PECO vs REG

For growth investors, Phillips Edison & Company, Inc.

(PECO) is the stronger pick with 10. 7% revenue growth year-over-year, versus 3. 4% for Regency Centers Corporation (REG). Regency Centers Corporation (REG) offers the better valuation at 28. 0x trailing P/E (32. 6x forward), making it the more compelling value choice. Analysts rate Phillips Edison & Company, Inc. (PECO) a "Buy" — based on 14 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.

On trailing P/E, Regency Centers Corporation (REG) is the cheapest at 28.

0x versus Phillips Edison & Company, Inc. at 45. 3x. On forward P/E, Regency Centers Corporation is actually cheaper at 32. 6x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Regency Centers Corporation wins at 0. 53x versus Phillips Edison & Company, Inc. 's 0. 69x — a PEG below 1. 0 traditionally signals the market is underpricing earnings growth.

Over the past 5 years, Phillips Edison & Company, Inc.

(PECO) delivered a total return of +643. 9%, compared to +44. 8% for Regency Centers Corporation (REG). Over 10 years, the gap is even starker: PECO returned +697. 0% versus REG's +31. 9%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.

By beta (market sensitivity over 5 years), Phillips Edison & Company, Inc.

(PECO) is the lower-risk stock at 0. 27β versus Regency Centers Corporation's 0. 36β — meaning REG is approximately 34% more volatile than PECO relative to the S&P 500. On balance sheet safety, Regency Centers Corporation (REG) carries a lower debt/equity ratio of 83% versus 96% for Phillips Edison & Company, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Phillips Edison & Company, Inc.

(PECO) is pulling ahead at 10. 7% versus 3. 4% for Regency Centers Corporation (REG). On earnings-per-share growth, the picture is similar: Phillips Edison & Company, Inc. grew EPS 74. 5% year-over-year, compared to 33. 6% for Regency Centers Corporation. Over a 3-year CAGR, PECO leads at 8. 4% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.

Regency Centers Corporation (REG) is the more profitable company, earning 33.

9% net margin versus 15. 2% for Phillips Edison & Company, Inc. — meaning it keeps 33. 9% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: REG leads at 37. 0% versus 27. 2% for PECO. At the gross margin level — before operating expenses — REG leads at 44. 7%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.

The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential.

By this metric, Regency Centers Corporation (REG) is the more undervalued stock at a PEG of 0. 53x versus Phillips Edison & Company, Inc. 's 0. 69x. A PEG below 1. 0 is traditionally considered the threshold for growth-adjusted undervaluation. On forward earnings alone, Regency Centers Corporation (REG) trades at 32. 6x forward P/E versus 54. 1x for Phillips Edison & Company, Inc. — 21. 6x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for REG: 1. 3% to $80. 14.

All stocks in this comparison pay dividends.

Regency Centers Corporation (REG) offers the highest yield at 3. 5%, versus 2. 8% for Phillips Edison & Company, Inc. (PECO).

For long-horizon retirement investors, Phillips Edison & Company, Inc.

(PECO) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 27), 2. 8% yield, +697. 0% 10Y return). Both have compounded well over 10 years (PECO: +697. 0%, REG: +31. 9%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.

Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.

In terms of investment character: PECO is a small-cap quality compounder stock; REG is a mid-cap income-oriented stock. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.