Comprehensive Stock Comparison
Compare Brixmor Property Group Inc. (BRX) vs Phillips Edison & Company, Inc. (PECO) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
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Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | PECO | 8.4% revenue growth vs BRX's 6.7% |
| Value | BRX | Lower P/E (29.8x vs 56.4x) |
| Quality / Margins | BRX | 28.2% net margin vs PECO's 9.9% |
| Stability / Safety | PECO | Beta 0.40 vs BRX's 0.66 |
| Dividends | PECO | 2.5% yield; BRX pays no meaningful dividend |
| Momentum (1Y) | BRX | +12.4% vs PECO's +9.0% |
| Efficiency (ROA) | BRX | 4.2% ROA vs PECO's 1.6%, ROIC 6.8% vs 6.7% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Defensive / Recession hedge
Business Model
What each company does and how it makes money
Brixmor Property Group is a real estate investment trust that owns and operates a national portfolio of open-air shopping centers across prime retail locations. It generates revenue primarily through collecting rent from retailers — with major tenants including TJX, Kroger, and Walmart — and property management fees. Its competitive advantage lies in owning a high-quality portfolio of 395 shopping centers in established trade areas, creating a network effect that attracts essential retailers serving local communities.
Phillips Edison & Company is a real estate investment trust that owns and operates grocery-anchored neighborhood shopping centers across the United States. It makes money primarily through collecting rent from retail tenants — with grocery stores serving as anchor tenants that drive consistent foot traffic — and through property management fees. The company's competitive advantage lies in its specialized focus on necessity-based retail properties in strong markets and its vertically-integrated operating platform that allows for efficient portfolio management.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Segment breakdown not available.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
BRX leads in 4 of 6 categories — strongest in Valuation Metrics and Profitability & Efficiency. 2 categories are tied.
Financial Metrics (TTM)
BRX is the larger business by revenue, generating $1.4B annually — 1.7x PECO's $824M. BRX is the more profitable business, keeping 28.2% of every revenue dollar as net income compared to PECO's 9.9%. On growth, PECO holds the edge at +77.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|
| RevenueTrailing 12 months | $1.4B | $824M |
| EBITDAEarnings before interest/tax | $898M | $643M |
| Net IncomeAfter-tax profit | $386M | $82M |
| Free Cash FlowCash after capex | $480M | $201M |
| Gross MarginGross profit ÷ Revenue | +87.0% | +75.1% |
| Operating MarginEBIT ÷ Revenue | +35.2% | +47.6% |
| Net MarginNet income ÷ Revenue | +28.2% | +9.9% |
| FCF MarginFCF ÷ Revenue | +35.0% | +24.4% |
| Rev. Growth (YoY)Latest quarter vs prior year | +7.7% | +77.9% |
| EPS Growth (YoY)Latest quarter vs prior year | +63.0% | +135.6% |
Valuation Metrics
At 24.2x trailing earnings, BRX trades at a 69% valuation discount to PECO's 77.0x P/E. On an enterprise value basis, BRX's 9.9x EV/EBITDA is more attractive than PECO's 10.6x.
| Metric | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|
| Market CapShares × price | $9.3B | $4.9B |
| Enterprise ValueMkt cap + debt − cash | $8.9B | $7.0B |
| Trailing P/EPrice ÷ TTM EPS | 24.22x | 77.02x |
| Forward P/EPrice ÷ next-FY EPS est. | 29.76x | 56.44x |
| PEG RatioP/E ÷ EPS growth rate | — | — |
| EV / EBITDAEnterprise value multiple | 9.95x | 10.61x |
| Price / SalesMarket cap ÷ Revenue | 6.76x | 7.47x |
| Price / BookPrice ÷ Book value/share | 3.10x | 2.04x |
| Price / FCFMarket cap ÷ FCF | 14.21x | 20.61x |
Profitability & Efficiency
BRX delivers a 12.8% return on equity — every $100 of shareholder capital generates $13 in annual profit, vs $3 for PECO. On the Piotroski fundamental quality scale (0–9), PECO scores 7/9 vs BRX's 6/9, reflecting strong financial health.
| Metric | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|
| ROE (TTM)Return on equity | +12.8% | +3.2% |
| ROA (TTM)Return on assets | +4.2% | +1.6% |
| ROICReturn on invested capital | +6.8% | +6.7% |
| ROCEReturn on capital employed | +5.4% | +9.1% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 7 |
| Debt / EquityFinancial leverage | — | 0.80x |
| Net DebtTotal debt minus cash | -$334M | $2.1B |
| Cash & Equiv.Liquid assets | $334M | $5M |
| Total DebtShort + long-term debt | $0 | $2.1B |
| Interest CoverageEBIT ÷ Interest expense | — | 4.45x |
Total Returns (with DRIP)
A $10,000 investment in PECO five years ago would be worth $77,580 today (with dividends reinvested), compared to $17,938 for BRX. Over the past 12 months, BRX leads with a +12.4% total return vs PECO's +9.0%. The 3-year compound annual growth rate (CAGR) favors BRX at 14.1% vs PECO's 8.0% — a key indicator of consistent wealth creation.
| Metric | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|
| YTD ReturnYear-to-date | +17.8% | +12.0% |
| 1-Year ReturnPast 12 months | +12.4% | +9.0% |
| 3-Year ReturnCumulative with dividends | +48.4% | +25.8% |
| 5-Year ReturnCumulative with dividends | +79.4% | +675.8% |
| 10-Year ReturnCumulative with dividends | +71.8% | +675.8% |
| CAGR (3Y)Annualised 3-year return | +14.1% | +8.0% |
Risk & Volatility
PECO is the less volatile stock with a 0.40 beta — it tends to amplify market swings less than BRX's 0.66 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.66x | 0.40x |
| 52-Week HighHighest price in past year | $30.68 | $40.06 |
| 52-Week LowLowest price in past year | $22.29 | $32.40 |
| % of 52W HighCurrent price vs 52-week peak | +98.7% | +98.1% |
| RSI (14)Momentum oscillator 0–100 | 81.8 | 73.7 |
| Avg Volume (50D)Average daily shares traded | 2.4M | 771K |
Analyst Outlook
Wall Street rates BRX as "Buy" and PECO as "Hold". Consensus price targets imply 0.9% upside for BRX (target: $31) vs 0.3% for PECO (target: $39). PECO is the only dividend payer here at 2.49% yield — a key consideration for income-focused portfolios.
| Metric | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $30.54 | $39.40 |
| # AnalystsCovering analysts | 30 | 13 |
| Dividend YieldAnnual dividend ÷ price | — | +2.5% |
| Dividend StreakConsecutive years of raises | 4 | 0 |
| Dividend / ShareAnnual DPS | — | $0.98 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.1% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 21 | Feb 26 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 100 | 134.09 | +34.1% |
| Phillips Edison & C… (PECO) | 100 | 630.43 | +530.4% |
Phillips Edison & C… (PECO) returned +676% over 5 years vs Brixmor Property Gr… (BRX)'s +79%. A $10,000 investment in PECO 5 years ago would be worth $77,580 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | $1.3B | $1.4B | +7.5% |
| Phillips Edison & C… (PECO) | $258M | $661M | +156.6% |
Brixmor Property Group Inc.'s revenue grew from $1.3B (2016) to $1.4B (2025) — a 0.8% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 21.6% | 28.2% | +30.3% |
| Phillips Edison & C… (PECO) | 3.5% | 9.5% | +173.5% |
Brixmor Property Group Inc.'s net margin went from 22% (2016) to 28% (2025).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 19 | 21 | +10.5% |
| Phillips Edison & C… (PECO) | 254.2 | 73.5 | -71.1% |
Brixmor Property Group Inc. has traded in a 12x–102x P/E range over 8 years; current trailing P/E is ~24x. Phillips Edison & Company, Inc. has traded in a 74x–254x P/E range over 4 years; current trailing P/E is ~77x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 0.9 | 1.25 | +38.9% |
| Phillips Edison & C… (PECO) | 0.15 | 0.51 | +240.0% |
Brixmor Property Group Inc.'s EPS grew from $0.90 (2016) to $1.25 (2025) — a 4% CAGR.
Chart 6Free Cash Flow — 5 Years
Brixmor Property Group Inc. generated $652M FCF in 2025 (+18% vs 2021). Phillips Edison & Company, Inc. generated $240M FCF in 2024 (+28% vs 2021).
BRX vs PECO: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is BRX or PECO a better buy right now?
Brixmor Property Group Inc. (BRX) offers the better valuation at 24.2x trailing P/E (29.8x forward), making it the more compelling value choice. Analysts rate Brixmor Property Group Inc. (BRX) a "Buy" — based on 30 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.
02Which has the better valuation — BRX or PECO?
On trailing P/E, Brixmor Property Group Inc. (BRX) is the cheapest at 24.2x versus Phillips Edison & Company, Inc. at 77.0x. On forward P/E, Brixmor Property Group Inc. is actually cheaper at 29.8x.
03Which is the better long-term investment — BRX or PECO?
Over the past 5 years, Phillips Edison & Company, Inc. (PECO) delivered a total return of +675.8%, compared to +79.4% for Brixmor Property Group Inc. (BRX). A $10,000 investment in PECO five years ago would be worth approximately $78K today (assuming dividends reinvested). Over 10 years, the gap is even starker: PECO returned +675.8% versus BRX's +71.8%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — BRX or PECO?
By beta (market sensitivity over 5 years), Phillips Edison & Company, Inc. (PECO) is the lower-risk stock at 0.40β versus Brixmor Property Group Inc.'s 0.66β — meaning BRX is approximately 65% more volatile than PECO relative to the S&P 500.
05Which has better profit margins — BRX or PECO?
Brixmor Property Group Inc. (BRX) is the more profitable company, earning 28.2% net margin versus 9.5% for Phillips Edison & Company, Inc. — meaning it keeps 28.2% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: PECO leads at 64.3% versus 35.2% for BRX. At the gross margin level — before operating expenses — BRX leads at 87.0%, 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.
06Is BRX or PECO more undervalued right now?
On forward earnings alone, Brixmor Property Group Inc. (BRX) trades at 29.8x forward P/E versus 56.4x for Phillips Edison & Company, Inc. — 26.7x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for BRX: 0.9% to $30.54.
07Which pays a better dividend — BRX or PECO?
In this comparison, PECO (2.5% yield) pays a dividend. BRX does not pay a meaningful dividend and should not be held primarily for income.
08Is BRX or PECO better for a retirement portfolio?
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 0.40), 2.5% yield, +675.8% 10Y return). Both have compounded well over 10 years (PECO: +675.8%, BRX: +71.8%), 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.
09What are the main differences between BRX and PECO?
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. PECO pays a dividend while BRX does not, making them suitable for different income and tax situations. 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.
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