Essential Properties Realty (EPRT) vs Phillips Edison (PECO)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Phillips Edison (PECO) has outperformed Essential Properties Realty (EPRT) over the past year, gaining 11.0% versus a loss of 14.6%. Over five years, PECO leads with a +17.9% price change compared with -14.1% for EPRT. Essential Properties Realty is the larger company by market cap ($5.41 billion vs $5.24 billion), about 1.0 times the size.
On valuation, Essential Properties Realty trades at a lower forward P/E (18.0x vs 54.6x for Phillips Edison). Essential Properties Realty offers the higher dividend yield (4.97% vs 3.48%). Essential Properties Realty converts more of its revenue into profit, with a net margin of 45.1% versus 15.3%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | EPRT | PECO |
|---|---|---|
| Share price | $24.95 | $37.05 |
| Market cap | $5.41B | $5.24B |
| 1-day change | -2.46% | -1.31% |
| YTD return | -15.88% | +4.16% |
| 1-year return | -14.64% | +10.99% |
| 5-year return | -14.11% | +17.88% |
| P/E ratio (TTM) | 19.80 | 32.79 |
| Forward P/E | 18.04 | 54.64 |
| EPS (TTM) | $1.26 | $1.13 |
| Dividend yield | 4.97% | 3.48% |
| Annual dividend | $1.24 | $1.29 |
| Revenue (latest FY) | $561.22M | $726.59M |
| Revenue growth (YoY) | +24.82% | +9.86% |
| Net income (latest FY) | $253.01M | $111.30M |
| Operating margin | 64.13% | — |
| Net margin | 45.08% | 15.32% |
| 52-week high | $34.73 | $44.38 |
| 52-week low | $24.94 | $32.98 |
| Distance from 52-week high | -28.16% | -16.51% |
| Analyst consensus | strong_buy | buy |
| Avg. price target upside | +44.89% | +17.73% |
| Average volume | 1.87M | 953.49K |
| Shares outstanding | 216.27M | 128.70M |
| Employees | 56 | 320 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- PECO has outperformed EPRT by 25.6 percentage points over the past year.
- Phillips Edison trades at a higher earnings multiple (32.8x vs 19.8x trailing P/E).
- Essential Properties Realty offers a meaningfully higher dividend yield (4.97% vs 3.48%).
- Essential Properties Realty is more profitable, keeping 45.1 cents of every revenue dollar as net income versus 15.3 cents for Phillips Edison.
- Essential Properties Realty grew revenue faster in its latest fiscal year (+24.82% vs +9.86%).
About Essential Properties Realty
EPRT stock →Essential Properties Realty Trust, Inc. is an internally managed REIT that acquires, owns and manages primarily single-tenant properties that are net leased on a long-term basis to companies operating service-oriented or experience-based businesses.
Real Estate · Real Estate Investment Trusts · 56 employees
About Phillips Edison
PECO stock →Phillips Edison & Company, Inc. (PECO) is one of the nation's largest owners and operators of high-quality, grocery-anchored neighborhood shopping centers.
Real Estate · Real Estate Investment Trusts · 320 employees
EPRT vs PECO FAQ
Which is bigger, Essential Properties Realty or Phillips Edison?
Essential Properties Realty (EPRT) is larger, with a market capitalization of $5.41B compared with $5.24B for Phillips Edison (PECO).
Which stock has performed better over the past year, EPRT or PECO?
PECO returned +10.99% over the past 12 months, compared with -14.64% for EPRT (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, EPRT or PECO?
EPRT has the lower trailing P/E at 19.8, versus 32.8 for PECO. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, Essential Properties Realty or Phillips Edison?
Essential Properties Realty has the higher yield at 4.97%, compared with 3.48% for Phillips Edison.
Are Essential Properties Realty and Phillips Edison in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.