ARES INDUSTRIAL REAL ESTATE INCOME TRUST Inc. 8-K

What Happened
Ares Industrial Real Estate Income Trust filed a Form 8-K on January 16, 2026 providing an update to its net asset value (NAV), portfolio and recent activity as of December 31, 2025. The Company reported Aggregate Fund NAV of $5.011 billion and a NAV per Fund Interest of $13.1272 (up from $4.739 billion and $13.0927 as of Nov. 30, 2025). The board engaged Altus Group U.S. Inc. as the independent valuation advisor and disclosed valuation assumptions (weighted-average exit cap rate 5.6%, discount/IRR 7.3%). The company also authorized monthly gross distributions of $0.05250 per share for December 2025.

Key Details

• Aggregate Fund NAV (Dec. 31, 2025): $5,010,998 thousand; NAV per Fund Interest: $13.1272 (vs $13.0927 on Nov. 30, 2025). Total Fund Interests outstanding: 381,727.
• Portfolio and operating metrics: 269 industrial buildings (~57.4M sq ft), 90.7% occupied (91.3% leased), weighted-average remaining lease term ~3.8 years; real property fair value $9.5736 billion.
• Capital activity and financing: leverage ratio ~46.3%; weighted-average interest rate on consolidated borrowings 4.39%; raised gross proceeds ~$178.6M in the quarter; originated two loans with total commitments of $238.3M; issued 19.4M OP Units for DST Interests (net investment $253.4M).
• Valuation sensitivity and governance: Altus Group provided valuations; a 0.25% decrease in exit cap rate would increase real estate values ≈3.0% (0.25% increase would lower ≈2.8%); a 0.25% change in discount rate changes values ≈±2.0%. The filing also updates Alabama suitability standards for certain share classes effective Feb. 20, 2026.

Why It Matters
This 8-K gives investors an updated snapshot of Ares Industrial’s reported NAV, portfolio scale, leasing health and recent capital moves. The modest month-over-month NAV increase and the NAV-per-share figure are key reference points for valuation and liquidity discussions. Occupancy, strong rent growth on renewals, and the company’s leverage level inform risk and income expectations. The disclosed valuation assumptions and sensitivity show how changes in cap and discount rates could materially affect reported property values. Finally, the distribution payment and the updated investor suitability rules (Alabama) can affect income recipients and future investor eligibility.