Comprehensive Stock Comparison
Compare Phillips Edison & Company, Inc. (PECO) vs Curbline Properties Corp. (CURB) 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 | CURB | 52.2% revenue growth vs PECO's 8.4% |
| Value | PECO | Lower P/E (56.4x vs 141.7x) |
| Quality / Margins | CURB | 21.7% net margin vs PECO's 9.9% |
| Stability / Safety | PECO | Beta 0.40 vs CURB's 0.49 |
| Dividends | CURB | 2.6% yield, 1-year raise streak, vs PECO's 2.5% |
| Momentum (1Y) | CURB | +15.6% vs PECO's +9.0% |
| Efficiency (ROA) | CURB | 1.6% ROA vs PECO's 1.6%, ROIC 1.3% 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
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.
Curbline Properties Corp is a real estate investment trust that owns and manages convenience shopping centers located at high-traffic intersections across the United States. It generates revenue primarily through rental income from tenants—including restaurants, healthcare services, financial institutions, and retail stores—with property management fees providing additional income. The company's competitive advantage lies in its strategic focus on curbline locations at well-trafficked intersections, which creates consistent foot and vehicle traffic for its tenants.
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
PECO leads in 3 of 6 categories (Financial Metrics, Valuation Metrics). CURB leads in 2 (Total Returns, Analyst Outlook). 1 tied.
Financial Metrics (TTM)
PECO is the larger business by revenue, generating $824M annually — 4.5x CURB's $183M. CURB is the more profitable business, keeping 21.7% 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 | PECOPhillips Edison &… | CURBCurbline Properti… |
|---|---|---|
| RevenueTrailing 12 months | $824M | $183M |
| EBITDAEarnings before interest/tax | $643M | $103M |
| Net IncomeAfter-tax profit | $82M | $40M |
| Free Cash FlowCash after capex | $201M | $107M |
| Gross MarginGross profit ÷ Revenue | +75.1% | +62.9% |
| Operating MarginEBIT ÷ Revenue | +47.6% | +16.7% |
| Net MarginNet income ÷ Revenue | +9.9% | +21.7% |
| FCF MarginFCF ÷ Revenue | +24.4% | +58.5% |
| Rev. Growth (YoY)Latest quarter vs prior year | +77.9% | +56.1% |
| EPS Growth (YoY)Latest quarter vs prior year | +135.6% | -18.2% |
Valuation Metrics
At 75.2x trailing earnings, CURB trades at a 2% valuation discount to PECO's 77.0x P/E. On an enterprise value basis, PECO's 10.6x EV/EBITDA is more attractive than CURB's 31.0x.
| Metric | PECOPhillips Edison &… | CURBCurbline Properti… |
|---|---|---|
| Market CapShares × price | $4.9B | $2.9B |
| Enterprise ValueMkt cap + debt − cash | $7.0B | $3.2B |
| Trailing P/EPrice ÷ TTM EPS | 77.02x | 75.16x |
| Forward P/EPrice ÷ next-FY EPS est. | 56.44x | 141.74x |
| PEG RatioP/E ÷ EPS growth rate | — | — |
| EV / EBITDAEnterprise value multiple | 10.61x | 31.03x |
| Price / SalesMarket cap ÷ Revenue | 7.47x | 15.92x |
| Price / BookPrice ÷ Book value/share | 2.04x | 1.53x |
| Price / FCFMarket cap ÷ FCF | 20.61x | 27.34x |
Profitability & Efficiency
PECO delivers a 3.2% return on equity — every $100 of shareholder capital generates $3 in annual profit, vs $2 for CURB. CURB carries lower financial leverage with a 0.29x debt-to-equity ratio, signaling a more conservative balance sheet compared to PECO's 0.80x. On the Piotroski fundamental quality scale (0–9), PECO scores 7/9 vs CURB's 6/9, reflecting strong financial health.
| Metric | PECOPhillips Edison &… | CURBCurbline Properti… |
|---|---|---|
| ROE (TTM)Return on equity | +3.2% | +2.1% |
| ROA (TTM)Return on assets | +1.6% | +1.6% |
| ROICReturn on invested capital | +6.7% | +1.3% |
| ROCEReturn on capital employed | +9.1% | +1.4% |
| Piotroski ScoreFundamental quality 0–9 | 7 | 6 |
| Debt / EquityFinancial leverage | 0.80x | 0.29x |
| Net DebtTotal debt minus cash | $2.1B | $267M |
| Cash & Equiv.Liquid assets | $5M | $290M |
| Total DebtShort + long-term debt | $2.1B | $557M |
| 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 $14,474 for CURB. Over the past 12 months, CURB leads with a +15.6% total return vs PECO's +9.0%. The 3-year compound annual growth rate (CAGR) favors CURB at 13.1% vs PECO's 8.0% — a key indicator of consistent wealth creation.
| Metric | PECOPhillips Edison &… | CURBCurbline Properti… |
|---|---|---|
| YTD ReturnYear-to-date | +12.0% | +20.2% |
| 1-Year ReturnPast 12 months | +9.0% | +15.6% |
| 3-Year ReturnCumulative with dividends | +25.8% | +44.7% |
| 5-Year ReturnCumulative with dividends | +675.8% | +44.7% |
| 10-Year ReturnCumulative with dividends | +675.8% | +44.7% |
| CAGR (3Y)Annualised 3-year return | +8.0% | +13.1% |
Risk & Volatility
PECO is the less volatile stock with a 0.40 beta — it tends to amplify market swings less than CURB's 0.49 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | PECOPhillips Edison &… | CURBCurbline Properti… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.40x | 0.49x |
| 52-Week HighHighest price in past year | $40.06 | $28.48 |
| 52-Week LowLowest price in past year | $32.40 | $20.91 |
| % of 52W HighCurrent price vs 52-week peak | +98.1% | +97.6% |
| RSI (14)Momentum oscillator 0–100 | 73.7 | 83.8 |
| Avg Volume (50D)Average daily shares traded | 771K | 630K |
Analyst Outlook
Wall Street rates PECO as "Hold" and CURB as "Buy". Consensus price targets imply 0.7% upside for CURB (target: $28) vs 0.3% for PECO (target: $39). For income investors, CURB offers the higher dividend yield at 2.64% vs PECO's 2.49%.
| Metric | PECOPhillips Edison &… | CURBCurbline Properti… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $39.40 | $28.00 |
| # AnalystsCovering analysts | 13 | 7 |
| Dividend YieldAnnual dividend ÷ price | +2.5% | +2.6% |
| Dividend StreakConsecutive years of raises | 0 | 1 |
| Dividend / ShareAnnual DPS | $0.98 | $0.73 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Oct 24 | Feb 26 | Change |
|---|---|---|---|
| Phillips Edison & C… (PECO) | 100 | 96.44 | -3.6% |
| Curbline Properties… (CURB) | 113.85 | 122.42 | +7.5% |
Phillips Edison & C… (PECO) returned +676% over 5 years vs Curbline Properties… (CURB)'s +45%. 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 |
|---|---|---|---|
| Phillips Edison & C… (PECO) | $258M | $661M | +156.6% |
| Curbline Properties… (CURB) | $73M | $184M | +151.6% |
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Phillips Edison & C… (PECO) | 3.5% | 9.5% | +173.5% |
| Curbline Properties… (CURB) | 35.2% | 21.6% | -38.5% |
Chart 4P/E Ratio History — 4 Years
| Stock | 2021 | 2024 | Change |
|---|---|---|---|
| Phillips Edison & C… (PECO) | 254.2 | 73.5 | -71.1% |
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 |
|---|---|---|---|
| Phillips Edison & C… (PECO) | 0.15 | 0.51 | +240.0% |
| Curbline Properties… (CURB) | 0.25 | 0.37 | +48.0% |
Chart 6Free Cash Flow — 5 Years
Phillips Edison & Company, Inc. generated $240M FCF in 2024 (+28% vs 2021). Curbline Properties Corp. generated $107M FCF in 2025 (+115% vs 2022).
PECO vs CURB: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is PECO or CURB a better buy right now?
Curbline Properties Corp. (CURB) offers the better valuation at 75.2x trailing P/E (141.7x forward), making it the more compelling value choice. Analysts rate Curbline Properties Corp. (CURB) a "Buy" — based on 7 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 — PECO or CURB?
On trailing P/E, Curbline Properties Corp. (CURB) is the cheapest at 75.2x versus Phillips Edison & Company, Inc. at 77.0x. On forward P/E, Phillips Edison & Company, Inc. is actually cheaper at 56.4x — notably different from the trailing picture, reflecting expected earnings growth.
03Which is the better long-term investment — PECO or CURB?
Over the past 5 years, Phillips Edison & Company, Inc. (PECO) delivered a total return of +675.8%, compared to +44.7% for Curbline Properties Corp. (CURB). 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 CURB's +44.7%. 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 — PECO or CURB?
By beta (market sensitivity over 5 years), Phillips Edison & Company, Inc. (PECO) is the lower-risk stock at 0.40β versus Curbline Properties Corp.'s 0.49β — meaning CURB is approximately 24% more volatile than PECO relative to the S&P 500. On balance sheet safety, Curbline Properties Corp. (CURB) carries a lower debt/equity ratio of 29% versus 80% for Phillips Edison & Company, Inc. — giving it more financial flexibility in a downturn.
05Which has better profit margins — PECO or CURB?
Curbline Properties Corp. (CURB) is the more profitable company, earning 21.6% net margin versus 9.5% for Phillips Edison & Company, Inc. — meaning it keeps 21.6% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: PECO leads at 64.3% versus 16.6% for CURB. At the gross margin level — before operating expenses — PECO leads at 71.2%, 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 PECO or CURB more undervalued right now?
On forward earnings alone, Phillips Edison & Company, Inc. (PECO) trades at 56.4x forward P/E versus 141.7x for Curbline Properties Corp. — 85.3x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for CURB: 0.7% to $28.00.
07Which pays a better dividend — PECO or CURB?
All stocks in this comparison pay dividends. Curbline Properties Corp. (CURB) offers the highest yield at 2.6%, versus 2.5% for Phillips Edison & Company, Inc. (PECO).
08Is PECO or CURB 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%, CURB: +44.7%), 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 PECO and CURB?
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. 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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