Hines Global Income Trust Updates NAV to $9.83; Declares Aug 2026 Distributions

What Happened
Hines Global Income Trust (HGIT) filed an 8-K on August 17, 2026 updating its net asset value (NAV) per share/OP Unit to $9.83 as of July 31, 2026 (up from $9.78 on June 30). The company reported a total NAV of $3,333,692 (in thousands) (about $3.334 billion). Independent valuation advisor Altus Group U.S. Inc. reviewed and concurred with the NAV calculation. HGIT’s board also authorized distributions for August 2026.

Key Details

• NAV per share/OP Unit: $9.83 as of July 31, 2026 (June 30: $9.78). Transaction price for redemptions/reinvestments = $9.83.
• Reported totals (as presented): Real estate investments $6,708,761 (in thousands); Other assets $536,258 (in thousands); Debt and other liabilities $(3,911,327) (in thousands).
• Shares/OP Units outstanding: 338,967 (July 31, 2026) vs. 336,471 (June 30, 2026).
• Portfolio: interests in 55 properties, 94% leased, ~25.0 million sq. ft.; portfolio leverage ~30% (by property valuations). Recent July transactions included acquisitions of 405 Colorado and Design Center of the Carolinas and dispositions of Charles Tyrwhitt DC, DSG Bristol and 5100 Cross Point.
• Valuation inputs (weighted averages): exit cap rates — Office 6.96%, Industrial 5.67%, Retail 6.36%, Residential/Living 5.51%; weighted-average exit cap ~5.93%; weighted-average discount/IRR ~7.40%. Sensitivity: a 0.25% increase in exit cap reduces property values by ~2.7%; a 0.25% increase in discount rate reduces values by ~1.8%.
• August 2026 distributions: gross $0.052 per share/unit for all classes. Distribution & servicing fees vary by class (e.g., Class T fee $0.008 → net $0.044; Class S fee $0.007 → net $0.045; Class D fee $0.002 → net $0.050; Class I and AX/JX no fee → net $0.052). Record date: last business day of August; payable/ reinvestment date: first business day of September.
• Disclosure: HGIT’s balance sheet includes a $49.8 million liability related to dealer-manager fees payable in future periods; the July 31 NAV does not include a liability for distribution/servicing fees that may become payable after that date.

Why It Matters
NAV and the announced transaction price ($9.83) directly affect the price at which investors redeem shares or reinvest distributions and provide a current snapshot of portfolio value. The slight month-over-month NAV increase, Altus’s concurrence, and the declared distribution are relevant to income-seeking investors, but HGIT notes distributions may be paid from non-operating sources and that valuation outcomes are sensitive to cap rate and discount rate changes. Investors should consider these figures, the company’s leverage level, and the stated valuation assumptions when assessing HGIT’s share value and distribution sustainability.