Ares Industrial REIT Files 8-K with Financials

TL;DR

ARES files 8-K for Sept 30 financials, standard update.

AI Summary

Ares Industrial Real Estate Income Trust Inc. filed an 8-K on October 17, 2025, reporting events as of September 30, 2025. The filing includes financial statements and exhibits, with no specific material events detailed in the provided text beyond the standard reporting requirements.

Why It Matters

This filing provides updated financial information for Ares Industrial Real Estate Income Trust Inc., which is crucial for investors to assess the company's performance and financial health.

Risk Assessment

Risk Level: low — The filing appears to be a routine financial reporting document without any disclosed material adverse events or significant changes.

Key Players & Entities

• Ares Industrial Real Estate Income Trust Inc. (company) — Registrant
• Maryland (jurisdiction) — State of incorporation
• 47-1592886 (company_id) — IRS Employer Identification Number
• September 30, 2025 (date) — Period of report
• October 17, 2025 (date) — Date of report

FAQ

Key Financial Figures

• $124.9 million — er 30, 2025, we estimated approximately $124.9 million of ongoing distribution fees were poten
• $0.05250 — es of our common stock in the amount of $0.05250 per share for the month of September 20
• $143.6 m — raised gross proceeds of approximately $143.6 million, including proceeds from our dist
• $2.0 million — nd the sale of DST Interests (including $2.0 million of DST Interests financed by DST Progra
• $56.4 million — and October 1, 2025, respectively, was $56.4 million. Update on Real Properties As of Se
• $141.5 million — aggregate contractual purchase price of $141.5 million. Building Types. Our industrial buildi
• $7.82 — upied square footage) was approximately $7.82 per square foot. The following table su
• $9.3 billion — g under construction. (2) Comprised of $9.3 billion of real property in our operating portf
• $81.4 million — , which includes stabilized properties, $81.4 million of real property in our value-add portf
• $8.5 million — have not yet reached stabilization, and $8.5 million of real property in our development por

Filing Documents

• aire-20250930x8k.htm (8-K) — 520KB
• aire-20250930xex99d1.htm (EX-99.1) — 6KB
• 0001625941-25-000062.txt ( ) — 663KB
• aire-20250930.xsd (EX-101.SCH) — 4KB
• aire-20250930_def.xml (EX-101.DEF) — 3KB
• aire-20250930_lab.xml (EX-101.LAB) — 16KB
• aire-20250930_pre.xml (EX-101.PRE) — 9KB
• aire-20250930x8k_htm.xml (XML) — 4KB

01 Other Events

Item 8.01 Other Events. Ares Industrial Real Estate Income Trust Inc. (referred to herein as the "Company," "we," "our," or "us") is filing this Current Report on Form 8-K in order to provide an update regarding our net asset value ("NAV"), our assets and portfolio. Most Recent Transaction Price and Net Asset Value Per Share November 1, 2025 Transaction Price The transaction price for each of our share classes is equal to such share class's NAV per share as of September 30, 2025. A calculation of the NAV per share is set forth below. September 30, 2025 NAV Per Share Our board of directors, including a majority of our independent directors, has adopted valuation procedures, as amended from time to time, that contain a comprehensive set of methodologies to be used in connection with the calculation of our NAV. Our most recent NAV per share for each share class, which is updated as of the last calendar day of each month, is posted on our website at www.areswms.com/solutions/aireit and is also available on our toll-free, automated telephone line at (888) 310-9352. With the approval of our board of directors, including a majority of our independent directors, we have engaged Altus Group U.S. Inc., a third-party valuation firm, to serve as our independent valuation advisor ("Altus Group" or the "Independent Valuation Advisor") with respect to helping us administer the valuation and review process for the real properties in our portfolio, providing monthly real property appraisals and valuations for certain of our debt-related assets, reviewing annual third-party real property appraisals, reviewing the internal valuations of loans ("DST Program Loans") provided to certain investors in our program to raise capital in private placements exempt from registration pursuant to Rule 506(b) of Regulation D under the Securities Act of 1933, as amended, through the sale of beneficial interests ("DST Interests") in specific Delaware statutory trusts holding real properties,

Properties

Properties Exit capitalization rate (weighted-average) 0.25 % decrease 3.0 % 0.25 % increase (2.8) % Discount rate (weighted-average) 0.25 % decrease 2.0 % 0.25 % increase (2.0) % 3 Distributions We authorized monthly gross distributions for each class of shares of our common stock in the amount of $0.05250 per share for the month of September 2025. These distributions were paid to all stockholders of record as of the close of business on September 30, 2025, net of, as applicable, distribution fees that are payable monthly with respect to certain classes of shares of our common stock . Update on Our Assets and Activities As of September 30, 2025, we directly owned and managed a real estate portfolio that included 263 industrial buildings totaling approximately 56.4 million square feet located in 31 markets throughout the U.S. and was 91.7% occupied (92.2% leased). As of September 30, 2025, our leverage ratio was approximately 45.3% (calculated as outstanding principal balance of our borrowings, including secured financings on investments in real estate debt securities, less cash and cash equivalents, divided by the fair value of our real property, net investments in unconsolidated joint venture partnerships and investments in real estate debt and securities not associated with the DST Program, as determined in accordance with our valuation procedures) and the weighted-average interest rate of our consolidated borrowings was 4.41%. For the quarter ended September 30, 2025, we raised gross proceeds of approximately $143.6 million, including proceeds from our distribution reinvestment plan and the sale of DST Interests (including $2.0 million of DST Interests financed by DST Program Loans). The aggregate dollar amount of common stock and OP Unit redemptions requested for July, August and September, which were redeemed in full on August 1, 2025, September 1, 2025 and October 1, 2025, respectively, was $56.4 million. Update on

01 Financial Statements and Exhibits

Item 9.01 Financial Statements and Exhibits. (d) Exhibits Exhibit Number Description 99.1 Consent of Altus Group U.S. Inc. 104 Cover Page Interactive Data File (embedded within the Inline XBRL document).

Forward-Looking Statements

Forward-Looking Statements This Current Report on Form 8-K includes certain statements that are intended to be deemed "forward-looking statements" within the meaning of, and to be covered by the safe harbor provisions contained in, Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend," "project," "continue," or other similar words or terms and include, without limitation, statements regarding the estimates and assumptions used in the calculation of our NAV per Fund Interest. These statements are based on certain assumptions and analyses made in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate. Such statements are subject to a number of assumptions, risks and uncertainties that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by these forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements. Among the factors that may cause results to vary are the negative impact of increased inflation, changes in interest rates, developments related to tariffs and trade policies and the resulting impacts on market volatility and global trade, the conflict between Russia and Ukraine, and/or the ongoing conflict in the Middle East on our financial condition and results of operations being more significant than expected, general economic and business (particularly real estate and capital market) conditions being less favorable than expected, the business opportunities that may be presented to and pursued by us, changes in laws or regulations (including changes to laws governing the taxati

SIGNATURES

SIGNATURES Pursuant to the requirements of the Securities Exchange Act of 1934, the Company has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized. ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC. October 17, 2025 By: /s/ SCOTT A. SEAGER Name: Scott A. Seager Title: Managing Director, Chief Financial Officer and Treasurer 9

View Full Filing

View this 8-K filing on SEC EDGAR