Unless otherwise indicated, all information in this Form 10-Q gives effect to the Recapitalization and references to “shares” and per share metrics refer to our common stock and Class B common stock, collectively. Our Class B common stock automatically converted into our publicly traded common stock on January 18, 2022 (see Note 9). Prior to the conversion, we have presented common stock and Class B common stock as separate classes within our consolidated balance sheets and consolidated statements of equity. On May 5, 2022, we filed Articles Supplementary to our charter with the Maryland State Department of Assessments and Taxation in order to reclassify and designate all of the 350 million authorized shares of our Class B common stock, $0.01 par value per share, all of which were unissued at such time, as shares of our common stock, $0.01 par value per share. We no longer have Class B common stock authorized for issue.

Income Taxes—Our consolidated financial statements include the operations of wholly-owned subsidiaries that have jointly elected to be treated as taxable REIT subsidiary entities and are subject to U.S. federal, state, and local income taxes at regular corporate tax rates. We recognized an insignificant amount of federal, state, and local income tax expense for the three and nine months ended September 30, 2022 and 2021, and we retain a full valuation allowance for our net deferred tax asset. All income tax amounts are included in Other Expense, Net on our consolidated statements of operations.

Newly Adopted Accounting Pronouncements—There were no newly adopted accounting pronouncements during the nine months ended September 30, 2022 that impacted the Company.

Reclassifications—Certain prior year amounts have been reclassified to conform to the current year presentation.

3. LEASES

Lessor—The majority of our leases are largely similar in that the leased asset is retail space within our properties, and the lease agreements generally contain similar provisions and features, without substantial variations. All of our leases are currently classified as operating leases. Lease income related to our operating leases was as follows (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Rental income related to fixed lease    payments(1)	$	105,252	$	95,080	$	309,925	$	284,531
Rental income related to variable    lease payments(1)(2)	32,545		29,919		95,443		88,774
Straight-line rent amortization(3)	3,752		2,365		8,617		6,627
Amortization of lease assets	1,059		898		3,113		2,602
Lease buyout income	221		560		2,362		3,138
Adjustments for collectibility(4)	28		4		(625)		1,112
Total rental income	$	142,857	$	128,826	$	418,835	$	386,784

(1)Includes rental income related to lease payments before assessing for collectibility.

(2)Variable payments are primarily related to tenant recovery income.

(3)Includes revenue adjustments to straight-line rent for tenants considered non-creditworthy.

(4)Includes general reserves as well as adjustments for tenants considered non-creditworthy for which we are recording revenue on a cash basis, per Accounting Standards Codification (“ASC”) Topic 842, Leases.

Approximate future fixed contractual lease payments to be received under non-cancelable operating leases in effect as of September 30, 2022, assuming no new or renegotiated leases or option extensions on lease agreements, and including the impact of rent abatements and tenants who have been moved to the cash basis of accounting for revenue recognition purposes, are as follows (in thousands):

Year	Amount
Remaining 2022	$	102,503
2023	412,634
2024	364,652
2025	307,774
2026	243,613
Thereafter	626,853
Total	$	2,058,029

No single tenant comprised 10% or more of our aggregate annualized base rent (“ABR”) as of September 30, 2022. As of September 30, 2022, our wholly-owned real estate investments in Florida and California represented 11.7% and 10.6% of our

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 9

ABR, respectively. As a result, the geographic concentration of our portfolio makes it particularly susceptible to adverse weather or economic events in the Florida and California real estate markets (See “Hurricane Ian” in Note 4).

4. REAL ESTATE ACTIVITY

Acquisitions—The following table summarizes our real estate acquisition activity (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021
Number of properties acquired	5		4
Number of outparcels acquired(1)	3		3
Contract price	$	228,842	$	88,451
Total price of acquisitions(2)	229,895		88,954

(1)Outparcels acquired are adjacent to shopping centers that we own.

(2)Total price of acquisitions includes closing costs and credits.

The aggregate purchase price of the assets acquired during the nine months ended September 30, 2022 and 2021 were allocated as follows (in thousands):

	September 30, 2022		September 30, 2021
ASSETS
Land and improvements	$	71,564	$	35,173
Building and improvements	144,988		52,105
In-place lease assets	19,296		8,728
Above-market lease assets	3,814		198
Total assets	239,662		96,204
LIABILITIES
Below-market lease liabilities	9,767		7,250
Total liabilities	9,767		7,250
Net assets acquired	$	229,895	$	88,954

The weighted-average amortization periods for in-place, above-market, and below-market lease intangibles acquired during the nine months ended September 30, 2022 and 2021 are as follows (in years):

	September 30, 2022	September 30, 2021
Acquired in-place leases	11	10
Acquired above-market leases	9	5
Acquired below-market leases	19	17

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 10

Property Dispositions—The following table summarizes our real estate disposition activity (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021
Number of properties sold(1)	3		20
Number of outparcels sold(2)(3)	3		3
Contract Price	$	28,737	$	188,252
Proceeds from sale of real estate, net(4)	27,286		180,340
Gain on sale of property, net(5)	4,151		33,121

    

(1)We retained an outparcel for one property sold during the nine months ended September 30, 2021, and therefore the sale did not result in a reduction in our total property count.

(2)During the nine months ended September 30, 2021, our outparcel sales included: (i) the only remaining portion of one of our properties, which resulted in a reduction in our total property count; and (ii) an undeveloped parcel of land, as well as an outparcel adjacent to one of our centers, neither of which resulted in a reduction in our total property count.

(3)In addition to the three outparcels sold during the nine months ended September 30, 2021, a tenant at one of our properties exercised a bargain purchase option to acquire a parcel of land that we previously owned. This generated minimal proceeds for us.

(4)Total proceeds from sale of real estate, net includes closing costs and credits.

(5)During the nine months ended September 30, 2021, (Loss) Gain on Disposal of Property, Net on the consolidated statements of operations includes miscellaneous write-off activity, which is not included in gain on sale of property, net, presented above.

Hurricane Ian - On September 28, 2022, Hurricane Ian struck the southeast United States and caused various amounts of damage to our properties located in the region. While we are still in the process of finalizing the damages sustained to the properties, we expect to collect insurance proceeds of $1.1 million (net of a deductible of $1.9 million) equal to the replacement cost of the damaged property. As of September 30, 2022, we have recorded gross cumulative accelerated depreciation of $3.0 million, which has been reduced by expected insurance recoveries, for damages sustained to the properties. We have also recognized a receivable for estimated insurance recoveries in excess of the deductible. As of September 30, 2022, we have received no insurance recoveries and have a receivable balance of $1.1 million, which is recorded in Other Assets, Net on our consolidated balance sheets.

5. OTHER ASSETS, NET

The following is a summary of Other Assets, Net outstanding as of September 30, 2022 and December 31, 2021, excluding amounts related to assets classified as held for sale (in thousands):

	September 30, 2022		December 31, 2021
Other assets, net:
Deferred leasing commissions and costs	$	48,060	$	44,968
Deferred financing expenses(1)	8,984		4,898
Office equipment, including capital lease assets, and other	27,978		24,823
Corporate intangible assets	6,705		6,706
Total depreciable and amortizable assets	91,727		81,395
Accumulated depreciation and amortization	(46,842)		(41,236)
Net depreciable and amortizable assets	44,885		40,159
Accounts receivable, net(2)	33,439		36,762
Accounts receivable - affiliates	483		711
Deferred rent receivable, net(3)	49,006		40,212
Derivative assets	26,319		—
Prepaid expenses and other	19,359		11,655
Investment in third parties	3,000		3,000
Investment in marketable securities	7,283		5,551
Total other assets, net	$	183,774	$	138,050

(1)Deferred financing expenses per the above table are related to our revolving credit facility, and as such we have elected to classify them as an asset rather than as a contra-liability.

(2)Net of $3.7 million and $3.5 million of general reserves for uncollectible amounts as of September 30, 2022 and December 31, 2021, respectively. Receivables that were removed for tenants considered to be non-creditworthy were $6.3 million and $9.2 million as of September 30, 2022 and December 31, 2021, respectively.

(3)Net of $4.3 million and $4.7 million of receivables removed as of September 30, 2022 and December 31, 2021, respectively, related to straight-line rent for tenants previously or currently considered to be non-creditworthy.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 11

6. DEBT OBLIGATIONS

The following is a summary of the outstanding principal balances and interest rates, which include the effect of derivative financial instruments, for our debt obligations as of September 30, 2022 and December 31, 2021 (dollars in thousands):

	Interest Rate(1)	September 30, 2022			December 31, 2021
Revolving credit facility	SOFR + 1.2%	$	55,000		$	—
Term loans(2)	2.5% - 4.2%	955,000			955,000
Senior unsecured notes due 2031	2.6%	350,000			350,000
Secured loan facilities	3.4% - 3.5%	395,000			395,000
Mortgages	3.5% - 6.4%	134,419			213,316
Finance lease liability		620			766
Discount on notes payable		(7,172)			(7,680)
Assumed market debt adjustments, net		(1,353)			(1,530)
Deferred financing expenses, net		(8,575)			(13,150)
Total		$	1,872,939		$	1,891,722
Weighted-average interest rate(3)		3.3		%	3.3		%

(1)Interest rates are as of September 30, 2022.

(2)Our term loans carry an interest rate of LIBOR or SOFR plus a spread. While most of the rates are fixed through the use of swaps, a portion of these loans are not subject to a swap, and thus are still indexed to LIBOR or SOFR, as applicable.

(3)Includes the effects of derivative financial instruments (see Notes 7 and 12).

2022 Debt Activity—In May 2022, we amended our credit facility agreement (the “Amendment”) to, among other things, increase the total amount available under our unsecured revolving credit facility from $500 million to $800 million. The unsecured revolving credit facility also includes an accordion feature that permits us to increase our aggregate borrowing capacity thereunder to up to $1 billion, subject to the satisfaction of certain conditions. The unsecured revolving credit facility is scheduled to mature in January 2026, extendable at our option to January 2027. In addition to expanding the borrowing capacity, the Amendment replaces the London Interbank Offered Rate (“LIBOR”) with the Secured Overnight Financing Rate (“SOFR”) as the benchmark interest rate for the unsecured revolving credit facility and the two $240 million senior unsecured term loan tranches, maturing in November 2025 and July 2026. In August 2022, we amended two of our interest rate swaps with a total notional amount of $430 million to replace LIBOR with SOFR as the benchmark interest rate in conjunction with the Amendment (see Note 7).

During the nine months ended September 30, 2022, we executed early repayments of $74.9 million in mortgage debt.

Debt Allocation—The allocation of total debt between fixed-rate and variable-rate as well as between secured and unsecured, excluding market debt adjustments, discount on senior notes, and deferred financing expenses, net, and including the effects of derivative financial instruments as of September 30, 2022 and December 31, 2021 is summarized below (in thousands):

	September 30, 2022		December 31, 2021
As to interest rate:
Fixed-rate debt(1)	$	1,635,039	$	1,889,082
Variable-rate debt	255,000		25,000
Total	$	1,890,039	$	1,914,082
As to collateralization:
Unsecured debt	$	1,360,000	$	1,305,000
Secured debt	530,039		609,082
Total	$	1,890,039	$	1,914,082

(1)Fixed-rate debt includes, and variable-rate debt excludes, the portion of such debt that has been hedged by interest rate derivatives. As of September 30, 2022, $755 million in variable rate debt is hedged to a fixed rate for a weighted-average period of 1.8 years.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 12

7. DERIVATIVES AND HEDGING ACTIVITIES

Risk Management Objective of Using Derivatives—We are exposed to certain risks arising from both our business operations and economic conditions. We principally manage our exposure to a wide variety of business and operational risks through management of our core business activities. We manage economic risks, including interest rate, liquidity, and credit risk, primarily by managing the amount, sources, and duration of our debt funding, and through the use of derivative financial instruments. Specifically, we enter into interest rate swaps to manage exposures that arise from business activities that result in the receipt or payment of future known and uncertain cash amounts, the value of which are determined by interest rates. Our derivative financial instruments are used to manage differences in the amount, timing, and duration of our known or expected cash receipts and our known or expected cash payments principally related to our investments and borrowings.

Cash Flow Hedges of Interest Rate Risk—Interest rate swaps designated as cash flow hedges involve the receipt of variable amounts from a counterparty in exchange for our making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.

The changes in the fair value of derivatives designated, and that qualify, as cash flow hedges are recorded in AOCI and are subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. During the nine months ended September 30, 2022 and 2021, such derivatives were used to hedge the variable cash flows associated with certain variable-rate debt. Amounts reported in AOCI related to these derivatives will be reclassified to Interest Expense, Net as interest payments are made on the variable-rate debt. During the next twelve months, we estimate that an additional $15.4 million will be reclassified from AOCI as a decrease to Interest Expense, Net.

In May 2022, we replaced LIBOR with SOFR as the benchmark interest rate for the two $240 million senior unsecured term loan tranches, maturing in November 2025 and July 2026. In accordance with ASC Topic 848, Reference Rate Reform (“ASC 848”), we elected not to dedesignate our LIBOR denominated interest rate swaps related to this hedged debt. As a result of this change in the benchmark rate of the two senior unsecured term loans, in August 2022, we amended two of our interest rate swaps with a total notional amount of $430 million to change the benchmark interest rate from LIBOR to SOFR. As a result of these amendments, we have elected to apply practical expedients in accordance with ASC 848 related to contract modifications, changes in critical terms, and updates to the designated hedged risks as qualifying changes have been made to applicable debt and derivative contracts.

The following is a summary of our interest rate swaps that were designated as cash flow hedges of interest rate risk as of September 30, 2022 and December 31, 2021 (dollars in thousands):

	September 30, 2022				December 31, 2021
	SOFR Swaps		LIBOR Swaps		LIBOR Swaps
Count	2		2		5
Notional amount	$	430,000	$	325,000	$	930,000
Fixed interest rate	1.2% - 2.1%		2.2% - 2.9%		1.3% - 2.9%
Maturity date	2023-2024		2024-2025		2022-2025
Weighted-average term (in years)	1.4		2.4		1.9

The table below details the nature of the gain and loss recognized on interest rate derivatives designated as cash flow hedges in the consolidated statements of operations (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Amount of gain (loss) recognized in    Other Comprehensive Income	$	14,084	$	(417)	$	44,063	$	5,397
Amount of (gain) loss reclassified from    AOCI into Interest Expense, Net	(76)		4,905		7,352		14,584

Credit-risk-related Contingent Features—We have agreements with our derivative counterparties that contain provisions where, if we default, or are capable of being declared in default, on any of our indebtedness, we could also be declared to be in default on our derivative obligations. As of September 30, 2022, there were no derivatives with a fair value in a net liability position, which would include accrued interest but exclude any adjustment for nonperformance risk related to these agreements.

8. COMMITMENTS AND CONTINGENCIES

Litigation—We are involved in various claims and litigation matters arising in the ordinary course of business, some of which involve claims for damages. Many of these matters are covered by insurance, although they may nevertheless be subject to deductibles or retentions. Although the ultimate liability for these matters cannot be determined, based upon information currently available, we believe the resolution of such claims and litigation will not have a material adverse effect on our consolidated financial statements.

Environmental Matters—In connection with the ownership and operation of real estate, we may potentially be liable for costs and damages related to environmental matters. In addition, we may own or acquire certain properties that are subject

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 13

to environmental remediation. Depending on the nature of the environmental matter, the seller of the property, a tenant of the property, and/or another third party may be responsible for environmental remediation costs related to a property. Additionally, in connection with the purchase of certain properties, the respective sellers and/or tenants may agree to indemnify us against future remediation costs. We also carry environmental liability insurance on our properties that provides limited coverage for any remediation liability and/or pollution liability for third-party bodily injury and/or property damage claims for which we may be liable. We are not aware of any environmental matters which we believe are reasonably likely to have a material effect on our consolidated financial statements.

Captive Insurance—Our captive insurance company, Silver Rock Insurance, Inc. (“Silver Rock”), provides general liability insurance, wind, reinsurance, and other coverage to us and our GRP I joint venture. We capitalize Silver Rock in accordance with applicable regulatory requirements.

Silver Rock established annual premiums based on the past loss experience of the insured properties. An independent third party was engaged to perform an actuarial estimate of projected future claims, related deductibles, and projected future expenses necessary to fund associated risk management programs. Premiums paid to Silver Rock may be adjusted based on this estimate, and such premiums may be reimbursed by tenants pursuant to specific lease terms.

As of September 30, 2022, we had four letters of credit outstanding totaling approximately $11.2 million to provide security for our obligations under Silver Rock’s insurance and reinsurance contracts.

9. EQUITY

General—The holders of common stock are entitled to one vote per share on all matters voted on by stockholders, including one vote per nominee in the election of the Board. Our charter does not provide for cumulative voting in the election of directors.

At-the-Market Offering (“ATM”)—On February 10, 2022, we and the Operating Partnership entered into a sales agreement relating to the potential sale of shares of common stock pursuant to a continuous offering program. In accordance with the terms of the sales agreement, we may offer and sell shares of our common stock having an aggregate offering price of up to $250 million from time to time through our sales agents, or, if applicable, as forward sellers. During the three months ended September 30, 2022, we issued 0.8 million shares of our common stock under the ATM program for net proceeds of $26.2 million, after approximately $0.3 million in commissions. During the nine months ended September 30, 2022, we issued 2.6 million shares of our common stock under the ATM program for net proceeds of $89.2 million, after approximately $0.9 million in commissions. As of September 30, 2022, $159.9 million of common stock remained available for issuance under the ATM program.

Reverse Stock Split—On July 2, 2021, we effected a one-for-three reverse stock split. Concurrent with the reverse split, the Operating Partnership enacted a one-for-three reverse split of its outstanding OP units. Neither the number of authorized shares nor the par value of the common stock were impacted. As a result of the reverse split, every three shares of our common stock or OP units were automatically combined and converted into one issued and outstanding share of common stock or OP unit rounded to the nearest 1/100th share. The reverse stock split impacted all common stock and OP units proportionately and had no impact on any stockholder’s percentage ownership of common stock.

Class B Common Stock—On June 18, 2021, our stockholders approved Articles of Amendment that effected the Recapitalization, wherein each share of our common stock outstanding at the time the amendment became effective was converted into one share of a newly created class of Class B common stock.

Our Class B common stock was identical to our common stock, except that it was not listed on a national securities exchange. Per the terms of the Recapitalization, on January 18, 2022, each share of our Class B common stock automatically converted into one share of our listed common stock.

On May 5, 2022, we filed Articles Supplementary to our charter with the Maryland State Department of Assessments and Taxation in order to reclassify and designate all of the 350 million authorized shares of our Class B common stock, $0.01 par value per share, all of which were unissued at such time, as shares of our common stock, $0.01 par value per share. We no longer have Class B common stock authorized for issue.

Underwritten IPO—On July 19, 2021, we completed an underwritten IPO and issued 17.0 million shares of common stock at an offering price to the public of $28.00 per share. We used a portion of the net proceeds to reduce our leverage and used the remaining amount to fund external growth with property acquisitions and for other general corporate uses. As part of the underwritten IPO, underwriters were granted an option exercisable within 30 days from July 14, 2021 to purchase up to an additional 2.6 million shares of common stock at the underwritten IPO price, less underwriting discounts and commissions. On July 29, 2021, the underwriters exercised their option. The underwritten IPO, including the underwriters’ overallotment election, resulted in gross proceeds of $547.4 million.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 14

Distributions—Distributions paid to stockholders and OP unit holders of record subsequent to September 30, 2022 were as follows (dollars in thousands, excluding per share amounts):

Month	Date of Record	Date Distribution Paid	Monthly Distribution Rate		Cash Distribution
September	9/16/2022	10/3/2022	$	0.0933	$	12,202
October	10/17/2022	11/1/2022	0.0933		12,202

On November 2, 2022, our Board authorized a distribution for November and December 2022, as well as January 2023, of $0.0933 per share to the stockholders of record at the close of business on November 15, 2022, December 15, 2022, and January 17, 2023, respectively. OP unit holders will receive distributions at the same rate as common stockholders, subject to certain withholdings.

Convertible Noncontrolling Interests—As of September 30, 2022 and December 31, 2021, we had approximately 14.0 million and 13.4 million outstanding OP units, respectively. Additionally, certain of our outstanding restricted share and performance share awards will result in the issuance of OP units upon vesting in future periods.

Under the terms of the Fourth Amended and Restated Agreement of Limited Partnership, OP unit holders may elect to cause the Operating Partnership to redeem their OP units. The Operating Partnership controls the form of the redemption, and may elect to redeem OP units for shares of our common stock, provided that the OP units have been outstanding for at least one year, or for cash. As the form of redemption for OP units is within our control, the OP units outstanding as of September 30, 2022 and December 31, 2021 are classified as Noncontrolling Interests within permanent equity on our consolidated balance sheets.

On January 18, 2022, we issued approximately 1.6 million OP units in full settlement of the earn-out liability (see note 12).

The table below is a summary of our OP unit activity for the three and nine months ended September 30, 2022 and 2021 (dollars and shares in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
OP units converted into shares of    common stock(1)	528		—		1,133		28
Distributions paid on OP units(2)	$	3,932	$	3,536	$	12,149	$	10,315

(1)Prior to the Recapitalization, OP units were converted to shares of common stock at a 1:1 ratio. From the Recapitalization through January 18, 2022, OP units were converted into shares of our Class B common stock at a 1:1 ratio. On January 18, 2022, each share of our Class B common stock automatically converted into one share of our listed common stock, and going forward, OP units will be converted into shares of our common stock at a 1:1 ratio.

(2)Distributions paid on OP units are included in Distributions to Noncontrolling Interests on the consolidated statements of equity and cash flows.

Dividend Reinvestment Plan and Share Repurchase Programs—On August 4, 2021, as a result of our underwritten IPO, our Board approved the termination of the DRIP and the original share repurchase program.

On August 3, 2022, our Board approved a new share repurchase program of up to $250.0 million of common stock. The program may be suspended or discontinued at any time, and does not obligate us to repurchase any dollar amount or particular number of shares. No share repurchases have been made to date under this program.

10. EARNINGS PER SHARE

Basic earnings per share (“EPS”) is computed by dividing Net Income Attributable to Stockholders by the weighted-average number of shares of common stock outstanding for the period. Diluted EPS reflects the potential dilution that could occur from share equivalent activity.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 15

The following table provides a reconciliation of the numerator and denominator of the earnings per share calculations (in thousands, except per share amounts):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Numerator:
Net income attributable to stockholders - basic	$	11,038	$	14,633	$	34,645	$	20,330
Net income attributable to convertible OP units(1)	1,135		1,929		4,181		2,739
Net income - diluted	$	12,173	$	16,562	$	38,826	$	23,069
Denominator:
Weighted-average shares - basic	116,760		108,997		114,833		98,761
OP units(1)	14,289		13,388		14,462		13,371
Dilutive restricted stock awards	544		188		510		185
Adjusted weighted-average shares - diluted	131,593		122,573		129,805		112,317
Earnings per common share:
Basic and diluted income per share	$	0.09	$	0.13	$	0.30	$	0.21

(1)OP units include units that are convertible into common stock or cash, at the Operating Partnership’s option. The Operating Partnership income or loss attributable to these OP units, which is included as a component of Net Income Attributable to Noncontrolling Interests on the consolidated statements of operations, has been added back in the numerator as these OP units were included in the denominator for all periods presented. OP units are allocated income on a consistent basis with the common stockholder and therefore have no dilutive impact to earnings per share of common stock.

11. RELATED PARTY TRANSACTIONS

Revenue—We have entered into agreements with the Managed Funds related to certain advisory, management, and administrative services we provide to their real estate assets in exchange for fees and reimbursement of certain expenses. Summarized below are amounts included in Fees and Management Income. The revenue includes the fees and reimbursements earned by us from the Managed Funds and other revenues that are not in the scope of ASC Topic 606, Revenue from Contracts with Customers, but that are included in this table for the purpose of disclosing all related party revenues (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Recurring fees(1)	$	943	$	1,040	$	3,013	$	3,268
Realized performance income(2)	—		—		2,742		—
Transactional revenue and    reimbursements(3)	306		573		1,147		1,502
Insurance premiums(4)	832		822		2,421		2,325
Total fees and management income	$	2,081	$	2,435	$	9,323	$	7,095

(1)Recurring fees include asset management fees and property management fees.

(2)Realized performance income includes fees received related to the achievement of certain performance targets in our NRP joint venture.

(3)Transactional revenue includes items such as leasing commissions, construction management fees, and acquisition fees.

(4)Insurance premium income includes amounts for reinsurance from third parties not affiliated with us.

Tax Protection Agreement—Through our Operating Partnership, we are currently party to a tax protection agreement (the “2017 TPA”) with certain partners that contributed property to our Operating Partnership on October 4, 2017, among them certain of our executive officers, including Jeffrey S. Edison, our Chairman and Chief Executive Officer, under which the Operating Partnership has agreed to indemnify such partners for tax liabilities that could accrue to them personally related to our potential disposition of certain properties within our portfolio. The 2017 TPA will expire on October 4, 2027. On July 19, 2021, we entered into an additional tax protection agreement (the “2021 TPA”) with certain of our executive officers, including Mr. Edison. The 2021 TPA carries a term of four years and will become effective upon the expiration of the 2017 TPA. As of September 30, 2022, the potential “make-whole amount” on the estimated aggregate amount of built-in gain subject to protection under the agreements is approximately $137.9 million. The protection provided under the terms of the 2021 TPA will expire in 2031. We have not recorded any liability related to the 2017 TPA or the 2021 TPA on our consolidated balance sheets for any periods presented, nor recognized any expense since the inception of the 2017 TPA, owing to the fact that any potential liability under the agreements is controlled by us and we believe we will either (i) continue to own and operate the protected properties or (ii) be able to successfully complete tax-deferred exchanges under Section 1031 of the Internal Revenue Code of 1986, as amended (unless there is a change in applicable law) or complete other tax-efficient transactions to avoid any liability under the agreements.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 16

Other Related Party Matters— As of September 30, 2022, we were the limited guarantor of a $175 million mortgage loan secured by GRP I properties. Our guaranty for the GRP I debt is limited to being the non-recourse carveout guarantor and the environmental indemnitor. Further, we are also party to an agreement with GRP I in which any potential liability under such guarantee will be apportioned between us and GRP I based on our respective ownership percentages in the joint venture. We have no liability recorded on our consolidated balance sheets for the guaranty as of September 30, 2022 and December 31, 2021.

12. FAIR VALUE MEASUREMENTS

The following describes the methods we use to estimate the fair value of our financial and nonfinancial assets and liabilities: 

Cash and Cash Equivalents, Restricted Cash, Accounts Receivable, and Accounts Payable—We consider the carrying values of these financial instruments to approximate fair value because of the short period of time between origination of the instruments and their expected realization.

Real Estate Investments—The purchase prices of the investment properties, including related lease intangible assets and liabilities, are allocated at estimated fair value based on Level 3 inputs, such as discount rates, capitalization rates, comparable sales, replacement costs, income and expense growth rates, and current market rents and allowances as determined by management.

Debt Obligations—We estimate the fair value of our revolving credit facility, term loans, secured portfolio of loans, and mortgages by discounting the future cash flows of each instrument at rates currently offered for similar debt instruments of comparable maturities by our lenders using Level 3 inputs. The discount rates used approximate current lending rates for loans or groups of loans with similar maturities and credit quality, assuming the debt is outstanding through maturity and considering the debt’s collateral (if applicable). We have utilized market information, as available, or present value techniques to estimate the amounts required to be disclosed. We estimate the fair value of our senior unsecured notes by using quoted prices in active markets, which are considered Level 1 inputs.

The following is a summary of borrowings as of September 30, 2022 and December 31, 2021 (in thousands):

	September 30, 2022				December 31, 2021
	Recorded Principal Balance(1)		Fair Value		Recorded Principal Balance(1)		Fair Value
Revolving credit facility	$	55,000	$	55,000	$	—	$	—
Term loans	947,769		956,036		943,127		955,919
Senior unsecured notes due 2031	342,828		253,106		342,320		344,099
Secured portfolio loan facilities	391,973		339,974		391,612		394,356
Mortgages(2)	135,369		133,175		214,663		221,741
Total	$	1,872,939	$	1,737,291	$	1,891,722	$	1,916,115

(1)As of September 30, 2022 and December 31, 2021, respectively, recorded principal balances include: (i) net deferred financing fees of $8.6 million and $13.2 million; (ii) assumed market debt adjustments of $1.4 million and $1.5 million; and (iii) notes payable discounts of $7.2 million and $7.7 million.

(2)Our finance lease liability is included in the mortgages line item, as presented.

Recurring and Nonrecurring Fair Value Measurements—Our marketable securities, earn-out liability, and interest rate swaps are measured and recognized at fair value on a recurring basis, while certain real estate assets and liabilities are measured and recognized at fair value as needed. Fair value measurements that occurred as of and during the nine months ended September 30, 2022 and the year ended December 31, 2021 were as follows (in thousands):

	September 30, 2022						December 31, 2021
	Level 1		Level 2		Level 3		Level 1		Level 2		Level 3
Recurring
Marketable securities	$	7,283	$	—	$	—	$	5,551	$	—	$	—
Derivative assets(1)	—		26,319		—		—		—		—
Derivative liabilities	—		—		—		—		(24,096)		—
Earn-out liability	—		—		—		—		(52,436)		—
Nonrecurring
Impaired real estate assets, net(2)	$	—	$	—	$	—	$	—	$	24,000	$	—

(1)We record derivative assets in Other Assets, Net on our consolidated balance sheets.

(2)The carrying value of impaired real estate assets may have subsequently increased or decreased after the measurement date due to capital improvements, depreciation, or sale.

Marketable Securities—We estimate the fair value of marketable securities using Level 1 inputs. We utilize unadjusted quoted prices for identical assets in active markets that we have the ability to access.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 17

Derivative Instruments—As of September 30, 2022 and December 31, 2021, we had interest rate swaps that fixed LIBOR or SOFR on portions of our unsecured term loan facilities.

All interest rate swap agreements are measured at fair value on a recurring basis. The valuation of these instruments is determined using widely accepted valuation techniques, including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The fair values of interest rate swaps are determined using the market standard methodology of netting the discounted future fixed cash receipts (or payments) and the discounted expected variable cash payments (or receipts). The variable cash payments (or receipts) are based on an expectation of future interest rates (forward curves) derived from observable market interest rate curves.

To comply with the provisions of ASC Topic 820, Fair Value Measurement, we incorporate credit valuation adjustments to appropriately reflect both our own nonperformance risk and the respective counterparty’s nonperformance risk in the fair value measurements. In adjusting the fair value of our derivative contracts for the effect of nonperformance risk, we have considered the impact of netting and any applicable credit enhancements, such as collateral postings, thresholds, mutual puts, and guarantees.

Although we determined that the significant inputs used to value our derivatives fell within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with our counterparties and our own credit risk utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by us and our counterparties. However, as of September 30, 2022 and December 31, 2021, we have assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and have determined that the credit valuation adjustments are not significant to the overall valuation of our derivatives. As a result, we have determined that our derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.

Earn-out—As part of our acquisition of Phillips Edison Limited Partnership (“PELP”) in 2017, an earn-out structure was established which gave PELP the opportunity to earn additional OP units based upon the potential achievement of certain performance targets subsequent to the acquisition. On January 11, 2022, we finalized the fair value of the earn-out liability based on our share price and issued approximately 1.6 million OP units in full settlement of the liability with a value of $54.2 million. Changes in the fair value of the earn-out liability were recorded to Other Expense, Net in the consolidated statements of operations. We recorded no expense for the three months ended September 30, 2022 and $5.0 million in expense for the three months ended September 30, 2021. We recorded expense of $1.8 million and $23.0 million, respectively, for the nine months ended September 30, 2022 and September 30, 2021.

Real Estate Asset Impairment—Our real estate assets are measured and recognized at fair value, less costs to sell for held-for-sale properties, on a nonrecurring basis dependent upon when we determine an impairment has occurred. There were no impairment charges recorded during the three and nine months ended September 30, 2022. During the three and nine months ended September 30, 2021, we impaired assets that were under contract at a disposition price that was less than carrying value, or that had other operational impairment indicators. The valuation technique used for the fair value of all impaired real estate assets was the expected net sales proceeds, which we consider to be a Level 2 input in the fair value hierarchy.

On a quarterly basis, we employ a multi-step approach to assess our real estate assets for possible impairment and record any impairment charges identified. The first step is the identification of potential triggering events, such as significant decreases in occupancy or the presence of large dark or vacant spaces. If we observe any of these indicators for a shopping center, we then perform an additional screen test consisting of a years-to-recover analysis to determine if we will recover the net book value of the property over its remaining economic life based upon net operating income (“NOI”) as forecasted for the current year. In the event that the results of this first step indicate a triggering event for a center, we proceed to the second step, utilizing an undiscounted cash flow model for the center to identify potential impairment. If the undiscounted cash flows are less than the net book value of the center as of the balance sheet date, we record an impairment charge based on the fair value determined in the third step. In performing the third step, we utilize market data such as capitalization rates and sales price per square foot on comparable recent real estate transactions to estimate the fair value of the real estate assets. We also utilize expected net sales proceeds to estimate the fair value of any centers that are actively being marketed for sale.

In addition to these procedures, we also review undeveloped or unimproved land parcels that we own for evidence of impairment and record any impairment charges as necessary. Primary impairment triggers for these land parcels are changes to our plans or intentions with regards to such properties, or planned dispositions at prices that are less than the current carrying values.

We recorded the following expense upon impairment of real estate assets (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Impairment of real estate assets	$	—	$	698	$	—	$	6,754

13. SUBSEQUENT EVENTS

In preparing the condensed and unaudited consolidated financial statements, we have evaluated subsequent events through the date of filing of this report on Form 10-Q for recognition and/or disclosure purposes. Based on this evaluation, we have determined that there were no events that have occurred that require recognition or disclosure, other than certain events and transactions that have been disclosed elsewhere in these consolidated financial statements.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 18

ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The following discussion and analysis should be read in conjunction with our accompanying consolidated financial statements and notes thereto and the more detailed information contained in our 2021 Annual Report on Form 10-K, filed with the SEC on February 16, 2022. All references to “Notes” throughout this document refer to the footnotes to the consolidated financial statements in “Item 1. Financial Statements”. See also “Cautionary Note Regarding Forward-Looking Statements” below.

CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

Certain statements contained in this Quarterly Report on Form 10-Q of Phillips Edison & Company, Inc. (“we,” the “Company,” “our,” or “us”) other than historical facts may be considered forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), and the Private Securities Litigation Reform Act of 1995 (collectively with the Securities Act and the Exchange Act, the “Acts”). These forward-looking statements are based on current expectations, estimates, and projections about the industry and markets in which we operate, and beliefs of, and assumptions made by, management of our company and involve uncertainties that could significantly affect our financial results. We intend for all such forward-looking statements to be covered by the applicable safe harbor provisions for forward-looking statements contained in the Acts. Such forward-looking statements generally can be identified by the use of forward-looking terminology such as “may,” “will,” “can,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “continue,” “possible,” “initiatives,” “focus,” “seek,” “objective,” “goal,” “strategy,” “plan,” “potential,” “potentially,” “preparing,” “projected,” “future,” “long-term,” “once,” “should,” “could,” “would,” “might,” “uncertainty,” or other similar words. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date this report is filed with the SEC. Such statements include, but are not limited to: (a) statements about our plans, strategies, initiatives, and prospects; (b) statements about the COVID-19 pandemic; (c) statements about our underwritten incremental yields; and (d) statements about our future results of operations, capital expenditures, and liquidity. Such statements are subject to known and unknown risks and uncertainties, which could cause actual results to differ materially from those projected or anticipated, including, without limitation: (i) changes in national, regional, or local economic climates; (ii) local market conditions, including an oversupply of space in, or a reduction in demand for, properties similar to those in our portfolio; (iii) vacancies, changes in market rental rates, and the need to periodically repair, renovate, and re-let space; (iv) competition from other available shopping centers and the attractiveness of properties in our portfolio to our tenants; (v) the financial stability of our tenants, including, without limitation, their ability to pay rent; (vi) our ability to pay down, refinance, restructure, or extend our indebtedness as it becomes due; (vii) increases in our borrowing costs as a result of changes in interest rates and other factors; (viii) potential liability for environmental matters; (ix) damage to our properties from catastrophic weather and other natural events, and the physical effects of climate change; (x) our ability and willingness to maintain our qualification as a REIT in light of economic, market, legal, tax, and other considerations; (xi) changes in tax, real estate, environmental, and zoning laws; (xii) information technology security breaches; (xiii) our corporate responsibility initiatives; (xiv) loss of key executives; (xv) the concentration of our portfolio in a limited number of industries, geographies, or investments; (xvi) the economic, political, and social impact of, and uncertainty relating to, the COVID-19 pandemic; (xvii) our ability to re-lease our properties on the same or better terms, or at all, in the event of non-renewal or in the event we exercise our right to replace an existing tenant; (xviii) the loss or bankruptcy of our tenants; (xix) to the extent we are seeking to dispose of properties, our ability to do so at attractive prices or at all; and (xx) the impact of inflation on us and on our tenants. Additional important factors that could cause actual results to differ are described in the filings made from time to time by the Company with the SEC and include the risk factors and other risks and uncertainties described in our 2021 Annual Report on Form 10-K, filed with the SEC on February 16, 2022, as updated from time to time in our periodic and/or current reports filed with the SEC, which are accessible on the SEC’s website at www.sec.gov. Therefore, such statements are not intended to be a guarantee of our performance in future periods.

Except as required by law, we do not undertake any obligation to update or revise any forward-looking statement, whether as a result of new information, future events, or otherwise.

KEY PERFORMANCE INDICATORS AND DEFINED TERMS

We use certain key performance indicators (“KPIs”), which include both financial and nonfinancial metrics, to measure the performance of our operations. We believe these KPIs, as well as the core concepts and terms defined below, allow our Board, management, and investors to analyze trends around our business strategy, financial condition, and results of operations in a manner that is focused on items unique to the retail real estate industry.

We do not consider our non-GAAP measures to be alternatives to measures required in accordance with GAAP. Certain non-GAAP measures should not be viewed as an alternative measure of our financial performance as they may not reflect the operations of our entire portfolio, and they may not reflect the impact of general and administrative expenses, depreciation and amortization, interest expense, other income (expense), or the level of capital expenditures and leasing costs necessary to maintain the operating performance of our shopping centers that could materially impact our results from operations. Additionally, certain non-GAAP measures should not be considered as an indication of our liquidity, nor as an indication of funds available to cover our cash needs, including our ability to fund distributions, and may not be a useful measure of the impact of long-term operating performance on value if we do not continue to operate our business in the manner currently contemplated. Accordingly, non-GAAP measures should be reviewed in connection with other GAAP measurements, and should not be viewed as more prominent measures of performance than net income (loss) or cash flows from operations prepared in accordance with GAAP. Other REITs may use different methodologies for calculating similar non-GAAP measures, and accordingly, our non-GAAP measures may not be comparable to other REITs.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 19

Our KPIs and terminology can be grouped into three key areas:

PORTFOLIO—Portfolio metrics help management to gauge the health of our centers overall and individually.

•Anchor space—We define an anchor space as a space greater than or equal to 10,000 square feet of gross leasable area (“GLA”).

•ABR—We use ABR to refer to the monthly contractual base rent at the end of the period multiplied by twelve months.

•ABR Per Square Foot (“PSF”)—This metric is calculated by dividing ABR by leased GLA. Increases in ABR PSF can be an indication of our ability to create rental rate growth in our centers, as well as an indication of demand for our spaces, which generally provides us with greater leverage during lease negotiations.

•GLA—We use GLA to refer to the total occupied and unoccupied square footage of a building that is available for tenants (whom we refer to as a “Neighbor” or our “Neighbors”) or other retailers to lease.

•Inline space—We define an inline space as a space containing less than 10,000 square feet of GLA.

•Leased Occupancy—This metric is calculated as the percentage of total GLA for which a lease has been signed regardless of whether the lease has commenced or the Neighbor has taken possession. High occupancy is an indicator of demand for our spaces, which generally provides us with greater leverage during lease negotiations.

•Underwritten incremental unlevered yield—This reflects the yield we target to generate from a project upon expected stabilization and is calculated as the estimated incremental NOI for a project at stabilization divided by its estimated net project investment. The estimated incremental NOI is the difference between the estimated annualized NOI we target to generate by a project upon stabilization and the estimated annualized NOI without the planned improvements. Underwritten incremental unlevered yield does not include peripheral impacts, such as lease rollover risk or the impact on the long term value of the property upon sale or disposition. Actual incremental unlevered yields may vary from our underwritten incremental unlevered yield range based on the actual total cost to complete a project and its actual incremental NOI at stabilization.

LEASING—Leasing is a key driver of growth for our company.

•Comparable lease—We use this term to refer to a lease with consistent terms that is executed for substantially the same space that has been vacant less than twelve months.

•Comparable rent spread—This metric is calculated as the percentage increase or decrease in first-year ABR (excluding any free rent or escalations) on new or renewal leases (excluding options) where the lease was considered a comparable lease. This metric provides an indication of our ability to generate revenue growth through leasing activity.

•Cost of executing new leases—We use this term to refer to certain costs associated with new leasing, namely, leasing commissions, tenant improvement costs, and tenant concessions.

•Portfolio retention rate—This metric is calculated by dividing (i) the total square feet of retained Neighbors with current period lease expirations by (ii) the total square feet of leases expiring during the period. The portfolio retention rate provides insight into our ability to retain Neighbors at our shopping centers as their leases approach expiration. Generally, the costs to retain an existing Neighbor are lower than costs to replace with a new Neighbor.

•Recovery rate—This metric is calculated by dividing (i) total recovery income by (ii) total recoverable expenses during the period. A high recovery rate is an indicator of our ability to recover certain property operating expenses and capital costs from our Neighbors.

FINANCIAL PERFORMANCE—In addition to financial metrics calculated in accordance with GAAP, such as net income or cash flows from operations, we utilize non-GAAP metrics to measure our operational and financial performance. See “Non-GAAP Measures” below for further discussion on the following metrics.

•Adjusted Earnings Before Interest, Taxes, Depreciation, and Amortization for Real Estate (“Adjusted EBITDAre”)—To arrive at Adjusted EBITDAre, we adjust EBITDAre, as defined below, to exclude certain recurring and non-recurring items including, but not limited to: (i) changes in the fair value of the earn-out liability; (ii) other impairment charges; (iii) amortization of basis differences in our investments in our unconsolidated joint ventures; (iv) transaction and acquisition expenses; and (v) realized performance income. We use EBITDAre and Adjusted EBITDAre as additional measures of operating performance which allow us to compare earnings independent of capital structure and evaluate debt leverage and fixed cost coverage.

•Core Funds From Operations (“FFO”)—To arrive at Core FFO, we adjust Nareit FFO Attributable to Stockholders and OP Unit Holders, as defined below, to exclude certain recurring and non-recurring items including, but not limited to: (i) depreciation and amortization of corporate assets; (ii) changes in the fair value of the earn-out liability; (iii) amortization of unconsolidated joint venture basis differences; (iv) gains or losses on the extinguishment or modification of debt and other; (v) other impairment charges; (vi) transaction and acquisition expenses; and (vii) realized performance income. We believe Nareit FFO provides insight into our operating performance as it excludes certain items that are not indicative of such performance. Core FFO provides further insight into the sustainability of our operating performance and provides an additional measure to compare our performance across reporting periods on a consistent basis by excluding items that may cause short-term fluctuations in net income (loss).

•EBITDAre—The National Association of Real Estate Investment Trusts (“Nareit”) defines EBITDAre as net income (loss) computed in accordance with GAAP before: (i) interest expense; (ii) income tax expense; (iii) depreciation and amortization; (iv) gains or losses from disposition of depreciable property; and (v) impairment write-downs of depreciable property. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect EBITDAre on the same basis.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 20

•Equity Market Capitalization—We calculate equity market capitalization as the total dollar value of all outstanding shares using the closing price for the applicable date.

•Nareit FFO—Nareit defines FFO as net income (loss) computed in accordance with GAAP, excluding: (i) gains (or losses) from sales of property and gains (or losses) from change in control; (ii) depreciation and amortization related to real estate; (iii) impairment losses on real estate and impairments of in-substance real estate investments in investees that are driven by measurable decreases in the fair value of the depreciable real estate held by the unconsolidated partnerships and joint ventures; and (iv) adjustments for unconsolidated partnerships and joint ventures, calculated to reflect FFO on the same basis. We calculate Nareit FFO in a manner consistent with the Nareit definition.

•Net Debt—We calculate net debt as total debt, excluding discounts, market adjustments, and deferred financing expenses, less cash and cash equivalents.

•Net Debt to Adjusted EBITDAre—This ratio is calculated by dividing net debt by Adjusted EBITDAre (included on an annualized basis within the calculation). It provides insight into our leverage rate based on earnings and is not impacted by fluctuations in our equity price.

•Net Debt to Total Enterprise Value—This ratio is calculated by dividing net debt by total enterprise value, as defined below. It provides insight into our capital structure and usage of debt.

•NOI—We calculate NOI as total operating revenues, adjusted to exclude non-cash revenue items, less property operating expenses and real estate taxes. NOI provides insight about our financial and operating performance because it provides a performance measure of the revenues and expenses directly involved in owning and operating real estate assets and provides a perspective not immediately apparent from net income (loss).

•Same-Center—We use this term to refer to a property, or portfolio of properties, that have been owned and operational for the entirety of each reporting period (i.e., since January 1, 2021).

•Total Enterprise Value—We calculate total enterprise value as our net debt plus our equity market capitalization on a fully diluted basis.

OVERVIEW

We are a REIT and one of the nation’s largest owners and operators of omni-channel grocery-anchored shopping centers. Our portfolio primarily consists of neighborhood centers anchored by the #1 or #2 grocer tenants by sales within their respective formats by trade area. Our Neighbors are a mix of national, regional, and local retailers that primarily provide necessity-based goods and services.

As of September 30, 2022, we owned equity interests in 290 shopping centers, including 270 wholly-owned shopping centers and 20 shopping centers owned through one unconsolidated joint venture, which comprised approximately 33.3 million square feet in 31 states. In addition to managing our shopping centers, our third-party investment management business provides comprehensive real estate management services to the Managed Funds.

In May 2022, we sold the final property in our joint venture with NRP, in which we own a 20% interest. We recognized no income during the three months ended September 30, 2022 and $2.7 million in income during the nine months ended September 30, 2022 related to NRP’s achievement of certain performance targets, which is included in Fees and Management Income in our consolidated statements of operations.

PORTFOLIO AND LEASING STATISTICS—Below are statistical highlights of our wholly-owned portfolio as of September 30, 2022 and 2021 (dollars and square feet in thousands):

	September 30, 2022			September 30, 2021
Number of properties	270			267
Number of states	31			31
Total square feet	31,098			30,443
ABR	$	429,005		$	388,272
% ABR from omni-channel grocery-anchored shopping centers	97.1		%	96.3		%
Leased occupancy %:
Total portfolio spaces	97.1		%	95.6		%
Anchor spaces	98.9		%	97.6		%
Inline spaces	93.6		%	91.9		%
Average remaining lease term (in years)(1)	4.5			4.6

(1)The average remaining lease term in years excludes future options to extend the term of the lease.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 21

The following table details information for our unconsolidated joint venture as of September 30, 2022, which is the basis for determining the prorated information included in the subsequent tables (dollars and square feet in thousands):

	September 30, 2022
Joint Venture	Ownership Percentage	Number of Properties	ABR		GLA
GRP I	14%	20	$	30,356	2,209

LEASE EXPIRATIONS—The following chart shows the aggregate scheduled lease expirations, excluding our Neighbors who are occupying space on a temporary basis, after September 30, 2022 for each of the next ten years and thereafter for our wholly-owned properties and the prorated portion of those owned through our unconsolidated joint venture:

Our ability to create rental rate growth generally depends on our leverage during new and renewal lease negotiations with prospective and existing Neighbors, which typically occurs when occupancy at our centers is high or during periods of economic growth and recovery. Conversely, we may experience rental rate decline when occupancy at our centers is low or during periods of economic recession, as the leverage during new and renewal lease negotiations may shift to prospective and existing Neighbors.

See “Results of Operations - Leasing Activity” below for further discussion of leasing activity.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 22

PORTFOLIO TENANCY—We define national Neighbors as those Neighbors that operate in at least three states. Regional Neighbors are defined as those Neighbors that have at least three locations in fewer than three states. The following charts present the composition of our portfolio, including our wholly-owned properties and the prorated portion of those owned through our unconsolidated joint venture, by Neighbor type as of September 30, 2022:

The following charts present the composition of our portfolio by Neighbor industry as of September 30, 2022:

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 23

NECESSITY-BASED GOODS AND SERVICES—We define “Necessity-based goods and services” as goods and services that are indispensable, necessary, or common for day-to-day living, or that tend to be inelastic (i.e., those for which the demand does not change based on a consumer’s income level). We estimate that approximately 71% of our ABR, including the pro rata portion attributable to properties owned through our unconsolidated joint venture, is generated from Neighbors providing necessity-based goods and services.

TOP 20 NEIGHBORS—The following table presents our top 20 Neighbors by ABR, including our wholly-owned properties and the prorated portion of those owned through our unconsolidated joint venture, as of September 30, 2022 (dollars and square feet in thousands):

Neighbor(1)	ABR		% of ABR		Leased Square Feet	% of Leased Square Feet		Number of Locations(2)
Kroger	$	27,451	6.3	%	3,366	11.0	%	61
Publix	23,623		5.5	%	2,314	7.6	%	57
Albertsons	18,232		4.2	%	1,709	5.6	%	31
Ahold Delhaize	17,662		4.1	%	1,249	4.1	%	23
Walmart	8,932		2.1	%	1,770	5.8	%	13
Giant Eagle	7,810		1.8	%	828	2.7	%	12
Sprouts Farmers Market	6,494		1.5	%	421	1.4	%	14
TJX Companies	6,030		1.4	%	516	1.7	%	18
Dollar Tree	3,711		0.9	%	352	1.2	%	37
Raley's	3,672		0.8	%	248	0.8	%	4
SUPERVALU	3,244		0.7	%	336	1.1	%	5
Subway Group	2,589		0.6	%	100	0.3	%	70
Lowe's	2,469		0.6	%	369	1.2	%	4
Anytime Fitness, Inc.	2,461		0.6	%	151	0.5	%	31
Starbucks Corporation	2,250		0.5	%	51	0.2	%	30
Kohl's Corporation	2,241		0.5	%	365	1.2	%	4
Office Depot	2,237		0.5	%	179	0.6	%	8
Food 4 Less (PAQ)	2,215		0.5	%	119	0.4	%	2
Save Mart	2,174		0.5	%	258	0.8	%	5
Petco Animal Supplies, Inc.	2,136		0.5	%	127	0.4	%	11
Total	$	147,633	34.1	%	14,828	48.6	%	440

(1)Neighbors are grouped by parent company and may represent multiple subsidiaries and banners.

(2)Number of locations excludes auxiliary leases with grocery anchors such as fuel stations, pharmacies, and liquor stores. Additionally, in the event that a parent company has multiple subsidiaries or banners in a single shopping center, those subsidiaries are included as one location.

RESULTS OF OPERATIONS

KNOWN TRENDS AND UNCERTAINTIES—The COVID-19 pandemic resulted in reduced revenues beginning with the second quarter of 2020 through early 2021. Our collections returned to pre-COVID levels during the second half of 2021 and have remained strong throughout 2022. As of September 30, 2022, our Neighbors currently being accounted for on a cash basis represented approximately 4% of portfolio ABR. We believe our collections have stabilized, which will reduce volatility in our earnings during 2022 as compared to 2021.

Due to changing economic conditions and supply chain limitations, there has been an increase in wages and costs for materials. The resulting increased inflation may negatively impact some of our Neighbors and increase our operating and construction costs. Additionally, macroeconomic and geopolitical risks may create challenges that cause current market conditions in the United States to worsen. The policies implemented to address these risks, including raising interest rates, could result in adverse impacts on the United States economy, including a slowing of growth or potentially a recession.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 24

SUMMARY OF OPERATING ACTIVITIES FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021

	Three Months Ended  September 30,				Favorable (Unfavorable)  Change
(Dollars in thousands)	2022		2021		$		%(1)
Revenues:
Rental income	$	142,857	$	128,826	$	14,031	10.9	%
Fees and management income	2,081		2,435		(354)		(14.5)	%
Other property income	716		1,073		(357)		(33.3)	%
Total revenues	145,654		132,334		13,320		10.1	%
Operating Expenses:
Property operating	23,089		21,608		(1,481)		(6.9)	%
Real estate taxes	18,041		16,375		(1,666)		(10.2)	%
General and administrative	10,843		11,627		784		6.7	%
Depreciation and amortization	60,013		53,901		(6,112)		(11.3)	%
Impairment of real estate assets	—		698		698		NM
Total operating expenses	111,986		104,209		(7,777)		(7.5)	%
Other:
Interest expense, net	(17,569)		(18,570)		1,001		5.4	%
(Loss) gain on disposal of property, net	(10)		14,093		(14,103)		(100.1)	%
Other expense, net	(3,916)		(7,086)		3,170		44.7	%
Net income	12,173		16,562		(4,389)		(26.5)	%
Net income attributable to noncontrolling interests	(1,135)		(1,929)		794		41.2	%
Net income attributable to stockholders	$	11,038	$	14,633	$	(3,595)	(24.6)	%

(1)Line items that result in a percent change that exceed certain limitations are considered not meaningful (“NM”) and indicated as such.

Our basis for analyzing significant fluctuations in our results of operations generally includes review of the results of our same-center portfolio, non-same-center portfolio, and revenues and expenses from our management activities. We define our same-center portfolio as the 255 properties that were owned and operational prior to January 1, 2021. We define our non-same-center portfolio as those properties that were not fully owned and operational in both periods owing to real estate asset activity occurring after December 31, 2020, which includes 26 properties disposed of and 14 properties acquired. Below are explanations of the significant fluctuations in the results of operations for the three months ended September 30, 2022 and 2021:

Rental Income increased $14.0 million primarily as follows:

•$6.8 million increase related to our same-center portfolio as follows:

▪$4.8 million increase primarily due to a $0.37 increase in average minimum rent PSF and a 1.6% improvement in average occupancy; and

▪$0.9 million increase owing largely to an increase in recoverable income attributable to an increase in common area maintenance spending and the 1.6% improvement in average occupancy; and

▪$1.1 million increase primarily due to lower reserves as a result of a decrease in Neighbors we have identified as a credit risk.

•$7.3 million increase primarily related to our acquisition and disposition activity.

Property Operating Expenses increased $1.5 million primarily as follows:

•$0.6 million increase from our same-center portfolio and corporate operating activities primarily due to an increase in recoverable expenses attributed to higher common area maintenance costs, as compared to 2021; and

•$0.9 million increase primarily due to our acquisition activity.

Real Estate Tax Expenses:

•The $1.7 million increase in real estate tax expenses is primarily due to our acquisition activity.

General and Administrative Expenses decreased $0.8 million primarily as follows:

•$0.4 million decrease primarily due to lower third-party consultant and custodial costs; and

•$0.4 million decrease primarily related to savings in premiums for directors and officers insurance.

Depreciation and Amortization:

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 25

•The $6.1 million increase in depreciation and amortization is primarily due to the execution of our acquisition strategy, investment in improvements to our Neighbor spaces, and accelerated depreciation related to damage sustained at our properties as a result of Hurricane Ian.

Interest Expense, Net:

•The $1.0 million decrease was primarily due to lower loss on extinguishment or modification of debt, partially offset by increased debt outstanding in 2022. Interest Expense, Net was comprised of the following (dollars in thousands):

	Three Months Ended September 30,
	2022			2021
Interest on unsecured term loans and senior notes, net	$	10,492		$	8,913
Interest on secured debt	5,080			6,049
Interest on revolving credit facility, net	443			237
Non-cash amortization and other	1,558			1,697
(Gain) loss on extinguishment or modification of debt and other, net(1)	(4)			1,674
Interest expense, net	$	17,569		$	18,570
Weighted-average interest rate as of end of period	3.3		%	3.3		%
Weighted-average term (in years) as of end of period	4.6			4.2

(1)Includes defeasance fees related to early repayments of debt.

(Loss) Gain on Disposal of Property, Net:

•The $14.1 million decrease was primarily related to the sale of one outparcel with an insignificant net loss during the three months ended September 30, 2022, as compared to the sale of seven properties and two outparcels (in addition to other property-related miscellaneous disposals and write-offs) with a net gain of $14.1 million during the three months ended September 30, 2021 (see Note 4).

Other Expense, Net:

•The $3.2 million decrease was primarily related to a 2021 charge in connection with the change in the fair value of our earn-out liability, which was settled in January 2022, partially offset by an increase in transaction and acquisition expenses owing largely to activities related to the execution of our growth strategy. Other Expense, Net was comprised of the following (in thousands):

	Three Months Ended September 30,
	2022		2021
Increase in fair value of earn-out liability (see Note 12)	$	—	$	(5,000)
Equity in net income (loss) of unconsolidated joint ventures	29		(54)
Transaction and acquisition expenses	(3,740)		(1,775)
Federal, state, and local income tax expense	(179)		(165)
Other	(26)		(92)
Other expense, net	$	(3,916)	$	(7,086)

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 26

SUMMARY OF OPERATING ACTIVITIES FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2022 AND 2021

	Nine Months Ended  September 30,				Favorable (Unfavorable)  Change
(Dollars in thousands)	2022		2021		$		%(1)
Revenues:
Rental income	$	418,835	$	386,784	$	32,051	8.3	%
Fees and management income	9,323		7,095		2,228		31.4	%
Other property income	2,175		1,906		269		14.1	%
Total revenues	430,333		395,785		34,548		8.7	%
Operating Expenses:
Property operating	69,261		65,784		(3,477)		(5.3)	%
Real estate taxes	52,005		49,762		(2,243)		(4.5)	%
General and administrative	33,751		32,905		(846)		(2.6)	%
Depreciation and amortization	178,008		165,829		(12,179)		(7.3)	%
Impairment of real estate assets	—		6,754		6,754		NM
Total operating expenses	333,025		321,034		(11,991)		(3.7)	%
Other:
Interest expense, net	(52,895)		(57,765)		4,870		8.4	%
Gain on disposal of property, net	4,151		31,678		(27,527)		(86.9)	%
Other expense, net	(9,738)		(25,595)		15,857		62.0	%
Net income	38,826		23,069		15,757		68.3	%
Net income attributable to noncontrolling interests	(4,181)		(2,739)		(1,442)		(52.6)	%
Net income attributable to stockholders	$	34,645	$	20,330	$	14,315	70.4	%

(1)Line items that result in a percent change that exceed certain limitations are considered not meaningful (“NM”) and indicated as such.

For details surrounding our basis for analyzing significant fluctuations in our results of operations as well as definitions related to our portfolio of real estate assets, please see “Summary of Operating Activities for the Three Months Ended September 30, 2022 and 2021” above. Below are explanations of the significant fluctuations in the results of operations for the nine months ended September 30, 2022 and 2021:

Rental Income increased $32.1 million as follows:

•$17.2 million increase related to our same-center portfolio primarily as follows:

▪$13.8 million increase primarily due to a $0.37 increase in average minimum rent per square foot and a 1.5% improvement in average occupancy; and

▪$4.1 million increase owing largely to an increase in recoverable income attributed to an increase in common area maintenance spending and lower reserves for common area maintenance, as compared to 2021, and the 1.5% improvement in average occupancy; offset by

▪$0.6 million decrease primarily due to the stabilization of collections in 2022 compared to the recovery of prior year income in 2021 and the reversal of reserves for uncollectibility from 2020 in 2021 resulting from the recovery of our portfolio in the wake of the COVID-19 pandemic.

•$14.8 million increase primarily related to our acquisition and disposition activity.

Fees and management income:

•The $2.2 million increase in fees and management income was primarily due to the achievement of certain performance targets related to our joint venture with NRP, partially offset by the reduction in revenue as result of our joint venture with NRP fully liquidating its assets.

Property Operating Expenses increased $3.5 million primarily as follows:

•$2.2 million increase related to our same-center portfolio and corporate operating activities primarily due to $2.9 million increase attributable to higher common area maintenance costs, as compared to 2021; and

•$1.3 million increase primarily due to our acquisition activity.

Real Estate Tax Expenses:

•The $2.2 million increase in real estate tax expenses was primarily due to our acquisition activity.

General and Administrative Expenses increased $0.8 million primarily as follows:

•$0.8 million increase primarily due to an increase in directors and officers insurance as a result of our becoming a publicly traded company; and

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 27

•$0.9 million increase primarily due to increases in overhead attributed to technology-related costs and travel and conference expenses; offset by

•$0.5 million decrease in compensation expense owing largely to lower performance-based compensation; and

•$0.4 million decrease primarily due to lower third-party consultant and custodial costs.

Depreciation and Amortization:

•The $12.2 million increase in depreciation and amortization is primarily due to the execution of our acquisition strategy, investment in improvements to our Neighbor spaces, and accelerated depreciation related to damage sustained at our properties as a result of Hurricane Ian.

Impairment of Real Estate Assets:

•The $6.8 million decrease in impairment of real estate assets was due to assets that were sold during 2021 at a disposition price that was less than the carrying value.

Interest Expense, Net:

•The $4.9 million decrease was primarily due to net repayments of debt outstanding in 2021, partially offset by higher average interest rates in 2022. Interest Expense, Net was comprised of the following (dollars in thousands):

	Nine Months Ended September 30,
	2022			2021
Interest on unsecured term loans and senior notes, net	$	29,920		$	30,119
Interest on secured debt	15,758			19,075
Interest on revolving credit facility, net	1,211			672
Non-cash amortization and other	4,981			5,115
Loss on extinguishment or modification of debt and other, net(1)	1,025			2,784
Interest expense, net	$	52,895		$	57,765
Weighted-average interest rate as of end of period	3.3		%	3.3		%
Weighted-average term (in years) as of end of period	4.6			4.2

(1)Includes defeasance fees related to early repayments of debt.

Gain on Disposal of Property, Net:

•The $27.5 million decrease was primarily related to the sale of three properties and three outparcels with a net gain of $4.2 million during the nine months ended September 30, 2022, as compared to the sale of 20 properties and three outparcels (as well as other property-related miscellaneous disposals and write-offs) with a net gain of $31.7 million during the nine months ended September 30, 2021 (see Note 4).

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 28

Other Expense, Net:

•The $15.9 million decrease was primarily related to a 2021 charge in connection with the change in the fair value of our earn-out liability, which was settled in January 2022, combined with an increase from equity in income of our unconsolidated joint ventures, partially offset by an increase in transaction and acquisition expenses owing largely to the amortization of the restricted stock units awarded at the time of our underwritten IPO combined with costs for activities related to the execution of our growth strategy and a decrease in the value of our investment in marketable securities. Other Expense, Net was comprised of the following (in thousands):

	Nine Months Ended September 30,
	2022		2021
Increase in fair value of earn-out liability (see Note 12)	$	(1,809)	$	(23,000)
Equity in net income of unconsolidated joint ventures	1,203		747
Transaction and acquisition expenses	(7,820)		(2,850)
Federal, state, and local income tax expense	(373)		(496)
Other	(939)		4
Other expense, net	$	(9,738)	$	(25,595)

LEASING ACTIVITY—Below is a summary of leasing activity for our wholly-owned properties for the three months ended September 30, 2022 and 2021(1):

	Total Deals						Inline Deals
	2022			2021			2022			2021
New leases:
Number of leases	99			140			97			133
Square footage (in thousands)	240			551			201			312
ABR (in thousands)	$	5,417		$	9,172		$	4,990		$	6,749
ABR PSF	$	22.57		$	16.63		$	24.78		$	21.64
Cost PSF of executing new leases	$	41.02		$	24.11		$	43.30		$	31.15
Number of comparable leases	41			57			41			56
Comparable rent spread	21.3		%	14.1		%	21.3		%	14.1		%
Weighted-average lease term (in years)	7.5			8.6			7.0			6.2
Renewals and options:
Number of leases	141			128			124			110
Square footage (in thousands)	921			854			307			211
ABR (in thousands)	$	13,591		$	11,082		$	7,408		$	5,377
ABR PSF	$	14.76		$	12.98		$	24.12		$	25.53
ABR PSF prior to renewals	$	13.55		$	12.30		$	21.26		$	22.85
Percentage increase in ABR PSF	9.0		%	5.5		%	13.4		%	11.7		%
Cost PSF of executing renewals and options	$	0.56		$	0.22		$	1.66		$	0.86
Number of comparable leases(2)	104			97			102			91
Comparable rent spread(2)	15.5		%	8.9		%	15.3		%	13.1		%
Weighted-average lease term (in years)	4.2			5.4			4.5			4.6
Portfolio retention rate	88.5		%	91.2		%	79.9		%	80.4		%

(1)PSF amounts may not recalculate exactly based on other amounts presented within the table due to rounding.

(2)Excludes exercise of options.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 29

Below is a summary of leasing activity for our wholly-owned properties for the nine months ended September 30, 2022 and 2021(1):

	Total Deals						Inline Deals
	2022			2021			2022			2021
New leases:
Number of leases	296			417			283			401
Square footage (in thousands)	901			1,360			612			931
ABR (in thousands)	$	17,838		$	23,630		$	14,790		$	19,171
ABR PSF	$	19.80		$	17.38		$	24.16		$	20.59
Cost PSF of executing new leases	$	34.91		$	27.52		$	37.31		$	30.05
Number of comparable leases	113			184			111			181
Comparable rent spread	31.3		%	14.9		%	24.2		%	14.9		%
Weighted-average lease term (in years)	7.9			8.1			7.4			6.4
Renewals and options:
Number of leases	453			465			411			416
Square footage (in thousands)	2,665			2,880			920			855
ABR (in thousands)	$	37,971		$	35,449		$	22,001		$	19,752
ABR PSF	$	14.25		$	12.31		$	23.92		$	23.10
ABR PSF prior to renewals	$	13.08		$	11.58		$	21.18		$	21.11
Percentage increase in ABR PSF	8.9		%	6.3		%	12.9		%	9.4		%
Cost PSF of executing renewals and options	$	0.57		$	0.56		$	1.10		$	1.22
Number of comparable leases(2)	352			388			346			372
Comparable rent spread(2)	14.9		%	8.2		%	14.4		%	9.8		%
Weighted-average lease term (in years)	4.8			5.0			4.2			4.1
Portfolio retention rate	90.1		%	88.3		%	81.1		%	80.1		%

(1)PSF amounts may not recalculate exactly based on other amounts presented within the table due to rounding.

(2)Excludes exercise of options.

NON-GAAP MEASURES

See “Key Performance Indicators and Defined Terms” above for additional information related to the following non-GAAP measures.

SAME-CENTER NOI—Same-Center NOI is presented as a supplemental measure of our performance, as it highlights operating trends such as occupancy levels, rental rates, and operating costs for our Same-Center portfolio. Other REITs may use different methodologies for calculating Same-Center NOI, and accordingly, our Same-Center NOI may not be comparable to other REITs. For the three and nine months ended September 30, 2022 and 2021, Same-Center NOI represents the NOI for the 255 properties that were wholly-owned and operational for the entire portion of all comparable reporting periods.

Same-Center NOI should not be viewed as an alternative measure of our financial performance as it does not reflect the operations of our entire portfolio, nor does it reflect the impact of general and administrative expenses, depreciation and amortization, interest expense, other income (expense), or the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties that could materially impact our results from operations.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 30

The table below presents our Same-Center NOI (dollars in thousands):

	Three Months Ended September 30,				Favorable (Unfavorable)				Nine Months Ended September 30,				Favorable (Unfavorable)
	2022		2021		$ Change		% Change		2022		2021		$ Change		% Change
Revenues:
Rental income(1)	$	96,067	$	90,949	$	5,118			$	284,629	$	270,090	$	14,539
Tenant recovery income	30,696		29,645		1,051				90,468		86,566		3,902
Reserves for uncollectibility(2)	112		59		53				(403)		1,280		(1,683)
Other property income	581		989		(408)				1,767		1,740		27
Total revenues	127,456		121,642		5,814		4.8	%	376,461		359,676		16,785		4.7	%
Operating expenses:
Property operating expenses	18,559		17,156		(1,403)				56,664		52,912		(3,752)
Real estate taxes	16,381		15,819		(562)				48,031		48,160		129
Total operating expenses	34,940		32,975		(1,965)		(6.0)	%	104,695		101,072		(3,623)		(3.6)	%
Total Same-Center NOI	$	92,516	$	88,667	$	3,849	4.3	%	$	271,766	$	258,604	$	13,162	5.1	%

(1)Excludes straight-line rental income, net amortization of above- and below-market leases, and lease buyout income.

(2)Includes billings that will not be recognized as revenue until cash is collected or the Neighbor resumes regular payments and/or we deem it appropriate to resume recording revenue on an accrual basis, rather than on a cash basis.

SAME-CENTER NOI RECONCILIATION—Below is a reconciliation of Net Income to NOI and Same-Center NOI (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Net income	$	12,173	$	16,562	$	38,826	$	23,069
Adjusted to exclude:
Fees and management income	(2,081)		(2,435)		(9,323)		(7,095)
Straight-line rental income(1)	(3,932)		(2,476)		(9,060)		(6,868)
Net amortization of above- and below-market leases	(1,081)		(908)		(3,161)		(2,633)
Lease buyout income	(221)		(560)		(2,362)		(3,138)
General and administrative expenses	10,843		11,627		33,751		32,905
Depreciation and amortization	60,013		53,901		178,008		165,829
Impairment of real estate assets	—		698		—		6,754
Interest expense, net	17,569		18,570		52,895		57,765
Loss (gain) on disposal of property, net	10		(14,093)		(4,151)		(31,678)
Other expense, net	3,916		7,086		9,738		25,595
Property operating expenses related to fees and    management income	704		1,489		3,061		3,611
NOI for real estate investments	97,913		89,461		288,222		264,116
Less: Non-same-center NOI(2)	(5,397)		(794)		(16,456)		(5,512)
Total Same-Center NOI	$	92,516	$	88,667	$	271,766	$	258,604

(1)Includes straight-line rent adjustments for Neighbors for whom revenue is being recorded on a cash basis.

(2)Includes operating revenues and expenses from non-same-center properties which includes properties acquired or sold and corporate activities.

NAREIT FFO AND CORE FFO—Nareit FFO is a non-GAAP financial performance measure that is widely recognized as a measure of REIT operating performance. Core FFO is an additional financial performance measure used by us as Nareit FFO includes certain non-comparable items that affect our performance over time. We believe that Core FFO is helpful in assisting management and investors with assessing the sustainability of our operating performance in future periods.

Nareit FFO, Nareit FFO Attributable to Stockholders and OP Unit Holders, and Core FFO should not be considered alternatives to net income (loss) under GAAP, as an indication of our liquidity, nor as an indication of funds available to cover our cash needs, including our ability to fund distributions. Core FFO may not be a useful measure of the impact of long-term operating performance on value if we do not continue to operate our business plan in the manner currently contemplated.

Accordingly, Nareit FFO, Nareit FFO Attributable to Stockholders and OP Unit Holders, and Core FFO should be reviewed in connection with other GAAP measurements, and should not be viewed as more prominent measures of performance than net income (loss) or cash flows from operations prepared in accordance with GAAP. Our Nareit FFO, Nareit FFO Attributable to Stockholders and OP Unit Holders, and Core FFO, as presented, may not be comparable to amounts calculated by other REITs.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 31

The following table presents our calculation of Nareit FFO Attributable to Stockholders and OP Unit Holders and Core FFO (in thousands, except per share amounts):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Calculation of Nareit FFO Attributable to Stockholders and OP Unit Holders
Net income	$	12,173	$	16,562	$	38,826	$	23,069
Adjustments:
Depreciation and amortization of real estate assets	59,136		52,984		175,305		162,979
Impairment of real estate assets	—		698		—		6,754
Loss (gain) on disposal of property, net	10		(14,093)		(4,151)		(31,678)
Adjustments related to unconsolidated joint ventures	662		776		181		676
Nareit FFO attributable to stockholders and OP unit holders	$	71,981	$	56,927	$	210,161	$	161,800
Calculation of Core FFO
Nareit FFO attributable to stockholders and OP unit holders	$	71,981	$	56,927	$	210,161	$	161,800
Adjustments:
Depreciation and amortization of corporate assets	877		917		2,703		2,850
Change in fair value of earn-out liability	—		5,000		1,809		23,000
Transaction and acquisition expenses	3,740		1,775		7,820		2,850
(Gain) loss on extinguishment or modification of debt and other, net	(4)		1,674		1,025		2,784
Amortization of unconsolidated joint venture basis    differences	1		80		220		905
Realized performance income(1)	—		—		(2,742)		—
Core FFO	$	76,595	$	66,373	$	220,996	$	194,189
Nareit FFO Attributable to Stockholders and OP Unit Holders/Core FFO per diluted share
Weighted-average shares of common stock outstanding -    diluted	131,593		122,573		129,805		112,317
Nareit FFO attributable to stockholders and OP unit holders    per share - diluted	$	0.55	$	0.46	$	1.62	$	1.44
Core FFO per share - diluted	$	0.58	$	0.54	$	1.70	$	1.73

(1)Realized performance income includes fees received related to the achievement of certain performance targets in our NRP joint venture.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 32

EBITDAre and ADJUSTED EBITDAre—We use EBITDAre and Adjusted EBITDAre as additional measures of operating performance which allow us to compare earnings independent of capital structure, determine debt service and fixed cost coverage, and measure enterprise value. Additionally, we believe they are a useful indicator of our ability to support our debt obligations.

EBITDAre and Adjusted EBITDAre should not be considered as alternatives to net income (loss), as an indication of our liquidity, nor as an indication of funds available to cover our cash needs, including our ability to fund distributions. Accordingly, EBITDAre and Adjusted EBITDAre should be reviewed in connection with other GAAP measurements, and should not be viewed as more prominent measures of performance than net income (loss) or cash flows from operations prepared in accordance with GAAP. Our EBITDAre and Adjusted EBITDAre, as presented, may not be comparable to amounts calculated by other REITs.

The following table presents our calculation of EBITDAre and Adjusted EBITDAre (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,				Year Ended December 31,
	2022		2021		2022		2021		2021
Calculation of EBITDAre
Net income	$	12,173	$	16,562	$	38,826	$	23,069	$	17,233
Adjustments:
Depreciation and amortization	60,013		53,901		178,008		165,829		221,433
Interest expense, net	17,569		18,570		52,895		57,765		76,371
Loss (gain) on disposal of property, net	10		(14,093)		(4,151)		(31,678)		(30,421)
Impairment of real estate assets	—		698		—		6,754		6,754
Federal, state, and local tax expense	179		165		373		496		327
Adjustments related to unconsolidated    joint ventures	927		1,107		1,061		1,704		1,431
EBITDAre	$	90,871	$	76,910	$	267,012	$	223,939	$	293,128
Calculation of Adjusted EBITDAre
EBITDAre	$	90,871	$	76,910	$	267,012	$	223,939	$	293,128
Adjustments:
Change in fair value of earn-out liability	—		5,000		1,809		23,000		30,436
Transaction and acquisition expenses	3,740		1,775		7,820		2,850		5,363
Amortization of unconsolidated joint    venture basis differences	1		80		220		905		1,167
Realized performance income(1)	—		—		(2,742)		—		(675)
Adjusted EBITDAre	$	94,612	$	83,765	$	274,119	$	250,694	$	329,419

(1)Realized performance income includes fees received related to the achievement of certain performance targets in our NRP joint venture.

LIQUIDITY AND CAPITAL RESOURCES

GENERAL—Aside from standard operating expenses, we expect our principal cash demands to be for:

•investments in real estate;

•cash distributions to stockholders;

•redevelopment and repositioning projects;

•capital expenditures and leasing costs; and

•principal and interest payments on our outstanding indebtedness.

We expect our primary sources of liquidity to be:

•operating cash flows;

•proceeds received from the disposition of properties;

•borrowings from our unsecured revolving credit facility and proceeds from debt financings;

•proceeds from any ATM offering activities;

•distributions received from our unconsolidated joint ventures; and

•available, unrestricted cash and cash equivalents.

At this time, we believe our current sources of liquidity are sufficient to meet our short- and long-term cash demands.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 33

IMPACT OF THE UNDERWRITTEN IPO—On July 19, 2021, we closed our underwritten IPO, from which we received gross proceeds of $547.4 million. The underwritten IPO has allowed us access to forms of capital not previously available to us as follows:

•In October 2021, we settled the registered offering of $350 million aggregate principal amount of 2.625% senior notes, which resulted in gross proceeds of $345.4 million.

•In February 2022, we filed an automatically effective shelf registration statement on Form S-3 providing for the public offering and sale, from time to time, by us of our preferred stock, common stock, debt securities, depository shares, warrants, right, units, and guarantees of debt securities and by the Operating Partnership of its debt securities, in each case in unlimited amounts.

•In connection with our February 2022 Form S-3 filing, we commenced the ATM program through which we may offer and sell shares of our common stock having an aggregate offering price of up to $250 million. During the three months ended September 30, 2022, we issued 0.8 million shares of our common stock under the ATM program for net proceeds of $26.2 million, after approximately $0.3 million in commissions. During the nine months ended September 30, 2022, we issued 2.6 million shares of our common stock under the ATM program for net proceeds of $89.2 million, after approximately $0.9 million in commissions. As of September 30, 2022, $159.9 million of common stock remained available for issuance under the ATM program.

DEBT—The following table summarizes information about our debt as of September 30, 2022 and December 31, 2021 (dollars in thousands):

	September 30, 2022			December 31, 2021
Total debt obligations, gross	$	1,890,039		$	1,914,082
Weighted-average interest rate	3.3		%	3.3		%
Weighted-average term (in years)	4.6			5.2
Revolving credit facility capacity(1)	$	800,000		$	500,000
Revolving credit facility availability(2)	733,385			489,329

(1)The revolving credit facility matures in January 2026, extendable at our option to January 2027. In addition, the revolving credit facility also includes an accordion feature that permits us to increase our aggregate borrowing capacity thereunder to up to $1 billion, subject to the satisfaction of certain conditions.

(2)Net of any outstanding balance and letters of credit.

In May 2022, we amended our credit facility agreement to, among other things, increase the total amount available under our unsecured revolving credit facility from $500 million to $800 million. The unsecured revolving credit facility also includes an accordion feature that permits us to increase our aggregate borrowing capacity thereunder to up to $1 billion, subject to the satisfaction of certain conditions. The unsecured revolving credit facility is scheduled to mature in January 2026, extendable at our option to January 2027. In addition to expanding the borrowing capacity, the Amendment replaces LIBOR with SOFR as the benchmark interest rate for the unsecured revolving credit facility and the two $240 million senior unsecured term loan tranches, maturing in November 2025 and July 2026. In August 2022, we amended two of our interest rate swaps with a total notional amount of $430 million to replace LIBOR with SOFR as the benchmark interest rate in conjunction with the Amendment.

The 2.625% senior notes issued by the Operating Partnership pursuant to an effective registration statement in October 2021 were, and debt securities of the Operating Partnership registered under our automatically effective shelf registration statement on Form S-3 filed in February 2022 will be, fully and unconditionally guaranteed by us. At September 30, 2022, the Operating Partnership had issued and outstanding its 2.625% senior notes. The obligations of the Operating Partnership to pay principal, premiums, if any, and interest on the 2.625% senior notes are fully and unconditionally guaranteed by us on a senior basis. As a result of the amendments to SEC Rule 3-10 of Regulation S-X, subsidiary issuers of obligations guaranteed by the parent are not required to provide separate financial statements, provided that: (i) the subsidiary obligor is consolidated into the parent company’s consolidated financial statements; (ii) the parent guarantee is “full and unconditional”; and (iii) subject to certain exceptions as set forth below, the alternative disclosure required by Rule 13-01 of Regulation S-X is provided, which includes narrative disclosure and summarized financial information. We meet the conditions of this requirement and thus, are not presenting separate financial statements. Furthermore, as permitted under Rule 13-01(a)(4)(vi) of Regulation S-X, we have excluded the summarized financial information for the Operating Partnership because the assets, liabilities, and results of operations of the Operating Partnership are not materially different than the corresponding in our consolidated financial statements, and management believes such summarized financial information would be repetitive and would not provide incremental value to investors.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 34

FINANCIAL LEVERAGE RATIOS—We believe our net debt to Adjusted EBITDAre, net debt to total enterprise value, and debt covenant compliance as of September 30, 2022 allow us access to future borrowings as needed in the near term. The following table presents our calculation of net debt and total enterprise value, inclusive of our prorated portion of net debt and cash and cash equivalents owned through our unconsolidated joint ventures, as of September 30, 2022 and December 31, 2021 (in thousands):

	September 30, 2022		December 31, 2021
Net debt:
Total debt, excluding discounts, market adjustments, and deferred    financing expenses	$	1,914,397	$	1,941,504
Less: Cash and cash equivalents	5,249		93,109
Total net debt	$	1,909,148	$	1,848,395
Enterprise value:
Net debt	$	1,909,148	$	1,848,395
Total equity market capitalization(1)(2)	3,678,197		4,182,996
Total enterprise value	$	5,587,345	$	6,031,391

(1)Total equity market capitalization is calculated as diluted shares multiplied by the closing market price per share, which includes 131.1 million and 126.6 million diluted shares as of September 30, 2022 and December 31, 2021, respectively, and the closing market price per share of $28.05 and $33.04 as of September 30, 2022 and December 31, 2021, respectively.

(2)Fully diluted shares include common stock and OP units as of September 30, 2022 and Class B common stock, common stock, and OP units as of December 31, 2021.

The following table presents our calculation of net debt to Adjusted EBITDAre and net debt to total enterprise value as of September 30, 2022 and December 31, 2021 (dollars in thousands):

	September 30, 2022		December 31, 2021
Net debt to Adjusted EBITDAre - annualized:
Net debt	$	1,909,148	$	1,848,395
Adjusted EBITDAre - annualized(1)	352,844		329,419
Net debt to Adjusted EBITDAre - annualized	5.4x		5.6x
Net debt to total enterprise value:
Net debt	$	1,909,148	$	1,848,395
Total enterprise value	5,587,345		6,031,391
Net debt to total enterprise value	34.2%		30.6%

(1)Adjusted EBITDAre is based on a trailing twelve month period. See “Non-GAAP Measures - EBITDAre and Adjusted EBITDAre” above for a reconciliation to Net Income.

CAPITAL EXPENDITURES AND REDEVELOPMENT ACTIVITY—We make capital expenditures during the course of normal operations, including maintenance capital expenditures and tenant improvements, as well as value-enhancing anchor space repositioning and redevelopment, ground-up outparcel development, and other accretive projects.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 35

During the nine months ended September 30, 2022 and 2021, we had capital spend of $74.3 million and $49.3 million, respectively. Below is a summary of our capital spending activity, excluding leasing commissions, on a cash basis (in thousands):

	Nine Months Ended September 30,
	2022		2021
Capital expenditures for real estate:
Capital improvements	$	12,426	$	5,900
Tenant improvements	18,696		16,350
Redevelopment and development	37,443		24,312
Total capital expenditures for real estate	68,565		46,562
Corporate asset capital expenditures	2,757		1,429
Capitalized indirect costs(1)	3,026		1,324
Total capital spending activity	$	74,348	$	49,315

(1)Amount includes internal salaries and related benefits of personnel who work directly on capital projects as well as capitalized interest expense.

We anticipate that obligations related to capital improvements, as well as redevelopment and development, in 2022 can be met with cash flows from operations, cash flows from dispositions, or borrowings on our unsecured revolving credit facility.

Generally, we expect our development and redevelopment projects to stabilize within 24 months. Our underwritten incremental unlevered yields on development and redevelopment projects are expected to range between 10%-12%. Our current in process projects represent an estimated total investment of $67.3 million. Actual incremental unlevered yields may vary from our underwritten incremental unlevered yield range based on the actual total cost to complete a project and its actual incremental annual NOI at stabilization. See “Key Performance Indicators and Defined Terms” above for further information.

ACQUISITION ACTIVITY—We are actively monitoring the commercial real estate market for properties that have future growth potential, are located in attractive demographic markets, and support our business objectives. We expect to continue to make strategic acquisitions during the remainder of 2022. The following table highlights our property acquisitions (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021
Number of properties acquired	5		4
Number of outparcels acquired(1)	3		3
Contract price	$	228,842	$	88,451
Total price of acquisitions(2)	229,895		88,954

(1)Outparcels acquired are adjacent to shopping centers that we own.

(2)Total price of acquisitions includes closing costs and credits.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 36

DISPOSITION ACTIVITY—We continually evaluate our portfolio of assets for opportunities to make strategic dispositions of assets that no longer meet our growth and investment objectives or assets that have stabilized in order to capture their value. The following table highlights our property dispositions (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021
Number of properties sold(1)	3		20
Number of outparcels sold(2)(3)	3		3
Contract price	$	28,737	$	188,252
Proceeds from sale of real estate, net(4)	27,286		180,340
Gain on sale of property, net(5)	4,151		33,121

(1)We retained an outparcel for one property sold during the nine months ended September 30, 2021, and therefore the sale did not result in a reduction in our total property count.

(2)During the nine months ended September 30, 2021, our outparcel sales included: (i) the only remaining portion of one of our properties, which resulted in a reduction in our total property count; and (ii) an undeveloped parcel of land, as well as an outparcel adjacent to one of our centers, neither of which resulted in a reduction in our total property count.

(3)In addition to the three outparcels sold during the nine months ended September 30, 2021, a tenant at one of our properties exercised a bargain purchase option to acquire a parcel of land that we previously owned. This generated minimal proceeds for us.

(4)Total proceeds from sale of real estate, net includes closing costs and credits.

(5)During the nine months ended September 30, 2021, (Loss) Gain on Disposal of Property, Net on the consolidated statements of operations includes miscellaneous write-off activity, which is not included in gain on sale of property, net, presented above.

DISTRIBUTIONS—We paid 2022 monthly distributions of $0.09 per share, or $1.08 annualized, for each month beginning January 2022 through August 2022. On August 31, 2022, our Board authorized an increase of 3.7% on the September 2022 and October 2022 distributions to an amount of $0.0933 per share, or $1.12 annualized, which were paid on October 3, 2022 and November 1, 2022, respectively. On November 2, 2022, our Board authorized a distribution for November and December 2022, as well as January 2023, of $0.0933 per share to the stockholders of record at the close of business on November 15, 2022, December 15, 2022, and January 17, 2023, respectively. OP unit holders will receive distributions at the same rate as common stockholders, subject to certain withholdings.

To maintain our qualification as a REIT, we must make aggregate annual distributions to our stockholders of at least 90% of our REIT taxable income (which is computed without regard to the dividends paid deduction or net capital gain, and which does not necessarily equal net income or loss as calculated in accordance with GAAP). We generally will not be subject to U.S. federal income tax on the income that we distribute to our stockholders each year due to meeting the REIT qualification requirements. However, we may be subject to certain state and local taxes on our income, property, or net worth and to federal income and excise taxes on our undistributed income.

We have not established a minimum distribution level, and our charter does not require that we make distributions to our stockholders.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 37

CASH FLOW ACTIVITIES—As of September 30, 2022, we had cash and cash equivalents and restricted cash of $24.4 million, a net cash decrease of $91.1 million during the nine months ended September 30, 2022.

Below is a summary of our cash flow activity (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021		$ Change		% Change(1)
Net cash provided by operating activities	$	228,763	$	198,313	$	30,450	15.4	%
Net cash (used in) provided by investing activities	(276,275)		37,835		(314,110)		NM
Net cash used in financing activities	(43,571)		(253,870)		210,299		82.8	%

(1)Line items that result in a percent change that exceed certain limitations are considered not meaningful (“NM”) and indicated as such.

OPERATING ACTIVITIES—Our net cash provided by operating activities was primarily impacted by the following:

•Property operations and working capital—Most of our operating cash comes from rental and tenant recovery income and is offset by property operating expenses, real estate taxes, and general and administrative costs. The increase in property operations was primarily due to a $13.2 million, or 5.1%, improvement in same center NOI as compared to the same period in 2021, and the execution of our acquisition strategy. During the nine months ended September 30, 2022, we had a net cash inflow of $9.3 million from changes in working capital as compared to a net cash inflow of $4.6 million during the same period in 2021. This was primarily driven by higher real estate tax liabilities related to acquisition activity, partially offset by higher performance-based compensation payments in 2022.

•Fee and management income—We also generate operating cash from our third-party investment management business, pursuant to various management and advisory agreements between us and the Managed Funds. Our fee and management income was $9.3 million for the nine months ended September 30, 2022, an increase of $2.2 million as compared to the same period in 2021. The increase in fees and management income was primarily due to our joint venture with NRP from which we recognized income of $2.7 million related to NRP’s achievement of certain performance targets.

•Cash paid for interest—During the nine months ended September 30, 2022, we paid $47.4 million for interest, a decrease of $6.1 million over the same period in 2021, primarily due to our debt repayments in 2021.

INVESTING ACTIVITIES—Our net cash (used in) provided by investing activities was primarily impacted by the following:

•Real estate acquisitions—During the nine months ended September 30, 2022, our acquisitions resulted in a total cash outlay of $229.9 million, as compared to a total cash outlay of $89.0 million during the same period in 2021.

•Real estate dispositions—During the nine months ended September 30, 2022, our dispositions resulted in a net cash inflow of $27.3 million, as compared to a net cash inflow of $180.3 million during the same period in 2021.

•Capital expenditures—We invest capital into leasing our properties and maintaining or improving the condition of our properties. During the nine months ended September 30, 2022, we paid $74.3 million for capital expenditures, an increase of $25.0 million over the same period in 2021, primarily due to an increase in tenant improvements owing largely to our leasing volume during 2022 and 2021.

FINANCING ACTIVITIES—Our net cash used in financing activities was primarily impacted by the following:

•Debt borrowings and payments—During the nine months ended September 30, 2022, we had $25.6 million in net repayment of debt primarily as a result of early repayments of mortgage loans, partially offset by our net borrowings under our revolving credit facility. During the nine months ended September 30, 2021, we had net payments of $597.4 million primarily as a result of: (i) a pay down in July 2021 of a $375 million term loan set to mature in 2022 using proceeds from our underwritten IPO; (ii) a partial pay down in August 2021 of a $150 million term loan set to mature in 2023 utilizing cash on hand; and (iii) early repayments of mortgage loans.

•Distributions to stockholders and OP unit holders—Cash used for distributions to common stockholders and OP unit holders increased $20.0 million for the nine months ended September 30, 2022 as compared to the same period in 2021, primarily due to an increase in shares of common stock outstanding as a result of our underwritten IPO.

•Issuance of common stock—During the nine months ended September 30, 2022, we issued 2.6 million shares of our common stock under the ATM program for net proceeds of $89.2 million, after approximately $0.9 million in commissions. During the nine months ended September 30, 2021, we had net proceeds from the issuance of common stock of $508.4 million from our underwritten IPO.

•Share repurchases—Cash outflows for share repurchases decreased by $77.8 million for the nine months ended September 30, 2022 as compared to the same period in 2021, primarily as a result of a tender offer which was settled in January 2021.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 38

CRITICAL ACCOUNTING ESTIMATES

“Part II, Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations - Critical Accounting Estimates” of our 2021 Annual Report on Form 10-K, filed with the SEC on February 16, 2022, contains a description of our critical accounting estimates, including those relating to the valuation of real estate assets and rental income. There have been no significant changes to our critical accounting policies during 2022.

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

There have been no material changes from the quantitative and qualitative disclosures about market risk disclosed in “Part II, Item 7A. Quantitative and Qualitative Disclosures about Market Risk” of our 2021 Annual Report on Form 10-K filed with the SEC on February 16, 2022.

ITEM 4. CONTROLS AND PROCEDURES

Evaluation of Disclosure Controls and Procedures

Our management, with the participation of our Principal Executive Officer and Principal Financial Officer, has evaluated the effectiveness of our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Exchange Act) as of September 30, 2022. Based on that evaluation, our Principal Executive Officer and Principal Financial Officer concluded that our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Exchange Act) were effective as of September 30, 2022.

Changes in Internal Control over Financial Reporting

During the quarter ended September 30, 2022, there were no changes in our internal control over financial reporting (as defined in Rule 13a-15(f) under the Exchange Act) that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

w PART II OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS

From time to time, we are party to legal proceedings, which arise in the ordinary course of our business. We are not currently involved in any legal proceedings for which we are not covered by our liability insurance or the outcome is reasonably likely to have a material impact on our results of operations or financial condition, nor are we aware of any such legal proceedings contemplated by governmental authorities.

ITEM 1A. RISK FACTORS

There have been no material changes to our risk factors and other risks and uncertainties as described in “Part I, Item 1A. Risk Factors” of our 2021 Annual Report on Form 10-K filed with the SEC on February 16, 2022.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 39

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

UNREGISTERED SALE OF SECURITIES—During the three months ended September 30, 2022, we issued an aggregate of approximately 528,000 shares of common stock in redemption of approximately 528,000 OP units. These shares of common stock were issued in reliance on an exemption from registration under Section 4(a)(2) of the Securities Act of 1933, as amended. We relied on the exemption under Section 4(a)(2) based upon factual representations received from the limited partners who received the shares of common stock.

SHARE REPURCHASES—On August 3, 2022, our board of directors approved a new share repurchase program of up to $250 million of common stock. The program may be suspended or discontinued at any time, and does not obligate us to repurchase any dollar amount or particular number of shares. The table below summarizes repurchases of our common stock made during the three months ended September 30, 2022:

Period	Total Number of Shares Purchased	Average Price Paid per Share		Total Number of Shares Purchased as Part of a Publicly Announced Plan or Program	Approximate Dollar Value of Shares That May Yet Be Purchased Under the Plan or Program (in thousands)
July 1, 2022 - July 31, 2022(1)	182	$	33.80	—	$	250,000
August 1, 2022 - August 31, 2022	—	—		—	250,000
September 1, 2022 to September 30, 2022	—	—		—	250,000

(1)Represents common shares surrendered to us to satisfy statutory minimum tax withholding obligations associated with the vesting of restricted stock awards under our equity-based compensation plan.

ITEM 3. DEFAULTS UPON SENIOR SECURITIES

None.

ITEM 4. MINE SAFETY DISCLOSURES

None.

ITEM 5. OTHER INFORMATION

None.

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 40

ITEM 6. EXHIBITS

Ex.		Description	Reference
3.1		Fifth Articles of Amendment and Restatement of Phillips Edison & Company, Inc., as amended	Form 10-Q, filed May 5, 2022, Exhibit 3.1
3.2		Fifth Amended and Restated Bylaws of Phillips Edison & Company, Inc.	Form 8-K, filed July 19, 2021, Exhibit 3.1
22.1	*	List of Issuers of Guaranteed Securities
31.1	*	Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2	*	Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1	*	Certification of Principal Executive Officer pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002
32.2	*	Certification of Principal Financial Officer pursuant to 18 U.S.C. 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002
101.INS		Inline XBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document
101.SCH		Inline XBRL Taxonomy Extension Schema Document
101.CAL		Inline XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF		Inline XBRL Taxonomy Definition Linkbase Document
101.LAB		Inline XBRL Taxonomy Extension Label Linkbase Document
101.PRE		Inline XBRL Taxonomy Extension Presentation Linkbase Document
104		Cover Page Interactive Data File (formatted as inline XBRL and contained in exhibit 101)

*Filed herewith

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 41

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

	PHILLIPS EDISON & COMPANY, INC.
Date: November 3, 2022	By:	/s/ Jeffrey S. Edison
		Jeffrey S. Edison
		Chairman of the Board and Chief Executive Officer (Principal Executive Officer)
Date: November 3, 2022	By:	/s/ John P. Caulfield
		John P. Caulfield
		Executive Vice President, Chief Financial Officer, and Treasurer (Principal Financial Officer)

PHILLIPS EDISON & COMPANY SEPTEMBER 30, 2022 FORM 10-Q 42

EX-22.1

Exhibit 22.1

List of Issuers of Guaranteed Securities

As of September 30, 2022, the following subsidiary was the issuer of the Senior Notes due 2031 guaranteed by Phillips Edison and Company, Inc.

Name of Subsidiary	Jurisdiction of Organization
Phillips Edison Grocery Center Operating Partnership I, L.P.	Delaware

EX-31.1

Exhibit 31.1

Certification pursuant to

Section 302 of the Sarbanes-Oxley Act of 2002

I, Jeffrey S. Edison, certify that:

1.I have reviewed this Quarterly Report on Form 10-Q of Phillips Edison & Company, Inc.;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a)designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b)designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a)all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: November 3, 2022

/s/ Jeffrey S. Edison

Jeffrey S. Edison

Chairman of the Board and Chief Executive Officer

(Principal Executive Officer)

EX-31.2

Exhibit 31.2

Certification pursuant to

Section 302 of the Sarbanes-Oxley Act of 2002

I, John P. Caulfield, certify that:

1.I have reviewed this Quarterly Report on Form 10-Q of Phillips Edison & Company, Inc.;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a)designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b)designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a)all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: November 3, 2022

/s/ John P. Caulfield

John P. Caulfield

Executive Vice President, Chief Financial Officer, and Treasurer

(Principal Financial Officer)

EX-32.1

Exhibit 32.1

Certification pursuant to 18 U.S.C. Section 1350,

as Adopted pursuant to Section 906 of the

Sarbanes-Oxley Act of 2002

In connection with the Quarterly Report on Form 10-Q of Phillips Edison & Company, Inc. (the “Registrant”) for the quarter ended September 30, 2022, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), the undersigned, Jeffrey S. Edison, Chief Executive Officer of the Registrant, hereby certifies, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that, to the best of his knowledge and belief:

1.The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Registrant.

Date: November 3, 2022

/s/ Jeffrey S. Edison

Jeffrey S. Edison

Chairman of the Board and Chief Executive Officer

(Principal Executive Officer)

EX-32.2

Exhibit 32.2

Certification pursuant to 18 U.S.C. Section 1350,

as Adopted pursuant to Section 906 of the

Sarbanes-Oxley Act of 2002

In connection with the Quarterly Report on Form 10-Q of Phillips Edison & Company, Inc. (the “Registrant”) for the quarter ended September 30, 2022, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), the undersigned, John P. Caulfield, Chief Financial Officer of the Registrant, hereby certifies, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that, to the best of his knowledge and belief:

1.The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Registrant.

Date: November 3, 2022

/s/ John P. Caulfield

John P. Caulfield

Executive Vice President, Chief Financial Officer, and Treasurer

(Principal Financial Officer)

XML

Cover - shares shares in Millions	9 Months Ended
	Sep. 30, 2022	Oct. 31, 2022
Cover [Abstract]
Document Type	10-Q
Document Quarterly Report	true
Document Period End Date	Sep. 30, 2022
Document Transition Report	false
Entity File Number	000-54691
Entity Registrant Name	PHILLIPS EDISON & COMPANY, INC.
Entity Incorporation, State or Country Code	MD
Entity Tax Identification Number	27-1106076
Entity Address, Address Line One	11501 Northlake Drive
Entity Address, City or Town	Cincinnati
Entity Address, State or Province	OH
Entity Address, Postal Zip Code	45249
City Area Code	(513)
Local Phone Number	554-1110
Title of 12(b) Security	Common stock, par value $0.01 per share
Trading Symbol	PECO
Security Exchange Name	NASDAQ
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Non-accelerated Filer
Entity Small Business	false
Entity Emerging Growth Company	false
Entity Shell Company	false
Entity Common Stock, Shares Outstanding		117.1
Fiscal period focus	Q3
Fiscal year focus	2022
Amendment flag	false
Entity CIK	0001476204
Current fiscal year end date	--12-31

XML

Consolidated Balance Sheets - USD ($) $ in Thousands	Sep. 30, 2022	Dec. 31, 2021
Investment in real estate:
Land and improvements	$ 1,656,666	$ 1,586,993
Building and improvements	3,539,035	3,355,433
In-place lease assets	470,184	452,504
Above-market lease assets	72,294	68,736
Total investment in real estate assets	5,738,179	5,463,666
Accumulated depreciation and amortization	(1,272,653)	(1,110,426)
Net investment in real estate assets	4,465,526	4,353,240
Investment in unconsolidated joint ventures	27,601	31,326
Total investment in real estate assets, net	4,493,127	4,384,566
Cash and cash equivalents	4,789	92,585
Restricted cash	19,657	22,944
Goodwill	29,066	29,066
Other assets, net	183,774	138,050
Real estate investments and other assets held for sale	0	1,557
Total assets	4,730,413	4,668,768
Liabilities:
Debt obligations, net	1,872,939	1,891,722
Below-market lease liabilities, net	108,548	107,526
Earn-out liability	0	52,436
Derivative liabilities	0	24,096
Deferred income	21,586	19,145
Accounts payable and other liabilities	112,433	97,229
Liabilities of real estate investments held for sale	0	288
Total liabilities	2,115,506	2,192,442
Commitments and contingencies (see Note 8)	0	0
Equity:
Preferred stock	0	0
Additional paid-in capital (“APIC”)	3,381,638	3,264,038
Accumulated other comprehensive income (loss) (“AOCI”)	21,123	(24,819)
Accumulated deficit	(1,150,337)	(1,090,837)
Total stockholders’ equity	2,253,594	2,149,514
Noncontrolling interests	361,313	326,812
Total equity	2,614,907	2,476,326
Total liabilities and equity	4,730,413	4,668,768
Common Stock
Equity:
Common stock	1,170	196
Common Class B
Equity:
Common stock	$ 0	$ 936

XML

Consolidated Balance Sheets (Parenthetical) - $ / shares	Sep. 30, 2022	Dec. 31, 2021
Preferred stock, par value (in dollars per share)	$ 0.01	$ 0.01
Preferred stock, authorized (in shares)	10,000,000	10,000,000
Preferred stock, issued (in shares)	0	0
Preferred stock, outstanding (in shares)	0	0
Common Stock
Common stock, par value (in dollars per share)	$ 0.01	$ 0.01
Common stock, authorized (in shares)	1,000,000,000	650,000,000
Common stock, issued (in shares)	117,084,000	19,550,000
Common stock, outstanding (in shares)	117,084,000	19,550,000
Common Class B
Common stock, par value (in dollars per share)	$ 0.01	$ 0.01
Common stock, authorized (in shares)	0	350,000,000
Common stock, issued (in shares)	0	93,665,000
Common stock, outstanding (in shares)	0	93,665,000

XML

Consolidated Statements of Operations and Comprehensive Income - USD ($)	3 Months Ended		9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021	Sep. 30, 2022	Sep. 30, 2021
Revenues:
Rental income	$ 142,857,000	$ 128,826,000	$ 418,835,000	$ 386,784,000
Fees and management income	2,081,000	2,435,000	9,323,000	7,095,000
Other property income	716,000	1,073,000	2,175,000	1,906,000
Total revenues	145,654,000	132,334,000	430,333,000	395,785,000
Operating Expenses:
Property operating	23,089,000	21,608,000	69,261,000	65,784,000
Real estate taxes	18,041,000	16,375,000	52,005,000	49,762,000
General and administrative	10,843,000	11,627,000	33,751,000	32,905,000
Depreciation and amortization	60,013,000	53,901,000	178,008,000	165,829,000
Impairment of real estate assets	0	698,000	0	6,754,000
Total operating expenses	111,986,000	104,209,000	333,025,000	321,034,000
Other:
Interest expense, net	(17,569,000)	(18,570,000)	(52,895,000)	(57,765,000)
(Loss) gain on disposal of property, net	(10,000)	14,093,000	4,151,000	31,678,000
Other expense, net	(3,916,000)	(7,086,000)	(9,738,000)	(25,595,000)
Net income	12,173,000	16,562,000	38,826,000	23,069,000
Net income attributable to noncontrolling interests	(1,135,000)	(1,929,000)	(4,181,000)	(2,739,000)
Net income attributable to stockholders	$ 11,038,000	$ 14,633,000	$ 34,645,000	$ 20,330,000
Earnings per share of common stock:
Net income per share attributable to stockholders - basic (in dollars per share)	$ 0.09	$ 0.13	$ 0.30	$ 0.21
Net income per share attributable to stockholders - diluted (in dollars per share)	$ 0.09	$ 0.13	$ 0.30	$ 0.21
Comprehensive loss:
Net income	$ 12,173,000	$ 16,562,000	$ 38,826,000	$ 23,069,000
Other comprehensive income:
Change in unrealized value on interest rate swaps	14,008,000	4,488,000	51,415,000	19,981,000
Comprehensive income	26,181,000	21,050,000	90,241,000	43,050,000
Net income attributable to noncontrolling interests	(1,135,000)	(1,929,000)	(4,181,000)	(2,739,000)
Change in unrealized value on interest rate swaps attributable to noncontrolling interests	(1,513,000)	(562,000)	(5,750,000)	(2,471,000)
Reallocation of comprehensive income (loss) upon conversion of noncontrolling interests	57,000	0	277,000	(10,000)
Comprehensive income attributable to stockholders	$ 23,590,000	$ 18,559,000	$ 80,587,000	$ 37,830,000

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Consolidated Statements of Equity - USD ($) shares in Thousands, $ in Thousands	Total	Total Stockholders’ Equity	Common Stock Common Stock	Common Stock Common Class B	APIC	AOCI	Accumulated Deficit	Noncontrolling Interests
Beginning balance (in shares) at Dec. 31, 2020			0	93,279
Beginning balance at Dec. 31, 2020	$ 2,015,929	$ 1,690,359	$ 0	$ 2,798	$ 2,739,358	$ (52,306)	$ (999,491)	$ 325,570
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of common stock (in shares)			19,550
Issuance of common stock	547,401	547,401	$ 196		547,205
Offering costs, discounts, and commissions	(39,042)	(39,042)			(39,042)
Dividend reinvestment plan (“DRIP”) (in shares)				280
Dividend reinvestment plan (“DRIP”)	7,368	7,368		$ 8	7,360
Share repurchases (in shares)				(24)
Share repurchases	$ (123)	(123)			(123)
Conversion of Class B common stock (in shares)	28
Change in unrealized value on interest rate swaps	$ 19,981	17,510				17,510		2,471
Common distributions declared	(75,322)	(75,322)					(75,322)
Distributions to noncontrolling interests	(10,315)							(10,315)
Share-based compensation (in shares)				100
Share-based compensation	8,831	4,299		$ 1	4,298			4,532
Conversion of noncontrolling interests (in shares)				28
Conversion of noncontrolling interests	0	677			687	(10)		(677)
Impact of reverse stock split	0			$ (1,871)	1,871
Other	(29)	(29)			(29)
Net income	23,069	20,330					20,330	2,739
Ending balance (in shares) at Sep. 30, 2021			19,550	93,663
Ending balance at Sep. 30, 2021	2,497,748	2,173,428	$ 196	$ 936	3,261,585	(34,806)	(1,054,483)	324,320
Beginning balance (in shares) at Jun. 30, 2021			0	93,640
Beginning balance at Jun. 30, 2021	1,995,388	1,672,139	$ 0	$ 2,808	2,749,680	(38,732)	(1,041,617)	323,249
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of common stock (in shares)			19,550
Issuance of common stock	$ 547,401	547,401	$ 196		547,205
Conversion of Class B common stock (in shares)	0
Change in unrealized value on interest rate swaps	$ 4,488	3,926				3,926		562
Common distributions declared	(27,499)	(27,499)					(27,499)
Distributions to noncontrolling interests	(3,536)							(3,536)
Share-based compensation (in shares)				23
Share-based compensation	3,986	1,870		$ (1)	1,871			2,116
Impact of reverse stock split	0			$ (1,871)	1,871
Net income	16,562	14,633					14,633	1,929
Ending balance (in shares) at Sep. 30, 2021			19,550	93,663
Ending balance at Sep. 30, 2021	2,497,748	2,173,428	$ 196	$ 936	3,261,585	(34,806)	(1,054,483)	324,320
Beginning balance (in shares) at Dec. 31, 2021			19,550	93,665
Beginning balance at Dec. 31, 2021	2,476,326	2,149,514	$ 196	$ 936	3,264,038	(24,819)	(1,090,837)	326,812
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of common stock (in shares)			2,633
Issuance of common stock	90,124	90,124	$ 26		90,098
Offering costs, discounts, and commissions	(1,090)	(1,090)			(1,090)
Dividend reinvestment plan (“DRIP”)	$ 0
Conversion of Class B common stock (in shares)	1,133		93,665	(93,665)
Conversion of Class B common stock	$ 0	0	$ 936	$ (936)
Change in unrealized value on interest rate swaps	51,415	45,665				45,665		5,750
Common distributions declared	(94,145)	(94,145)					(94,145)
Distributions to noncontrolling interests	(12,149)							(12,149)
Share-based compensation (in shares)			103
Share-based compensation	11,355	3,860	$ 1		3,859			7,495
Conversion of noncontrolling interests (in shares)			1,133
Conversion of noncontrolling interests	0	25,021	$ 11		24,733	277		(25,021)
Settlement of earn-out liability	54,245							54,245
Net income	38,826	34,645					34,645	4,181
Ending balance (in shares) at Sep. 30, 2022			117,084	0
Ending balance at Sep. 30, 2022	2,614,907	2,253,594	$ 1,170	$ 0	3,381,638	21,123	(1,150,337)	361,313
Beginning balance (in shares) at Jun. 30, 2022			115,782	0
Beginning balance at Jun. 30, 2022	2,594,645	2,222,223	$ 1,157	$ 0	3,341,646	8,571	(1,129,151)	372,422
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of common stock (in shares)			773
Issuance of common stock	26,417	26,417	$ 8		26,409
Offering costs, discounts, and commissions	$ (348)	(348)			(348)
Conversion of Class B common stock (in shares)	528
Change in unrealized value on interest rate swaps	$ 14,008	12,495				12,495		1,513
Common distributions declared	(32,224)	(32,224)					(32,224)
Distributions to noncontrolling interests	(3,932)							(3,932)
Share-based compensation (in shares)			1
Share-based compensation	4,168	2,384			2,384			1,784
Conversion of noncontrolling interests (in shares)			528
Conversion of noncontrolling interests	0	11,609	$ 5		11,547	57		(11,609)
Net income	12,173	11,038					11,038	1,135
Ending balance (in shares) at Sep. 30, 2022			117,084	0
Ending balance at Sep. 30, 2022	$ 2,614,907	$ 2,253,594	$ 1,170	$ 0	$ 3,381,638	$ 21,123	$ (1,150,337)	$ 361,313

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Consolidated Statements of Equity (Parenthetical) - $ / shares	3 Months Ended		9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021	Sep. 30, 2022	Sep. 30, 2021
Statement of Stockholders' Equity [Abstract]
Common distributions declared (in dollars per share)	$ 0.2733	$ 0.255	$ 0.8133	$ 0.765

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Consolidated Statements of Cash Flows - USD ($)	9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income	$ 38,826,000	$ 23,069,000
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization of real estate assets	175,305,000	162,979,000
Impairment of real estate assets	0	6,754,000
Depreciation and amortization of corporate assets	2,703,000	2,850,000
Net amortization of above- and below-market leases	(3,161,000)	(2,633,000)
Amortization of deferred financing expenses	2,516,000	3,581,000
Amortization of debt and derivative adjustments	1,838,000	1,133,000
Gain on disposal of property, net	(4,151,000)	(31,678,000)
Change in fair value of earn-out liability	1,809,000	23,000,000
Straight-line rent	(9,086,000)	(6,884,000)
Share-based compensation	11,355,000	8,831,000
Return on investment in unconsolidated joint ventures	1,247,000	1,520,000
Other	297,000	1,213,000
Changes in operating assets and liabilities:
Other assets, net	(8,620,000)	(7,470,000)
Accounts payable and other liabilities	17,885,000	12,048,000
Net cash provided by operating activities	228,763,000	198,313,000
CASH FLOWS FROM INVESTING ACTIVITIES:
Real estate acquisitions	(229,895,000)	(88,954,000)
Capital expenditures	(74,348,000)	(49,315,000)
Proceeds from sale of real estate, net	27,286,000	180,340,000
Investment in third parties	0	(3,000,000)
Return of investment in unconsolidated joint ventures	3,682,000	4,278,000
Investment in marketable securities	(3,000,000)	(5,514,000)
Net cash (used in) provided by investing activities	(276,275,000)	37,835,000
CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from revolving credit facility	282,000,000	9,000,000
Payments on revolving credit facility	(227,000,000)	(9,000,000)
Proceeds from loans payable	0	480,000,000
Payments on mortgages and loans payable	(80,628,000)	(1,077,422,000)
Distributions paid, net of DRIP	(94,118,000)	(75,669,000)
Distributions to noncontrolling interests	(12,859,000)	(11,344,000)
Proceeds from issuance of common stock	90,124,000	547,401,000
Payments of Stock Issuance Costs	(1,090,000)	(39,042,000)
Repurchases of Class B common stock	0	(77,765,000)
Other	0	(29,000)
Net cash used in financing activities	(43,571,000)	(253,870,000)
NET DECREASE IN CASH, CASH EQUIVALENTS, AND RESTRICTED CASH	(91,083,000)	(17,722,000)
CASH, CASH EQUIVALENTS, AND RESTRICTED CASH:
Beginning of period	115,529,000	131,937,000
End of period	24,446,000	114,215,000
RECONCILIATION TO CONSOLIDATED BALANCE SHEETS:
Cash and cash equivalents	4,789,000	24,455,000
Restricted cash	19,657,000	89,760,000
Cash, cash equivalents, and restricted cash at end of period	24,446,000	114,215,000
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION:
Cash paid for interest	47,352,000	53,463,000
SUPPLEMENTAL SCHEDULE OF NON-CASH ACTIVITIES:
Settlement of earn-out liability	54,245,000	0
Right-of-use (“ROU”) assets obtained in exchange for new lease liabilities	0	239,000
Accrued capital expenditures	6,887,000	4,075,000
Change in distributions payable	27,000	(7,715,000)
Change in distributions payable - noncontrolling interests	(710,000)	(1,029,000)
Change in accrued share repurchase obligation	0	(77,642,000)
Distributions reinvested	$ 0	$ 7,368,000

XML

Organization

9 Months Ended

Sep. 30, 2022

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization

1. ORGANIZATION

Phillips Edison & Company, Inc. (“we,” the “Company,” “PECO,” “our,” or “us”) was formed as a Maryland corporation in October 2009. Substantially all of our business is conducted through Phillips Edison Grocery Center Operating Partnership I, L.P., (the “Operating Partnership”), a Delaware limited partnership formed in December 2009. We are a limited partner of the Operating Partnership, and our wholly-owned subsidiary, Phillips Edison Grocery Center OP GP I LLC, is the sole general partner of the Operating Partnership.

We are a real estate investment trust (“REIT”) that invests primarily in omni-channel grocery-anchored neighborhood and community shopping centers that have a mix of creditworthy national, regional, and local retailers that sell necessity-based goods and services in strong demographic markets throughout the United States. In addition to managing our own shopping centers, our third-party investment management business provides comprehensive real estate and asset management services to two unconsolidated institutional joint ventures, in which we have a partial ownership interest, and one private fund (collectively, the “Managed Funds”) as of September 30, 2022.

As of September 30, 2022, we wholly-owned 270 real estate properties. Additionally, we owned a 14% interest in Grocery Retail Partners I LLC (“GRP I”), a joint venture that owned 20 properties.

In May 2022, we sold the final property in our joint venture with Necessity Retail Partners (“NRP”), in which we own a 20% interest. We recognized no income during the three months ended September 30, 2022 and $2.7 million in income during the nine months ended September 30, 2022 related to NRP’s achievement of certain performance targets, which is included in Fees and Management Income in our consolidated statements of operations and comprehensive income (“consolidated statements of operations”).

Underwritten Initial Public Offering—On July 19, 2021, we closed our underwritten initial public offering (“underwritten IPO”), through which we issued 19.6 million shares, including the underwriters’ overallotment election, of a new class of common stock, $0.01 par value per share, at an initial price to the public of $28.00 per share. As a result of the underwritten IPO, we received gross proceeds of $547.4 million.

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Summary of Significant Accounting Policies

9 Months Ended

Sep. 30, 2022

Accounting Policies [Abstract]

Summary of Significant Accounting Policies

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Set forth below is a summary of the significant accounting estimates and policies that management believes are important to the preparation of our condensed consolidated interim financial statements. Certain of our accounting estimates are particularly important for an understanding of our financial position and results of operations and require the application of significant judgment by management. For example, significant estimates and assumptions have been made with respect to the useful lives of assets, remaining hold periods of assets, recoverable amounts of receivables, and other fair value measurement assessments required for the preparation of the consolidated interim financial statements. As a result, these estimates are subject to a degree of uncertainty.

There were no changes to our significant accounting policies during the nine months ended September 30, 2022, except for those discussed below. For a full summary of our significant accounting policies, refer to our 2021 Annual Report on Form 10-K, filed with the SEC on February 16, 2022.

Basis of Presentation and Principles of Consolidation—The accompanying condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. Readers of this Quarterly Report on Form 10-Q should refer to our audited consolidated financial statements for the year ended December 31, 2021, which are included in our 2021 Annual Report on Form 10-K. In the opinion of management, all normal and recurring adjustments necessary for the fair presentation of the unaudited consolidated financial statements for the periods presented have been included in this Quarterly Report. Our results of operations for the three and nine months ended September 30, 2022 are not necessarily indicative of the operating results expected for the full year.

The accompanying consolidated financial statements include our accounts and the accounts of the Operating Partnership and its wholly-owned subsidiaries (over which we exercise financial and operating control). The financial statements of the Operating Partnership are prepared using accounting policies consistent with our accounting policies. All intercompany balances and transactions are eliminated upon consolidation.

The basis of presentation of our shares of common stock is described as follows:

•Reverse Stock Split—On July 2, 2021, our board of directors (the “Board”) approved an amendment to our charter to effect a one-for-three reverse stock split. Concurrent with the reverse split, the Operating Partnership enacted a one-

for-three reverse split of its outstanding Operating Partnership units (“OP units”). Unless otherwise indicated, the information in this Form 10-Q gives effect to the reverse stock and OP unit splits (see Note 9).

•Recapitalization—On June 18, 2021, our stockholders approved an amendment to our charter (the “Articles of Amendment”) that effected a change of each share of our common stock outstanding at the time the amendment became effective into one share of a newly created class of Class B common stock (the “Recapitalization”). The Articles of Amendment became effective on July 2, 2021. Unless otherwise indicated, all information in this Form 10-Q gives effect to the Recapitalization and references to “shares” and per share metrics refer to our common stock and Class B common stock, collectively. Our Class B common stock automatically converted into our publicly traded common stock on January 18, 2022 (see Note 9). Prior to the conversion, we have presented common stock and Class B common stock as separate classes within our consolidated balance sheets and consolidated statements of equity. On May 5, 2022, we filed Articles Supplementary to our charter with the Maryland State Department of Assessments and Taxation in order to reclassify and designate all of the 350 million authorized shares of our Class B common stock, $0.01 par value per share, all of which were unissued at such time, as shares of our common stock, $0.01 par value per share. We no longer have Class B common stock authorized for issue.

Income Taxes—Our consolidated financial statements include the operations of wholly-owned subsidiaries that have jointly elected to be treated as taxable REIT subsidiary entities and are subject to U.S. federal, state, and local income taxes at regular corporate tax rates. We recognized an insignificant amount of federal, state, and local income tax expense for the three and nine months ended September 30, 2022 and 2021, and we retain a full valuation allowance for our net deferred tax asset. All income tax amounts are included in Other Expense, Net on our consolidated statements of operations.

Newly Adopted Accounting Pronouncements—There were no newly adopted accounting pronouncements during the nine months ended September 30, 2022 that impacted the Company.

Reclassifications—Certain prior year amounts have been reclassified to conform to the current year presentation.

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Leases

9 Months Ended

Sep. 30, 2022

Leases [Abstract]

Leases

3. LEASES

Lessor—The majority of our leases are largely similar in that the leased asset is retail space within our properties, and the lease agreements generally contain similar provisions and features, without substantial variations. All of our leases are currently classified as operating leases. Lease income related to our operating leases was as follows (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Rental income related to fixed lease    payments(1)	$	105,252	$	95,080	$	309,925	$	284,531
Rental income related to variable    lease payments(1)(2)	32,545		29,919		95,443		88,774
Straight-line rent amortization(3)	3,752		2,365		8,617		6,627
Amortization of lease assets	1,059		898		3,113		2,602
Lease buyout income	221		560		2,362		3,138
Adjustments for collectibility(4)	28		4		(625)		1,112
Total rental income	$	142,857	$	128,826	$	418,835	$	386,784

(1)Includes rental income related to lease payments before assessing for collectibility.

(2)Variable payments are primarily related to tenant recovery income.

(3)Includes revenue adjustments to straight-line rent for tenants considered non-creditworthy.

(4)Includes general reserves as well as adjustments for tenants considered non-creditworthy for which we are recording revenue on a cash basis, per Accounting Standards Codification (“ASC”) Topic 842, Leases.

Approximate future fixed contractual lease payments to be received under non-cancelable operating leases in effect as of September 30, 2022, assuming no new or renegotiated leases or option extensions on lease agreements, and including the impact of rent abatements and tenants who have been moved to the cash basis of accounting for revenue recognition purposes, are as follows (in thousands):

Year	Amount
Remaining 2022	$	102,503
2023	412,634
2024	364,652
2025	307,774
2026	243,613
Thereafter	626,853
Total	$	2,058,029

No single tenant comprised 10% or more of our aggregate annualized base rent (“ABR”) as of September 30, 2022. As of September 30, 2022, our wholly-owned real estate investments in Florida and California represented 11.7% and 10.6% of our

ABR, respectively. As a result, the geographic concentration of our portfolio makes it particularly susceptible to adverse weather or economic events in the Florida and California real estate markets (See “Hurricane Ian” in Note 4).

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Real Estate Activity

9 Months Ended

Sep. 30, 2022

Real Estate Investments, Net [Abstract]

Real Estate Activity

4. REAL ESTATE ACTIVITY

Acquisitions—The following table summarizes our real estate acquisition activity (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021
Number of properties acquired	5		4
Number of outparcels acquired(1)	3		3
Contract price	$	228,842	$	88,451
Total price of acquisitions(2)	229,895		88,954

(1)Outparcels acquired are adjacent to shopping centers that we own.

(2)Total price of acquisitions includes closing costs and credits.

The aggregate purchase price of the assets acquired during the nine months ended September 30, 2022 and 2021 were allocated as follows (in thousands):

	September 30, 2022		September 30, 2021
ASSETS
Land and improvements	$	71,564	$	35,173
Building and improvements	144,988		52,105
In-place lease assets	19,296		8,728
Above-market lease assets	3,814		198
Total assets	239,662		96,204
LIABILITIES
Below-market lease liabilities	9,767		7,250
Total liabilities	9,767		7,250
Net assets acquired	$	229,895	$	88,954

The weighted-average amortization periods for in-place, above-market, and below-market lease intangibles acquired during the nine months ended September 30, 2022 and 2021 are as follows (in years):

	September 30, 2022	September 30, 2021
Acquired in-place leases	11	10
Acquired above-market leases	9	5
Acquired below-market leases	19	17

Property Dispositions—The following table summarizes our real estate disposition activity (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021
Number of properties sold(1)	3		20
Number of outparcels sold(2)(3)	3		3
Contract Price	$	28,737	$	188,252
Proceeds from sale of real estate, net(4)	27,286		180,340
Gain on sale of property, net(5)	4,151		33,121

    

(1)We retained an outparcel for one property sold during the nine months ended September 30, 2021, and therefore the sale did not result in a reduction in our total property count.

(2)During the nine months ended September 30, 2021, our outparcel sales included: (i) the only remaining portion of one of our properties, which resulted in a reduction in our total property count; and (ii) an undeveloped parcel of land, as well as an outparcel adjacent to one of our centers, neither of which resulted in a reduction in our total property count.

(3)In addition to the three outparcels sold during the nine months ended September 30, 2021, a tenant at one of our properties exercised a bargain purchase option to acquire a parcel of land that we previously owned. This generated minimal proceeds for us.

(4)Total proceeds from sale of real estate, net includes closing costs and credits.

(5)During the nine months ended September 30, 2021, (Loss) Gain on Disposal of Property, Net on the consolidated statements of operations includes miscellaneous write-off activity, which is not included in gain on sale of property, net, presented above.

Hurricane Ian - On September 28, 2022, Hurricane Ian struck the southeast United States and caused various amounts of damage to our properties located in the region. While we are still in the process of finalizing the damages sustained to the properties, we expect to collect insurance proceeds of $1.1 million (net of a deductible of $1.9 million) equal to the replacement cost of the damaged property. As of September 30, 2022, we have recorded gross cumulative accelerated depreciation of $3.0 million, which has been reduced by expected insurance recoveries, for damages sustained to the properties. We have also recognized a receivable for estimated insurance recoveries in excess of the deductible. As of September 30, 2022, we have received no insurance recoveries and have a receivable balance of $1.1 million, which is recorded in Other Assets, Net on our consolidated balance sheets.

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Other Assets, Net

9 Months Ended

Sep. 30, 2022

Other Assets [Abstract]

Other Assets, Net

5. OTHER ASSETS, NET

The following is a summary of Other Assets, Net outstanding as of September 30, 2022 and December 31, 2021, excluding amounts related to assets classified as held for sale (in thousands):

	September 30, 2022		December 31, 2021
Other assets, net:
Deferred leasing commissions and costs	$	48,060	$	44,968
Deferred financing expenses(1)	8,984		4,898
Office equipment, including capital lease assets, and other	27,978		24,823
Corporate intangible assets	6,705		6,706
Total depreciable and amortizable assets	91,727		81,395
Accumulated depreciation and amortization	(46,842)		(41,236)
Net depreciable and amortizable assets	44,885		40,159
Accounts receivable, net(2)	33,439		36,762
Accounts receivable - affiliates	483		711
Deferred rent receivable, net(3)	49,006		40,212
Derivative assets	26,319		—
Prepaid expenses and other	19,359		11,655
Investment in third parties	3,000		3,000
Investment in marketable securities	7,283		5,551
Total other assets, net	$	183,774	$	138,050

(1)Deferred financing expenses per the above table are related to our revolving credit facility, and as such we have elected to classify them as an asset rather than as a contra-liability.

(2)Net of $3.7 million and $3.5 million of general reserves for uncollectible amounts as of September 30, 2022 and December 31, 2021, respectively. Receivables that were removed for tenants considered to be non-creditworthy were $6.3 million and $9.2 million as of September 30, 2022 and December 31, 2021, respectively.

(3)Net of $4.3 million and $4.7 million of receivables removed as of September 30, 2022 and December 31, 2021, respectively, related to straight-line rent for tenants previously or currently considered to be non-creditworthy.

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Debt Obligations

9 Months Ended

Sep. 30, 2022

Debt Disclosure [Abstract]

Debt Obligations

6. DEBT OBLIGATIONS

The following is a summary of the outstanding principal balances and interest rates, which include the effect of derivative financial instruments, for our debt obligations as of September 30, 2022 and December 31, 2021 (dollars in thousands):

	Interest Rate(1)	September 30, 2022			December 31, 2021
Revolving credit facility	SOFR + 1.2%	$	55,000		$	—
Term loans(2)	2.5% - 4.2%	955,000			955,000
Senior unsecured notes due 2031	2.6%	350,000			350,000
Secured loan facilities	3.4% - 3.5%	395,000			395,000
Mortgages	3.5% - 6.4%	134,419			213,316
Finance lease liability		620			766
Discount on notes payable		(7,172)			(7,680)
Assumed market debt adjustments, net		(1,353)			(1,530)
Deferred financing expenses, net		(8,575)			(13,150)
Total		$	1,872,939		$	1,891,722
Weighted-average interest rate(3)		3.3		%	3.3		%

(1)Interest rates are as of September 30, 2022.

(2)Our term loans carry an interest rate of LIBOR or SOFR plus a spread. While most of the rates are fixed through the use of swaps, a portion of these loans are not subject to a swap, and thus are still indexed to LIBOR or SOFR, as applicable.

(3)Includes the effects of derivative financial instruments (see Notes 7 and 12).

2022 Debt Activity—In May 2022, we amended our credit facility agreement (the “Amendment”) to, among other things, increase the total amount available under our unsecured revolving credit facility from $500 million to $800 million. The unsecured revolving credit facility also includes an accordion feature that permits us to increase our aggregate borrowing capacity thereunder to up to $1 billion, subject to the satisfaction of certain conditions. The unsecured revolving credit facility is scheduled to mature in January 2026, extendable at our option to January 2027. In addition to expanding the borrowing capacity, the Amendment replaces the London Interbank Offered Rate (“LIBOR”) with the Secured Overnight Financing Rate (“SOFR”) as the benchmark interest rate for the unsecured revolving credit facility and the two $240 million senior unsecured term loan tranches, maturing in November 2025 and July 2026. In August 2022, we amended two of our interest rate swaps with a total notional amount of $430 million to replace LIBOR with SOFR as the benchmark interest rate in conjunction with the Amendment (see Note 7).

During the nine months ended September 30, 2022, we executed early repayments of $74.9 million in mortgage debt.

Debt Allocation—The allocation of total debt between fixed-rate and variable-rate as well as between secured and unsecured, excluding market debt adjustments, discount on senior notes, and deferred financing expenses, net, and including the effects of derivative financial instruments as of September 30, 2022 and December 31, 2021 is summarized below (in thousands):

	September 30, 2022		December 31, 2021
As to interest rate:
Fixed-rate debt(1)	$	1,635,039	$	1,889,082
Variable-rate debt	255,000		25,000
Total	$	1,890,039	$	1,914,082
As to collateralization:
Unsecured debt	$	1,360,000	$	1,305,000
Secured debt	530,039		609,082
Total	$	1,890,039	$	1,914,082

(1)Fixed-rate debt includes, and variable-rate debt excludes, the portion of such debt that has been hedged by interest rate derivatives. As of September 30, 2022, $755 million in variable rate debt is hedged to a fixed rate for a weighted-average period of 1.8 years.

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Derivatives and Hedging Activities

9 Months Ended

Sep. 30, 2022

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivatives and Hedging Activities

7. DERIVATIVES AND HEDGING ACTIVITIES

Risk Management Objective of Using Derivatives—We are exposed to certain risks arising from both our business operations and economic conditions. We principally manage our exposure to a wide variety of business and operational risks through management of our core business activities. We manage economic risks, including interest rate, liquidity, and credit risk, primarily by managing the amount, sources, and duration of our debt funding, and through the use of derivative financial instruments. Specifically, we enter into interest rate swaps to manage exposures that arise from business activities that result in the receipt or payment of future known and uncertain cash amounts, the value of which are determined by interest rates. Our derivative financial instruments are used to manage differences in the amount, timing, and duration of our known or expected cash receipts and our known or expected cash payments principally related to our investments and borrowings.

Cash Flow Hedges of Interest Rate Risk—Interest rate swaps designated as cash flow hedges involve the receipt of variable amounts from a counterparty in exchange for our making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.

The changes in the fair value of derivatives designated, and that qualify, as cash flow hedges are recorded in AOCI and are subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. During the nine months ended September 30, 2022 and 2021, such derivatives were used to hedge the variable cash flows associated with certain variable-rate debt. Amounts reported in AOCI related to these derivatives will be reclassified to Interest Expense, Net as interest payments are made on the variable-rate debt. During the next twelve months, we estimate that an additional $15.4 million will be reclassified from AOCI as a decrease to Interest Expense, Net.

In May 2022, we replaced LIBOR with SOFR as the benchmark interest rate for the two $240 million senior unsecured term loan tranches, maturing in November 2025 and July 2026. In accordance with ASC Topic 848, Reference Rate Reform (“ASC 848”), we elected not to dedesignate our LIBOR denominated interest rate swaps related to this hedged debt. As a result of this change in the benchmark rate of the two senior unsecured term loans, in August 2022, we amended two of our interest rate swaps with a total notional amount of $430 million to change the benchmark interest rate from LIBOR to SOFR. As a result of these amendments, we have elected to apply practical expedients in accordance with ASC 848 related to contract modifications, changes in critical terms, and updates to the designated hedged risks as qualifying changes have been made to applicable debt and derivative contracts.

The following is a summary of our interest rate swaps that were designated as cash flow hedges of interest rate risk as of September 30, 2022 and December 31, 2021 (dollars in thousands):

	September 30, 2022				December 31, 2021
	SOFR Swaps		LIBOR Swaps		LIBOR Swaps
Count	2		2		5
Notional amount	$	430,000	$	325,000	$	930,000
Fixed interest rate	1.2% - 2.1%		2.2% - 2.9%		1.3% - 2.9%
Maturity date	2023-2024		2024-2025		2022-2025
Weighted-average term (in years)	1.4		2.4		1.9

The table below details the nature of the gain and loss recognized on interest rate derivatives designated as cash flow hedges in the consolidated statements of operations (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Amount of gain (loss) recognized in    Other Comprehensive Income	$	14,084	$	(417)	$	44,063	$	5,397
Amount of (gain) loss reclassified from    AOCI into Interest Expense, Net	(76)		4,905		7,352		14,584

Credit-risk-related Contingent Features—We have agreements with our derivative counterparties that contain provisions where, if we default, or are capable of being declared in default, on any of our indebtedness, we could also be declared to be in default on our derivative obligations. As of September 30, 2022, there were no derivatives with a fair value in a net liability position, which would include accrued interest but exclude any adjustment for nonperformance risk related to these agreements.

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Commitments and Contingencies

9 Months Ended

Sep. 30, 2022

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

8. COMMITMENTS AND CONTINGENCIES

Litigation—We are involved in various claims and litigation matters arising in the ordinary course of business, some of which involve claims for damages. Many of these matters are covered by insurance, although they may nevertheless be subject to deductibles or retentions. Although the ultimate liability for these matters cannot be determined, based upon information currently available, we believe the resolution of such claims and litigation will not have a material adverse effect on our consolidated financial statements.

Environmental Matters—In connection with the ownership and operation of real estate, we may potentially be liable for costs and damages related to environmental matters. In addition, we may own or acquire certain properties that are subject

to environmental remediation. Depending on the nature of the environmental matter, the seller of the property, a tenant of the property, and/or another third party may be responsible for environmental remediation costs related to a property. Additionally, in connection with the purchase of certain properties, the respective sellers and/or tenants may agree to indemnify us against future remediation costs. We also carry environmental liability insurance on our properties that provides limited coverage for any remediation liability and/or pollution liability for third-party bodily injury and/or property damage claims for which we may be liable. We are not aware of any environmental matters which we believe are reasonably likely to have a material effect on our consolidated financial statements.

Captive Insurance—Our captive insurance company, Silver Rock Insurance, Inc. (“Silver Rock”), provides general liability insurance, wind, reinsurance, and other coverage to us and our GRP I joint venture. We capitalize Silver Rock in accordance with applicable regulatory requirements.

Silver Rock established annual premiums based on the past loss experience of the insured properties. An independent third party was engaged to perform an actuarial estimate of projected future claims, related deductibles, and projected future expenses necessary to fund associated risk management programs. Premiums paid to Silver Rock may be adjusted based on this estimate, and such premiums may be reimbursed by tenants pursuant to specific lease terms.

As of September 30, 2022, we had four letters of credit outstanding totaling approximately $11.2 million to provide security for our obligations under Silver Rock’s insurance and reinsurance contracts.

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Equity

9 Months Ended

Sep. 30, 2022

Equity [Abstract]

Equity

9. EQUITY

General—The holders of common stock are entitled to one vote per share on all matters voted on by stockholders, including one vote per nominee in the election of the Board. Our charter does not provide for cumulative voting in the election of directors.

At-the-Market Offering (“ATM”)—On February 10, 2022, we and the Operating Partnership entered into a sales agreement relating to the potential sale of shares of common stock pursuant to a continuous offering program. In accordance with the terms of the sales agreement, we may offer and sell shares of our common stock having an aggregate offering price of up to $250 million from time to time through our sales agents, or, if applicable, as forward sellers. During the three months ended September 30, 2022, we issued 0.8 million shares of our common stock under the ATM program for net proceeds of $26.2 million, after approximately $0.3 million in commissions. During the nine months ended September 30, 2022, we issued 2.6 million shares of our common stock under the ATM program for net proceeds of $89.2 million, after approximately $0.9 million in commissions. As of September 30, 2022, $159.9 million of common stock remained available for issuance under the ATM program.

Reverse Stock Split—On July 2, 2021, we effected a one-for-three reverse stock split. Concurrent with the reverse split, the Operating Partnership enacted a one-for-three reverse split of its outstanding OP units. Neither the number of authorized shares nor the par value of the common stock were impacted. As a result of the reverse split, every three shares of our common stock or OP units were automatically combined and converted into one issued and outstanding share of common stock or OP unit rounded to the nearest 1/100th share. The reverse stock split impacted all common stock and OP units proportionately and had no impact on any stockholder’s percentage ownership of common stock.

Class B Common Stock—On June 18, 2021, our stockholders approved Articles of Amendment that effected the Recapitalization, wherein each share of our common stock outstanding at the time the amendment became effective was converted into one share of a newly created class of Class B common stock.

Our Class B common stock was identical to our common stock, except that it was not listed on a national securities exchange. Per the terms of the Recapitalization, on January 18, 2022, each share of our Class B common stock automatically converted into one share of our listed common stock.

On May 5, 2022, we filed Articles Supplementary to our charter with the Maryland State Department of Assessments and Taxation in order to reclassify and designate all of the 350 million authorized shares of our Class B common stock, $0.01 par value per share, all of which were unissued at such time, as shares of our common stock, $0.01 par value per share. We no longer have Class B common stock authorized for issue.

Underwritten IPO—On July 19, 2021, we completed an underwritten IPO and issued 17.0 million shares of common stock at an offering price to the public of $28.00 per share. We used a portion of the net proceeds to reduce our leverage and used the remaining amount to fund external growth with property acquisitions and for other general corporate uses. As part of the underwritten IPO, underwriters were granted an option exercisable within 30 days from July 14, 2021 to purchase up to an additional 2.6 million shares of common stock at the underwritten IPO price, less underwriting discounts and commissions. On July 29, 2021, the underwriters exercised their option. The underwritten IPO, including the underwriters’ overallotment election, resulted in gross proceeds of $547.4 million.

Distributions—Distributions paid to stockholders and OP unit holders of record subsequent to September 30, 2022 were as follows (dollars in thousands, excluding per share amounts):

Month	Date of Record	Date Distribution Paid	Monthly Distribution Rate		Cash Distribution
September	9/16/2022	10/3/2022	$	0.0933	$	12,202
October	10/17/2022	11/1/2022	0.0933		12,202

On November 2, 2022, our Board authorized a distribution for November and December 2022, as well as January 2023, of $0.0933 per share to the stockholders of record at the close of business on November 15, 2022, December 15, 2022, and January 17, 2023, respectively. OP unit holders will receive distributions at the same rate as common stockholders, subject to certain withholdings.

Convertible Noncontrolling Interests—As of September 30, 2022 and December 31, 2021, we had approximately 14.0 million and 13.4 million outstanding OP units, respectively. Additionally, certain of our outstanding restricted share and performance share awards will result in the issuance of OP units upon vesting in future periods.

Under the terms of the Fourth Amended and Restated Agreement of Limited Partnership, OP unit holders may elect to cause the Operating Partnership to redeem their OP units. The Operating Partnership controls the form of the redemption, and may elect to redeem OP units for shares of our common stock, provided that the OP units have been outstanding for at least one year, or for cash. As the form of redemption for OP units is within our control, the OP units outstanding as of September 30, 2022 and December 31, 2021 are classified as Noncontrolling Interests within permanent equity on our consolidated balance sheets.

On January 18, 2022, we issued approximately 1.6 million OP units in full settlement of the earn-out liability (see note 12).

The table below is a summary of our OP unit activity for the three and nine months ended September 30, 2022 and 2021 (dollars and shares in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
OP units converted into shares of    common stock(1)	528		—		1,133		28
Distributions paid on OP units(2)	$	3,932	$	3,536	$	12,149	$	10,315

(1)Prior to the Recapitalization, OP units were converted to shares of common stock at a 1:1 ratio. From the Recapitalization through January 18, 2022, OP units were converted into shares of our Class B common stock at a 1:1 ratio. On January 18, 2022, each share of our Class B common stock automatically converted into one share of our listed common stock, and going forward, OP units will be converted into shares of our common stock at a 1:1 ratio.

(2)Distributions paid on OP units are included in Distributions to Noncontrolling Interests on the consolidated statements of equity and cash flows.

Dividend Reinvestment Plan and Share Repurchase Programs—On August 4, 2021, as a result of our underwritten IPO, our Board approved the termination of the DRIP and the original share repurchase program.

On August 3, 2022, our Board approved a new share repurchase program of up to $250.0 million of common stock. The program may be suspended or discontinued at any time, and does not obligate us to repurchase any dollar amount or particular number of shares. No share repurchases have been made to date under this program.

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Earnings Per Share

9 Months Ended

Sep. 30, 2022

Earnings Per Share [Abstract]

Earnings Per Share

10. EARNINGS PER SHARE

Basic earnings per share (“EPS”) is computed by dividing Net Income Attributable to Stockholders by the weighted-average number of shares of common stock outstanding for the period. Diluted EPS reflects the potential dilution that could occur from share equivalent activity.

The following table provides a reconciliation of the numerator and denominator of the earnings per share calculations (in thousands, except per share amounts):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Numerator:
Net income attributable to stockholders - basic	$	11,038	$	14,633	$	34,645	$	20,330
Net income attributable to convertible OP units(1)	1,135		1,929		4,181		2,739
Net income - diluted	$	12,173	$	16,562	$	38,826	$	23,069
Denominator:
Weighted-average shares - basic	116,760		108,997		114,833		98,761
OP units(1)	14,289		13,388		14,462		13,371
Dilutive restricted stock awards	544		188		510		185
Adjusted weighted-average shares - diluted	131,593		122,573		129,805		112,317
Earnings per common share:
Basic and diluted income per share	$	0.09	$	0.13	$	0.30	$	0.21

(1)OP units include units that are convertible into common stock or cash, at the Operating Partnership’s option. The Operating Partnership income or loss attributable to these OP units, which is included as a component of Net Income Attributable to Noncontrolling Interests on the consolidated statements of operations, has been added back in the numerator as these OP units were included in the denominator for all periods presented. OP units are allocated income on a consistent basis with the common stockholder and therefore have no dilutive impact to earnings per share of common stock.

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Related Party Transactions

9 Months Ended

Sep. 30, 2022

Related Party Transactions [Abstract]

Related Party Transactions

11. RELATED PARTY TRANSACTIONS

Revenue—We have entered into agreements with the Managed Funds related to certain advisory, management, and administrative services we provide to their real estate assets in exchange for fees and reimbursement of certain expenses. Summarized below are amounts included in Fees and Management Income. The revenue includes the fees and reimbursements earned by us from the Managed Funds and other revenues that are not in the scope of ASC Topic 606, Revenue from Contracts with Customers, but that are included in this table for the purpose of disclosing all related party revenues (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Recurring fees(1)	$	943	$	1,040	$	3,013	$	3,268
Realized performance income(2)	—		—		2,742		—
Transactional revenue and    reimbursements(3)	306		573		1,147		1,502
Insurance premiums(4)	832		822		2,421		2,325
Total fees and management income	$	2,081	$	2,435	$	9,323	$	7,095

(1)Recurring fees include asset management fees and property management fees.

(2)Realized performance income includes fees received related to the achievement of certain performance targets in our NRP joint venture.

(3)Transactional revenue includes items such as leasing commissions, construction management fees, and acquisition fees.

(4)Insurance premium income includes amounts for reinsurance from third parties not affiliated with us.

Tax Protection Agreement—Through our Operating Partnership, we are currently party to a tax protection agreement (the “2017 TPA”) with certain partners that contributed property to our Operating Partnership on October 4, 2017, among them certain of our executive officers, including Jeffrey S. Edison, our Chairman and Chief Executive Officer, under which the Operating Partnership has agreed to indemnify such partners for tax liabilities that could accrue to them personally related to our potential disposition of certain properties within our portfolio. The 2017 TPA will expire on October 4, 2027. On July 19, 2021, we entered into an additional tax protection agreement (the “2021 TPA”) with certain of our executive officers, including Mr. Edison. The 2021 TPA carries a term of four years and will become effective upon the expiration of the 2017 TPA. As of September 30, 2022, the potential “make-whole amount” on the estimated aggregate amount of built-in gain subject to protection under the agreements is approximately $137.9 million. The protection provided under the terms of the 2021 TPA will expire in 2031. We have not recorded any liability related to the 2017 TPA or the 2021 TPA on our consolidated balance sheets for any periods presented, nor recognized any expense since the inception of the 2017 TPA, owing to the fact that any potential liability under the agreements is controlled by us and we believe we will either (i) continue to own and operate the protected properties or (ii) be able to successfully complete tax-deferred exchanges under Section 1031 of the Internal Revenue Code of 1986, as amended (unless there is a change in applicable law) or complete other tax-efficient transactions to avoid any liability under the agreements.

Other Related Party Matters— As of September 30, 2022, we were the limited guarantor of a $175 million mortgage loan secured by GRP I properties. Our guaranty for the GRP I debt is limited to being the non-recourse carveout guarantor and the environmental indemnitor. Further, we are also party to an agreement with GRP I in which any potential liability under such guarantee will be apportioned between us and GRP I based on our respective ownership percentages in the joint venture. We have no liability recorded on our consolidated balance sheets for the guaranty as of September 30, 2022 and December 31, 2021.

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Fair Value Measurements

9 Months Ended

Sep. 30, 2022

Fair Value Disclosures [Abstract]

Fair Value Measurements

12. FAIR VALUE MEASUREMENTS

The following describes the methods we use to estimate the fair value of our financial and nonfinancial assets and liabilities: 

Cash and Cash Equivalents, Restricted Cash, Accounts Receivable, and Accounts Payable—We consider the carrying values of these financial instruments to approximate fair value because of the short period of time between origination of the instruments and their expected realization.

Real Estate Investments—The purchase prices of the investment properties, including related lease intangible assets and liabilities, are allocated at estimated fair value based on Level 3 inputs, such as discount rates, capitalization rates, comparable sales, replacement costs, income and expense growth rates, and current market rents and allowances as determined by management.

Debt Obligations—We estimate the fair value of our revolving credit facility, term loans, secured portfolio of loans, and mortgages by discounting the future cash flows of each instrument at rates currently offered for similar debt instruments of comparable maturities by our lenders using Level 3 inputs. The discount rates used approximate current lending rates for loans or groups of loans with similar maturities and credit quality, assuming the debt is outstanding through maturity and considering the debt’s collateral (if applicable). We have utilized market information, as available, or present value techniques to estimate the amounts required to be disclosed. We estimate the fair value of our senior unsecured notes by using quoted prices in active markets, which are considered Level 1 inputs.

The following is a summary of borrowings as of September 30, 2022 and December 31, 2021 (in thousands):

	September 30, 2022				December 31, 2021
	Recorded Principal Balance(1)		Fair Value		Recorded Principal Balance(1)		Fair Value
Revolving credit facility	$	55,000	$	55,000	$	—	$	—
Term loans	947,769		956,036		943,127		955,919
Senior unsecured notes due 2031	342,828		253,106		342,320		344,099
Secured portfolio loan facilities	391,973		339,974		391,612		394,356
Mortgages(2)	135,369		133,175		214,663		221,741
Total	$	1,872,939	$	1,737,291	$	1,891,722	$	1,916,115

(1)As of September 30, 2022 and December 31, 2021, respectively, recorded principal balances include: (i) net deferred financing fees of $8.6 million and $13.2 million; (ii) assumed market debt adjustments of $1.4 million and $1.5 million; and (iii) notes payable discounts of $7.2 million and $7.7 million.

(2)Our finance lease liability is included in the mortgages line item, as presented.

Recurring and Nonrecurring Fair Value Measurements—Our marketable securities, earn-out liability, and interest rate swaps are measured and recognized at fair value on a recurring basis, while certain real estate assets and liabilities are measured and recognized at fair value as needed. Fair value measurements that occurred as of and during the nine months ended September 30, 2022 and the year ended December 31, 2021 were as follows (in thousands):

	September 30, 2022						December 31, 2021
	Level 1		Level 2		Level 3		Level 1		Level 2		Level 3
Recurring
Marketable securities	$	7,283	$	—	$	—	$	5,551	$	—	$	—
Derivative assets(1)	—		26,319		—		—		—		—
Derivative liabilities	—		—		—		—		(24,096)		—
Earn-out liability	—		—		—		—		(52,436)		—
Nonrecurring
Impaired real estate assets, net(2)	$	—	$	—	$	—	$	—	$	24,000	$	—

(1)We record derivative assets in Other Assets, Net on our consolidated balance sheets.

(2)The carrying value of impaired real estate assets may have subsequently increased or decreased after the measurement date due to capital improvements, depreciation, or sale.

Marketable Securities—We estimate the fair value of marketable securities using Level 1 inputs. We utilize unadjusted quoted prices for identical assets in active markets that we have the ability to access.

Derivative Instruments—As of September 30, 2022 and December 31, 2021, we had interest rate swaps that fixed LIBOR or SOFR on portions of our unsecured term loan facilities.

All interest rate swap agreements are measured at fair value on a recurring basis. The valuation of these instruments is determined using widely accepted valuation techniques, including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities. The fair values of interest rate swaps are determined using the market standard methodology of netting the discounted future fixed cash receipts (or payments) and the discounted expected variable cash payments (or receipts). The variable cash payments (or receipts) are based on an expectation of future interest rates (forward curves) derived from observable market interest rate curves.

To comply with the provisions of ASC Topic 820, Fair Value Measurement, we incorporate credit valuation adjustments to appropriately reflect both our own nonperformance risk and the respective counterparty’s nonperformance risk in the fair value measurements. In adjusting the fair value of our derivative contracts for the effect of nonperformance risk, we have considered the impact of netting and any applicable credit enhancements, such as collateral postings, thresholds, mutual puts, and guarantees.

Although we determined that the significant inputs used to value our derivatives fell within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with our counterparties and our own credit risk utilize Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by us and our counterparties. However, as of September 30, 2022 and December 31, 2021, we have assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and have determined that the credit valuation adjustments are not significant to the overall valuation of our derivatives. As a result, we have determined that our derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.

Earn-out—As part of our acquisition of Phillips Edison Limited Partnership (“PELP”) in 2017, an earn-out structure was established which gave PELP the opportunity to earn additional OP units based upon the potential achievement of certain performance targets subsequent to the acquisition. On January 11, 2022, we finalized the fair value of the earn-out liability based on our share price and issued approximately 1.6 million OP units in full settlement of the liability with a value of $54.2 million. Changes in the fair value of the earn-out liability were recorded to Other Expense, Net in the consolidated statements of operations. We recorded no expense for the three months ended September 30, 2022 and $5.0 million in expense for the three months ended September 30, 2021. We recorded expense of $1.8 million and $23.0 million, respectively, for the nine months ended September 30, 2022 and September 30, 2021.

Real Estate Asset Impairment—Our real estate assets are measured and recognized at fair value, less costs to sell for held-for-sale properties, on a nonrecurring basis dependent upon when we determine an impairment has occurred. There were no impairment charges recorded during the three and nine months ended September 30, 2022. During the three and nine months ended September 30, 2021, we impaired assets that were under contract at a disposition price that was less than carrying value, or that had other operational impairment indicators. The valuation technique used for the fair value of all impaired real estate assets was the expected net sales proceeds, which we consider to be a Level 2 input in the fair value hierarchy.

On a quarterly basis, we employ a multi-step approach to assess our real estate assets for possible impairment and record any impairment charges identified. The first step is the identification of potential triggering events, such as significant decreases in occupancy or the presence of large dark or vacant spaces. If we observe any of these indicators for a shopping center, we then perform an additional screen test consisting of a years-to-recover analysis to determine if we will recover the net book value of the property over its remaining economic life based upon net operating income (“NOI”) as forecasted for the current year. In the event that the results of this first step indicate a triggering event for a center, we proceed to the second step, utilizing an undiscounted cash flow model for the center to identify potential impairment. If the undiscounted cash flows are less than the net book value of the center as of the balance sheet date, we record an impairment charge based on the fair value determined in the third step. In performing the third step, we utilize market data such as capitalization rates and sales price per square foot on comparable recent real estate transactions to estimate the fair value of the real estate assets. We also utilize expected net sales proceeds to estimate the fair value of any centers that are actively being marketed for sale.

In addition to these procedures, we also review undeveloped or unimproved land parcels that we own for evidence of impairment and record any impairment charges as necessary. Primary impairment triggers for these land parcels are changes to our plans or intentions with regards to such properties, or planned dispositions at prices that are less than the current carrying values.

We recorded the following expense upon impairment of real estate assets (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Impairment of real estate assets	$	—	$	698	$	—	$	6,754

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Subsequent Events

9 Months Ended

Sep. 30, 2022

Subsequent Events [Abstract]

Subsequent Events

13. SUBSEQUENT EVENTS

In preparing the condensed and unaudited consolidated financial statements, we have evaluated subsequent events through the date of filing of this report on Form 10-Q for recognition and/or disclosure purposes. Based on this evaluation, we have determined that there were no events that have occurred that require recognition or disclosure, other than certain events and transactions that have been disclosed elsewhere in these consolidated financial statements.

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Summary of Significant Accounting Policies (Policies)

9 Months Ended

Sep. 30, 2022

Accounting Policies [Abstract]

Basis of Presentation and Principles of Consolidation

Basis of Presentation and Principles of Consolidation—The accompanying condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. Readers of this Quarterly Report on Form 10-Q should refer to our audited consolidated financial statements for the year ended December 31, 2021, which are included in our 2021 Annual Report on Form 10-K. In the opinion of management, all normal and recurring adjustments necessary for the fair presentation of the unaudited consolidated financial statements for the periods presented have been included in this Quarterly Report. Our results of operations for the three and nine months ended September 30, 2022 are not necessarily indicative of the operating results expected for the full year.

The accompanying consolidated financial statements include our accounts and the accounts of the Operating Partnership and its wholly-owned subsidiaries (over which we exercise financial and operating control). The financial statements of the Operating Partnership are prepared using accounting policies consistent with our accounting policies. All intercompany balances and transactions are eliminated upon consolidation.

The basis of presentation of our shares of common stock is described as follows:

•Reverse Stock Split—On July 2, 2021, our board of directors (the “Board”) approved an amendment to our charter to effect a one-for-three reverse stock split. Concurrent with the reverse split, the Operating Partnership enacted a one-

for-three reverse split of its outstanding Operating Partnership units (“OP units”). Unless otherwise indicated, the information in this Form 10-Q gives effect to the reverse stock and OP unit splits (see Note 9).•Recapitalization—On June 18, 2021, our stockholders approved an amendment to our charter (the “Articles of Amendment”) that effected a change of each share of our common stock outstanding at the time the amendment became effective into one share of a newly created class of Class B common stock (the “Recapitalization”). The Articles of Amendment became effective on July 2, 2021. Unless otherwise indicated, all information in this Form 10-Q gives effect to the Recapitalization and references to “shares” and per share metrics refer to our common stock and Class B common stock, collectively. Our Class B common stock automatically converted into our publicly traded common stock on January 18, 2022 (see Note 9). Prior to the conversion, we have presented common stock and Class B common stock as separate classes within our consolidated balance sheets and consolidated statements of equity. On May 5, 2022, we filed Articles Supplementary to our charter with the Maryland State Department of Assessments and Taxation in order to reclassify and designate all of the 350 million authorized shares of our Class B common stock, $0.01 par value per share, all of which were unissued at such time, as shares of our common stock, $0.01 par value per share. We no longer have Class B common stock authorized for issue.

Income Taxes

Income Taxes—Our consolidated financial statements include the operations of wholly-owned subsidiaries that have jointly elected to be treated as taxable REIT subsidiary entities and are subject to U.S. federal, state, and local income taxes at regular corporate tax rates. We recognized an insignificant amount of federal, state, and local income tax expense for the three and nine months ended September 30, 2022 and 2021, and we retain a full valuation allowance for our net deferred tax asset. All income tax amounts are included in Other Expense, Net on our consolidated statements of operations.

Newly Adopted Accounting Pronouncements

Newly Adopted Accounting Pronouncements—There were no newly adopted accounting pronouncements during the nine months ended September 30, 2022 that impacted the Company.

Reclassifications

Reclassifications—Certain prior year amounts have been reclassified to conform to the current year presentation.

Earnings per Share

Basic earnings per share (“EPS”) is computed by dividing Net Income Attributable to Stockholders by the weighted-average number of shares of common stock outstanding for the period. Diluted EPS reflects the potential dilution that could occur from share equivalent activity.

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Leases (Tables)

9 Months Ended

Sep. 30, 2022

Leases [Abstract]

Summary of Operating Leases

All of our leases are currently classified as operating leases. Lease income related to our operating leases was as follows (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Rental income related to fixed lease    payments(1)	$	105,252	$	95,080	$	309,925	$	284,531
Rental income related to variable    lease payments(1)(2)	32,545		29,919		95,443		88,774
Straight-line rent amortization(3)	3,752		2,365		8,617		6,627
Amortization of lease assets	1,059		898		3,113		2,602
Lease buyout income	221		560		2,362		3,138
Adjustments for collectibility(4)	28		4		(625)		1,112
Total rental income	$	142,857	$	128,826	$	418,835	$	386,784

(1)Includes rental income related to lease payments before assessing for collectibility.

(2)Variable payments are primarily related to tenant recovery income.

(3)Includes revenue adjustments to straight-line rent for tenants considered non-creditworthy.

(4)Includes general reserves as well as adjustments for tenants considered non-creditworthy for which we are recording revenue on a cash basis, per Accounting Standards Codification (“ASC”) Topic 842, Leases.

Schedule of Operating Lease Maturity

Approximate future fixed contractual lease payments to be received under non-cancelable operating leases in effect as of September 30, 2022, assuming no new or renegotiated leases or option extensions on lease agreements, and including the impact of rent abatements and tenants who have been moved to the cash basis of accounting for revenue recognition purposes, are as follows (in thousands):

Year	Amount
Remaining 2022	$	102,503
2023	412,634
2024	364,652
2025	307,774
2026	243,613
Thereafter	626,853
Total	$	2,058,029

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Real Estate Activity (Tables)

9 Months Ended

Sep. 30, 2022

Real Estate Investments, Net [Abstract]

Schedule of Recognized Identified Assets Acquired and Liabilities Assumed

The following table summarizes our real estate acquisition activity (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021
Number of properties acquired	5		4
Number of outparcels acquired(1)	3		3
Contract price	$	228,842	$	88,451
Total price of acquisitions(2)	229,895		88,954

(1)Outparcels acquired are adjacent to shopping centers that we own.

(2)Total price of acquisitions includes closing costs and credits.

Schedule of Asset Acquisition

The aggregate purchase price of the assets acquired during the nine months ended September 30, 2022 and 2021 were allocated as follows (in thousands):

	September 30, 2022		September 30, 2021
ASSETS
Land and improvements	$	71,564	$	35,173
Building and improvements	144,988		52,105
In-place lease assets	19,296		8,728
Above-market lease assets	3,814		198
Total assets	239,662		96,204
LIABILITIES
Below-market lease liabilities	9,767		7,250
Total liabilities	9,767		7,250
Net assets acquired	$	229,895	$	88,954

Schedule of Acquired Intangible Leases

The weighted-average amortization periods for in-place, above-market, and below-market lease intangibles acquired during the nine months ended September 30, 2022 and 2021 are as follows (in years):

	September 30, 2022	September 30, 2021
Acquired in-place leases	11	10
Acquired above-market leases	9	5
Acquired below-market leases	19	17

Schedule of Real Estate Disposal

The following table summarizes our real estate disposition activity (dollars in thousands):

	Nine Months Ended September 30,
	2022		2021
Number of properties sold(1)	3		20
Number of outparcels sold(2)(3)	3		3
Contract Price	$	28,737	$	188,252
Proceeds from sale of real estate, net(4)	27,286		180,340
Gain on sale of property, net(5)	4,151		33,121

    

(1)We retained an outparcel for one property sold during the nine months ended September 30, 2021, and therefore the sale did not result in a reduction in our total property count.

(2)During the nine months ended September 30, 2021, our outparcel sales included: (i) the only remaining portion of one of our properties, which resulted in a reduction in our total property count; and (ii) an undeveloped parcel of land, as well as an outparcel adjacent to one of our centers, neither of which resulted in a reduction in our total property count.

(3)In addition to the three outparcels sold during the nine months ended September 30, 2021, a tenant at one of our properties exercised a bargain purchase option to acquire a parcel of land that we previously owned. This generated minimal proceeds for us.

(4)Total proceeds from sale of real estate, net includes closing costs and credits.

(5)During the nine months ended September 30, 2021, (Loss) Gain on Disposal of Property, Net on the consolidated statements of operations includes miscellaneous write-off activity, which is not included in gain on sale of property, net, presented above.

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Other Assets, Net (Tables)

9 Months Ended

Sep. 30, 2022

Other Assets [Abstract]

Schedule of Other Assets

The following is a summary of Other Assets, Net outstanding as of September 30, 2022 and December 31, 2021, excluding amounts related to assets classified as held for sale (in thousands):

	September 30, 2022		December 31, 2021
Other assets, net:
Deferred leasing commissions and costs	$	48,060	$	44,968
Deferred financing expenses(1)	8,984		4,898
Office equipment, including capital lease assets, and other	27,978		24,823
Corporate intangible assets	6,705		6,706
Total depreciable and amortizable assets	91,727		81,395
Accumulated depreciation and amortization	(46,842)		(41,236)
Net depreciable and amortizable assets	44,885		40,159
Accounts receivable, net(2)	33,439		36,762
Accounts receivable - affiliates	483		711
Deferred rent receivable, net(3)	49,006		40,212
Derivative assets	26,319		—
Prepaid expenses and other	19,359		11,655
Investment in third parties	3,000		3,000
Investment in marketable securities	7,283		5,551
Total other assets, net	$	183,774	$	138,050

(1)Deferred financing expenses per the above table are related to our revolving credit facility, and as such we have elected to classify them as an asset rather than as a contra-liability.

(2)Net of $3.7 million and $3.5 million of general reserves for uncollectible amounts as of September 30, 2022 and December 31, 2021, respectively. Receivables that were removed for tenants considered to be non-creditworthy were $6.3 million and $9.2 million as of September 30, 2022 and December 31, 2021, respectively.

(3)Net of $4.3 million and $4.7 million of receivables removed as of September 30, 2022 and December 31, 2021, respectively, related to straight-line rent for tenants previously or currently considered to be non-creditworthy.

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Debt Obligations (Tables)

9 Months Ended

Sep. 30, 2022

Debt Disclosure [Abstract]

Schedule of Debt Obligations

The following is a summary of the outstanding principal balances and interest rates, which include the effect of derivative financial instruments, for our debt obligations as of September 30, 2022 and December 31, 2021 (dollars in thousands):

	Interest Rate(1)	September 30, 2022			December 31, 2021
Revolving credit facility	SOFR + 1.2%	$	55,000		$	—
Term loans(2)	2.5% - 4.2%	955,000			955,000
Senior unsecured notes due 2031	2.6%	350,000			350,000
Secured loan facilities	3.4% - 3.5%	395,000			395,000
Mortgages	3.5% - 6.4%	134,419			213,316
Finance lease liability		620			766
Discount on notes payable		(7,172)			(7,680)
Assumed market debt adjustments, net		(1,353)			(1,530)
Deferred financing expenses, net		(8,575)			(13,150)
Total		$	1,872,939		$	1,891,722
Weighted-average interest rate(3)		3.3		%	3.3		%

(1)Interest rates are as of September 30, 2022.

(2)Our term loans carry an interest rate of LIBOR or SOFR plus a spread. While most of the rates are fixed through the use of swaps, a portion of these loans are not subject to a swap, and thus are still indexed to LIBOR or SOFR, as applicable.

(3)Includes the effects of derivative financial instruments (see Notes 7 and 12).

Schedule of Debt Allocation

The allocation of total debt between fixed-rate and variable-rate as well as between secured and unsecured, excluding market debt adjustments, discount on senior notes, and deferred financing expenses, net, and including the effects of derivative financial instruments as of September 30, 2022 and December 31, 2021 is summarized below (in thousands):

	September 30, 2022		December 31, 2021
As to interest rate:
Fixed-rate debt(1)	$	1,635,039	$	1,889,082
Variable-rate debt	255,000		25,000
Total	$	1,890,039	$	1,914,082
As to collateralization:
Unsecured debt	$	1,360,000	$	1,305,000
Secured debt	530,039		609,082
Total	$	1,890,039	$	1,914,082

(1)Fixed-rate debt includes, and variable-rate debt excludes, the portion of such debt that has been hedged by interest rate derivatives. As of September 30, 2022, $755 million in variable rate debt is hedged to a fixed rate for a weighted-average period of 1.8 years.

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Derivatives and Hedging Activities (Tables)

9 Months Ended

Sep. 30, 2022

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Interest Rate Derivatives

The following is a summary of our interest rate swaps that were designated as cash flow hedges of interest rate risk as of September 30, 2022 and December 31, 2021 (dollars in thousands):

	September 30, 2022				December 31, 2021
	SOFR Swaps		LIBOR Swaps		LIBOR Swaps
Count	2		2		5
Notional amount	$	430,000	$	325,000	$	930,000
Fixed interest rate	1.2% - 2.1%		2.2% - 2.9%		1.3% - 2.9%
Maturity date	2023-2024		2024-2025		2022-2025
Weighted-average term (in years)	1.4		2.4		1.9

Schedule of Cash Flow Hedges Included in Accumulated Other Comprehensive Income (Loss)

The table below details the nature of the gain and loss recognized on interest rate derivatives designated as cash flow hedges in the consolidated statements of operations (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Amount of gain (loss) recognized in    Other Comprehensive Income	$	14,084	$	(417)	$	44,063	$	5,397
Amount of (gain) loss reclassified from    AOCI into Interest Expense, Net	(76)		4,905		7,352		14,584

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Equity (Tables)

9 Months Ended

Sep. 30, 2022

Equity [Abstract]

Schedule of Dividends Payable

Distributions—Distributions paid to stockholders and OP unit holders of record subsequent to September 30, 2022 were as follows (dollars in thousands, excluding per share amounts):

Month	Date of Record	Date Distribution Paid	Monthly Distribution Rate		Cash Distribution
September	9/16/2022	10/3/2022	$	0.0933	$	12,202
October	10/17/2022	11/1/2022	0.0933		12,202

Schedule of OP Unit Activity

The table below is a summary of our OP unit activity for the three and nine months ended September 30, 2022 and 2021 (dollars and shares in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
OP units converted into shares of    common stock(1)	528		—		1,133		28
Distributions paid on OP units(2)	$	3,932	$	3,536	$	12,149	$	10,315

(1)Prior to the Recapitalization, OP units were converted to shares of common stock at a 1:1 ratio. From the Recapitalization through January 18, 2022, OP units were converted into shares of our Class B common stock at a 1:1 ratio. On January 18, 2022, each share of our Class B common stock automatically converted into one share of our listed common stock, and going forward, OP units will be converted into shares of our common stock at a 1:1 ratio.

(2)Distributions paid on OP units are included in Distributions to Noncontrolling Interests on the consolidated statements of equity and cash flows.

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Earnings Per Share (Tables)

9 Months Ended

Sep. 30, 2022

Earnings Per Share [Abstract]

Schedule of Earnings Per Share, Basic and Diluted

The following table provides a reconciliation of the numerator and denominator of the earnings per share calculations (in thousands, except per share amounts):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Numerator:
Net income attributable to stockholders - basic	$	11,038	$	14,633	$	34,645	$	20,330
Net income attributable to convertible OP units(1)	1,135		1,929		4,181		2,739
Net income - diluted	$	12,173	$	16,562	$	38,826	$	23,069
Denominator:
Weighted-average shares - basic	116,760		108,997		114,833		98,761
OP units(1)	14,289		13,388		14,462		13,371
Dilutive restricted stock awards	544		188		510		185
Adjusted weighted-average shares - diluted	131,593		122,573		129,805		112,317
Earnings per common share:
Basic and diluted income per share	$	0.09	$	0.13	$	0.30	$	0.21

(1)OP units include units that are convertible into common stock or cash, at the Operating Partnership’s option. The Operating Partnership income or loss attributable to these OP units, which is included as a component of Net Income Attributable to Noncontrolling Interests on the consolidated statements of operations, has been added back in the numerator as these OP units were included in the denominator for all periods presented. OP units are allocated income on a consistent basis with the common stockholder and therefore have no dilutive impact to earnings per share of common stock.

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Related Party Transactions (Tables)

9 Months Ended

Sep. 30, 2022

Related Party Transactions [Abstract]

Disaggregation of Revenue

Summarized below are amounts included in Fees and Management Income. The revenue includes the fees and reimbursements earned by us from the Managed Funds and other revenues that are not in the scope of ASC Topic 606, Revenue from Contracts with Customers, but that are included in this table for the purpose of disclosing all related party revenues (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Recurring fees(1)	$	943	$	1,040	$	3,013	$	3,268
Realized performance income(2)	—		—		2,742		—
Transactional revenue and    reimbursements(3)	306		573		1,147		1,502
Insurance premiums(4)	832		822		2,421		2,325
Total fees and management income	$	2,081	$	2,435	$	9,323	$	7,095

(1)Recurring fees include asset management fees and property management fees.

(2)Realized performance income includes fees received related to the achievement of certain performance targets in our NRP joint venture.

(3)Transactional revenue includes items such as leasing commissions, construction management fees, and acquisition fees.

(4)Insurance premium income includes amounts for reinsurance from third parties not affiliated with us.

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Fair Value Measurements (Tables)

9 Months Ended

Sep. 30, 2022

Fair Value Disclosures [Abstract]

Summary of Borrowings

The following is a summary of borrowings as of September 30, 2022 and December 31, 2021 (in thousands):

	September 30, 2022				December 31, 2021
	Recorded Principal Balance(1)		Fair Value		Recorded Principal Balance(1)		Fair Value
Revolving credit facility	$	55,000	$	55,000	$	—	$	—
Term loans	947,769		956,036		943,127		955,919
Senior unsecured notes due 2031	342,828		253,106		342,320		344,099
Secured portfolio loan facilities	391,973		339,974		391,612		394,356
Mortgages(2)	135,369		133,175		214,663		221,741
Total	$	1,872,939	$	1,737,291	$	1,891,722	$	1,916,115

(1)As of September 30, 2022 and December 31, 2021, respectively, recorded principal balances include: (i) net deferred financing fees of $8.6 million and $13.2 million; (ii) assumed market debt adjustments of $1.4 million and $1.5 million; and (iii) notes payable discounts of $7.2 million and $7.7 million.

(2)Our finance lease liability is included in the mortgages line item, as presented.

Summary of Recurring and Nonrecurring Fair Value

Fair value measurements that occurred as of and during the nine months ended September 30, 2022 and the year ended December 31, 2021 were as follows (in thousands):

	September 30, 2022						December 31, 2021
	Level 1		Level 2		Level 3		Level 1		Level 2		Level 3
Recurring
Marketable securities	$	7,283	$	—	$	—	$	5,551	$	—	$	—
Derivative assets(1)	—		26,319		—		—		—		—
Derivative liabilities	—		—		—		—		(24,096)		—
Earn-out liability	—		—		—		—		(52,436)		—
Nonrecurring
Impaired real estate assets, net(2)	$	—	$	—	$	—	$	—	$	24,000	$	—

(1)We record derivative assets in Other Assets, Net on our consolidated balance sheets.

(2)The carrying value of impaired real estate assets may have subsequently increased or decreased after the measurement date due to capital improvements, depreciation, or sale.

Summary of Nonrecurring Fair Value

We recorded the following expense upon impairment of real estate assets (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2022		2021		2022		2021
Impairment of real estate assets	$	—	$	698	$	—	$	6,754

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Organization (Details) $ / shares in Units, shares in Millions, $ in Millions		3 Months Ended	9 Months Ended
	Jul. 19, 2021 USD ($) $ / shares shares	Sep. 30, 2022 USD ($) property	Sep. 30, 2022 USD ($) property	May 31, 2022
Schedule of Equity Method Investments [Line Items]
Number of real estate properties | property		270	270
Issuance of common stock (in shares) | shares	19.6
Common stock, par value (in dollars per share) | $ / shares	$ 0.01
Stock price (in dollars per share) | $ / shares	$ 28.00
Over-allotment, gross proceeds | $	$ 547.4
Grocery Retail Partners I
Schedule of Equity Method Investments [Line Items]
Number of real estate properties | property		20	20
Equity method investment, ownership percentage (as a percent)		14.00%	14.00%
Necessity Retail Partners
Schedule of Equity Method Investments [Line Items]
Equity method investment, ownership percentage (as a percent)				20.00%
Income from equity method investment | $		$ 0.0	$ 2.7

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Summary of Significant Accounting Policies (Details)	Jul. 02, 2021	Sep. 30, 2022 $ / shares shares	May 05, 2022 $ / shares shares	Dec. 31, 2021 $ / shares shares	Jul. 19, 2021 $ / shares
Class of Stock [Line Items]
Reverse stock split, conversion ratio	0.33
Common stock, par value (in dollars per share)					$ 0.01
Common Class B
Class of Stock [Line Items]
Common stock, authorized (in shares) | shares		0	350,000,000	350,000,000
Common stock, par value (in dollars per share)		$ 0.01	$ 0.01	$ 0.01
Common Stock
Class of Stock [Line Items]
Common stock, authorized (in shares) | shares		1,000,000,000		650,000,000
Common stock, par value (in dollars per share)		$ 0.01	$ 0.01	$ 0.01

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Leases - Lessor (Details) - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021	Sep. 30, 2022	Sep. 30, 2021
Operating Lease, Lease Income
Rental income related to fixed lease payments	$ 105,252	$ 95,080	$ 309,925	$ 284,531
Rental income related to variable lease payments	32,545	29,919	95,443	88,774
Straight-line rent amortization	3,752	2,365	8,617	6,627
Amortization of lease assets	1,059	898	3,113	2,602
Lease buyout income	221	560	2,362	3,138
Adjustments for collectability	28	4	(625)	1,112
Total rental income	142,857	$ 128,826	418,835	$ 386,784
Future Minimum Payments Due, Maturity
Remaining 2022	102,503		102,503
2023	412,634		412,634
2024	364,652		364,652
2025	307,774		307,774
2026	243,613		243,613
Thereafter	626,853		626,853
Total	$ 2,058,029		$ 2,058,029
Florida | Geographic Concentration Risk | Revenue Benchmark
Future Minimum Payments Due, Maturity
Concentration risk (as a percent)			11.70%
California | Geographic Concentration Risk | Revenue Benchmark
Future Minimum Payments Due, Maturity
Concentration risk (as a percent)			10.60%

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Real Estate Activity - Schedule of Recognized Identified Assets Acquired and Liabilities Assumed (Details) $ in Thousands	9 Months Ended
	Sep. 30, 2022 USD ($) parcel property	Sep. 30, 2021 USD ($) parcel property
Real Estate Investments, Net [Abstract]
Number of properties acquired | property	5	4
Number of outparcels acquired | parcel	3	3
Contract price	$ 228,842	$ 88,451
Total price of acquisitions	$ 229,895	$ 88,954

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Real Estate Activity - Schedule of Asset Acquisition (Details) - USD ($) $ in Thousands	9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021
ASSETS
Total assets	$ 239,662	$ 96,204
LIABILITIES
Below-market lease liabilities	9,767	7,250
Total liabilities	9,767	7,250
Net assets acquired	229,895	88,954
In-place lease assets
ASSETS
Intangible assets acquired	19,296	8,728
Above-market lease assets
ASSETS
Intangible assets acquired	3,814	198
Land and improvements
ASSETS
Property, plant and equipment	71,564	35,173
Building and improvements
ASSETS
Property, plant and equipment	$ 144,988	$ 52,105

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Real Estate Activity - Acquisition of Intangible Leases Amortization Periods (Details)	9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021
Acquired Finite-Lived Intangible Assets [Line Items]
Weighted-average useful life, acquired below-market leases	19 years	17 years
In-place lease assets
Acquired Finite-Lived Intangible Assets [Line Items]
Weighted-average useful life, acquired leases	11 years	10 years
Above-market lease assets
Acquired Finite-Lived Intangible Assets [Line Items]
Weighted-average useful life, acquired leases	9 years	5 years

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Real Estate Activity - Property Sales (Details) $ in Thousands	9 Months Ended
	Sep. 30, 2022 USD ($) property parcel	Sep. 30, 2021 USD ($) outparcel parcel property
Real Estate Investments, Net [Abstract]
Number of properties sold | property	3	20
Number of outparcels sold | parcel	3	3
Contract Price	$ 28,737	$ 188,252
Proceeds from sale of real estate, net	27,286	$ 180,340
Number of outparcels retained | outparcel		1
Gain on sale of properties, net	$ 4,151	$ 33,121

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Real Estate Activity - Narrative (Details) - Hurricane Ian - USD ($) $ in Millions		9 Months Ended
	Sep. 28, 2022	Sep. 30, 2022
Asset Acquisition [Line Items]
Insurance recovery receivable	$ 1.1
Collect insurance proceeds	$ 1.9
Depreciation		$ 3.0

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Other Assets, Net (Details) - USD ($) $ in Thousands	Sep. 30, 2022	Dec. 31, 2021
Other Assets [Abstract]
Deferred leasing commissions and costs	$ 48,060	$ 44,968
Deferred financing expenses	8,984	4,898
Office equipment, including capital lease assets, and other	27,978	24,823
Corporate intangible assets	6,705	6,706
Total depreciable and amortizable assets	91,727	81,395
Accumulated depreciation and amortization	(46,842)	(41,236)
Net depreciable and amortizable assets	44,885	40,159
Accounts receivable, net	33,439	36,762
Accounts receivable - affiliates	483	711
Deferred rent receivable, net	49,006	40,212
Derivative assets	26,319	0
Prepaid expenses and other	19,359	11,655
Investment in third parties	3,000	3,000
Investment in marketable securities	7,283	5,551
Other assets, net	183,774	138,050
Uncollectable lease receivables, general reserves	3,700	3,500
Lease billings, nonaccrual basis	6,300	9,200
Uncollectible lease receivables - straight line rent	$ 4,300	$ 4,700

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Debt Obligations - Schedule of Debt Obligations (Details) - USD ($) $ in Thousands	9 Months Ended
	Sep. 30, 2022	Dec. 31, 2021
Debt Instrument [Line Items]
Finance lease liability	$ 620	$ 766
Discount on notes payable	(7,172)	(7,680)
Assumed market debt adjustments, net	(1,353)	(1,530)
Deferred financing expenses, net	(8,575)	(13,150)
Total	$ 1,872,939	$ 1,891,722
Weighted-average interest rate on debt (as a percent)	3.30%	3.30%
Revolving credit facility
Debt Instrument [Line Items]
Line of credit - interest spread	1.20%
Outstanding principal balance	$ 55,000	$ 0
Term loans
Debt Instrument [Line Items]
Outstanding principal balance	$ 955,000	955,000
Term loans | Minimum
Debt Instrument [Line Items]
Interest rate (as a percent)	2.50%
Term loans | Maximum
Debt Instrument [Line Items]
Interest rate (as a percent)	4.20%
Senior notes | Senior unsecured notes due 2031
Debt Instrument [Line Items]
Interest rate (as a percent)	2.60%
Outstanding principal balance	$ 350,000	350,000
Secured loan facilities | Secured loan facilities
Debt Instrument [Line Items]
Outstanding principal balance	$ 395,000	395,000
Secured loan facilities | Minimum | Secured loan facilities
Debt Instrument [Line Items]
Interest rate (as a percent)	3.40%
Secured loan facilities | Maximum | Secured loan facilities
Debt Instrument [Line Items]
Interest rate (as a percent)	3.50%
Mortgages
Debt Instrument [Line Items]
Outstanding principal balance	$ 134,419	$ 213,316
Mortgages | Minimum
Debt Instrument [Line Items]
Interest rate (as a percent)	3.50%
Mortgages | Maximum
Debt Instrument [Line Items]
Interest rate (as a percent)	6.40%

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Debt Obligations - Narrative (Details) $ in Thousands	9 Months Ended
	Sep. 30, 2022 USD ($) debt_instrument	Aug. 31, 2022 USD ($) interestRateSwap	May 31, 2022 USD ($)	Dec. 31, 2021 USD ($)
Debt Instrument [Line Items]
Unsecured debt	$ 1,360,000			$ 1,305,000
Interest rate swap
Debt Instrument [Line Items]
Number of interest rate swaps | interestRateSwap		2
Notional amount		$ 430,000
Revolving credit facility
Debt Instrument [Line Items]
Maximum borrowing capacity			$ 800,000	$ 500,000
Accordion feature, borrowing capacity			$ 1,000,000
Term loan due November 2025
Debt Instrument [Line Items]
Unsecured debt	240,000
Term loan due July 2026
Debt Instrument [Line Items]
Unsecured debt	240,000
Mortgages
Debt Instrument [Line Items]
Repayments of debt	$ 74,900
Term loans
Debt Instrument [Line Items]
Number of debt instruments | debt_instrument	2

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Debt Obligations - Schedule of Debt Allocation (Details) - USD ($) $ in Thousands	9 Months Ended
	Sep. 30, 2022	Dec. 31, 2021
Debt Instrument [Line Items]
Fixed-rate debt	$ 1,635,039	$ 1,889,082
Variable-rate debt	255,000	25,000
Unsecured debt	1,360,000	1,305,000
Secured debt	530,039	609,082
Total	1,890,039	$ 1,914,082
Long-term Debt
Debt Instrument [Line Items]
Derivative liabilities	$ 755,000
Weighted-average term (in years)	1 year 9 months 18 days

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Derivatives and Hedging Activities (Details) $ in Thousands	3 Months Ended		9 Months Ended		12 Months Ended
	Sep. 30, 2022 USD ($) Debt_Instrument	Sep. 30, 2021 USD ($)	Sep. 30, 2022 USD ($) Debt_Instrument	Sep. 30, 2021 USD ($)	Dec. 31, 2021 USD ($) Debt_Instrument	Aug. 31, 2022 USD ($)	May 31, 2022 loan
Derivative Instruments, Gain (Loss) [Line Items]
Unsecured debt	$ 1,360,000		$ 1,360,000		$ 1,305,000
Amount of gain (loss) recognized in Other Comprehensive Income	14,084	$ (417)	44,063	$ 5,397
Contingent credit-risk-related derivative liabilities, fair value	0		0
Term loan due November 2025
Derivative Instruments, Gain (Loss) [Line Items]
Unsecured debt	240,000		240,000
Term loan due July 2026
Derivative Instruments, Gain (Loss) [Line Items]
Unsecured debt	240,000		240,000
Interest Expense, Net
Derivative Instruments, Gain (Loss) [Line Items]
Amount of (gain) loss reclassified from AOCI into Interest Expense, Net	$ (76)	$ 4,905	7,352	$ 14,584
Interest rate swap
Derivative Instruments, Gain (Loss) [Line Items]
Number of senior unsecured term loans | loan							2
Notional amount						$ 430,000
Interest rate swap | Designated as hedging instrument
Derivative Instruments, Gain (Loss) [Line Items]
Reclassification from OCI to income, decrease to interest expense, net			$ 15,400
Interest rate swap | SOFR Swaps | Designated as hedging instrument
Derivative Instruments, Gain (Loss) [Line Items]
Count | Debt_Instrument	2		2
Notional amount	$ 430,000		$ 430,000
Weighted-average term (in years)			1 year 4 months 24 days
Interest rate swap | SOFR Swaps | Designated as hedging instrument | Minimum
Derivative Instruments, Gain (Loss) [Line Items]
Fixed interest rate	1.20%		1.20%
Interest rate swap | SOFR Swaps | Designated as hedging instrument | Maximum
Derivative Instruments, Gain (Loss) [Line Items]
Fixed interest rate	2.10%		2.10%
Interest rate swap | LIBOR Swaps | Designated as hedging instrument
Derivative Instruments, Gain (Loss) [Line Items]
Count | Debt_Instrument	2		2		5
Notional amount	$ 325,000		$ 325,000		$ 930,000
Weighted-average term (in years)			2 years 4 months 24 days		1 year 10 months 24 days
Interest rate swap | LIBOR Swaps | Designated as hedging instrument | Minimum
Derivative Instruments, Gain (Loss) [Line Items]
Fixed interest rate	2.20%		2.20%		1.30%
Interest rate swap | LIBOR Swaps | Designated as hedging instrument | Maximum
Derivative Instruments, Gain (Loss) [Line Items]
Fixed interest rate	2.90%		2.90%		2.90%

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Commitments and Contingencies (Details) $ in Millions	Sep. 30, 2022 USD ($) obligation
Commitments and Contingencies Disclosure [Abstract]
Number of letters of credit outstanding | obligation	4
Letters of credit outstanding | $	$ 11.2

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Equity - Narrative (Details) $ / shares in Units, $ in Thousands					3 Months Ended	9 Months Ended
	Jan. 18, 2022 shares	Jan. 11, 2022 shares	Jul. 19, 2021 USD ($) $ / shares shares	Jul. 02, 2021	Sep. 30, 2022 USD ($) vote $ / shares shares	Sep. 30, 2022 USD ($) vote $ / shares shares	Sep. 30, 2021 USD ($)	Aug. 03, 2022 USD ($)	May 05, 2022 $ / shares shares	Feb. 10, 2022 USD ($)	Dec. 31, 2021 $ / shares shares	Jun. 18, 2021
Class of Stock [Line Items]
Common stock, votes per share (in votes per share) | vote					1	1
Commission costs | $						$ 1,090	$ 39,042
Reverse stock split, conversion ratio				0.33
OP conversion ratio	1											1
Common stock, conversion ratio	1
Common stock, par value (in dollars per share) | $ / shares			$ 0.01
Issuance of common stock (in shares)			19,600,000
Stock price (in dollars per share) | $ / shares			$ 28.00
Over-allotment, gross proceeds | $			$ 547,400
OP units outstanding, shares					14,000,000	14,000,000					13,400,000
Stock repurchase program, authorized amount | $								$ 250,000
Common Class B
Class of Stock [Line Items]
OP conversion ratio	1
Common stock, authorized (in shares)					0	0			350,000,000		350,000,000
Common stock, par value (in dollars per share) | $ / shares					$ 0.01	$ 0.01			$ 0.01		$ 0.01
Common Stock
Class of Stock [Line Items]
Common stock, authorized (in shares)					1,000,000,000	1,000,000,000					650,000,000
Common stock, par value (in dollars per share) | $ / shares					$ 0.01	$ 0.01			$ 0.01		$ 0.01
Phillips Edison Limited Partnership
Class of Stock [Line Items]
PELP transaction, OP units issued and issuable (in shares)	1,600,000	1,600,000
At-the-Market Offering
Class of Stock [Line Items]
Common stock, sales agreement, authorized amount | $										$ 250,000
Common stock, number of shares issued in transaction (in shares)					800,000	2,600,000
Common stock, net proceeds | $					$ 26,200	$ 89,200
Commission costs | $					300	900
Common stock, value remaining for future issuance | $					$ 159,900	$ 159,900
IPO
Class of Stock [Line Items]
Issuance of common stock (in shares)			17,000,000
Over-allotment option
Class of Stock [Line Items]
Maximum additional shares granted to underwriters (in shares)			2,600,000

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Equity - Schedule of Dividends Payable (Details) - USD ($) $ / shares in Units, $ in Thousands				1 Months Ended		3 Months Ended		9 Months Ended
	Nov. 02, 2022	Nov. 01, 2022	Oct. 03, 2022	Oct. 31, 2022	Sep. 30, 2022	Sep. 30, 2022	Sep. 30, 2021	Sep. 30, 2022	Sep. 30, 2021
Equity, Class of Treasury Stock [Line Items]
Common distributions declared (in dollars per share)						$ 0.2733	$ 0.255	$ 0.8133	$ 0.765
Distributions paid								$ 94,118	$ 75,669
Dividend declared
Equity, Class of Treasury Stock [Line Items]
Common distributions declared (in dollars per share)					$ 0.0933
Dividend declared | Subsequent event
Equity, Class of Treasury Stock [Line Items]
Common distributions declared (in dollars per share)				$ 0.0933
Dividend declared | Subsequent event | Forecast
Equity, Class of Treasury Stock [Line Items]
Common distributions declared (in dollars per share)	$ 0.0933
Dividend paid | Subsequent event
Equity, Class of Treasury Stock [Line Items]
Distributions paid		$ 12,202	$ 12,202

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Equity - Schedule of OP Unit Activity (Details) shares in Thousands, $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2022 USD ($) shares	Sep. 30, 2021 USD ($) shares	Sep. 30, 2022 USD ($) shares	Sep. 30, 2021 USD ($) shares	Jan. 18, 2022	Jun. 18, 2021
Class of Stock [Line Items]
OP units converted into shares of common stock (in shares) | shares	528	0	1,133	28
Distributions paid on OP units | $	$ 3,932	$ 3,536	$ 12,149	$ 10,315
OP conversion ratio					1	1
Common stock, conversion ratio					1
Common Class B
Class of Stock [Line Items]
OP conversion ratio					1

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Earnings Per Share (Details) - USD ($) $ / shares in Units, shares in Thousands, $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021	Sep. 30, 2022	Sep. 30, 2021
Numerator:
Net income attributable to stockholders - basic	$ 11,038	$ 14,633	$ 34,645	$ 20,330
Net income attributable to convertible OP units	1,135	1,929	4,181	2,739
Net income - diluted	$ 12,173	$ 16,562	$ 38,826	$ 23,069
Denominator:
Weighted-average shares - basic (in shares)	116,760	108,997	114,833	98,761
OP units (in shares)	14,289	13,388	14,462	13,371
Dilutive restricted stock awards (in shares)	544	188	510	185
Adjusted weighted-average shares - diluted (in shares)	131,593	122,573	129,805	112,317
Earnings per common share:
Basic income per share (in dollars per share)	$ 0.09	$ 0.13	$ 0.30	$ 0.21
Diluted income per share (in dollars per share)	$ 0.09	$ 0.13	$ 0.30	$ 0.21

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Related Party Transactions - Disaggregation of Revenue (Details) - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021	Sep. 30, 2022	Sep. 30, 2021
Related Party Transaction [Line Items]
Fees and management income	$ 2,081	$ 2,435	$ 9,323	$ 7,095
Realized performance income
Related Party Transaction [Line Items]
Fees and management income	0	0	2,742	0
Insurance premiums
Related Party Transaction [Line Items]
Fees and management income	832	822	2,421	2,325
Affiliated entity | Recurring fees
Related Party Transaction [Line Items]
Fees and management income	943	1,040	3,013	3,268
Affiliated entity | Transactional revenue and reimbursements
Related Party Transaction [Line Items]
Fees and management income	$ 306	$ 573	$ 1,147	$ 1,502

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Related Party Transactions - Narrative (Details) - USD ($) $ in Millions	Jul. 19, 2021	Sep. 30, 2022
Executive officers | 2021 TPA
Related Party Transaction [Line Items]
Term of contract (in years)	4 years
Off-balance sheet risks, liability		$ 137.9
Grocery Retail Partners I
Related Party Transaction [Line Items]
Guarantor, maximum exposure		$ 175.0

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Fair Value Measurements - Summary of Borrowings (Details) - USD ($) $ in Thousands	Sep. 30, 2022	Dec. 31, 2021
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Recorded Principal Balance	$ 1,872,939	$ 1,891,722
Deferred financing costs	8,575	13,150
Assumed market debt adjustments, net	1,353	1,530
Discount on notes payable	7,172	7,680
Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value	1,737,291	1,916,115
Term loans
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Recorded Principal Balance	947,769	943,127
Term loans | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value	956,036	955,919
Secured loan facilities
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Recorded Principal Balance	391,973	391,612
Secured loan facilities | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value	339,974	394,356
Line of Credit | Revolving credit facility
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Recorded Principal Balance	55,000	0
Line of Credit | Revolving credit facility | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value	55,000	0
Senior notes
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Recorded Principal Balance	342,828	342,320
Senior notes | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value	253,106	344,099
Mortgages
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Recorded Principal Balance	135,369	214,663
Mortgages | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair Value	$ 133,175	$ 221,741

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Fair Value Measurements - Summary of Recurring and Nonrecurring Fair Value (Details) - USD ($) $ in Thousands	Sep. 30, 2022	Dec. 31, 2021
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Marketable securities	$ 7,283	$ 5,551
Derivative assets	26,319	0
Derivative liabilities	0
Recurring | Level 1
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Marketable securities	7,283	5,551
Derivative assets	0	0
Earn-out liability	0	0
Recurring | Level 1 | Interest rate swap | Designated as hedging instrument
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Derivative liabilities	0	0
Recurring | Level 2
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Marketable securities	0	0
Derivative assets	26,319	0
Earn-out liability	0	(52,436)
Recurring | Level 2 | Interest rate swap | Designated as hedging instrument
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Derivative liabilities	0	(24,096)
Recurring | Level 3
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Marketable securities	0	0
Derivative assets	0	0
Earn-out liability	0	0
Recurring | Level 3 | Interest rate swap | Designated as hedging instrument
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Derivative liabilities	0	0
Nonrecurring | Level 1
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Impaired real estate assets, net	0	0
Nonrecurring | Level 2
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Impaired real estate assets, net	0	24,000
Nonrecurring | Level 3
Fair Value, Assets (Liabilities) Measured on Recurring Basis
Impaired real estate assets, net	$ 0	$ 0

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Fair Value Measurements - Narrative (Details) - USD ($) shares in Millions			3 Months Ended		9 Months Ended
	Jan. 18, 2022	Jan. 11, 2022	Sep. 30, 2022	Sep. 30, 2021	Sep. 30, 2022	Sep. 30, 2021
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Change in fair value of earn-out liability			$ 0	$ 5,000,000	$ 1,809,000	$ 23,000,000
Impairment of real estate assets			$ 0	$ 698,000	$ 0	$ 6,754,000
Level 3 | Contingent Consideration | Recurring
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Settlement of liability		$ 54,200,000
Phillips Edison Limited Partnership
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
PELP transaction, OP units issued and issuable (in shares)	1.6	1.6

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Fair Value Measurements - Summary of Nonrecurring Fair Value (Details) - USD ($)	3 Months Ended		9 Months Ended
	Sep. 30, 2022	Sep. 30, 2021	Sep. 30, 2022	Sep. 30, 2021
Fair Value Disclosures [Abstract]
Impairment of real estate assets	$ 0	$ 698,000	$ 0	$ 6,754,000