1. ORGANIZATION Phillips Edison &amp; Company, Inc. (we, the Company, 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 invest primarily in well-occupied, 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 properties, we operate an investment management business providing property management and advisory services to third parties. As of September 30, 2019 , this business provided comprehensive real estate and asset management services to (i) Phillips Edison Grocery Center REIT III, Inc. (PECO III), a non-traded publicly registered REIT; (ii) three institutional joint ventures; and (iii) one private fund (collectively, the Managed Funds). In November 2018 , we completed a merger (the Merger) with Phillips Edison Grocery Center REIT II, Inc. (REIT II), a public non-traded REIT that was advised and managed by us, in a 100% stock-for-stock transaction valued at approximately $1.9 billion . As a result of the Merger, we acquired 86 properties and a 20% equity interest in Necessity Retail Partners (NRP or the NRP joint venture), a joint venture that owned 13 properties at the time of the Merger. For a more detailed discussion, see Note 4 . In November 2018 , through our direct or indirect subsidiaries, we entered into a joint venture with The Northwestern Mutual Life Insurance Company (Northwestern Mutual). At formation, we contributed or sold 17 grocery-anchored shopping centers with a fair value of approximately $359 million to the new joint venture, Grocery Retail Partners I LLC (GRP I or the GRP I joint venture). GRP I also assumed a portfolio loan from us as part of this transaction. In exchange, we received a 15% ownership interest in GRP I and cash of $161.8 million . For a more detailed discussion, see Note 6 . On October 31, 2019, we completed a merger with PECO III, which resulted in the acquisition of three properties; a 10% equity interest in Grocery Retail Partners II LLC, a joint venture that owns three properties with Northwestern Mutual; and working capital. Consideration for the merger with PECO III included the issuance of 4.5 million shares of our common stock, approximately $21 million in cash, the settlement of certain receivables, the partial derecognition of a management contract intangible asset, and transaction costs that will be capitalized as part of this asset acquisition. As of September 30, 2019 , we wholly-owned fee simple interests in 294 real estate properties. In addition, we owned a 20% equity interest in NRP and a 15% interest in GRP I, as described previously.