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Ares Industrial Real Estate Income Trust Inc.

11/12/2024 | Press release | Distributed by Public on 11/12/2024 14:40

Quarterly Report for Quarter Ending September 30, 2024 (Form 10-Q)

Table of Contents

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-Q

(Mark One)


☒	QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended September 30, 2024


☐	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission file number: 000-56032

Ares Industrial Real Estate Income Trust Inc.

(Exact name of registrant as specified in its charter)


Maryland		47-1592886
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)


One Tabor Center 1200 Seventeenth Street, Suite 2900 Denver, CO		80202
(Address of principal executive offices)		(Zip code)

Registrant's telephone number, including area code: (303) 228-2200

Securities registered pursuant to Section 12(b) of the Act: None

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of "large accelerated filer," "accelerated filer," "smaller reporting company," and "emerging growth company" in Rule 12b-2 of the Exchange Act.

Large accelerated filer	☐	Accelerated filer	☐	Smaller reporting company	☐

Non-accelerated filer	☒			Emerging growth company	☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

As of November 6, 2024, there were 96,797,156shares of the registrant's Class T-R common stock, 18,879,356shares of the registrant's Class D-R common stock, 151,599,157shares of the registrant's Class I-R common stock, 2,396,376shares of the registrant's Class S-PR common stock and 990,169shares of the registrant's Class I-PR common stock outstanding.

Table of Contents

ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

TABLE OF CONTENTS

		Page
PART I. FINANCIAL INFORMATION
Item 1.	Financial Statements:
	Condensed Consolidated Balance Sheets as of September 30, 2024 (unaudited) and December 31, 2023	3
	Condensed Consolidated Statements of Operations for the Three and Nine Months Ended September 30, 2024 and 2023 (unaudited)	4
	Condensed Consolidated Statements of Comprehensive Income (Loss) for the Three and Nine Months Ended September 30, 2024 and 2023 (unaudited)	5
	Condensed Consolidated Statements of Equity for the Three and Nine Months Ended September 30, 2024 and 2023 (unaudited)	6
	Condensed Consolidated Statements of Cash Flows for the Nine Months Ended September 30, 2024 and 2023 (unaudited)	8
	Notes to Condensed Consolidated Financial Statements (unaudited)	9
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations	28
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	49
Item 4.	Controls and Procedures	50
PART II. OTHER INFORMATION
Item 1A.	Risk Factors	50
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	50
Item 5.	Other Information	52
Item 6.	Exhibits	53

Table of Contents

PART I. FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

CONDENSED CONSOLIDATED BALANCE SHEETS


	As of
	September 30,		December 31,
(in thousands, except per share data)	2024		2023
	(unaudited)
ASSETS
Net investment in real estate properties	$	6,575,826		$	6,753,978
Investment in unconsolidated joint venture partnership		23,088			20,511
Investments in real estate debt and securities, at fair value		507,856			184,755
Cash and cash equivalents		29,023			14,322
Restricted cash		3,105			620
Derivative instruments		43,991			83,531
DST Program Loans (includes $13,482 and $2,439 at fair value as of September 30, 2024 and December 31, 2023, respectively)		125,923			202,715
Other assets		92,374			69,072
Total assets	$	7,401,186		$	7,329,504
LIABILITIES AND EQUITY
Liabilities
Accounts payable and accrued liabilities	$	89,168		$	101,013
Debt, net		3,924,511			3,421,181
Secured financings on investments in real estate debt securities		106,033			42,298
Intangible lease liabilities, net		64,076			75,141
Financing obligations, net (includes $225,622 and $87,145 at fair value as of September 30, 2024 and December 31, 2023, respectively)		1,150,078			1,658,634
Distribution fees payable to affiliates		90,267			64,517
Other liabilities		57,940			57,176
Total liabilities		5,482,073			5,419,960
Commitments and contingencies (Note 14)
Redeemable noncontrolling interests		105,968			114,310
Equity
Stockholders' equity:
Preferred stock, $0.01 par value per share - 200,000 shares authorized, none issued and outstanding		-			-
Common stock, $0.01 par value per share (Note 8)		2,696			2,886
Additional paid-in capital		2,846,029			2,850,329
Accumulated deficit and distributions		(1,289,785)			(1,094,009)
Accumulated other comprehensive income		8,973			35,716
Total stockholders' equity		1,567,913			1,794,922
Noncontrolling interests		245,232			312
Total equity		1,813,145			1,795,234
Total liabilities and equity	$	7,401,186		$	7,329,504

See accompanying Notes to Condensed Consolidated Financial Statements.

Table of Contents

ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited)


	For the Three Months Ended September 30,		For the Nine Months Ended September 30,
(in thousands, except per share data)	2024		2023		2024	2023
Revenues:
Rental revenues	$	121,589		$	117,386	$	363,930	$	341,605
Debt-related income		11,363			3,948		24,206		6,162
Total revenues		132,952			121,334		388,136		347,767
Operating expenses:
Rental expenses		30,658			29,216		91,640		83,960
Real estate-related depreciation and amortization		73,289			72,846		217,735		217,186
General and administrative expenses		4,192			3,501		13,416		11,571
Advisory fees		16,265			18,217		49,767		56,436
Acquisition costs and reimbursements		980			754		2,176		9,485
Total operating expenses		125,384			124,534		374,734		378,638
Other income (expenses):
Equity in income (loss) from unconsolidated joint venture partnership		2,520			(35)		2,545		(174)
Interest expense		(69,080)			(43,168)		(188,229)		(141,603)
Unrealized (loss) gain on financing obligations		(853)			-		1,247		-
Unrealized gain (loss) on DST Program Loans		209			-		(36)		-
Gain on extinguishment of financing obligations		12,750			-		12,750		-
(Loss) gain on derivative instruments		(608)			1,831		2,388		7,483
Net gain on sale of real estate property		13,394			-		56,923		-
Other income and expenses		2,048			2,720		6,846		7,245
Total other income (expenses)		(39,620)			(38,652)		(105,566)		(127,049)
Net loss		(32,052)			(41,852)		(92,164)		(157,920)
Net loss attributable to redeemable noncontrolling interests		826			1,169		2,412		4,187
Net loss (income) attributable to noncontrolling interests		4,163			(9)		9,641		(28)
Net loss attributable to common stockholders	$	(27,063)		$	(40,692)	$	(80,111)	$	(153,761)
Weighted-average shares outstanding-basic		270,867			300,691		278,099		307,886
Weighted-average shares outstanding-diluted		320,913			309,329		313,803		316,344
Net loss attributable to common stockholders per common share-basic and diluted	$	(0.10)		$	(0.14)	$	(0.29)	$	(0.50)

See accompanying Notes to Condensed Consolidated Financial Statements.

Table of Contents

ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)

(Unaudited)


	For the Three Months Ended September 30,		For the Nine Months Ended September 30,
(in thousands)	2024		2023		2024	2023
Net loss	$	(32,052)		$	(41,852)	$	(92,164)	$	(157,920)
Change from cash flow hedging activities		(42,352)			5,578		(24,837)		5,841
Change from activities related to available-for-sale debt securities		549			130		507		517
Comprehensive loss		(73,855)			(36,144)		(116,494)		(151,562)
Comprehensive loss attributable to redeemable noncontrolling interests		1,903			1,010		3,002		3,969
Comprehensive loss attributable to noncontrolling interests		9,605			-		14,826		-
Comprehensive loss attributable to common stockholders	$	(62,347)		$	(35,134)	$	(98,666)	$	(147,593)

See accompanying Notes to Condensed Consolidated Financial Statements.

Table of Contents

ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited)


	Stockholders' Equity
										Accumulated
							Accumulated		Other
	Common Stock	Additional		Deficit		Comprehensive	Noncontrolling
(in thousands)	Shares	Amount		Paid-In Capital		and Distributions	Income (Loss)		Interests		Total Equity
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2023
Balance as of June 30, 2023	307,805	$	3,078		$	3,114,553	$	(924,350)		$	70,846	$	312	$	2,264,439
Net (loss) income (excludes $1,169 attributable to redeemable noncontrolling interests)	-		-			-		(40,692)			-		9		(40,683)
Change from cash flow hedging activities and available-for-sale debt securities (excludes $159 attributable to redeemable noncontrolling interests)	-		-			-		-			5,549		-		5,549
Issuance of common stock	4,144		41			59,875		-			-		-		59,916
Share-based compensation, net of cancellations	-		-			648		-			-		-		648
Upfront offering costs, including selling commissions, dealer manager fees, and offering costs	-		-			(1,852)		-			-		-		(1,852)
Trailing distribution fees	-		-			2,416		5,721			-		-		8,137
Redemptions of common stock	(15,368)		(154)			(220,155)		-			-		-		(220,309)
Distributions declared (excludes $1,296 attributable to redeemable noncontrolling interests)	-		-			-		(45,096)			-		(9)		(45,105)
Redemption value allocation adjustment to redeemable noncontrolling interests	-		-			2,307		-			-		-		2,307
Balance as of September 30, 2023	296,581	$	2,965		$	2,957,792	$	(1,004,417)		$	76,395	$	312	$	2,033,047
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2024
Balance as of June 30, 2024	273,275	$	2,733		$	2,848,494	$	(1,224,905)		$	46,147	$	207,166	$	1,879,635
Net loss (excludes $826 attributable to redeemable noncontrolling interests)	-		-			-		(27,063)			-		(4,163)		(31,226)
Change from cash flow hedging activities and available-for-sale debt securities (excludes $1,077 attributable to redeemable noncontrolling interests)	-		-			-		-			(35,284)		(5,442)		(40,726)
Issuance of common stock	2,899		29			36,361		-			-		-		36,390
Share-based compensation, net of cancellations	-		-			596		-			-		-		596
Upfront offering costs, including selling commissions, dealer manager fees, and offering costs	-		-			(1,369)		-			-		-		(1,369)
Trailing distribution fees	-		-			2,605		2,810			-		(8,816)		(3,401)
Redemptions of common stock	(6,581)		(66)			(82,858)		-			-		-		(82,924)
Issuances of OP Units for DST Interests	-		-			-		-			-		104,741		104,741
Distributions declared (excludes $1,239 attributable to redeemable noncontrolling interests)	-		-			-		(40,627)			-		(6,326)		(46,953)
Redemption value allocation adjustment to redeemable noncontrolling interests	-		-			(1,618)		-			-		-		(1,618)
Reallocation of stockholders' equity and noncontrolling interests	-		-			43,818		-			(1,890)		(41,928)		-
Balance as of September 30, 2024	269,593	$	2,696		$	2,846,029	$	(1,289,785)		$	8,973	$	245,232	$	1,813,145

See accompanying Notes to Condensed Consolidated Financial Statements.

Table of Contents

ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited)


	Stockholders' Equity
										Accumulated
										Other
	Common Stock	Additional		Accumulated		Comprehensive	Noncontrolling
(in thousands)	Shares	Amount		Paid-In Capital		Deficit	Income (Loss)		Interests		Total Equity
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2023
Balance as of December 31, 2022	314,544	$	3,145		$	3,219,132	$	(739,497)		$	70,255	$	312	$	2,553,347
Net (loss) income (excludes $4,187 attributable to redeemable noncontrolling interests)	-		-			-		(153,761)			-		28		(153,733)
Change from cash flow hedging activities and available-for-sale debt securities (excludes $218 attributable to redeemable noncontrolling interests)	-		-			-		-			6,140		-		6,140
Issuance of common stock	16,063		160			240,237		-			-		-		240,397
Share-based compensation, net of cancellations	(49)		-			1,979		-			-		-		1,979
Upfront offering costs, including selling commissions, dealer manager fees, and offering costs	-		-			(6,957)		-			-		-		(6,957)
Trailing distribution fees	-		-			1,091		18,871			-		-		19,962
Redemptions of common stock	(33,977)		(340)			(500,908)		-			-		-		(501,248)
Distributions declared (excludes $3,580 attributable to redeemable noncontrolling interests)	-		-			-		(130,030)			-		(28)		(130,058)
Redemption value allocation adjustment to redeemable noncontrolling interests	-		-			3,218		-			-		-		3,218
Balance as of September 30, 2023	296,581	$	2,965		$	2,957,792	$	(1,004,417)		$	76,395	$	312	$	2,033,047
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2024
Balance as of December 31, 2023	288,606	$	2,886		$	2,850,329	$	(1,094,009)		$	35,716	$	312	$	1,795,234
Net loss (excludes $2,412 attributable to redeemable noncontrolling interests)	-		-			-		(80,111)			-		(9,641)		(89,752)
Change from cash flow hedging activities and available-for-sale debt securities (excludes $590 attributable to redeemable noncontrolling interests)	-		-			-		-			(18,555)		(5,185)		(23,740)
Issuance of common stock	9,399		94			118,575		-			-		-		118,669
Share-based compensation, net of cancellations	(78)		(1)			1,546		-			-		-		1,545
Upfront offering costs, including selling commissions, dealer manager fees, and offering costs	-		-			(4,436)		-			-		-		(4,436)
Trailing distribution fees	-		-			5,968		9,488			-		(41,206)		(25,750)
Redemptions of common stock	(28,334)		(283)			(361,813)		-			-		-		(362,096)
Issuances of OP Units for DST Interests	-		-			-		-			-		540,915		540,915
Distributions declared (excludes $3,743 attributable to redeemable noncontrolling interests)	-		-			-		(125,153)			-		(12,388)		(137,541)
Redemption value allocation adjustment to redeemable noncontrolling interests	-		-			97		-			-		-		97
Reallocation of stockholders' equity and noncontrolling interests	-		-			235,763		-			(8,188)		(227,575)		-
Balance as of September 30, 2024	269,593	$	2,696		$	2,846,029	$	(1,289,785)		$	8,973	$	245,232	$	1,813,145

See accompanying Notes to Condensed Consolidated Financial Statements.

Table of Contents

ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)


	For the Nine Months Ended September 30,
(in thousands)	2024		2023
Operating activities:
Net loss	$	(92,164)		$	(157,920)
Adjustments to reconcile net loss to net cash provided by (used in) operating activities:
Real estate-related depreciation and amortization		217,735			217,186
Amortization of deferred financing costs		9,949			7,568
Decrease in financing obligation liability appreciation		(6,664)			(1,859)
Equity in (income) loss from unconsolidated joint venture partnership		(2,545)			174
Loss on changes in fair value of interest rate caps		12,135			6,123
Amortization of interest rate cap premiums		8,644			1,300
Unrealized gain on financing obligations		(1,247)			-
Unrealized loss on DST Program Loans		36			-
Straight-line rent and amortization of above- and below-market leases		(24,926)			(26,839)
Gain on extinguishment of financing obligations		(12,750)			-
Net gain on sale of real estate property		(56,923)			-
Forfeited investment deposit		-			7,689
Other		(1,901)			390
Changes in operating assets and liabilities
Other assets, accounts payable and accrued expenses and other liabilities		3,937			15,321
Cash settlement of accrued performance participation allocation		-			(77,838)
Net cash provided by (used in) operating activities		53,316			(8,705)
Investing activities:
Real estate acquisitions		(152,271)			(109,818)
Proceeds from disposition of real estate properties		238,698			-
Capital expenditures		(93,899)			(186,170)
Investments in debt-related investments		(226,722)			(103,528)
Investment in unconsolidated joint venture partnership		(27)			(811)
Purchases of available-for-sale debt securities		(94,437)			-
Collection of principal on available-for-sale debt securities		2,442			2,866
Other		3,190			1,858
Net cash used in investing activities		(323,026)			(395,603)
Financing activities:
Proceeds from line of credit		800,000			615,000
Repayments of line of credit		(1,052,000)			(265,000)
Net proceeds from (repayments of) secured funding agreement		63,735			44,004
Proceeds from mortgage note		799,636			92,217
Repayments of mortgage note		(38,000)			-
Debt issuance costs paid		(17,996)			(2,752)
Interest rate cap premiums		(6,987)			(8,563)
Proceeds from issuance of common stock, net		51,279			173,470
Proceeds from financing obligations, net		128,647			268,653
Offering costs paid in connection with issuance of common stock and private placements		(3,742)			(4,564)
Distributions paid to common stockholders, redeemable noncontrolling interest holders and noncontrolling interest holders		(61,764)			(50,391)
Distribution fees paid to affiliates		(11,816)			(19,559)
Redemptions of common stock		(362,096)			(501,248)
Redemptions of redeemable noncontrolling interests		(2,000)			-
Net cash provided by financing activities		286,896			341,267
Net increase (decrease) in cash, cash equivalents and restricted cash		17,186			(63,041)
Cash, cash equivalents and restricted cash, at beginning of period		14,942			80,023
Cash, cash equivalents and restricted cash, at end of period	$	32,128		$	16,982

See accompanying Notes to Condensed Consolidated Financial Statements.

Table of Contents

ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

1. BASIS OF PRESENTATION

Ares Industrial Real Estate Income Trust Inc. (the "Company," "we," "our" or "us") is a Maryland corporation formed on August 12, 2014. Unless the context otherwise requires, the "Company," "we," "our," "us" and "AIREIT" refers to Ares Industrial Real Estate Income Trust Inc. and our consolidated subsidiaries, which includes AIREIT Operating Partnership LP (the "Operating Partnership"). We are externally managed by Ares Commercial Real Estate Management LLC (the "Advisor").

The accompanying unaudited condensed consolidated financial statements included herein have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission (the "SEC"). Accordingly, certain disclosures normally included in the annual audited financial statements prepared in accordance with accounting principles generally accepted in the U.S. ("GAAP") have been omitted. As such, the accompanying unaudited condensed consolidated financial statements should be read in conjunction with the consolidated financial statements and notes contained in our Annual Report on Form 10-K for the year ended December 31, 2023, filed with the SEC on March 8, 2024 ("2023 Form 10-K").

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect certain reported amounts and disclosures. Global macroeconomic conditions, including heightened inflation, changes to fiscal and monetary policy, higher interest rates and challenges in the supply chain, coupled with the conflicts in Ukraine and in the Middle East, have the potential to negatively impact us. These current macroeconomic conditions may continue or aggravate and could cause the United States to experience an economic slowdown or recession. We anticipate our business and operations could be materially adversely affected by a prolonged recession in the United States.

In the opinion of management, the accompanying unaudited condensed consolidated financial statements contain all adjustments and eliminations, consisting only of normal recurring adjustments necessary for a fair presentation in conformity with GAAP.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Reclassifications

Certain items in our condensed consolidated balance sheets as of December 31, 2023 have been reclassified to conform to the 2024 presentation. Additionally, certain items in our condensed consolidated statements of cash flows for the nine months ended September 30, 2023 have been reclassified to conform to the 2024 presentation.

Noncontrolling Interests

Transactions that change our ownership interest in the Operating Partnership are accounted for as equity transactions if we retain our controlling financial interest in the Operating Partnership. Therefore, we adjust the net equity balances in the Operating Partnership to reflect the changes in ownership of the Operating Partnership between us and the other limited partners. These adjustments are based on the respective ownership at the end of each period and are reflected as a reallocation between additional paid-in capital and accumulated other comprehensive income within stockholders' equity and noncontrolling interests within our equity section on our condensed consolidated balance sheets and our condensed consolidated statements of equity.

Recently Issued Accounting Standards

In November 2024, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") No. 2024-03, Disaggregation of Income Statement Expenses, which intends to improve the disclosures about a public business entity's expenses and address requests from investors for more detailed information about the types of expenses (including purchases of inventory, employee compensation, depreciation, intangible asset amortization, and depletion) included in expense captions on the statements of operations. ASU No. 2024-03 is effective on a prospective basis, with the option for retrospective application, for annual periods beginning after December 15, 2026 and interim reporting periods beginning after December 15, 2027. Early adoption is permitted. We are currently assessing this guidance and determining the impact on our condensed consolidated financial statements.

Table of Contents

3. INVESTMENTS IN REAL ESTATE PROPERTIES

As of September 30, 2024 and December 31, 2023, our consolidated investment in real estate properties consisted of 248 and 256 industrial buildings, respectively. Additionally, investment in real estate properties included one building under construction and onebuilding in the pre-construction phase as of both September 30, 2024 and December 31, 2023.


	As of
(in thousands)	September 30, 2024		December 31, 2023
Land	$	1,294,490		$	1,300,059
Building and improvements (1)		5,635,037			5,486,636
Intangible lease assets		511,557			498,053
Construction in progress		80,963			219,659
Investment in real estate properties		7,522,047			7,504,407
Less accumulated depreciation and amortization		(946,221)			(750,429)
Net investment in real estate properties	$	6,575,826		$	6,753,978

(1) Includes site improvements.

Acquisitions

During the nine months ended September 30, 2024, we acquired 100% of the following properties, which were determined to be asset acquisitions:


		Number of	Total Purchase
($ in thousands)	Acquisition Date	Buildings	Price (1)
2024 Acquisitions:
Plainfield Distribution Center I&II	4/8/2024	2	$	78,087
Baymeadow Commerce Center	5/9/2024	1		18,051
Nashville Logistics Center	6/27/2024	1		52,811
Total Acquisitions		4	$	148,949

(1)	Total purchase price is equal to the total consideration paid plus any debt assumed at fair value. There was nodebt assumed in connection with the 2024 acquisitions.

During the nine months ended September 30, 2024, we allocated the purchase price of our acquisitions to land, building and improvements, construction in progress, and intangible lease assets and liabilities as follows:


	For the Nine Months Ended
(in thousands)	September 30, 2024
Land	$	24,212
Building and improvements (1)		115,403
Intangible lease assets		13,007
Below-market lease liabilities		(3,673)
Total purchase price (2)	$	148,949

(1)	Includes site improvements.

(2)	Total purchase price is equal to the total consideration paid plus any debt assumed at fair value. There was nodebt assumed in connection with the 2024 acquisitions.

The weighted-average amortization period for the intangible lease assets and liabilities acquired in connection with our acquisitions during the nine months ended September 30, 2024, as of the respective date of each acquisition, was 2.7years.

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Dispositions

During the nine months ended September 30, 2024, we sold 12 industrial buildings for aggregate net proceeds of approximately $238.7 million. We recorded a net gain on sale of approximately $56.9 million. During the nine months ended September 30, 2023, we did not sell any properties.

Intangible Lease Assets and Liabilities

Intangible lease assets and liabilities as of September 30, 2024 and December 31, 2023 included the following:


	As of September 30, 2024		As of December 31, 2023
				Accumulated							Accumulated
(in thousands)	Gross		Amortization		Net	Gross		Amortization		Net
Intangible lease assets (1)	$	499,228		$	(290,647)	$	208,581		$	485,184		$	(243,878)	$	241,306
Above-market lease assets (1)		12,329			(6,946)		5,383			12,869			(5,916)		6,953
Below-market lease liabilities		(132,431)			68,355		(64,076)			(129,823)			54,682		(75,141)

(1)	Included in net investment in real estate properties on the condensed consolidated balance sheets.

Rental Revenue Adjustments and Depreciation and Amortization Expense

The following table summarizes straight-line rent adjustments, amortization recognized as an increase (decrease) to rental revenues from above- and below-market lease assets and liabilities, and real estate-related depreciation and amortization expense:


	For the Three Months Ended September 30,		For the Nine Months Ended September 30,
(in thousands)	2024		2023		2024	2023
Increase (Decrease) to Rental Revenue:
Straight-line rent adjustments	$	3,785		$	4,058	$	12,009	$	11,273
Above-market lease amortization		(413)			(493)		(1,269)		(1,576)
Below-market lease amortization		5,256			5,525		14,186		17,142
Real Estate-Related Depreciation and Amortization:
Depreciation expense	$	55,755		$	52,014	$	164,271	$	153,921
Intangible lease asset amortization		17,534			20,832		53,464		63,265

4. INVESTMENTS IN REAL ESTATE DEBT AND SECURITIES

Debt-Related Investments

Our debt-related investments consist of floating-rate senior loans secured by real estate, which we acquire for investment purposes.

The following table summarizes our debt-related investments as of September 30, 2024:


($ in thousands)	As of September 30, 2024
Loan Type	Property Type	Location	Origination Date	Total Commitment		Outstanding Principal		Fair Value	Interest Rate		Maturity Date (1)
Senior	Industrial	TX	Jul 2023	$	60,860		$	59,378	$	59,378		8.70	%	Aug 2025
Senior	Industrial	NY	Aug 2023		113,910			102,435		102,435		8.35		Sep 2026
Senior	Industrial	TX	Jan 2024		36,404			24,732		24,732		9.60		Feb 2027
Senior	Industrial	NC	Apr 2024		38,350			37,000		37,000		7.50		Apr 2027
Senior	Industrial	VA	Aug 2024		136,402			65,000		65,000		10.35		Sep 2028
Senior	Industrial	TX	Sep 2024		115,100			70,700		70,700		8.65		Oct 2026
			Total / weighted-average	$	501,026		$	359,245	$	359,245		8.82	%

(1) The weighted-average remaining term of our debt-related investments was approximately 2.2 years as of September 30, 2024.

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The following table summarizes our debt-related investments as of December 31, 2023:


($ in thousands)	As of December 31, 2023
Loan Type	Property Type	Location	Origination Date	Total Commitment		Outstanding Principal		Fair Value	Interest Rate		Maturity Date (1)
Senior	Industrial	TX	Jul 2023	$	60,860		$	29,700	$	29,700		9.21	%	Aug 2025
Senior	Industrial	NY	Aug 2023		113,910			99,423		99,423		8.86		Sep 2026
			Total / weighted-average	$	174,770		$	129,123	$	129,123		8.94	%

(1) The weighted-average remaining term of our debt-related investments was approximately 2.5 years as of December 31, 2023.

Available-for-Sale Debt Securities

As of September 30, 2024 and December 31, 2023, we had debt security investments designated as available-for-sale debt securities. The weighted-average remaining term of our available-for-sale debt securities, which is based on the fully extended maturity date of the instruments, was approximately 3.7 years and 3.2 years as of September 30, 2024 and December 31, 2023, respectively. There were no credit losses associated with our available-for-sale debt securities as of September 30, 2024 or December 31, 2023. The following table summarizes our investments in available-for-sale debt securities as of September 30, 2024 and December 31, 2023:


($ in thousands)	Face Amount (1)		Amortized Cost		Unamortized Discount	Unrealized Gain, Net (2)		Fair Value
As of September 30, 2024	$	149,558		$	147,658	$	1,900		$	953	$	148,611
As of December 31, 2023	$	57,326		$	55,186	$	2,140		$	446	$	55,632

(1)	Face amount is presented net of repayments.

(2)	Represents cumulative unrealized gain (loss) beginning from acquisition date.

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5. DEBT

Our consolidated indebtedness is currently comprised of borrowings under our line of credit, term loans and mortgage notes. Borrowings under the non-recourse mortgage notes are secured by mortgages or deeds of trust and related assignments and security interests in collateralized and certain cross-collateralized properties, which are generally owned by single purpose entities. A summary of our debt is as follows:


	Weighted-Average Effective
	Interest Rate as of				Balance as of
	September 30,		December 31,			September 30,		December 31,
($ in thousands)	2024		2023		Maturity Date	2024		2023
Line of credit (1)	5.11	%	6.20	%	March 2025	$	318,000		$	570,000
Term loan (2)	3.75		3.35		March 2027		550,000			550,000
Term loan (3)	3.47		3.42		May 2026		600,000			600,000
Fixed-rate mortgage notes (4)	4.02		3.58		July 2025 - January 2029		1,162,720			996,720
Floating-rate mortgage notes (5)	5.48		4.48		January 2025 - October 2026		1,325,129			725,605
Total principal amount / weighted-average (6)	4.48	%	4.17	%		$	3,955,849		$	3,442,325
Less unamortized debt issuance costs							(31,423)			(21,359)
Add unamortized mark-to-market adjustment on assumed debt							85			215
Total debt, net						$	3,924,511		$	3,421,181
Gross book value of properties encumbered by debt						$	3,745,025		$	2,596,052

(1)

The effective interest rate is calculated based on either (i) the Term Secured Overnight Financing Rate ("Term SOFR") plus a 10basis point adjustment ("Adjusted Term SOFR") plus a margin ranging from 1.25%to 2.00%; or (ii) an alternative base rate plus a margin ranging from 0.25%to 1.0%, each depending on our consolidated leverage ratio. Customary fall-back provisions apply if Term SOFR is unavailable. The weighted-average effective interest rate is the all-in interest rate, including the effects of interest rate cap agreements. The line of credit is available for general corporate purposes including, but not limited to, our acquisition and operation of permitted investments. As of September 30, 2024, total commitments for the line of credit were $1.0billion and the unused portion under the line of credit was $682.0million, of which $411.9million was available.

(2)

The effective interest rate is calculated based on either (i) Adjusted Term SOFR plus a margin ranging from 1.20%to 1.90%; or (ii) an alternative base rate plus a margin ranging from 0.20%to 0.90%, depending on our consolidated leverage ratio. The weighted-average effective interest rate is the all-in interest rate, including the effects of interest rate swap agreements which fix Term SOFR for $300.0million of borrowings and interest rate cap agreements on $250.0million of borrowings under the term loan. As of September 30, 2024, total commitments for the term loan were $550.0million. This term loan is available for general corporate purposes including, but not limited to, our acquisition and operation of permitted investments.

(3)

The effective interest rate is calculated based on Term SOFR plus a 11.448basis point adjustment plus a margin ranging from 1.35%to 2.20%; or (ii) an alternative base rate plus a margin ranging from 0.35%to 1.20%, depending on our consolidated leverage ratio. The weighted-average effective interest rate is the all-in interest rate, including the effects of interest rate swap agreements which fix Term SOFR for $525.0million of borrowings and an interest rate cap agreement on $75.0million of borrowings under the term loan. As of September 30, 2024, total commitments for the term loan were $600.0million. This term loan is available for general corporate purposes including, but not limited to, our acquisition and operation of permitted investments.

(4)

Interest rates range from 2.85%to 6.09%, including the effect of an interest rate swap agreement that fixes Term SOFR for $367.8million of borrowings. The assets and credit of each of our consolidated properties pledged as collateral for our mortgage notes are not available to satisfy our other debt and obligations, unless we first satisfy the mortgage notes payable on the respective underlying properties.

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(5)

Comprised of a $209.3million mortgage note, a $408.0million mortgage note, a $129.1million mortgage note and a $590.0million mortgage note. As of September 30, 2024, borrowings under the $129.1million mortgage note amounted to $117.9million. The effective interest rate of the $209.3million mortgage note is calculated based on Adjusted Term SOFR plus a margin of 1.50%, including the effects of interest rate cap agreements. The effective interest rate of the $408.0million mortgage note is calculated based on Adjusted Term SOFR plus a margin of 1.65%, including the effects of an interest rate cap agreement. The effective interest rate of the $129.1million mortgage note is calculated based on Term SOFR plus a margin of 3.30%, including the effects of interest rate cap agreements. The effective interest rate of the $590.0million mortgage note is calculated based on Term SOFR plus a margin of 2.33%, including the effects of an interest rate cap agreement.

(6)	The weighted-average remaining term of our consolidated debt was approximately 1.8years as of September 30, 2024, excluding any extension options on the line of credit and certain of our mortgage notes.

For the three months ended September 30, 2024 and 2023, the amount of interest incurred related to our consolidated indebtedness, excluding debt issuance cost amortization and amounts capitalized, was $52.7 million and $37.6 million, respectively, including $3.7 million and $0.7 million, respectively, related to the amortization of our interest rate cap premiums. For the nine months ended September 30, 2024 and 2023, the amount of interest incurred related to our consolidated indebtedness, excluding debt issuance cost amortization and amounts capitalized, was $147.0 million and $102.0 million, respectively, including $9.6 million and $1.3 million, respectively, related to the amortization of our interest rate cap premiums. For the three and nine months ended September 30, 2024, the amount of interest capitalized was $2.3 million and $11.3 million, respectively, and for the three and nine months ended September 30, 2023, the amount of interest capitalized was $5.4 million and $14.8 million, respectively. See "Note 6" for the amount of interest incurred related to the DST Program (as defined below).

As of September 30, 2024, the principal payments due on our consolidated debt during each of the next five years and thereafter were as follows:


(in thousands)	Line of Credit (1)		Term Loans		Mortgage Notes (2)	Total
Remainder of 2024	$	-		$	-	$	-	$	-
2025		318,000			-		985,080		1,303,080
2026		-			600,000		707,879		1,307,879
2027		-			550,000		333,750		883,750
2028		-			-		-		-
Thereafter		-			-		461,140		461,140
Total principal payments	$	318,000		$	1,150,000	$	2,487,849	$	3,955,849

(1)	The line of credit matures in March 2025 and the term may be extended pursuant to two one-yearextension options, subject to certain conditions.

(2)

With respect to our mortgage notes, the term of our $209.3million mortgage note that matures in July 2025 may be extended pursuant to a one-yearextension option, subject to certain conditions. Our $408.0million mortgage note that matures in January 2025, our $367.8million mortgage note that matures in July 2025, and our $129.1million mortgage note that matures in October 2026, all may be extended pursuant to two one-yearextension options, subject to certain conditions. Our $590.0million mortgage note that matures in July 2026 may be extended pursuant to three one-yearextension options, subject to certain conditions. Additionally, one of our fixed-rate mortgage notes with commitments of $222.3million that matures in May 2027 may be extended pursuant to two one-yearextension options, subject to certain conditions.

Debt Covenants

Our line of credit, term loans and mortgage note agreements contain various property-level covenants, including customary affirmative and negative covenants. In addition, the line of credit and term loan agreements contain certain corporate level financial covenants, including leverage ratio, fixed charge coverage ratio, and tangible net worth thresholds. We were in compliance with all covenants as of September 30, 2024.

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Master Repurchase Agreement

On June 26, 2023, we entered into a master repurchase agreement (the "Morgan Stanley MRA") with Morgan Stanley Bank, N.A. ("Morgan Stanley"). Under the Morgan Stanley MRA, we may negotiate individual transactions to sell, and later repurchase, certain securities or other assets to Morgan Stanley. Any transactions under the Morgan Stanley MRA will be recognized as secured borrowings while they are outstanding and are carried at the contractual amount, as specified in the Morgan Stanley MRA. Such borrowings are recorded as secured financings on investments in real estate debt securities on the condensed consolidated balance sheets. The terms of the Morgan Stanley MRA provide the lenders the ability to determine the size and terms of the financing provided based upon the particular collateral we have pledged, and may require us to provide additional collateral in the form of cash, securities, and other assets if the market value of such financed investments declines. The Morgan Stanley MRA may be terminated at any time by either party to the agreement, without penalty. The interest rate on the Morgan Stanley MRA borrowings is determined based on prevailing rates corresponding to the terms of the borrowings, and interest is paid at the termination of each borrowing.

We have $106.0 million of borrowings outstanding pursuant to the Morgan Stanley MRA, collateralized by our available-for-sale debt securities, which are fair valued at $148.6 million as of September 30, 2024. Advances under the Morgan Stanley MRA for the nine months ended September 30, 2024 accrued interest at a per annum rate equal to the sum of Term SOFR plus a pricing margin ranging from 0.75% to 1.15%. For the three and nine months ended September 30, 2024, the amount of interest incurred related to our secured financings under the Morgan Stanley MRA was $1.7 million and $3.4 million, respectively, and for each of the three and nine months ended September 30, 2023, the amount of interest incurred related to our secured financings under the Morgan Stanley MRA was $0.7 million. These amounts are recorded as a component of interest expense on the condensed consolidated statements of operations.

Derivative Instruments

To manage interest rate risk for certain of our variable-rate debt, we use interest rate derivative instruments as part of our risk management strategy. These derivatives are designed to mitigate the risk of future interest rate increases by either providing a fixed interest rate or capping the variable interest rate for a limited, pre-determined period of time. Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for us making fixed-rate payments over the life of the interest rate swap agreements without exchange of the underlying notional amount. Interest rate caps involve the receipt of variable amounts from a counterparty at the end of each period in which the interest rate exceeds the agreed fixed price.

For derivative instruments that are designated and qualify as cash flow hedges, the gain or loss is recorded as a component of accumulated other comprehensive income (loss) ("AOCI") on the condensed consolidated balance sheets and is reclassified into earnings as interest expense for the same period that the hedged transaction affects earnings, which is when the interest expense is recognized on the related debt.

For interest rate cap derivative instruments that are not designated as cash flow hedges, changes in fair value are recognized through income. As a result, in periods with high interest rate volatility, we may experience significant fluctuations in our net income (loss).

During the next 12 months, we estimate that approximately $11.8 million will be reclassified as a decrease to interest expense related to active effective hedges of existing floating-rate debt.

The following table summarizes the location and fair value of the derivative instruments on our condensed consolidated balance sheets as of September 30, 2024 and December 31, 2023.


	Number of	Notional		Balance Sheet		Fair
($ in thousands)	Contracts	Amount		Location		Value
As of September 30, 2024
Interest rate swaps designated as cash flow hedges	12	$	1,192,830		Derivative instruments		$	22,484
Interest rate caps not designated as cash flow hedges	3		537,110		Derivative instruments			3,091
Interest rate caps designated as cash flow hedges	10		1,274,250		Derivative instruments			18,416
Total derivative instruments	25	$	3,004,190				$	43,991
As of December 31, 2023
Interest rate swaps designated as cash flow hedges	11	$	1,142,830		Derivative instruments		$	41,091
Interest rate caps not designated as cash flow hedges	4		707,110		Derivative instruments			14,887
Interest rate caps designated as cash flow hedges	8		475,000		Derivative instruments			27,553
Total derivative instruments	23	$	2,324,940				$	83,531

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The following table presents the effect of our derivative instruments on our condensed consolidated financial statements.


	For the Three Months Ended September 30,		For the Nine Months Ended September 30,
(in thousands)	2024		2023		2024	2023
Derivative Instruments Designated as Cash Flow Hedges
(Loss) gain recognized in AOCI	$	(31,823)		$	18,156	$	5,894	$	38,478
Amount reclassified from AOCI as a decrease into interest expense		(10,529)			(12,578)		(30,731)		(32,637)
Total interest expense presented in the condensed consolidated statements of operations in which the effects of the cash flow hedges are recorded		(69,080)			(43,168)		(188,229)		(141,603)
Derivative Instruments Not Designated as Cash Flow Hedges
Unrealized loss on derivative instruments recognized in other income (expenses) (1)	$	(4,839)		$	(3,253)	$	(12,135)	$	(6,123)
Realized gain on derivative instruments recognized in other income (expenses) (2)		4,231			5,084		14,523		13,606

(1)	Unrealized loss on changes in fair value of derivative instruments relates to mark-to-market changes on our derivatives not designated as cash flow hedges.

(2)	Realized gain on derivative instruments relates to interim settlements for our derivatives not designated as cash flow hedges.

6. DST PROGRAM

We have a program to raise capital through private placement offerings by selling beneficial interests ("DST Interests") in specific Delaware statutory trusts (each, a "DST," or multiple "DSTs") holding real properties (the "DST Program"). Under the DST Program, each private placement offers interests in one or more real properties placed into one or more DSTs by the Operating Partnership or its affiliates (each, a "DST Property," and collectively, the "DST Properties"). In order to facilitate additional capital raise through the DST Program, we have made and may continue to offer loans ("DST Program Loans") to finance a portion of the sale of DST Interests to potential investors.

The following table summarizes our DST Program Loans as of September 30, 2024 and December 31, 2023:


	Outstanding		Unrealized				Weighted-Average		Weighted-Average
($ in thousands)	Principal		Loss, Net (1)		Book Value	Interest Rate		Remaining Life (Years)
As of September 30, 2024
DST Program Loans, carried at cost	$	112,441		$	N/A	$	112,441		5.67	%	8.28
DST Program Loans, carried at fair value		13,518			(36)		13,482		6.72		9.51
Total	$	125,959		$	(36)	$	125,923		5.79	%	8.41
As of December 31, 2023
DST Program Loans, carried at cost	$	200,276		$	N/A	$	200,276		4.98	%	7.42
DST Program Loans, carried at fair value		2,439			-		2,439		6.27		10.00
Total	$	202,715		$	N/A	$	202,715		5.00	%	7.45

(1)	Represents cumulative unrealized gain or loss on DST Program Loans carried at fair value.

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The following table summarizes our financing obligations, net as of September 30, 2024 and December 31, 2023:


	DST		Unamortized		Total	Unrealized
($ in thousands)	Interests Sold (1)		Program Costs		Appreciation (2)	Gain, Net (3)		Book Value
As of September 30, 2024
Financing obligations, carried at cost	$	925,300		$	(844)	$	-	$	N/A	$	924,456
Financing obligations, carried at fair value		227,048			N/A		N/A		(1,426)		225,622
Total	$	1,152,348		$	(844)	$	-	$	(1,426)	$	1,150,078
As of December 31, 2023
Financing obligations, carried at cost	$	1,559,200		$	(1,975)	$	14,264	$	N/A	$	1,571,489
Financing obligations, carried at fair value		87,324			N/A		N/A		(179)		87,145
Total	$	1,646,524		$	(1,975)	$	14,264	$	(179)	$	1,658,634

(1)	DST Interests sold are presented net of upfront fees.

(2)	Represents cumulative financing obligation liability appreciation on financing obligations carried at cost.

(3)	Represents cumulative unrealized gain or loss on financing obligations carried at fair value.

The following table presents our DST Program activity for the three and nine months ended September 30, 2024 and 2023:


	For the Three Months Ended September 30,		For the Nine Months Ended September 30,
(in thousands)	2024		2023		2024	2023
DST Interests sold	$	27,825		$	104,812	$	142,742	$	322,444
DST Interests financed by DST Program Loans		2,807			13,836		11,079		46,447
Unrealized gain (loss) on DST Program Loans		209			-		(36)		-
Unrealized (loss) gain on financing obligations		(853)			-		1,247		-
Income earned from DST Program Loans (1)		1,834			2,411		6,150		6,331
Gain on extinguishment of financing obligations		12,750			-		12,750		-
Decrease in financing obligation liability appreciation (2)		-			(9,273)		(6,664)		(1,859)
Rent obligation incurred under master lease agreements (2)		12,931			17,569		45,241		48,680

(1)	Included in other income and expenses on the condensed consolidated statements of operations.

(2)	Included in interest expense on the condensed consolidated statements of operations.

We record DST Interests as financing obligation liabilities for accounting purposes. If we exercise our option to reacquire a DST Property by issuing partnership units in the Operating Partnership ("OP Units") in exchange for DST Interests, we extinguish the related financing obligation liability and DST Program Loans and record the issuance of the OP Units as an issuance of equity. During the nine months ended September 30, 2024, 42.1 million OP Units were issued in exchange for DST Interests for a net investment of $540.9million in accordance with our Umbrella Partnership Real Estate Investment Trust ("UPREIT") structure. There were noOP Units issued in exchange for DST Interests during the nine months ended September 30, 2023.

Refer to "Note 11" for detail relating to the fees paid to the Advisor, Ares Wealth Management Solutions, LLC (the "Dealer Manager") and their affiliates for raising capital through the DST Program.

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7. FAIR VALUE

We estimate the fair value of our financial assets and liabilities using available market information and valuation methodologies we believe to be appropriate for these purposes. Considerable judgment and a high degree of subjectivity are involved in developing these estimates and, accordingly, they are not necessarily indicative of amounts that we would realize upon disposition of our financial assets and liabilities.

Fair Value Measurements on a Recurring Basis

The following table presents our financial assets and liabilities measured at fair value on a recurring basis as of September 30, 2024 and December 31, 2023:


								Total
(in thousands)	Level 1		Level 2		Level 3	Fair Value
As of September 30, 2024
Assets
Derivative instruments	$	-		$	43,991	$	-	$	43,991
Available-for-sale debt securities		-			148,611		-		148,611
Debt-related investments		-			-		359,245		359,245
DST Program Loans		-			-		13,482		13,482
Total assets measured at fair value	$	-		$	192,602	$	372,727	$	565,329
Liabilities
Financing obligations	$	-		$	-	$	225,622	$	225,622
Total liabilities measured at fair value	$	-		$	-	$	225,622	$	225,622
As of December 31, 2023
Assets
Derivative instruments	$	-		$	83,531	$	-	$	83,531
Available-for-sale debt securities		-			55,632		-		55,632
Debt-related investments		-			-		129,123		129,123
DST Program Loans		-			-		2,439		2,439
Total assets measured at fair value	$	-		$	139,163	$	131,562	$	270,725
Liabilities
Financing obligations	$	-		$	-	$	87,145	$	87,145
Total liabilities measured at fair value	$	-		$	-	$	87,145	$	87,145

The following methods and assumptions were used to estimate the fair value of each class of financial assets and liabilities:

Derivative Instruments.The derivative instruments are interest rate swaps and interest rate caps whose fair value is estimated using market-standard valuation models. Such models involve using market-based observable inputs, including interest rate curves. We incorporate credit valuation adjustments to appropriately reflect both our nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements, which we have concluded are not material to the valuation. Due to the derivative instruments being unique and not actively traded, the fair value is classified as Level 2. See "Note 5" above for further discussion of our derivative instruments.

Available-for-Sale Debt Securities. The available-for-sale debt securities are debt securities collateralized by mortgages on commercial real estate properties whose fair value is estimated using third-party broker quotes, which provide valuation estimates based upon contractual cash flows, observable inputs comprising credit spreads and market liquidity. We incorporate credit valuation adjustments to appropriately reflect both our nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements, which we have concluded are not material to the valuation. Due to the available-for-sale debt securities being unique and not actively traded, the fair value is classified as Level 2.

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Debt-Related Investments.Our debt-related investments are unlikely to have readily available market quotations. In such cases, we will generally determine the initial value based on the acquisition price of such investments, if we acquire the investment, or the par value of such investment, if we originate the investment. Following the initial measurement, fair value is estimated by utilizing or reviewing certain of the following: (i) market yield data, (ii) discounted cash flow modeling, (iii) collateral asset performance, (iv) local or macro real estate performance, (v) capital market conditions, (vi) debt yield, debt-service coverage and/or loan-to-value ratios, and (vii) borrower financial condition and performance. These inputs are generally considered Level 3.

DST Program Loans. The estimate of fair value of DST Program Loans takes into consideration various factors including current market rates and conditions and similar agreements with comparable loan-to-value ratios and credit profiles, as applicable. DST Program Loans with near-term maturities are generally valued at par. The inputs used in estimating the fair value of these financial assets are generally considered Level 3.

Financing Obligations. The estimate of fair value of financing obligations takes into consideration various factors including current market rates and conditions, leasing and other activity at the underlying DST Program investments, remaining master lease payments to DST investors, and the current portion of DST Program offerings sold to DST investors. The inputs used in estimating the fair value of these financial liabilities are generally considered Level 3.

The following table presents our financial assets measured at fair value on a recurring basis using Level 3 inputs:



(in thousands)	DST Program Loans		Debt-related investments		Total
Balance as of December 31, 2023	$	2,439		$	129,123	$	131,562
Purchases and contributions		11,079			226,722		237,801
Unrealized loss on financial assets		(36)			-		(36)
Paid-in-kind interest		-			3,400		3,400
Balance as of September 30, 2024	$	13,482		$	359,245	$	372,727

The following table presents our financial liabilities measured at fair value on a recurring basis using Level 3 inputs:


(in thousands)	Financing Obligations
Balance as of December 31, 2023	$	87,145
DST Interests sold, net of upfront fees		139,724
Unrealized gain on financing obligations		(1,247)
Balance as of September 30, 2024	$	225,622

The following table presents the quantitative inputs and assumptions used for items categorized in Level 3 of the fair value hierarchy as of September 30, 2024:


(in thousands)	Fair Value		Valuation Technique		Unobservable Inputs		Impact to Valuation from an Increase to Input
Assets:
Debt-related investments	$	359,245		Yield Method		Market Yield		Decrease
DST Program Loans		13,482		Yield Method		Market Yield		Decrease
Liabilities:
Financing obligations	$	225,622		Discounted Cash Flow		Discount Rate Exit Capitalization Rate		Decrease Decrease

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The following table presents the quantitative inputs and assumptions used for items categorized in Level 3 of the fair value hierarchy as of December 31, 2023:


(in thousands)	Fair Value		Valuation Technique		Unobservable Inputs		Impact to Valuation from an Increase to Input
Assets:
Debt-related investments	$	129,123		Yield Method		Market Yield		Decrease
DST Program Loans		2,439		Yield Method		Market Yield		Decrease
Liabilities:
Financing obligations	$	87,145		Discounted Cash Flow		Discount Rate Exit Capitalization Rate		Decrease Decrease

Financial Assets and Liabilities Not Measured At Fair Value

As of September 30, 2024 and December 31, 2023, the fair values of cash and cash equivalents, restricted cash, other assets, and accounts payable and accrued liabilities approximate their carrying values due to the short-term nature of these instruments. The table below includes fair values for certain of our financial instruments for which it is practicable to estimate fair value. The carrying values and fair values of these financial instruments were as follows:


		As of September 30, 2024		As of December 31, 2023
	Level in	Carrying		Fair		Carrying	Fair
(in thousands)	Fair Value Hierarchy (1)	Value (2)		Value		Value (2)	Value
Assets:
DST Program Loans (3)	3	$	112,441		$	111,733	$	200,276	$	196,715
Liabilities:
Line of credit	3	$	318,000		$	318,000	$	570,000	$	570,000
Term loans	3		1,150,000			1,150,000		1,150,000		1,150,000
Mortgage notes	3		2,487,849			2,416,656		1,722,325		1,647,660
Secured financings on investments in real estate debt securities	3		106,033			106,033		42,298		42,298

(1)

The estimate of fair value of DST Program Loans, line of credit, term loans, mortgage notes and secured financings on investments in real estate debt securities takes into consideration various factors including current market rates and conditions and similar agreements with comparable loan-to-value ratios and credit profiles, as applicable. Debt instruments with near-term maturities are generally valued at par.

(2)	The carrying value reflects the principal amount outstanding.

(3)	Comprised of instruments for which we have not elected the fair value option and do not record at fair value on the condensed consolidated balance sheets.

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8. EQUITY

Securities Offerings

We may conduct securities offerings that will not have a predetermined duration, subject to continued compliance with the rules and regulations of the SEC and applicable state laws. On August 4, 2021, the SEC declared our registration statement effective with respect to our third public offering of up to $5.0 billion of shares of our common stock in any combination of Class T-R shares, Class D-R shares, and Class I-R shares, and the third public offering commenced the same day. We closed the offering of primary shares to new investors pursuant to our third public offering on July 2, 2024. On August 22, 2024, we amended our registration statement on Form S-11 with respect to our third public offering to make it a distribution reinvestment plan ("DRIP") only registration statement on Form S-3 pursuant to Rule 415(a)(1)(ii) under the Securities Act of 1933, as amended (the "Securities Act"). On August 2, 2024, we initiated a private offering exempt from registration under the Securities Act (the "Private Offering"), which offers Class S-PR shares, Class D-PR shares and Class I-PR shares.

Pursuant to our securities offerings, we have offered shares of our common stock at the "transaction price," plus applicable selling commissions and dealer manager fees. The "transaction price" generally is equal to the net asset value ("NAV") per share of our common stock most recently disclosed. Our NAV per share is calculated as of the last calendar day of each month for each of our outstanding classes of stock, and will be available generally within 15 calendar days after the end of the applicable month. Shares issued pursuant to our DRIP are offered at the transaction price, as indicated above, in effect on the distribution date. We may update a previously disclosed transaction price in cases where we believe there has been a material change (positive or negative) to our NAV per share relative to the most recently disclosed monthly NAV per share.

During the nine months ended September 30, 2024, we raised gross proceeds of approximately $118.7 million from the sale of approximately 9.2 million shares of our common stock in our securities offerings, including proceeds from our DRIP of approximately $66.6 million.

Common Stock

The following table describes the number of shares of each class of our common stock authorized and issued and outstanding as of September 30, 2024 and December 31, 2023:


	September 30, 2024	December 31, 2023
(in thousands)	Shares Authorized	Shares Issued and Outstanding	Shares Authorized	Shares Issued and Outstanding
Class T-R, $0.01 par value per share	200,000	101,658	1,200,000	162,838
Class D-R, $0.01 par value per share	75,000	19,049	75,000	20,410
Class I-R, $0.01 par value per share	200,000	148,478	225,000	105,358
Class S-PR, $0.01 par value per share	425,000	200	-	-
Class D-PR, $0.01 par value per share	175,000	-	-	-
Class I-PR, $0.01 par value per share	425,000	208	-	-

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The following table summarizes the changes in the shares outstanding for each class of common stock for the periods presented below:


	Class T-R	Class D-R	Class I-R	Class S-PR	Class D-PR	Class I-PR	Total
(in thousands)	Shares	Shares	Shares	Shares	Shares	Shares	Shares
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2023
Balance as of June 30, 2023 (1)	201,793	20,968	85,044	-	-	-	307,805
Issuance of common stock:
Primary shares	1,675	332	594	-	-	-	2,601
DRIP	942	116	462	-	-	-	1,520
Stock grants, net of cancellations	-	-	31	-	-	-	31
Redemptions	(9,127)	(582)	(5,659)	-	-	-	(15,368)
Conversions	(6,749)	-	6,749	-	-	-	-
Forfeitures	-	-	(8)	-	-	-	(8)
Balance as of September 30, 2023 (1)	188,534	20,834	87,213	-	-	-	296,581
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2024
Balance as of June 30, 2024 (1)	113,066	19,371	140,838	-	-	-	273,275
Issuance of common stock:
Primary shares	347	81	302	200	-	208	1,138
DRIP	659	122	955	-	-	-	1,736
Stock grants, net of cancellations	-	-	36	-	-	-	36
Redemptions	(2,929)	(513)	(3,139)	-	-	-	(6,581)
Conversions	(9,485)	(12)	9,497	-	-	-	-
Forfeitures	-	-	(11)	-	-	-	(11)
Balance as of September 30, 2024 (2)	101,658	19,049	148,478	200	-	208	269,593
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2023
Balance as of December 31, 2022 (1)	227,265	20,577	66,702	-	-	-	314,544
Issuance of common stock:
Primary shares	7,074	1,615	2,906	-	-	-	11,595
DRIP	2,751	321	1,168	-	-	-	4,240
Stock grants, net of cancellations	-	-	196	-	-	-	196
Redemptions	(21,879)	(1,679)	(10,419)	-	-	-	(33,977)
Conversions	(26,677)	-	26,677	-	-	-	-
Forfeitures	-	-	(17)	-	-	-	(17)
Balance as of September 30, 2023 (1)	188,534	20,834	87,213	-	-	-	296,581
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2024
Balance as of December 31, 2023 (1)	162,838	20,410	105,358	-	-	-	288,606
Issuance of common stock:
Primary shares	1,791	509	1,281	200	-	208	3,989
DRIP	2,181	370	2,639	-	-	-	5,190
Stock grants, net of cancellations	-	-	166	-	-	-	166
Redemptions	(13,690)	(1,989)	(12,655)	-	-	-	(28,334)
Conversions	(51,462)	(251)	51,713	-	-	-	-
Forfeitures	-	-	(24)	-	-	-	(24)
Balance as of September 30, 2024 (2)	101,658	19,049	148,478	200	-	208	269,593

(1)	There is no data presented for Class S-PRshares, Class D-PRshares and Class I-PR shares as of this date because there were noshares of such share classes outstanding.

(2)	There is no data presented for Class D-PR shares as of this date because there were noClass D-PR shares outstanding.

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Distributions

The following table summarizes our distribution activity (including distributions to noncontrolling interests and distributions reinvested in shares of our common stock) for each of the quarters ended below:


	Amount
				Common Stock
	Declared per		Distributions		Other Cash	Reinvested		Distribution		Gross
(in thousands, except per share data)	Common Share (1)		Paid in Cash		Distributions (2)	in Shares		Fees (3)		Distributions (4)
2024
September 30	$	0.15000		$	16,045	$	7,565		$	21,772	$	2,810	$	48,192
June 30		0.15000			16,430		6,331			22,114		3,082		47,957
March 31		0.15000			16,820		2,235			22,484		3,596		45,135
Total	$	0.45000		$	49,295	$	16,131		$	66,370	$	9,488	$	141,284
2023
December 31	$	0.15000		$	16,483	$	1,270		$	22,196	$	4,987	$	44,936
September 30		0.15000			16,825		1,296			22,550		5,721		46,392
June 30		0.13625			15,490		1,177			20,357		6,344		43,368
March 31		0.13625			15,284		1,107			20,653		6,806		43,850
Total	$	0.57250		$	64,082	$	4,850		$	85,756	$	23,858	$	178,546

(1)

Amounts reflect the quarterly distribution rate authorized by our board of directors per Class T-R share, per Class D-R share, per Class I-R share, per Class S-PR share, per Class D-PR share and per Class I-PR share of common stock. Distributions were declared and paid as of monthly record dates. These monthly distributions have been aggregated and presented on a quarterly basis. The distributions on Class T-R shares, Class D-R shares, Class S-PR shares and Class D-PR shares of common stock are reduced by the respective distribution fees that are payable with respect to such Class T-R shares, Class D-R shares, Class S-PR shares and Class D-PR shares.

(2)	Consists of distribution fees paid to the Dealer Manager with respect to OP Units and distributions paid to holders of OP Units and other noncontrolling interest holders.

(3)

Distribution fees are paid monthly to the Dealer Manager with respect to Class T-R shares, Class D-R shares, Class S-PR shares and Class D-PR shares issued in the primary portion of our securities offerings only. All or a portion of these amounts will be retained by, or reallowed (paid) to, participating broker-dealers and servicing broker-dealers. Refer to "Note 11" for further detail regarding distribution fees.

(4)	Gross distributions are total distributions before the deduction of any distribution fees relating to Class T-R shares, Class D-R shares, Class S-PR shares and Class D-PR shares issued in the primary portion of our securities offerings.

Redemptions

Below is a summary of redemptions pursuant to our share redemption program for the nine months ended September 30, 2024 and 2023. All eligible redemption requests were fulfilled for the periods presented. Eligible redemption requests are requests submitted in good order by the request submission deadline set forth in the share redemption program. Our board of directors may make exceptions to, modify or suspend our current share redemption programs if it deems such action to be in the best interest of our stockholders:


	For the Nine Months Ended September 30,
(in thousands, except per share data)	2024		2023
Number of shares redeemed		28,334			33,977
Aggregate dollar amount of shares redeemed	$	362,096		$	501,248
Average redemption price per share	$	12.78		$	14.75

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9. REDEEMABLE NONCONTROLLING INTERESTS

The Operating Partnership's net income and loss will generally be allocated to the general partner and the limited partners in accordance with the respective percentage interest in the OP Units issued by the Operating Partnership.

The Operating Partnership issued OP Units to the Advisor and BCI IV Advisors Group LLC (the "Former Sponsor") as payment of the performance participation allocation (also referred to as the performance component of the advisory fee) pursuant to that certain advisory agreement by and among the Company, the Operating Partnership and the Advisor (the "Advisory Agreement"). We have classified these OP Units as redeemable noncontrolling interests in mezzanine equity on the condensed consolidated balance sheets. The redeemable noncontrolling interests are recorded at the greater of the carrying amount, adjusted for its share of the allocation of income or loss and dividends, or the redemption value, which is equivalent to fair value, of such OP Units at the end of each measurement period.

The following table summarizes the redeemable noncontrolling interests activity for the nine months ended September 30, 2024 and 2023:


	For the Nine Months Ended September 30, 2024		For the Nine Months Ended September 30, 2023
($ and units in thousands)	$		Units		$		Units
Balance at beginning of the year	$	114,310		8,346		$	69,553	4,532
Settlement of prior year performance participation allocation (1)		-		-			62,667	4,106
Distributions to redeemable noncontrolling interests		(3,743)		-			(3,580)	-
Redemptions of redeemable noncontrolling interests		(1,500)		(118)			-	-
Net loss attributable to redeemable noncontrolling interests		(2,412)		-			(4,187)	-
Change from cash flow hedging activities and available-for-sale debt securities attributable to redeemable noncontrolling interests		(590)		-			218	-
Redemption value allocation adjustment to redeemable noncontrolling interests (2)		(97)		-			(3,218)	-
Ending balance	$	105,968		8,228		$	121,453	8,638

(1)

The performance hurdle was not met for the year ended December 31, 2023 and noperformance participation allocation expense was recognized. The 2022 performance participationallocation in the amount of $140.5million became payable on December 31, 2022, and the Advisor elected to settle a portion of the amount owed in cash in the amount of $77.8million, and the remainder in 4.1million Class I-R OP Units in January 2023 to the holder of a separate series of partnership interests in the Operating Partnership with special distribution rights (the "Special Units"), AIREIT Incentive Fee LP (the "Special Unit Holder").

(2)	Represents the adjustment recorded to mark to the redemption value, which is equivalent to fair value, as of September 30, 2024 and 2023.

10. NONCONTROLLING INTERESTS

OP Units

The following table summarizes the number of OP Units issued and outstanding to third-party investors (excludes interests held by redeemable noncontrolling interest holders):


	For the Nine Months Ended September 30,
(in thousands)	2024	2023
Balance at beginning of the period	-	-
Issuance of units	42,103	-
Balance at end of the period	42,103	-

Subject to certain restrictions and limitations, the holders of OP Units may redeem all or a portion of their OP Units for: shares of the equivalent class of common stock, cash or a combination of both. If we elect to redeem OP Units for shares of our common stock, we will generally deliver one share of our common stock for each such OP Unit redeemed (subject to any redemption fees withheld), and such shares may, subsequently, only be redeemed for cash in accordance with the terms of our share redemption program. If we elect to redeem OP Units for cash, the cash delivered per unit will equal the then-current NAV per unit of the applicable class of OP Units (subject to any redemption fees withheld), which will equal the then-current NAV per share of our corresponding class of shares. The estimated maximum redemption value of the aggregate outstanding OP Units issued to third party investors as of September 30, 2024 was $531.0 million. There were no OP Unit redemptions during the nine months ended September 30, 2024. During the nine months ended September 30, 2023, noOP Units were issued to third-party investors.

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11. RELATED PARTY TRANSACTIONS

Summary of Fees and Expenses

The table below summarizes the fees and expenses incurred by us for services provided by the Advisor and its affiliates, and by the Dealer Manager related to the services the Dealer Manager provided in connection with our securities offerings and any related amounts payable:


	For the Three Months Ended September 30,		For the Nine Months Ended September 30,		Receivable (Payable) as of
(in thousands)	2024		2023		2024	2023		September 30, 2024		December 31, 2023
Selling commissions and dealer manager fees (1)	$	161		$	831	$	839	$	4,014		$	-	$	-
Ongoing distribution fees (1)(2)		3,854			5,721		11,496		18,871			(1,229)		(1,549)
Advisory fee-fixed component		16,265			18,217		49,767		56,436			(5,416)		(5,813)
Other expense reimbursements (3)(4)		3,428			3,168		10,085		9,108			(4,321)		(2,799)
Property accounting fee (5)		868			872		2,610		2,552			(303)		129
DST Program selling commissions, dealer manager fees and distribution fees (1)		814			1,556		3,363		4,558			(577)		(852)
Other DST Program related costs (4)		491			1,390		2,276		4,306			(145)		(215)
Development fees (6)		452			280		955		1,147			(331)		(588)
Total	$	26,333		$	32,035	$	81,391	$	100,992		$	(12,322)	$	(11,687)

(1)	All or a portion of these amounts will be retained by, or reallowed (paid) to, participating broker-dealers and servicing broker-dealers.

(2)

The distribution fees are payable monthly in arrears. Additionally, we accrue for future estimated amounts payable related to ongoing distribution fees. The future estimated amounts payable were approximately $90.3million and $64.5million as of September 30, 2024 and December 31, 2023, respectively.

(3)

Other expense reimbursements include certain expenses incurred for organization and offering, acquisition, and general administrative services provided to us under the Advisory Agreement, including, but not limited to, certain expenses described below after footnote 6, allocated rent paid to both third parties and affiliates of the Advisor, equipment, utilities, insurance, travel and entertainment.

(4)	Includes costs reimbursed to the Advisor related to the DST Program.

(5)

The cost of the property management fee, including the property accounting fee, is generally borne by the tenant or tenants at each real property, either via a direct reimbursement to us or, in the case of tenants subject to a gross lease, as part of the lease cost. In certain limited circumstances, we may pay for a portion of the property management fee, including the property accounting fee, without reimbursement from the tenant or tenants at a real property.

(6)

Development fees are included in the total development project costs of the respective properties and are capitalized in construction in progress, which is included in net investment in real estate properties on our condensed consolidated balance sheets. Amounts also include our proportionate share of development acquisition fees relating to our joint venture partnership, which are included in investment in unconsolidated joint venture partnership on our condensed consolidated balance sheets.

Certain of the expense reimbursements described in the table above include a portion of the compensation expenses of officers, including a portion of compensation (whether paid in cash, stock, or other forms), benefits and other overhead costs of certain of our named executive officers, as well as employees of the Advisor or its affiliates related to activities for which the Advisor did not otherwise receive a separate fee. We incurred approximately $3.1 million and $2.9 million for the three months ended September 30, 2024 and 2023, respectively, and $9.4 million and $8.5 million for the nine months ended September 30, 2024 and 2023, respectively, for such compensation expenses reimbursable to the Advisor.

Performance Participation Allocation

The allocation of the performance participation interest is ultimately determined at the end of each calendar year and will be paid in Class I-R OP Units or cash, at the election of the Advisor. The performance hurdle was not achieved as of September 30, 2024 and 2023; therefore no performance participation allocation expense was recognized in our condensed consolidated statements of operations for the nine months ended September 30, 2024 and 2023.

Joint Venture Partnerships

For the three and nine months ended September 30, 2024, our joint venture partnership incurred approximately $0.4 million and $1.1 million, respectively, in acquisition and asset management fees, and fees related to development, which were paid to affiliates of the Advisor pursuant to their respective service agreements. For the three and nine months ended September 30, 2023, our joint venture partnership incurred approximately $0.4 million and $1.6 million, respectively, in acquisition and asset management fees, and fees related to development, which were paid to affiliates of the Advisor pursuant to their respective service agreements.

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12. NET INCOME (LOSS) PER COMMON SHARE

The computation of our basic and diluted net income (loss) per share attributable to common stockholders is as follows:


	For the Three Months Ended September 30,			For the Nine Months Ended September 30,
(in thousands, except per share data)	2024		2023			2024	2023
Net loss attributable to common stockholders-basic	$	(27,063)		$	(40,692)		$	(80,111)	$	(153,761)
Net loss attributable to redeemable noncontrolling interests		(826)			(1,169)			(2,412)		(4,187)
Net (loss) income attributable to noncontrolling interests		(4,163)			9			(9,641)		28
Net loss attributable to common stockholders-diluted	$	(32,052)		$	(41,852)		$	(92,164)	$	(157,920)
Weighted-average shares outstanding-basic		270,867			300,691			278,099		307,886
Incremental weighted-average shares outstanding-diluted		50,046			8,638			35,704		8,458
Weighted-average shares outstanding-diluted		320,913			309,329			313,803		316,344
Net loss per share attributable to common stockholders:
Basic	$	(0.10)		$	(0.14)		$	(0.29)	$	(0.50)
Diluted	$	(0.10)		$	(0.14)		$	(0.29)	$	(0.50)

13. SUPPLEMENTAL CASH FLOW INFORMATION

Supplemental cash flow information and disclosure of non-cash investing and financing activities is as follows:


	For the Nine Months Ended September 30,
(in thousands)	2024		2023
Supplemental disclosure of non-cash investing and financing activities:
Distributions reinvested in common stock		66,551		62,913
Increase in DST Program Loans receivable through DST Program capital raising		11,079		46,447
Issuances of OP Units for DST Interests		540,915		-
Redeemable noncontrolling interests issued as settlement of performance participation allocation		-		62,667
Increase (decrease) in accrued future ongoing distribution fees		25,750		(19,962)
Decrease in accrued capital expenditures		(25,088)		(28,825)
Non-cash selling commissions and dealer manager fees		839		4,014

Restricted Cash

Restricted cash consists of lender, insurance and property-related escrow accounts, as well as utility deposits. The following table presents the components of the beginning of period and end of period cash, cash equivalents and restricted cash reported within the condensed consolidated statements of cash flows:


	For the Nine Months Ended September 30,
(in thousands)	2024		2023
Beginning of period:
Cash and cash equivalents	$	14,322		$	79,524
Restricted cash		620			499
Cash, cash equivalents and restricted cash	$	14,942		$	80,023
End of period:
Cash and cash equivalents	$	29,023		$	16,384
Restricted cash		3,105			598
Cash, cash equivalents and restricted cash	$	32,128		$	16,982

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14. COMMITMENTS AND CONTINGENCIES

Litigation

From time to time, we and our subsidiaries may be involved in various claims and legal actions arising in the ordinary course of business. As of September 30, 2024, we and our subsidiaries were not involved in any material legal proceedings.

Environmental Matters

A majority of the properties we acquire have been or will be subject to environmental reviews either by us or the previous owners. In addition, we may incur environmental remediation costs associated with certain land parcels we may acquire in connection with the development of land. We have acquired and may in the future acquire certain properties in urban and industrial areas that may have been leased to or previously owned by commercial and industrial companies that discharged hazardous materials. We may purchase various environmental insurance policies to mitigate our exposure to environmental liabilities. We are not aware of any environmental liabilities that we believe would have a material adverse effect on our business, financial condition, or results of operations as of September 30, 2024.

15. SUBSEQUENT EVENTS

Issuance of OP Units

On November 1, 2024, 19.6 million OP Units were issued in exchange for DST Interests for a net investment of $247.1 million in accordance with our UPREIT structure. The net carrying value of the related financing obligation liability and DST Program Loanswas $265.6 million as of the date the OP Units were issued.

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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

References to the terms "we," "our," or "us" refer to Ares Industrial Real Estate Income Trust Inc. and its consolidated subsidiaries. The following discussion and analysis should be read together with our unaudited condensed consolidated financial statements and notes thereto included in this Quarterly Report on Form 10-Q.

CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING STATEMENTS

This Quarterly Report on Form 10-Q includes certain statements that may be deemed forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the "Securities Act"), and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). Such forward-looking statements relate to, without limitation, our ability to raise capital and effectively and timely deploy the net proceeds from our securities offerings, the expected use of net proceeds from our securities offerings, our reliance on Ares Commercial Real Estate Management LLC (the "Advisor") and Ares real estate (the "Sponsor" or "AREG") of Ares Management Corporation ("Ares"), our understanding of our competition and our ability to compete effectively, our financing needs, our expected leverage, the effects of our current strategies, rent and occupancy growth, general conditions in the geographic area where we will operate, our future debt and financial position, our future capital expenditures, future distributions and acquisitions (including the amount and nature thereof), other developments and trends of the real estate industry, investment strategies and the expansion and growth of our operations. Forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "could," "intend," "plan," "anticipate," "estimate," "believe," "continue," "project," or the negative of these words or other comparable terminology. These statements are not guarantees of future performance, and involve certain risks, uncertainties and assumptions that are difficult to predict.

The forward-looking statements included herein are based upon our current expectations, plans, estimates, assumptions, and beliefs that involve numerous risks and uncertainties. Assumptions relating to the foregoing involve judgments with respect to, among other things, present and future economic, competitive and market conditions, and future business decisions, all of which are difficult or impossible to predict accurately and many of which are beyond our control. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results and performance could differ materially from those set forth in the forward-looking statements. Factors that could have a material adverse effect on our operations and future prospects include, but are not limited to:

●	Our ability to raise capital and effectively deploy the net proceeds raised in our securities offerings in accordance with our investment strategy and objectives;

●	The failure of properties to perform as we expect;

●	Risks associated with acquisitions, dispositions and development of properties;

●	Our failure to successfully integrate acquired properties and operations;

●	Unexpected delays or increased costs associated with any development projects;

●	The availability of cash flows from operating activities for distributions and capital expenditures;

●	Defaults on or non-renewal of leases by customers, lease renewals at lower than expected rent, or failure to lease properties at all or on favorable rents and terms;

●	Difficulties in economic conditions generally and the real estate, debt, and securities markets specifically, including the impact of inflation, changes in interest rates and the conflicts in Ukraine and in the Middle East;

●	Legislative or regulatory changes, including changes to the laws governing the taxation of real estate investment trusts ("REITs");

●	Our failure to obtain, renew, or extend necessary financing or access the debt or equity markets;

●	Conflicts of interest arising out of our relationships with the Sponsor, the Advisor, and their affiliates;

●	Risks associated with using debt to fund our business activities, including re-financing and interest rate risks;

●	Increases in interest rates, operating costs, or greater than expected capital expenditures;

●	Changes to U.S. generally accepted accounting principles ("GAAP"); and

●	Our ability to continue to qualify as a REIT.

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Any of the assumptions underlying forward-looking statements could prove to be inaccurate. Our stockholders are cautioned not to place undue reliance on any forward-looking statements included in this Quarterly Report on Form 10-Q. All forward-looking statements are made as of the date of this Quarterly Report on Form 10-Q and the risk that actual results will differ materially from the expectations expressed in this Quarterly Report on Form 10-Q will increase with the passage of time. Except as otherwise required by the federal securities laws, we undertake no obligation to publicly update or revise any forward-looking statements after the date of this Quarterly Report on Form 10-Q, whether as a result of new information, future events, changed circumstances, or any other reason. In light of the significant uncertainties inherent in the forward-looking statements included in this Quarterly Report on Form 10-Q, including, without limitation, the risks described under "Risk Factors," the inclusion of such forward-looking statements should not be regarded as a representation by us or any other person that the objectives and plans set forth in this Quarterly Report on Form 10-Q will be achieved.

OVERVIEW

General

AIREIT is a Maryland corporation formed on August 12, 2014 to make investments in income-producing real estate assets consisting primarily of high-quality distribution warehouses and other industrial properties that are leased to creditworthy corporate customers. We currently operate as a REIT for U.S. federal income tax purposes, and elected to be treated as a REIT beginning with our taxable year ended December 31, 2017. We utilize an UPREIT organizational structure to hold all or substantially all of our assets through the Operating Partnership.

We intend to offer shares of our common stock on a continuous basis, subject to continued compliance with the rules and regulations of the SEC and applicable state laws. On August 4, 2021, the SEC declared our registration statement effective with respect to our third public offering of up to $5.0 billion of shares of our common stock in any combination of Class T shares, Class D shares and Class I shares (which have since been renamed as Class T-R shares, Class D-R shares, and Class I-R shares, respectively), and the third public offering commenced the same day. We closed the offering of primary shares to new investors pursuant to our third public offering on July 2, 2024, but we are continuing to offer shares in our third public offering to existing investors pursuant to our DRIP. On August 2, 2024, we initiated the Private Offering.

Pursuant to our securities offerings, we have offered shares of our common stock at the "transaction price," plus applicable selling commissions and dealer manager fees. The "transaction price" generally is equal to the NAV per share of our common stock most recently disclosed. Our NAV per share is calculated as of the last calendar day of each month for each of our outstanding classes of common stock, and is available generally within 15 calendar days after the end of the applicable month. Shares issued pursuant to our DRIP are offered at the transaction price, as indicated above, in effect on the distribution date. We may update a previously disclosed transaction price in cases where we believe there has been a material change (positive or negative) to our NAV per share relative to the most recently disclosed monthly NAV per share. See "Net Asset Value" below for further detail.

Additionally, we have a program to raise capital through private placement offerings by selling DST Interests. These private placement offerings are exempt from registration requirements pursuant to Rule 506(b) of Regulation D under the Securities Act. We anticipate that these interests may serve as replacement properties for investors seeking to complete like-kind exchange transactions under Section 1031 ("Section 1031 Exchanges") of the Internal Revenue Code of 1986, as amended (the "Code"). The DST Program has provided the opportunity to expand and diversify our capital raise strategies by offering what we believe to be an attractive and unique investment product for investors that may be seeking replacement properties to complete Section 1031 Exchanges. We also offer DST Program Loans to finance no more than 50% of the purchase price of the DST Interests to certain purchasers of the DST Interests. During the nine months ended September 30, 2024, we sold $142.7 million of gross interests related to the DST Program, $11.1 million of which were financed by DST Program Loans. See "Note 6 to the Condensed Consolidated Financial Statements" for additional detail regarding the DST Program.

During the nine months ended September 30, 2024, we raised gross proceeds of approximately $118.7 million from the sale of approximately 9.2 million shares of our common stock, including shares issued pursuant to our DRIP. See "Note 8 to the Condensed Consolidated Financial Statements" for information concerning our securities offerings.

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As of September 30, 2024, we directly owned and managed a real estate portfolio that included 248 industrial buildings totaling approximately 53.8 million square feet located in 30 markets throughout the U.S., with 417 customers, and was 93.7% occupied (95.6% leased) with a weighted-average remaining lease term (based on square feet) of approximately 3.9 years. The occupied rate reflects the square footage with a paying customer in place. The leased rate includes the occupied square footage and additional square footage with leases in place that have not yet commenced. During the three months ended September 30, 2024, we transacted approximately 1.9 million square feet of new and renewal leases, and rent growth on comparable leases averaged 35.5%, calculated using cash basis rental rates (47.3% when calculated using GAAP basis rental rates). During the nine months ended September 30, 2024, we transacted approximately 5.9 million square feet of new and renewal leases, and rent growth on comparable leases averaged 64.4%, calculated using cash basis rental rates (83.9% when calculated using GAAP basis rental rates). Industrial market fundamentals remain favorable and we continue to evaluate acquisition opportunities within the industrial market to effectively execute our business strategy. As of September 30, 2024, our real estate portfolio included:

●	247 industrial buildings totaling approximately 53.6 million square feet comprised our operating portfolio, which includes stabilized properties, and was 94.1% occupied (95.9% leased) with a weighted-average remaining lease term (based on square feet) of approximately 3.9 years; and

●

One industrial building totaling approximately 0.2 million square feet comprised our value-add portfolio, which includes buildings acquired with the intention to reposition or redevelop, or buildings recently completed which have not yet reached stabilization. We generally consider a building to be stabilized on the earlier to occur of the first anniversary of a building's shell completion or a building achieving 90% occupancy.

Additionally, as of September 30, 2024, we owned and managed two industrial buildings either under construction or in the pre-construction phase totaling approximately 0.2 million square feet. Unless otherwise noted, these buildings are excluded from the presentation of our portfolio data herein.

As of September 30, 2024, we owned and managed two industrial buildings totaling approximately 0.8 million square feet and three buildings that were either under construction or in the pre-construction phase totaling approximately 1.0 million square feet, through our 8.0% minority ownership interest in our joint venture partnership. Unless otherwise noted, these buildings are excluded from the presentation of our portfolio data herein.

As of September 30, 2024, we had debt security investments designated as available-for-sale debt securities with a fair value of $148.6 million and a cumulative unrealized gain of $1.0 million from the acquisition dates. The weighted-average remaining term of our debt securities, which is based on the fully extended maturity date of the instruments, was approximately 3.7 years as of September 30, 2024.

As of September 30, 2024, we had six debt-related investments comprised of floating-rate senior loans with an aggregate commitment of up to $501.0 million, with a weighted-average remaining term of 2.2 years and a weighted-average interest rate of 8.82%, calculated based on Term SOFR plus a weighted-average margin of 4.04%. As of September 30, 2024, the outstanding principal amount and fair value were both $359.2 million.

We have used, and intend to continue to use, the net proceeds from our offerings primarily to make investments in real estate assets. We may use the net proceeds from our offerings to make other real estate-related investments and debt investments and to pay distributions. The number and type of properties we may acquire and debt and other investments we may make will depend upon real estate market conditions, the amount of proceeds we raise in our offerings, and other circumstances existing at the time we make our investments.

Our primary investment objectives include the following:

●	preserving and protecting our stockholders' capital contributions;

●	providing current income to our stockholders in the form of regular distributions; and

●	realizing capital appreciation in our NAV from active investment management and asset management.

There is no assurance that we will attain our investment objectives. Our charter places numerous limitations on us with respect to the manner in which we may invest our funds. In most cases these limitations cannot be changed unless our charter is amended, which may require the approval of our stockholders.

We may acquire assets free and clear of mortgage or other indebtedness by paying the entire purchase price in cash or equity securities, or a combination thereof, and we may selectively encumber all or only certain assets with debt. The proceeds from our borrowings may be used to fund investments, make capital expenditures, pay distributions, and for general corporate purposes.

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We expect to manage our corporate financing strategy under the current mortgage lending and corporate financing environment by considering various lending sources, which may include long-term fixed-rate mortgage loans, floating-rate mortgage notes, unsecured or secured lines of credit or term loans, private placement or public bond issuances, and the assumption of existing loans in connection with certain property acquisitions, or any combination of the foregoing.

Net Asset Value

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. 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 DST Program Loans and debt-related liabilities performed by our Advisor, providing quarterly valuations of our properties subject to master lease obligations associated with the DST Program, and assisting in the development and review of our valuation procedures. See Exhibit 4.4 of this Quarterly Report on Form 10-Q for a more detailed description of our valuation procedures, including important disclosure regarding real property valuations provided by the Independent Valuation Advisor.

Our valuation procedures, which address specifically each category of our assets and liabilities and are applied separately from the preparation of our financial statements in accordance with GAAP, involve adjustments from historical cost. There are certain factors which cause NAV to be different from total equity or stockholders' equity on a GAAP basis. Most significantly, the valuation of our real assets, which is the largest component of our NAV calculation, is provided to us by the Independent Valuation Advisor. For GAAP purposes, these assets are generally recorded at depreciated or amortized cost. Another example that will cause our NAV to differ from our GAAP total equity or stockholders' equity is the straight-lining of rent, which results in a receivable for GAAP purposes that is not included in the determination of our NAV. The fair values of our assets and certain liabilities are determined using widely accepted methodologies and, as appropriate, the GAAP principles within the Financial Accounting Standards Board ("FASB") Accounting Standards Codification under Topic 820, Fair Value Measurements and Disclosures and are used by ALPS in calculating our NAV per share. However, our valuation procedures and our NAV are not subject to GAAP and will not be subject to independent audit. We did not develop our valuation procedures with the intention of complying with fair value concepts under GAAP and, therefore, there could be differences between our fair values and the fair values derived from the principal market or most advantageous market concepts of establishing fair value under GAAP. The aggregate real property valuation of $8.52 billion compares to a GAAP basis of real properties (net of intangible lease liabilities and before accumulated amortization and depreciation) of $7.39 billion, representing a difference of approximately $1.13 billion, or 15.3%.

As used below, "Fund Interests" means our outstanding shares of common stock, along with OP Units, which may be or were held directly or indirectly by the Advisor, BCI IV Advisors Group LLC (the "Former Sponsor"), members or affiliates of the Former Sponsor, and third parties, and "Aggregate Fund NAV" means the NAV of all the Fund Interests.

The following table sets forth the components of Aggregate Fund NAV as of September 30, 2024 and December 31, 2023:


	As of
(in thousands)	September 30, 2024		December 31, 2023
Investments in industrial properties	$	8,517,400		$	8,632,800
Investment in unconsolidated joint venture partnership		17,760			19,277
Investments in real estate debt and securities		507,856			184,755
DST Program Loans		125,215			199,154
Cash and cash equivalents		29,023			14,322
Restricted cash		3,105			620
Other assets		95,669			75,208
Line of credit, term loans and mortgage notes		(3,955,934)			(3,442,540)
Secured financings on investments in real estate-related securities		(106,033)			(42,298)
Financing obligations associated with our DST Program		(1,062,522)			(1,569,545)
Other liabilities		(132,625)			(144,286)
Accrued performance participation allocation		-			-
Accrued fixed component of advisory fee		(5,416)			(5,813)
Aggregate Fund NAV	$	4,033,498		$	3,921,654
Total Fund Interests outstanding		319,527			296,513

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The following table sets forth the NAV per Fund Interest as of September 30, 2024:


(in thousands, except per Fund Interest data)	Total		Class T-R Shares		Class D-R Shares	Class I-R Shares (1)		Class S-PR Shares		Class D-PR Shares	Class I-PR Shares		OP Units
Monthly NAV	$	4,033,498		$	1,283,269	$	240,457		$	1,869,274	$	2,533		$	-	$	2,624	$	635,341
Fund Interests outstanding		319,527			101,658		19,049			148,081		200			-		208		50,331
NAV Per Fund Interest	$	12.6234		$	12.6234	$	12.6234		$	12.6234	$	12.6234		$	-	$	12.6234	$	12.6234

(1) Total Class I-R Fund Interests outstanding include vested stock grants only for NAV calculation purposes.

Under GAAP, we record liabilities for ongoing distribution fees that (i) we currently owe the Dealer Manager under the terms of the dealer manager agreement and (ii) we estimate we may pay to the Dealer Manager in future periods for the Fund Interests. As of September 30, 2024, we estimated approximately $91.5 million of ongoing distribution fees were potentially payable to the Dealer Manager. We do not deduct the liability for estimated future distribution fees in our calculation of NAV since we intend for our NAV to reflect our estimated value on the date that we determine our NAV. Accordingly, our estimated NAV at any given time does not include consideration of any estimated future distribution fees that may become payable after such date.

Financing obligations associated with our DST Program, as reflected in our NAV table above, represent outstanding proceeds raised from our private placements under the DST Program due to the fact that we have an option (which may or may not be exercised) to purchase the interests in the DSTs and thereby acquire the real property owned by the trusts. We may acquire these properties using OP Units, cash, or a combination of both. See "Note 6 to the Condensed Consolidated Financial Statements" for additional details regarding our DST Program. We may use proceeds raised from our DST Program for the repayment of debt, acquisition of properties and other investments, distributions to our stockholders, payments under our debt obligations and master lease agreements related to properties in our DST Program, redemption payments, capital expenditures, and other general corporate purposes. We pay our Advisor an annual, fixed component of our advisory fee of 1.25% of the consideration received for selling interests in DST Properties to third-party investors, net of upfront fees and expense reimbursements payable out of gross proceeds from the sale of such interests and DST Interests financed through DST Program Loans.

We include no discounts to our NAV for the illiquid nature of our shares, including the limitations on our stockholders' ability to redeem shares under our share redemption program and our ability to make exceptions to, modify or suspend our share redemption program at any time. Our NAV generally does not reflect the potential impact of exit costs (e.g. selling costs and commissions related to the sale of a property) that would likely be incurred if our assets and liabilities were liquidated or sold today. While we may use market pricing concepts to value individual components of our NAV, our per share NAV is not derived from the market pricing information of open-end real estate funds listed on stock exchanges.

Our NAV is not a representation, warranty or guarantee that: (i) we would fully realize our NAV upon a sale of our assets; (ii) shares of our common stock would trade at our per share NAV on a national securities exchange; and (iii) a stockholder would be able to realize the per share NAV if such stockholder attempted to sell his or her shares to a third party.

The valuations of our real properties as of September 30, 2024, excluding certain newly acquired properties that are currently held at cost, which we believe reflects the fair value of such properties, were provided by the Independent Valuation Advisor in accordance with our valuation procedures. Certain key assumptions that were used by the Independent Valuation Advisor in the discounted cash flow analysis are set forth in the following table:


	Weighted-Average Basis
Exit capitalization rate	5.8	%
Discount rate / internal rate of return	7.4	%
Average holding period (years)	10.1

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A change in the exit capitalization and discount rates used would impact the calculation of the value of our real property. For example, assuming all other factors remain constant, the changes listed below would result in the following effects on the value of our real properties, excluding certain newly acquired properties that are currently held at cost which we believe reflects the fair value of such properties:


		Increase (Decrease) to the
Input	Hypothetical Change	Fair Value of Real Properties
Exit capitalization rate (weighted-average)	0.25% decrease	3.0	%
	0.25% increase	(2.7)	%
Discount rate (weighted-average)	0.25% decrease	2.0	%
	0.25% increase	(2.0)	%

Prior to January 31, 2020, we valued our debt-related investments and real estate-related liabilities generally in accordance with fair value standards under GAAP. Beginning with our valuation for February 29, 2020, our property-level mortgages, corporate-level credit facilities, and other secured and unsecured debt that are intended to be held to maturity (which for fixed rate debt not subject to interest rate hedges may be the date near maturity at which time the debt will be eligible for prepayment at par for purposes herein), including those subject to interest rate hedges, were valued at par (i.e. at their respective outstanding balances). In addition, because we utilize interest rate hedges to stabilize interest payments (i.e. to fix all-in interest rates through interest rate swaps or to limit interest rate exposure through interest rate caps) on individual loans, each loan and associated interest rate hedge is treated as one financial instrument which is valued at par if intended to be held to maturity. This policy of valuing at par applies regardless of whether any given interest rate hedge is considered as an asset or liability for GAAP purposes. Notwithstanding, if we acquire an investment and assume associated in-place debt from the seller that is above- or below-market, then consistent with how we recognize assumed debt for GAAP purposes when acquiring an asset with pre-existing debt in place, the liabilities used in the determination of our NAV will include the market value of such debt based on market value as of the closing date. The associated premium or discount on such debt as of closing that is reflected in our liabilities will then be amortized through loan maturity. Per our valuation policy, the corresponding investment is valued on an unlevered basis for purposes of determining NAV. Accordingly, all else equal, we would not recognize an immediate gain or loss to our NAV upon acquisition of an investment whereby we assume associated pre-existing debt that is above or below market. As of September 30, 2024, we classified all of our debt as intended to be held to maturity, and our liabilities included mark-to-market adjustments for pre-existing debt that we assumed upon acquisition. We currently estimate the fair value of our debt (inclusive of associated interest rate hedges) that was intended to be held to maturity as of September 30, 2024 was $84.9 million lower than the carrying value used for purposes of calculating our NAV (as described above) for such debt in aggregate; meaning that if we used the fair value of our debt rather than the carrying value used for purposes of calculating our NAV (and treated the associated hedge as part of the same financial instrument), our NAV would have been higher by approximately $84.9 million, or $0.27 per share, not taking into account all of the other items that impact our monthly NAV, as of September 30, 2024.

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Reconciliation of Stockholders' Equity and Noncontrolling Interests to NAV

The following table reconciles stockholders' equity and noncontrolling interests per our condensed consolidated balance sheet to our NAV as of September 30, 2024:


(in thousands)	As of September 30, 2024
Total stockholders' equity	$	1,567,913
Noncontrolling interests		245,232
Total equity under GAAP		1,813,145

Adjustments:
Accrued distribution fee (1)		90,267
Redeemable noncontrolling interests (2)		105,968
Unrealized net appreciation (depreciation) on real estate and financial assets and liabilities (3)		1,214,632
Unrealized gain (loss) on investments in unconsolidated joint venture partnership (4)		(5,328)
Accumulated depreciation and amortization (5)		877,866
Other adjustments (6)		(63,052)
Aggregate Fund NAV	$	4,033,498

(1)

Accrued distribution fee represents the accrual for the full cost of the distribution fee for Class T-R shares, Class D-R shares, Class S-PR shares, Class D-PR shares and OP Units. Under GAAP, we accrued the full cost of the distribution fee payable over the life of each share (assuming such share remains outstanding the length of time required to pay the maximum distribution fee) as an offering cost at the time we sold the Class T-R shares, Class D-R shares, Class S-PR shares, Class D-PR shares and OP Units. Similarly, we accrued a liability for future distribution fees we expect will be paid based on our estimate of how long the Class T-R shares, Class D-R shares, Class S-PR shares, Class D-PR shares and OP Units will be outstanding, also as an offering cost. For purposes of calculating the NAV, we recognize the distribution fee as a reduction of NAV on a monthly basis when such fee is paid and do not deduct the liability for estimated future distribution fees that may become payable after the date as of which our NAV is calculated.

(2)	Redeemable noncontrolling interests are related to our OP Units, and are included in our determination of NAV but not included in total equity under GAAP.

(3)

Our investments in real estate and certain of our financial assets and liabilities, including our debt, certain of our financing obligations, and certain of our DST Program Loans, are presented at their carrying value in our condensed consolidated financial statements. As such, any increases or decreases in the fair market value of our investments in real estate and certain of our financial assets and liabilities are not included in our GAAP results. For purposes of determining our NAV, our investments in real estate, investments in real estate debt and securities, financing obligations, and DST Program Loans are recorded at fair value. Notwithstanding, our property-level mortgages, corporate-level credit facilities and other secured and unsecured debt that are intended to be held to maturity are valued at par (i.e., at their respective outstanding balances).

(4)

Our investment in our unconsolidated joint venture partnership is presented using the equity method of accounting in our condensed consolidated financial statements. As such, certain increases or decreases in the fair market value of the underlying investments or debt instruments associated with the investment in our unconsolidated joint venture partnership are not included in our GAAP results. For purposes of determining our NAV, the investments in the underlying real estate and certain of the underlying debt instruments are recorded at fair value and reflected in our NAV at our proportional ownership interest.

(5)	We depreciate our investments in real estate and amortize certain other assets and liabilities in accordance with GAAP. Such depreciation and amortization is not recorded for purposes of determining our NAV.

(6)

Includes (i) straight-line rent receivables, which are recorded in accordance with GAAP but not recorded for purposes of determining our NAV, (ii) certain interest rate hedges, which are recorded at fair value in accordance with GAAP but are not included for purposes of determining our NAV if intended to be held to maturity, and (iii) other minor adjustments.

Performance

Our NAV decreased from $13.23 per share as of December 31, 2023 to $12.62 per share as of September 30, 2024. The decrease in NAV was primarily driven by the expansion of capital markets assumptions and the impact of interest rate increases.

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As noted above, effective February 29, 2020, our board of directors approved amendments to our valuation procedures which revised the way we value property-level mortgages, corporate-level credit facilities, other secured and unsecured debt and associated interest rate hedges when loans, including associated interest rate hedges, are intended to be held to maturity, effectively eliminating all mark-to-market adjustments for such loans and hedges from the calculation of our NAV. The following table summarizes the impact of interest rate movements on our returns assuming we continued to include the mark-to-market adjustments for all borrowing-related interest rate hedge and debt instruments beginning with the February 29, 2020 NAV:


					One-Year
	Trailing				(Trailing		Three-Year		Five-Year		Since Inception
(as of September 30, 2024)	Three-Months (1)		Year-to-Date (1)		12-Months) (1)		Annualized (1)		Annualized (1)		Annualized (1)(2)(3)
Class T-R Share Total Return (with Sales Charge) (3)	(3.40)	%	(6.14)	%	(8.73)	%	4.92	%	7.66	%	6.88	%
Adjusted Class T-R Share Total Return (with Sales Charge) (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)	(5.56)	%	(7.96)	%	(11.77)	%	5.07	%	7.71	%	6.91	%
Difference	2.16	%	1.82	%	3.04	%	(0.15)	%	(0.05)	%	(0.03)	%

Class T-R Share Total Return (without Sales Charge) (3)	1.15	%	(1.72)	%	(4.43)	%	6.54	%	8.66	%	7.60	%
Adjusted Class T-R Share Total Return (without Sales Charge) (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)	(1.10)	%	(3.62)	%	(7.61)	%	6.69	%	8.70	%	7.63	%
Difference	2.25	%	1.90	%	3.18	%	(0.15)	%	(0.04)	%	(0.03)	%

Class D-R Share Total Return (3)	1.30	%	(1.30)	%	(3.88)	%	7.13	%	9.21	%	8.45	%
Adjusted Class D-R Share Total Return (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)	(0.96)	%	(3.21)	%	(7.09)	%	7.28	%	9.25	%	8.49	%
Difference	2.26	%	1.91	%	3.21	%	(0.15)	%	(0.04)	%	(0.04)	%

Class I-R Share Total Return (3)	1.36	%	(1.13)	%	(3.66)	%	7.41	%	9.59	%	8.56	%
Adjusted Class I-R Share Total Return (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)	(0.91)	%	(3.04)	%	(6.87)	%	7.56	%	9.64	%	8.59	%
Difference	2.27	%	1.91	%	3.21	%	(0.15)	%	(0.05)	%	(0.03)	%

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One-Year

Trailing

(Trailing

Three-Year

Five-Year

Since Inception

(as of September 30, 2024)

Three-Months (1)

Year-to-Date (1)

12-Months) (1)

Annualized (1)

Annualized (1)(2)(3)

Class S-PR Share Total Return (with Sales Charge) (3)

n/a

(4.10)

Adjusted Class S-PR Share Total Return (with Sales Charge) (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)

n/a

(4.51)

Difference

n/a

0.41

Class S-PR Share Total Return (without Sales Charge) (3)

n/a

0.42

Adjusted Class S-PR Share Total Return (without Sales Charge) (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)

n/a

(0.01)

Difference

n/a

0.43

Class D-PR Share Total Return (with Sales Charge) (3)

n/a

Adjusted Class D-PR Share Total Return (with Sales Charge) (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)

n/a

Difference

n/a

Class D-PR Share Total Return (without Sales Charge) (3)

n/a

Adjusted Class D-PR Share Total Return (without Sales Charge) (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)

n/a

Difference

n/a

Class I-PR Share Total Return (3)

n/a

0.49

Adjusted Class I-PR Share Total Return (continued inclusion of mark-to-market adjustments for borrowing-related interest rate hedge and debt instruments) (4)

n/a

0.06

Difference

n/a

0.43

(1)

Performance is measured by total return, which includes income and appreciation (i.e., distributions and changes in NAV) and reinvestment of all distributions ("Total Return") for the respective time period. Past performance is not a guarantee of future results. Performance data quoted above is historical. Current performance may be higher or lower than the performance data quoted. Actual individual stockholder returns will vary. The returns have been prepared using unaudited data and valuations of the underlying investments in our portfolio, which are estimates of fair value and form the basis for our NAV. Valuations based upon unaudited or estimated reports from the underlying investments may be subject to later adjustments or revisions, may not correspond to realized value and may not accurately reflect the price at which assets could be liquidated on any given day.

(2)

The inception date for Class I-R shares and Class T-R shares (formerly designated as Class I shares and Class T shares, respectively) was November 1, 2017, which is when Class I-R and Class T-R shares of our common stock were first issued to third-party investors. The inception date for Class D-R shares (formerly designated as Class D shares) was July 2, 2018, which is when Class D-R shares of our common stock were first issued to third-party investors. The inception date for Class I-PR shares and Class S-PR shares was September 3, 2024, which is when Class I-PR shares and Class S-PR shares of our common stock were first issued to third-party investors. Since inception Total Return for Class I-PR shares and Class S-PR shares as presented are cumulative, as the period since each class's inception date is less than one year. As of September 30, 2024, no Class D-PR shares have been issued.

(3)

The Total Returns presented are based on the actual NAVs at which stockholders transacted, calculated pursuant to our valuation procedures. With respect to the "Class T-R Share Total Return (with Sales Charge)", "Class S-PR Share Total Return (with Sales Charge)," and "Class D-PR Share Total Return (with Sales Charge)," the Total Returns are calculated assuming the stockholder also paid the maximum upfront selling commission, dealer manager fee and ongoing distribution fees in effect during the time period indicated. With respect to "Class T-R Share Total Return (without Sales Charge)", "Class S-PR Share Total Return (without Sales Charge)," and "Class D-PR Share Total Return (without Sales Charge)," the Total Returns are calculated assuming the stockholder did not pay any upfront selling commission or dealer manager fee, but did pay the maximum ongoing distribution fees in effect during the time period indicated. From NAV inception to January 31, 2020, these NAVs reflected mark-to-market adjustments on our borrowing-related debt instruments and our borrowing-related interest rate hedge positions.

(4)

The Adjusted Total Returns presented are based on adjusted NAVs calculated as if we had continued to mark our borrowing-related hedge and debt instruments to market following a policy change to largely exclude borrowing-related interest rate hedge and debt marks to market from our NAV calculations (except in certain circumstances pursuant to our valuation procedures),

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beginning with our NAV calculated as of February 29, 2020. Therefore, the NAVs used in the calculation of Adjusted Total Returns were calculated in the same manner as the NAVs used in the calculation of the unadjusted total return for periods through January 31, 2020. The Adjusted Total Returns include the incremental impact of the adjusted NAVs on advisory fees and performance fees; however, they do not include the incremental impact that the adjusted NAVs would have had on any expense support from our Advisor, or the prices at which shares were purchased in our securities offerings or pursuant to our share redemption program. For calculation purposes, transactions in our common stock were assumed to occur at the adjusted NAVs.

Trends Affecting Our Business

Our results of operations are affected by a variety of factors, including conditions in both the U.S. and global financial markets and the economic and political environments.

The U.S. macroeconomic environment continues to be steady, underpinned by GDP growth of 3% in the second quarter of 2024, while exhibiting moderating inflation, cooling growth in the labor market and year-over-year increases in the unemployment rate. With easing inflationary pressures, the Federal Reserve has shifted its monetary policies in support of its goal to maximize employment and lowered the federal funds rate by 50 basis points in September 2024 and by an additional 25 basis points in November 2024. The publicly traded equity and credit markets delivered positive returns for most asset classes in the third quarter of 2024, as expectation of lower future market rates and overall stability in the economy supported healthy investor demand and generally reduced risk premiums in the quarter, especially for liquid commercial real estate transactions.

While lower market rates and increased capital markets liquidity supports commercial real estate property transactions and values, regulated lending institutions are adjusting their business models to increase capital requirements for direct loans to real estate and thus continue to be constrained in providing capital for commercial real estate properties. Although the Federal Reserve has signaled further decreases in interest rates in 2024 and 2025, there is no certainty that there will be a decrease in interest rates or the magnitude or pace of potential decreases or even if such decreases will occur, especially if inflation accelerates.

Offsetting some of these challenges is the significant decline in new industrial real estate development that unfolded throughout 2023 and has continued into 2024. Ultimately, this lack of new future inventory may result in a shortage of contemporary, in demand properties in the years to come. Alongside this trend there is a significant amount of unspent capital targeting commercial real estate properties that could support values and elevate transaction activities. Property valuations and capitalization rates are continuing to show signs of stabilization and we believe certain of these market trends will be offset by continued strong operating fundamentals of industrial real estate, such as positive rent growth and low vacancy rates.

We believe our portfolio is well-positioned in this market environment. However, there is no guarantee that our outlook will remain positive for the long-term, especially if leasing fundamentals weaken in the future.

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RESULTS OF OPERATIONS

Summary of 2024 Activities

During the nine months ended September 30, 2024, we completed the following activities:

●	Our NAV decreased to $12.62 per share as of September 30, 2024 from $13.23 per share as of December 31, 2023. See "Item 2. Management's Discussion and Analysis-Performance" above for additional information regarding this decrease.

●

We raised $118.7 million of gross equity capital from our securities offerings. Additionally, we raised $142.7 million of gross capital through private placement offerings by selling DST Interests, $11.1 million of which were financed by DST Program Loans. We redeemed 28.3 million shares for an aggregate dollar amount of $362.1 million.

●

We leased approximately 5.9 million square feet, which included 2.8 million square feet of new and future leases and 3.1 million square feet of renewals through 49 separate transactions with an average annual base rent of $7.61 per square foot, representing rent growth of 64.4% on comparable leases, calculated using cash basis rental rates (83.9% when calculated on a GAAP basis).

●

We originated four debt-related investments consisting of floating-rate senior loans with an aggregate commitment of up to $326.3 million, with a weighted-average remaining term of 3.0 years at the date of origination and interest rates calculated based on Term SOFR plus a weighted-average margin of 4.38%.

●	We acquired debt security investments with an aggregate face amount of $94.7 million with a weighted-average remaining term (based on the fully extended maturity date of the instruments) of 5.0 years at the date of acquisition.

●	We acquired four industrial buildings comprised of approximately 1.5 million square feet for an aggregate purchase price of $148.9 million.

●	We issued 42.1 million OP Units in exchange for DST Interests for a net investment of $540.9 million.

●	We disposed of 12 industrial buildings comprised of approximately 1.7 million square feet for net proceeds of approximately $238.7 million and recorded a net gain on sale of $56.9 million related to the sale of these buildings.

Portfolio Information

As of September 30, 2024 and December 31, 2023, our owned and managed portfolio was as follows:


	As of
(square feet in thousands)	September 30, 2024		December 31, 2023
Portfolio data:
Total buildings	248			256
Total rentable square feet	53,827			54,028
Total number of customers	417			429
Percent occupied of operating portfolio (1)	94.1	%		97.3	%
Percent occupied of total portfolio (1)	93.7	%		93.5	%
Percent leased of operating portfolio (1)	95.9	%		97.7	%
Percent leased of total portfolio (1)	95.6	%		93.9	%

(1)	See "Overview-General" above for a description of our operating portfolio and our total portfolio (which includes our operating and value-add portfolios) and for a description of the occupied and leased rates.

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Results for the Three and Nine Months Ended September 30, 2024 Compared to Prior Periods

The following table sets forth information regarding our consolidated results of operations for the three months ended September 30, 2024 as compared to the three months ended June 30, 2024, and for the nine months ended September 30, 2024 as compared to the nine months ended September 30, 2023:


	For the Three Months Ended							For the Nine Months Ended September 30,
(in thousands, except per share data)	September 30, 2024		June 30, 2024		Change	% Change		2024		2023	Change		% Change
Revenues:
Rental revenues	$	121,589		$	122,077	$	(488)		(0.4)	%	$	363,930		$	341,605	$	22,325	6.5	%
Debt-related income		11,363			7,709		3,654		47.4	%		24,206			6,162		18,044	NM
Total revenues		132,952			129,786		3,166		2.4	%		388,136			347,767		40,369	11.6	%
Operating expenses:
Rental expenses		30,658			31,139		(481)		(1.5)	%		91,640			83,960		7,680	9.1	%
Real estate-related depreciation and amortization		73,289			72,216		1,073		1.5	%		217,735			217,186		549	0.3	%
General and administrative expenses		4,192			4,749		(557)		(11.7)	%		13,416			11,571		1,845	15.9	%
Advisory fees		16,265			16,495		(230)		(1.4)	%		49,767			56,436		(6,669)	(11.8)	%
Acquisition costs and reimbursements		980			642		338		52.6	%		2,176			9,485		(7,309)	(77.1)	%
Total operating expenses		125,384			125,241		143		0.1	%		374,734			378,638		(3,904)	(1.0)	%
Other income (expenses):
Equity in income (loss) from unconsolidated joint venture partnership		2,520			18		2,502		NM			2,545			(174)		2,719	NM
Interest expense		(69,080)			(63,448)		(5,632)		(8.9)	%		(188,229)			(141,603)		(46,626)	(32.9)	%
Unrealized (loss) gain on financing obligations		(853)			95		(948)		NM			1,247			-		1,247	100.0	%
Unrealized gain (loss) on DST Program Loans		209			(245)		454		NM			(36)			-		(36)	(100.0)	%
Gain on extinguishment of financing obligations		12,750			-		12,750		100.0	%		12,750			-		12,750	100.0	%
Loss (gain) on derivative instruments		(608)			677		(1,285)		NM			2,388			7,483		(5,095)	(68.1)	%
Net gain on sale of real estate property		13,394			6,187		7,207		NM			56,923			-		56,923	100.0	%
Other income and (expenses)		2,048			2,227		(179)		(8.0)	%		6,846			7,245		(399)	(5.5)	%
Total other income (expenses)		(39,620)			(54,489)		14,869		27.3	%		(105,566)			(127,049)		21,483	16.9	%
Net loss		(32,052)			(49,944)		17,892		35.8	%		(92,164)			(157,920)		65,756	41.6	%
Net loss attributable to redeemable noncontrolling interests		826			1,304		(478)		(36.7)	%		2,412			4,187		(1,775)	(42.4)	%
Net loss (income) attributable to noncontrolling interests		4,163			5,270		(1,107)		(21.0)	%		9,641			(28)		9,669	NM
Net loss attributable to common stockholders	$	(27,063)		$	(43,370)	$	16,307		37.6	%	$	(80,111)		$	(153,761)	$	73,650	47.9	%
Weighted-average shares outstanding-basic		270,867			277,521		(6,654)		(2.4)	%		278,099			307,886		(29,787)	(9.7)	%
Weighted-average shares outstanding-diluted		320,913			319,660		1,253		0.4	%		313,803			316,344		(2,541)	(0.8)	%
Net loss attributable to common stockholders per common share-basic and diluted	$	(0.10)		$	(0.16)	$	0.06		37.5	%	$	(0.29)		$	(0.50)	$	0.21	42.0	%

NM = Not meaningful

Total Revenues. In aggregate, total revenues increased by approximately $3.2 million for the three months ended September 30, 2024, as compared to the previous quarter, and by approximately $40.4 million for the nine months ended September 30, 2024, as compared to the same period in 2023, driven by increases in rental revenues and debt-related income.

Rental Revenues.Rental revenues are comprised of rental income, straight-line rent, and amortization of above- and below-market lease assets and liabilities. Total rental revenues remained consistent for the three months ended September 30, 2024, as compared to the previous quarter.

Rental revenues increased by $22.3 million for the nine months ended September 30, 2024, as compared to the same period in 2023, primarily due to the increase in non-same store revenues resulting from the growth in our portfolio, as well as rent growth associated with comparable leases of the same store portfolio, partially offset by the disposal of twelve buildings during the nine months ended September 30, 2024, as well as decreases in average occupancy driven by the acquisition of value-add properties and development completions since September 30, 2023. See "Same Store Portfolio Results of Operations" below for further details of the same store revenues.

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Rental Expenses. Rental expenses include certain property operating expenses typically reimbursed by our customers, such as real estate taxes, property insurance, property management fees, repair and maintenance, and utilities. Substantially all of our industrial properties are subject to leases on a "triple net basis" in which customers pay their proportionate share of real estate taxes, insurance, common area maintenance, and certain other operating costs. Total rental expenses decreased by $0.5 million for the three months ended September 30, 2024, as compared to the previous quarter. Total rental expenses increased by $7.7 million for the nine months ended September 30, 2024, as compared to the same period in 2023, due to the increase in non-same store expenses resulting from the acquisition and development completion activity since January 1, 2023, as well as the increase in recoverable property and franchise taxes related to the same store portfolio. See "Same Store Portfolio Results of Operations" below for further details of the same store expenses.

Debt-Related Income. Debt-related income is comprised of interest income and amortization related to our debt-related investments and debt securities. Total debt-related income increased by $3.7 million for the three months ended September 30, 2024, as compared to the previous quarter, and $18.0 million for the nine months ended September 30, 2024, as compared to the same period in 2023, primarily due to the additions of debt-related securities and debt-related investments to our portfolio during the nine months ended September 30, 2024.

Real Estate-Related Depreciation and Amortization. In aggregate, real estate-related depreciation and amortization expense increased by $1.1 million for the three months ended September 30, 2024, as compared to the previous quarter, primarily due to the stabilization of four buildings during the three months ended September 30, 2024. Real estate-related depreciation and amortization expense remained consistent for the nine months ended September 30, 2024, as compared to the same period in 2023.

Other Remaining Operating Expenses.In aggregate, the remaining operating expenses remained consistent for the three months ended September 30, 2024, as compared to the previous quarter. In aggregate, the remaining operating expenses decreased by $12.1 million for the nine months ended September 30, 2024, as compared to the same period in 2023, primarily due to the following:

●	a $7.3 million decrease in acquisition costs and reimbursements due to a deposit in the amount of $7.7 million that was forfeited in the first quarter of 2023 when the associated real estate acquisition did not close; and

●	a $6.7 million decrease in the fixed component of the advisory fee due to the change in value of our properties during the nine months ended September 30, 2024, as compared to the same period of the previous year.

Other Income and Expenses. In aggregate, the remaining items that comprise our net income (loss) had a $14.9 millionimpact on our net income (loss) for the three months ended September 30, 2024, as compared to the previous quarter, primarily due to the following:

●	a $12.8 million gain on the extinguishment of financing obligations when we exercised a purchase option for certain properties in our DST Program;

●	a $7.2 million increase in net gain on sale of real estate properties during the three months ended September 30, 2024 as compared to the prior quarter related to the sale of two industrial properties during the three months ended September 30, 2024, resulting in a net gain of $13.4 million; and

●	an increase in equity in income (loss) from our unconsolidated jointventure partnership for the three months ended September 30, 2024, related to $2.5 million of incentive fee income associated with the incentive fee earned from our unconsolidated joint venture partnership.

Partially offset by:

●

an increase in interest expense of $5.6 million for the three months ended September 30, 2024 as compared to the previous quarter, primarily due to (i) an increase in interest expense related to the timing of principal borrowings on the floating-rate mortgage note originated during the three months ended June 30, 2024 and (ii) an increase in consolidated indebtedness interest expense related to increased borrowing activity and interest rates on our line of credit, partially offset by a decrease in master lease interest expense due to the extinguishment of financing obligations during the period; and

●

a $1.3 million decrease in gain on derivative instruments for the three months ended September 30, 2024 as compared to the previous quarter, primarily related to the change in fair value of our interest rate caps not designated as cash flow hedges due to the market expectation of future interest rate changes.

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In aggregate, the remaining items that comprise our net income (loss) had a $21.5 million impact on our net income (loss) for the nine months ended September 30, 2024, as compared to the same period in 2023, primarily due to the following:

●	a $56.9 million net gain on sale of real estate properties related to the disposition of 12 industrial properties during the nine months ended September 30, 2024, while there were no dispositions in the same period of the previous year;

●	the $12.8 million gain on the extinguishment of financing obligations described above; and

●	a $2.7 million increase in equity in income (loss) from our unconsolidated joint venture partnership related to the $2.5 million in incentive fee income described above.

Partially offset by:

●

an increase in interest expense of $46.6 million for the nine months ended September 30, 2024 as compared to the same period of the previous year, primarily due to a $45.5 million increase in the consolidated indebtedness interest expense related to the addition of three new mortgage notes and increased average borrowing activity on our line of credit during the period; and

●

a $5.1 million decrease in gain on derivative instruments for the nine months ended September 30, 2024, as compared to the same period of the previous year, primarily related to the change in fair value of our interest rate caps not designated as cash flow hedges due to the market expectation of future interest rate changes.

Same Store Portfolio Results of Operations

Property net operating income ("NOI") is a supplemental non-GAAP measure of our property operating results. We define property NOI as rental revenues less operating expenses. While we believe our net income (loss), as defined by GAAP, to be the most appropriate measure to evaluate our overall performance, we consider property NOI to be an appropriate supplemental performance measure. We believe property NOI provides useful information to our investors regarding our results of operations because property NOI reflects the operating performance of our properties and excludes certain items that are not considered to be controllable in connection with the management of properties, such as real estate-related depreciation and amortization, acquisition-related expenses, advisory fees, impairment charges, general and administrative expenses, interest expense, gains on sale of properties, other income and expense and noncontrolling interests. However, property NOI should not be viewed as an alternative measure of our financial performance since it excludes such items, which could materially impact our results of operations. Further, our property NOI may not be comparable to that of other real estate companies as they may use different methodologies for calculating property NOI, therefore our investors should consider net income (loss) as the primary indicator of our overall financial performance.

We evaluate the performance of consolidated operating properties we own and manage using a same store analysis because the population of properties in this analysis is consistent from period to period, thereby eliminating the effects of any material changes in the composition of the aggregate portfolio on performance measures. We have defined the same store portfolio to include consolidated operating properties owned for the entirety of both the current and prior reporting periods for which the operations had been stabilized. Unconsolidated properties are excluded from the same store portfolio because we account for our interest in our joint venture partnership using the equity method of accounting; therefore, our proportionate share of income and loss is recognized in income (loss) of our unconsolidated joint venture partnership on the condensed consolidated statements of operations. "Other properties" includes buildings not meeting the same store criteria. Our same store analysis may not be comparable to that of other real estate companies and should not be considered to be more relevant or accurate in evaluating our operating performance than current GAAP methodology.

The same store operating portfolio for the three months ended September 30, 2024 as compared to the three months ended June 30, 2024 presented below included 237 buildings totaling approximately 50.2 million square feet owned as of January 1, 2024, which represented 93.3% of total rentable square feet, 96.8% of total rental revenues, and 97.1% of net operating income for the three months ended September 30, 2024. The same store operating portfolio for the nine months ended September 30, 2024 as compared to the nine months ended September 30, 2023 presented below included 228 buildings totaling approximately 47.9 million square feet owned as of January 1, 2023, which represented 89.1% of total rentable square feet, 91.0% of total rental revenues, and 91.4% of net operating income for the nine months ended September 30, 2024.

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The following table reconciles GAAP net income (loss) to same store portfolio property NOI for the three months ended September 30, 2024 as compared to the three months ended June 30, 2024, and the nine months ended September 30, 2024 as compared to the nine months ended September 30, 2023:


	For the Three Months Ended							For the Nine Months Ended September 30,
(in thousands)	September 30, 2024		June 30, 2024		Change	% Change		2024		2023	Change		% Change
Net loss attributable to common stockholders	$	(27,063)		$	(43,370)	$	16,307		37.6	%	$	(80,111)		$	(153,761)	$	73,650	47.9	%
Debt-related income		(11,363)			(7,709)		(3,654)		(47.4)	%		(24,206)			(6,162)		(18,044)	NM
Real estate-related depreciation and amortization		73,289			72,216		1,073		1.5	%		217,735			217,186		549	0.3	%
General and administrative expenses		4,192			4,749		(557)		(11.7)	%		13,416			11,571		1,845	15.9	%
Advisory fees		16,265			16,495		(230)		(1.4)	%		49,767			56,436		(6,669)	(11.8)	%
Acquisition costs and reimbursements		980			642		338		52.6	%		2,176			9,485		(7,309)	(77.1)	%
Equity in (income) loss from unconsolidated joint venture partnership		(2,520)			(18)		(2,502)		NM			(2,545)			174		(2,719)	NM
Interest expense		69,080			63,448		5,632		8.9	%		188,229			141,603		46,626	32.9	%
Unrealized loss (gain) on financing obligations		853			(95)		948		NM			(1,247)			-		(1,247)	(100.0)	%
Unrealized (gain) loss on DST Program Loans		(209)			245		(454)		NM			36			-		36	100.0	%
Gain on extinguishment of financing obligations		(12,750)			-		(12,750)		(100.0)	%		(12,750)			-		(12,750)	(100.0)	%
Loss (gain) on derivative instruments		608			(677)		1,285		NM			(2,388)			(7,483)		5,095	68.1	%
Net gain on sale of real estate property		(13,394)			(6,187)		(7,207)		NM			(56,923)			-		(56,923)	(100.0)	%
Other income and expenses		(2,048)			(2,227)		179		8.0	%		(6,846)			(7,245)		399	5.5	%
Net loss attributable to redeemable noncontrolling interests		(826)			(1,304)		478		36.7	%		(2,412)			(4,187)		1,775	42.4	%
Net (loss) income attributable to noncontrolling interests		(4,163)			(5,270)		1,107		21.0	%		(9,641)			28		(9,669)	NM
Net operating income	$	90,931		$	90,938	$	(7)		(0.0)	%	$	272,290		$	257,645	$	14,645	5.7	%
Less: Non-same store property NOI		2,632			2,337		295		12.6	%		23,340			13,226		10,114	76.5	%
Same store property NOI	$	88,299		$	88,601	$	(302)		(0.3)	%	$	248,950		$	244,419	$	4,531	1.9	%

NM = Not meaningful

The following table includes a breakout of our results for our same store portfolio for rental revenues, rental expenses and property NOI for the three months ended September 30, 2024 as compared to the three months ended June 30, 2024, and for the nine months ended September 30, 2024 as compared to the nine months ended September 30, 2023:


	For the Three Months Ended							For the Nine Months Ended
(in thousands)	September 30, 2024		June 30, 2024		Change	% Change		September 30, 2024		September 30, 2023	Change		% Change
Rental revenues:
Same store operating properties	$	117,710		$	118,736	$	(1,026)		(0.9)	%	$	331,243		$	322,778	$	8,465	2.6	%
Other properties		3,879			3,341		538		16.1	%		32,687			18,827		13,860	73.6	%
Total rental revenues		121,589			122,077		(488)		(0.4)	%		363,930			341,605		22,325	6.5	%
Rental expenses:
Same store operating properties		(29,411)			(30,135)		724		2.4	%		(82,293)			(78,359)		(3,934)	(5.0)	%
Other properties		(1,247)			(1,004)		(243)		(24.2)	%		(9,347)			(5,601)		(3,746)	(66.9)	%
Total rental expenses		(30,658)			(31,139)		481		1.5	%		(91,640)			(83,960)		(7,680)	(9.1)	%
Net operating income:
Same store operating properties		88,299			88,601		(302)		(0.3)	%		248,950			244,419		4,531	1.9	%
Other properties		2,632			2,337		295		12.6	%		23,340			13,226		10,114	76.5	%
Total property net operating income	$	90,931		$	90,938	$	(7)		(0.0)	%	$	272,290		$	257,645	$	14,645	5.7	%

Rental Revenues.Non-same store rental revenues increased by $0.5 million for the three months ended September 30, 2024, as compared to the previous quarter.

Same store rental revenues decreased by $1.0 million for the three months ended September 30, 2024 as compared to the previous quarter, primarily due to a decrease in recovery revenue and a decrease in average occupancy of same store properties.

Non-same store rental revenues increased by $13.9 million for the nine months ended September 30, 2024 as compared to the same period in 2023, due to the addition of 17 industrial properties that we have acquired or developed since January 1, 2023, as well as three value-add properties that were acquired in 2022 and stabilized during 2023.

Same store rental revenues increased by $8.5 million for the nine months ended September 30, 2024 as compared to the same period in 2023, primarily due to increases in rental rates of same store properties, partially offset by a small decrease to average occupancy.

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Rental Expenses. Non-same store rental expenses increased by $0.2 million for the three months ended September 30, 2024, as compared to the previous quarter.

Same store rental expenses decreased by $0.7 million for the three months ended September 30, 2024, as compared to the previous quarter, primarily due to a decrease in property tax and maintenance expenses.

Non-same store rental expenses increased by $3.7 million for the nine months ended September 30, 2024 as compared to the same period in 2023, primarily due to the growth of our portfolio, as described above. Same store rental expenses increased by $3.9 million for the nine months ended September 30, 2024 as compared to the same period in 2023, primarily due to an increase in property and franchise taxes, as well as certain repair and maintenance costs.

ADDITIONAL MEASURES OF PERFORMANCE

Funds From Operations ("FFO") and Adjusted Funds From Operations ("AFFO")

We believe that FFO and AFFO, in addition to net income (loss) and cash flows from operating activities as defined by GAAP, are useful supplemental performance measures that our management uses to evaluate our consolidated operating performance. However, these supplemental, non-GAAP measures should not be considered as alternatives to net income (loss) or to cash flows from operating activities as indications of our performance and are not intended to be used as liquidity measures indicative of cash flow available to fund our cash needs, including our ability to make distributions to our stockholders. No single measure can provide users of financial information with sufficient information and only our disclosures read as a whole can be relied upon to adequately portray our financial position, liquidity and results of operations. In addition, other REITs may define FFO, AFFO and similar measures differently and choose to treat certain accounting line items in a manner different from us due to specific differences in investment and operating strategy or for other reasons.

FFO. As defined by the National Association of Real Estate Investment Trusts ("NAREIT"), FFO is a non-GAAP measure that excludes certain items such as real estate-related depreciation and amortization. We believe FFO is a meaningful supplemental measure of our operating performance that is useful to investors because depreciation and amortization in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. By excluding gains or losses on the sale of assets, we believe FFO provides a helpful additional measure of our consolidated operating performance on a comparative basis. We use FFO as an indication of our consolidated operating performance and as a guide to making decisions about future investments.

AFFO. AFFO further adjusts FFO to reflect the performance of our portfolio by adjusting for items we believe are not directly attributable to our operations. Our adjustments to FFO to arrive at AFFO include removing the impact of (i) performance-based incentive fee (income) expense, (ii) unrealized (gain) loss from changes in fair value of financial instruments, (iii) increase (decrease) in financing obligation liability appreciation, and (iv) forfeited investment deposits, as applicable.

Although some REITs may present certain performance measures differently, we believe FFO and AFFO generally facilitate a comparison to other REITs that have similar operating characteristics to us. We believe investors are best served if the information that is made available to them allows them to align their analyses and evaluation with the same performance metrics used by management in planning and executing our business strategy. Neither the SEC, NAREIT, nor any regulatory body has passed judgment on the acceptability of the adjustments used to calculate AFFO. In the future, the SEC, NAREIT, or a regulatory body may decide to standardize the allowable adjustments across the non-traded REIT industry at which point we may adjust our calculations and characterizations of AFFO.

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The following unaudited table presents a reconciliation of GAAP net income (loss) to FFO and AFFO:




	For the Three Months Ended September 30,		For the Nine Months Ended September 30,
(in thousands, except per share data)	2024		2023		2024	2023
GAAP net loss	$	(32,052)		$	(41,852)	$	(92,164)	$	(157,920)
Weighted-average shares outstanding-diluted		320,913			309,329		313,803		316,344
GAAP net loss per common share-diluted	$	(0.10)		$	(0.14)		(0.29)		(0.50)
Adjustments to arrive at FFO:
Real estate-related depreciation and amortization		73,289			72,846		217,735		217,186
Our share of adjustment above from unconsolidated joint venture partnership		68			47		215		47
Net gain on sale of real estate property		(13,394)			-		(56,923)		-
FFO	$	27,911		$	31,041	$	68,863	$	59,313
FFO per common share-diluted	$	0.09		$	0.10	$	0.22	$	0.19
Adjustments to arrive at AFFO:
Performance-based incentive fee income		(2,500)			-		(2,500)		-
Unrealized (gain) loss on financial instruments (1)		(7,267)			3,253		(1,826)		6,123
Decrease in financing obligation liability appreciation		-			(9,273)		(6,664)		(1,859)
Forfeited investment deposit		-			-		-		7,689
AFFO	$	18,144		$	25,021	$	57,873	$	71,266

(1)

Unrealized (gain) loss on financial instruments relates to mark-to-market changes on our derivatives not designated as cash flow hedges and mark-to-market changes on our DST Program Loans and financing obligations for which we have elected the fair value option and gains or losses on extinguishment of our financing obligations.

LIQUIDITY AND CAPITAL RESOURCES

Liquidity

Our primary sources of capital for meeting our cash requirements are net proceeds from our securities offerings, including proceeds from the sale of shares offered through our DRIP, debt financings, and cash generated from operating activities. Our principal uses of funds are, and will be, for the acquisition of properties and other investments, capital expenditures, operating expenses, payments under our debt obligations, distributions to our stockholders, redemption payments and payments pursuant to the master lease agreements related to the properties in our DST Program. Over time, we intend to fund a majority of our cash needs for items other than asset acquisitions, including the repayment of debt and capital expenditures, from operating cash flows and refinancings. Our primary material cash requirements for the next 12 months relate to our indebtedness, future minimum lease payments associated with our DST Program, redemptions, and the fixed component of the advisory fee. As of September 30, 2024, we had outstanding line of credit, term loan and mortgage note borrowings with varying maturities for an aggregate principal amount of $4.0 billion, with $1.3 billion becoming payable within the next 12 months, though the terms of the associated loan agreements for $209.3 million of these borrowings can be extended pursuant to one one-year extension option, subject to certain conditions, and the terms of the associated loan agreements for the remaining $1.1 billion of these borrowings can be extended pursuant to two one-year extension options, subject to certain conditions. As of September 30, 2024, we had $52.3 million of future minimum lease payments related to the properties in our DST Program due in the next 12 months. As of September 30, 2024, we had $10.5 million of projected development costs to be incurred within the next 12 months. We expect to be able to pay our interest expense and rent obligations over the next 12 months and beyond through operating cash flows and/or borrowings. Additionally, given the increase in market volatility, increased interest rates and high inflation, we have experienced a decreased pace of net proceeds raised from our securities offerings, reducing our ability to purchase assets, which may similarly delay the returns generated from our investments and affect NAV. There may be a delay between the deployment of proceeds raised from our securities offerings and our purchase of assets, which could result in a delay in the benefits to our stockholders, if any, of returns generated from our investments.

During the nine months ended September 30, 2024, we raised $118.7 million of gross equity capital from our securities offerings and redemptions of common stock amounted to $362.1 million. As of September 30, 2024, we had cash and cash equivalents of $29.0 million and leverage of 44.6%, calculated as our total borrowings outstanding, including secured financings on investments in real estate-related securities, less cash and cash equivalents, divided by the fair value of our real property plus our investment in our unconsolidated joint venture partnership and investments in real estate-related securities and debt-related investments not associated with the DST Program, as determined in accordance with our valuation procedures. See "-Capital Resources and Uses of Liquidity-Offering Proceeds" for further information concerning capital raised thus far in 2024. As of September 30, 2024, we owned and managed a real estate portfolio that included 248 industrial buildings totaling approximately 53.8 million square feet, with a diverse roster of 417 customers, large and small, spanning a multitude of industries and sectors across 30 markets, with a strategic weighting

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towards top tier markets where we have historically seen the lowest volatility combined with positive returns over time. Our portfolio was 93.7% occupied (95.6% leased) with a weighted-average remaining lease term (based on square feet) of 3.9 years.

The Advisor, subject to the oversight of our board of directors and, under certain circumstances, the investment committee or other committees established by our board of directors, will continue to evaluate potential acquisitions and dispositions and will engage in negotiations with sellers and lenders on our behalf. Pending investment in property, debt and other investments, we may decide to temporarily invest any unused proceeds from our securities offerings in certain investments that are expected to yield lower returns than those earned on real estate assets. During these times of economic uncertainty, we have seen and could once again see a slowdown in transaction volume, which would adversely impact our ability to acquire real estate assets, which would cause us to retain more lower yielding investments and hold them for longer periods of time while we seek to acquire additional real estate assets. These lower returns may affect our NAV and our ability to make distributions to our stockholders. Potential future sources of capital include proceeds from secured or unsecured financings from banks or other lenders, proceeds from the sale of assets, and undistributed funds from operations.

We believe that our cash on-hand, anticipated net offering proceeds, and anticipated financing activities will be sufficient to meet our liquidity needs for the foreseeable future over the next 12 months and beyond.

Cash Flows.The following table summarizes our cash flows, as determined on a GAAP basis, for the following periods:


	For the Nine Months Ended September 30,
(in thousands)	2024		2023		Change
Total cash provided by (used in):
Operating activities	$	53,316		$	(8,705)	$	62,021
Investing activities		(323,026)			(395,603)		72,577
Financing activities		286,896			341,267		(54,371)
Net increase (decrease) in cash, cash equivalents and restricted cash	$	17,186		$	(63,041)	$	80,227

Cash flows from operating activities during the nine months ended September 30, 2024 increased by approximately $62.0 million as compared to the same period in 2023, primarily as a result of (i) the partial cash settlement of the 2022 performance participation allocation owed in the amount of $77.8 million during the first quarter of 2023, while there was no 2023 performance participation allocation owed or settled during the first quarter of 2024; and (ii) a $16.5 million increase in our debt-related income, excluding origination fees, for the nine months ended September 30, 2024 as compared to the same period of the previous year; partially offset by an increase in interest expense of $46.6 million for the nine months ended September 30, 2024 as compared to the same period in 2023, primarily related to increased borrowings and the effect of increased interest rates on certain variable rate debt.

Cash used by investing activities during the nine months ended September 30, 2024 decreased by approximately $72.6 million as compared to the same period in 2023, primarily due to (i) the $238.7 million of net proceeds from the sale of 12 industrial properties during the nine months ended September 30, 2024; and (ii) a net decrease in capital expenditure activity of $92.3 million related to decreased development activity during the nine months ended September 30, 2024 as compared to the same period in 2023; partially offset by (a) a net increase in origination of debt-related investments of $123.2 million; (b) the purchase of $94.4 million of available-for-sale debt securities during the nine months ended September 30, 2024; and (c) a net increase in acquisition activity of $42.5 million for the nine months ended September 30, 2024 as compared to the same period in 2023.

Cash provided by financing activities during the nine months ended September 30, 2024 decreased by approximately $54.4 million as compared to the same period in 2023, primarily driven by (i) an increase in net repayments of borrowings under our line of credit of $602.0 million; (ii) a decrease in net proceeds from financing obligations associated with the DST Program of $140.0 million; and (iii) a $121.4 million net decrease in capital raised through our public offering, net of offering costs paid for the nine months ended September 30, 2024 as compared to the same period in 2023; partially offset by (a) an increase in net mortgage note borrowings of $669.4 million primarily related to two new mortgage notes entered into during the nine months ended September 30, 2024; and (b) a $139.2 million decrease in redemptions of shares of our common stock for the nine months ended September 30, 2024 as compared to the same period in 2023.

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Capital Resources and Uses of Liquidity

In addition to our cash and cash equivalents balances available, our capital resources and uses of liquidity are as follows:

Line of Credit and Term Loans.As of September 30, 2024, we had an aggregate $2.2 billion of commitments under our credit agreements, including $1.0 billion under our line of credit and $1.2 billion under our two term loans. As of that date, we had $318.0 million outstanding under our line of credit with an effective interest rate of 5.11%, which includes the effect of interest rate cap agreements. Additionally, as of September 30, 2024, we had $1.2 billion outstanding under our term loans with an effective interest rate of 3.60%, which includes the effect of the interest rate swap agreements and interest rate cap agreements. The unused portion under our line of credit was $ $682.0 million, of which $411.9 million was available, as of September 30, 2024. Our $1.0 billion line of credit matures in March 2025 and may be extended pursuant to two one-year extension options, subject to continuing compliance with certain financial covenants and other customary conditions. Our $550.0 million term loan matures in March 2027 and our $600.0 million term loan matures in May 2026. Our line of credit and term loan borrowings are available for general corporate purposes including, but not limited to, the acquisition and operation of permitted investments by us. Refer to "Note 5 to the Condensed Consolidated Financial Statements" for additional information regarding our line of credit and term loans.

Mortgage Notes.As of September 30, 2024, we had property-level borrowings of approximately $2.5 billion of principal outstanding with a weighted-average remaining term of 1.9 years. These borrowings are secured by mortgages or deeds of trust and related assignments and security interests in the collateralized properties, and had a weighted-average interest rate of 4.80%. Refer to "Note 5 to the Condensed Consolidated Financial Statements" for additional information regarding the mortgage notes.

Debt Covenants.Our line of credit, term loan and mortgage note agreements contain various property-level covenants, including customary affirmative and negative covenants. In addition, the agreements governing our line of credit and term loans contain certain corporate level financial covenants, including leverage ratio, fixed charge coverage ratio, and tangible net worth thresholds. These covenants may limit our ability to incur additional debt, to make borrowings under our line of credit, or to pay distributions. We were in compliance with all of our debt covenants as of September 30, 2024.

Leverage. We use financial leverage to provide additional funds to support our investment activities. We may finance a portion of the purchase price of any real estate asset that we acquired with borrowings on short or long-term basis from banks, institutional investors and other lenders. We calculate our leverage for reporting purposes as the outstanding principal balance of our borrowings less cash and cash equivalents divided by the fair value of our real property plus our investment in our unconsolidated joint venture partnership and investments in real estate debt and securities, as determined in accordance with our valuation procedures. We had leverage of 44.6% as of September 30, 2024. Our management expects that as we deploy capital going forward, our leverage will near approximately 50%. Due to the recent increase in interest rates and increased market volatility, the cost of financing or refinancing our purchase of assets may affect returns generated by our investments. Additionally, these factors may cause our borrowing capacity to be reduced, which could similarly delay or reduce benefits to our stockholders.

Future Minimum Lease Payments Related to the DST Program. As of September 30, 2024, we had $1.0 billion of future minimum lease payments related to the DST Program. The underlying interests of each property that is sold to investors pursuant to the DST Program are leased back by an indirect wholly-owned subsidiary of the Operating Partnership on a long-term basis of up to 29 years.

Offering Proceeds. For the nine months ended September 30, 2024, aggregate gross proceeds raised from our securities offerings, including proceeds raised through our DRIP, were $118.7 million ($114.3 million net of direct selling costs).

Distributions. We intend to continue to accrue and make distributions on a regular basis. For the nine months ended September 30, 2024, 37.7% of our total gross distributions were paid from cash flows from operating activities, as determined on a GAAP basis, and 62.3% of our total gross distributions were funded from sources other than cash flows from operating activities, as determined on a GAAP basis; specifically, 47.0% were funded with proceeds from shares issued pursuant to our DRIP and 15.3% were funded with proceeds from financing activities. Some or all of our future distributions may be paid from sources other than cash flows from operating activities, such as cash flows from financing activities, which include borrowings (including borrowings secured by our assets), proceeds from the issuance of shares pursuant to our DRIP, proceeds from sales of assets, the net proceeds from shares sold in our securities offerings and from our sale of DST Interests. We have not established a cap on the amount of our distributions that may be paid from any of these sources. The amount of any distributions will be determined by our board of directors, and will depend on, among other things, current and projected cash requirements, tax considerations and other factors deemed relevant by our board.

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For the fourth quarter of 2024, our board of directors authorized monthly distributions to all common stockholders of record as of the close of business on the last business day of each month, or October 31, 2024, November 29, 2024 and December 31, 2024 (each a "Distribution Record Date"). The distributions were authorized at a quarterly rate of $0.15 per share of each class of our common stock, less the respective distribution fees that are payable monthly with respect to Class T-R shares, Class D-R shares, Class S-PR shares and Class D-PR shares. This quarterly rate is equal to a monthly rate of $0.05 per share of each class of our common stock, less the respective distribution fees that are payable with respect to Class T-R shares, Class D-R shares, Class S-PR shares and Class D-PR shares. Distributions for each month of the fourth quarter of 2024 have been or will be paid in cash or reinvested in shares of our common stock for those electing to participate in our DRIP following the close of business on the respective Distribution Record Date applicable to such monthly distributions.

There can be no assurances that the current distribution rate or amount per share will be maintained. In the near-term, we expect that we may need to continue to rely on sources other than cash flows from operations, as determined on a GAAP basis, to pay distributions, which, if insufficient, could negatively impact our ability to pay such distributions. In certain years and certain individual quarters, total distributions were not fully funded by cash flows from operations. In such cases, the shortfalls were funded from DRIP or borrowings.

The following table outlines sources used, as determined on a GAAP basis, to pay total gross distributions (which are paid in cash or reinvested in shares of our common stock through our DRIP) for the periods indicated below:


	For the Nine Months Ended September 30, 2024		For the Nine Months Ended September 30, 2023
($ in thousands)	Amount		Percentage		Amount	Percentage
Distributions
Paid in cash (1)(2)	$	74,914		53.0	%	$	70,050	52.4	%
Reinvested in shares		66,370		47.0			63,560	47.6
Total	$	141,284		100.0	%	$	133,610	100.0	%
Sources of Distributions
Cash flows from operating activities	$	53,316		37.7	%	$	-	-	%
Borrowings		21,598		15.3			70,050	52.4
DRIP (2)		66,370		47.0			63,560	47.6
Total	$	141,284		100.0	%	$	133,610	100.0	%

(1)

Includes other cash distributions consisting of: (i) distributions paid to noncontrolling interest holders; and (ii) ongoing distribution fees relating to Class T-R shares, Class D-R shares, Class S-PR shares, Class D-PR shares and OP Units. See "Note 11 to the Condensed Consolidated Financial Statements" for further detail regarding the ongoing distribution fees.

(2)	Stockholders may elect to have their distributions reinvested in shares of our common stock through our DRIP.

For the nine months ended September 30, 2024 and 2023, our FFO was $68.9 million and $59.3 million, respectively, compared to total gross distributions of $141.3 million and $133.6 million, respectively. FFO is a non-GAAP operating metric and should not be used as a liquidity measure. However, management believes the relationship between FFO and distributions may be meaningful for investors to better understand the sustainability of our operating performance compared to distributions made. Refer to "Additional Measures of Performance" above for the definition of FFO, as well as a detailed reconciliation of our GAAP net income (loss) to FFO.

Refer to "Note 8 to the Condensed Consolidated Financial Statements" for further detail on our distributions.

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Redemptions. Below is a summary of redemptions pursuant to our share redemption program for the nine months ended September 30, 2024 and 2023. All eligible redemption requests were fulfilled for the periods presented. Eligible redemption requests are requests submitted in good order by the request submission deadline set forth in the share redemption program. Our board of directors may make exceptions to, modify or suspend our current share redemption program if it deems such action to be in the best interest of our stockholders. See Part II, Item 2. "Unregistered Sales of Equity Securities and Use of Proceeds-Share Redemption Program," for detail regarding our share redemption program.


	For the Nine Months Ended September 30,
(in thousands, except per share data)	2024		2023
Number of shares redeemed		28,334			33,977
Aggregate dollar amount of shares redeemed	$	362,096		$	501,248
Average redemption price per share	$	12.78		$	14.75

For purposes of the share redemption program, redemption requests received in a month are included on the last day of such month because that is the last day the stockholders have rights in the Company. We record these redemptions in our financial statements as having occurred on the first day of the next month following receipt of the redemption request because shares redeemed in a given month are considered outstanding through the last day of the month.

SUBSEQUENT EVENTS

See "Note 15 to the Condensed Consolidated Financial Statements" for information regarding subsequent events.

CRITICAL ACCOUNTING ESTIMATES

Our unaudited condensed consolidated financial statements have been prepared in accordance with GAAP and in conjunction with the rules and regulations of the SEC. The preparation of our unaudited condensed consolidated financial statements requires significant management judgments, assumptions and estimates about matters that are inherently uncertain. These judgments affect the reported amounts of assets and liabilities and our disclosure of contingent assets and liabilities at the dates of the condensed consolidated financial statements and the reported amounts of revenue and expenses during the reporting periods. With different estimates or assumptions, materially different amounts could be reported in our condensed consolidated financial statements. Additionally, other companies may utilize different estimates that may impact the comparability of our results of operations to those of companies in similar businesses. For a detailed description of our critical accounting estimates, see Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations" in our 2023 Form 10-K. As of September 30, 2024, our critical accounting estimates have not changed from those described in our 2023 Form 10-K.

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ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

Interest Rate Risk

We have and may continue to be exposed to the impact of interest rate changes. Our interest rate risk management objectives are to limit the impact of interest rate changes on earnings and cash flows, and optimize overall borrowing costs. To achieve these objectives, we plan to borrow on a fixed interest rate basis and utilize interest rate swap and cap agreements on certain variable interest rate debt in order to limit the effects of changes in interest rates on our results of operations. As of September 30, 2024, our consolidated debt outstanding consisted of borrowings under our line of credit, term loans and mortgage notes. In addition, we plan to purchase or originate variable rate debt investments, which can offset interest rate risk associated with our variable interest rate consolidated debt.

Fixed Interest Rate Debt.As of September 30, 2024, our fixed interest rate debt consisted of $300.0 million under our $550.0 million term loan and $525.0 million of borrowings under our $600.0 million term loan, which were effectively fixed through the use of interest swap agreements, and $1.2 billion of principal borrowings under five of our mortgage notes. In total, our fixed rate debt represented approximately 50.2% of our total consolidated debt as of September 30, 2024. The impact of interest rate fluctuations on our consolidated fixed interest rate debt will generally not affect our future earnings or cash flows unless such borrowings mature, are otherwise terminated or payments are made on the principal balance. However, interest rate changes could affect the fair value of our fixed interest rate debt. As of September 30, 2024, the fair value and the carrying value of our consolidated fixed interest rate debt, excluding the values of hedges, were $1.9 billion and $2.0 billion, respectively. The fair value estimate of our fixed interest rate debt was estimated using a discounted cash flow analysis utilizing rates we would expect to pay for debt of a similar type and remaining maturity if the loans were originated on September 30, 2024. Given we generally expect to hold our fixed interest rate debt to maturity or until such debt instruments otherwise open up for prepayment at par, and the amounts due under such debt instruments should be limited to the outstanding principal balance and any accrued and unpaid interest at such time, we do not expect that any resulting change in fair value of our fixed interest rate debt due to market fluctuations in interest rates would have a significant impact on our operating cash flows.

Variable Interest Rate Debt. As of September 30, 2024, our consolidated variable interest rate debt consisted of $318.0 million under our line of credit, $250.0 million under our $550.0 million term loan, $75.0 million under our $600.0 million term loan, and $1.3 billion under four of our mortgage notes, which represented 49.8% of our total consolidated debt. Interest rate changes on the variable portion of our consolidated variable-rate debt could impact our future earnings and cash flows, but would not significantly affect the fair value of such debt. As of September 30, 2024, we were exposed to market risks related to fluctuations in interest rates on $2.0 billion of consolidated borrowings; however, $1.8 billion of these borrowings are capped through the use of interest rate cap agreements. A hypothetical 25 basis points increase in the all-in interest rate on the outstanding balance of our consolidated variable interest rate debt as of September 30, 2024, would increase our annual interest expense by approximately $0.7 million, including the effects of our interest rate cap agreements. In addition, we have originated variable rate debt-related investments with aggregate commitments of $501.0 million and aggregate outstanding principal of $359.2 million as of September 30, 2024, which can offset the interest rate risk associated with our variable rate borrowings.

Derivative Instruments. As of September 30, 2024, we had 25 outstanding derivative instruments with a total notional amount of $3.0 billion outstanding and effective. These derivative instruments were comprised of interest rate swaps and interest rate caps that were designed to mitigate the risk of future interest rate increases by either providing a fixed interest rate or capping the variable interest rate for a limited, pre-determined period of time. See "Note 5 to the Condensed Consolidated Financial Statements" for further detail on our derivative instruments. We are exposed to credit risk of the counterparty to our interest rate cap and swap agreements in the event of non-performance under the terms of the agreements. If we were not able to replace these caps or swaps in the event of non-performance by the counterparty, we would be subject to variability of the interest rate on the amount outstanding under our debt that is fixed or capped through the use of the swaps or caps, respectively.

Variable Interest Rate Debt Investments. In the case of a significant increase in interest rates, additional debt service payments due from our borrowers may strain the operating cash flows of the real estate assets underlying our mortgages and, potentially, contribute to non-performance or, in severe cases, default, which may be mitigated by borrower purchased interest rate caps. Alternatively, in the case of a significant decrease in interest rates, our debt-related investments could be adversely impacted and interest income from our debt-related investments could decrease substantially, which could reduce the effectiveness of our interest rate risk strategy, as described above.

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ITEM 4. CONTROLS AND PROCEDURES

Disclosure Controls and Procedures

Under the direction of our Chief Executive Officer and Chief Financial Officer, we evaluated the effectiveness of our disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the "Exchange Act")) as of September 30, 2024. Based on this evaluation, our Chief Executive Officer and Chief Financial Officer have concluded that, as of September 30, 2024, our disclosure controls and procedures were effective.

Internal Control Over Financial Reporting

There have not been any changes in our internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the nine months ended September 30, 2024 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

PART II. OTHER INFORMATION

ITEM 1A. RISK FACTORS

In addition to the other information set forth in this report, you should carefully consider the risk factors discussed in Part I, Item 1A, "Risk Factors" of our 2023 Form 10-K and Part II, Item 1A, "Risk Factors" of our Quarterly Report on Form 10-Q for the six months ended June 30, 2024 (the "Second Quarter 2024 10-Q"), which could materially affect our business, financial condition, and/or future results. The risks described in our 2023 Form 10-K and Second Quarter 2024 10-Q are not the only risks facing us. Additional risks and uncertainties not currently known to us or that we currently deem to be immaterial also may materially adversely affect our business, financial condition and/or operating results. There have been no material changes to the risk factors disclosed in our 2023 Form 10-K and Second Quarter 2024 10-Q.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

Unregistered Sales of Equity Securities

On August 2, 2024, we commenced the Private Offering, which is exempt from the registration provisions of the Securities Act pursuant to Section 4(a)(2), Regulation D and/or Regulation S thereunder. Each purchaser of the shares of our common stock sold in the Private Offering is required to represent that it is an "accredited investor" as that term is defined in Rule 501 of Regulation D or a non-U.S. person and is acquiring shares for investment purposes only and not with a view to resale or distribution.

During the three months ended September 30, 2024, we issued and sold approximately 200,000 Class S-PR shares and approximately 208,000 Class I-PR shares and generated gross aggregate proceeds of $5.2 million in connection with the Private Offering. During the three months ended September 30, 2024, aggregate upfront selling commissions and dealer manager fees of $0.2 million were paid in connection with the Private Offering.

Share Redemption Program

We expect that there will be no regular secondary trading market for shares of our common stock. While our stockholders should view their investment as long-term with limited liquidity, we have adopted a share redemption program applicable to all shares of our common stock, whereby stockholders may receive the benefit of limited liquidity by presenting for redemption to us all or any portion of those shares in accordance with the procedures and subject to certain conditions and limitations. All references herein to classes of shares of our common stock do not include the OP Units issued by our Operating Partnership, unless the context otherwise requires.

While stockholders may request on a monthly basis that we redeem all or any portion of their shares pursuant to our share redemption program, we are not obligated to redeem any shares and may choose to redeem only some, or even none, of the shares that have been requested to be redeemed in any particular month, in our discretion. In addition, our ability to fulfill redemption requests is subject to a number of limitations. As a result, share redemptions may not be available each month. Under our share redemption program, to the extent we determine to redeem shares in any particular month, we will only redeem shares as of the last calendar day of that month (each such date, a "Redemption Date"). Shares redeemed on the Redemption Date remain outstanding on the Redemption Date and are no longer outstanding on the day following the Redemption Date. Redemptions will be made at the transaction price in effect on the Redemption Date, except that shares that have not been outstanding for at least one year will be redeemed at 95% of the transaction price. The Early Redemption Deduction may be waived in certain circumstances including: (i) in the case of redemption

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requests arising from the death or qualified disability of the holder; (ii) in the event that a stockholder's shares are redeemed because the stockholder has failed to maintain the $2,000 minimum account balance; (iii) with respect to shares purchased through our DRIP or received from us as a stock dividend; (iv) with respect to redemption requests submitted by discretionary model portfolio management programs (and similar arrangements); or (v) with respect to redemption requests submitted by feeder vehicles (or similar vehicles) primarily created to hold shares of our common stock, which are offered to non-U.S. persons, where such vehicles seek to avoid imposing such a deduction because of administrative or systems limitations. In addition, shares of our common stock acquired through the redemption of OP Units will not be subject to the Early Redemption Deduction. To have your shares redeemed, your redemption request and required documentation must be received in good order by 4:00 p.m. (Eastern time) on the second to last business day of the applicable month. Settlements of share redemptions will be made within three business days of the Redemption Date. An investor may withdraw its redemption request by notifying the transfer agent before 4:00 p.m. (Eastern time) on the last business day of the applicable month.

Under our share redemption program, we may redeem during any calendar month shares whose aggregate value (based on the price at which the shares are redeemed) is 2.0% of our aggregate NAV as of the last calendar day of the previous quarter and during any calendar quarter whose aggregate value (based on the price at which the shares are redeemed) is up to 5.0% of our aggregate NAV as of the last calendar day of the prior calendar quarter, subject to any carry-over capacity and net redemptions described below.

Provided that the share redemption program has been operating and not suspended for the first month of a given quarter and that all properly submitted redemption requests were satisfied, any unused capacity for that month will carry over to the second month. Also, provided that the share redemption program has been operating and not suspended for the first two months of a given quarter and that all properly submitted redemption requests were satisfied, any unused capacity for those two months will carry over to the third month. In no event will such carry-over capacity permit the redemption of shares with aggregate value (based on the redemption price per share for the month the redemption is effected) in excess of 5% of the combined NAV of all classes of shares as of the last calendar day of the previous calendar quarter (provided that for these purposes redemptions may be measured on a net basis as described in the paragraph below).

We currently measure the foregoing redemption allocations and limitations based on net redemptions during a month or quarter, as applicable. The term "net redemptions" means, during the applicable period, the excess of our share redemptions (capital outflows) over the proceeds from the sale of our shares (capital inflows). For purposes of measuring our redemption capacity pursuant to our share redemption program, proceeds from new subscriptions in a month are included in capital inflows on the first day of the next month because that is the first day on which such stockholders have rights in the Company. Also for purposes of measuring our redemption capacity pursuant to our share redemption program, redemption requests received in a month are included in capital outflows on the last day of such month because that is the last day stockholders have rights in the Company. We record these redemptions in our financial statements as having occurred on the first day of the next month following receipt of the redemption request because shares redeemed in a given month are outstanding through the last day of the month. Thus, for any given calendar quarter, the maximum amount of redemptions during that quarter will be equal to (1) 5% of the combined NAV of all classes of shares as of the last calendar day of the previous calendar quarter, plus (2) proceeds from sales of new shares in our securities offerings (including purchases pursuant to our DRIP) since the beginning of the current calendar quarter. The same would apply for a given month, except that redemptions in a month would be subject to the 2% limit described above (subject to potential carry-over capacity), and netting would be measured on a monthly basis. With respect to future periods, our board of directors may choose whether the allocations and limitations will be applied to "gross redemptions," i.e., without netting against capital inflows, rather than to net redemptions. If redemptions for a given month or quarter are measured on a gross basis rather than on a net basis, the redemption limitations could limit the amount of shares redeemed in a given month or quarter despite our receiving a net capital inflow for that month or quarter. In order for our board of directors to change the application of the allocations and limitations from net redemptions to gross redemptions or vice versa, we will provide notice to stockholders in a memorandum supplement or special or periodic report filed by us, as well as in a press release or on our website, at least 10 days before the first business day of the quarter for which the new test will apply. The determination to measure redemptions on a gross basis, or vice versa, will only be made for an entire quarter, and not particular months within a quarter.

If the transaction price for the applicable month is not made available by the tenth business day prior to the last business day of the month (or is changed after such date), then no redemption requests will be accepted for such month and stockholders who wish to have their shares redeemed the following month must resubmit their redemption requests.

Although the vast majority of our assets consist of properties that cannot generally be readily liquidated on short notice without impacting our ability to realize full value upon their disposition, we intend to maintain a number of sources of liquidity including: (i) cash equivalents (e.g. money market funds), other short-term investments, U.S. government securities, agency securities and liquid real estate debt and securities; and (ii) one or more borrowing facilities. We may fund redemptions from any available source of funds, including operating cash flows, borrowings, proceeds from our securities offerings and our sale of DST Interests, and/or sales of our assets.

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Should redemption requests, in our judgment, place an undue burden on our liquidity, adversely affect our operations or risk having an adverse impact on the Company as a whole, or should we otherwise determine that investing our liquid assets in real properties or other illiquid investments rather than redeeming our shares is in the best interests of the company as a whole, then we may choose to redeem fewer shares than have been requested to be redeemed, or none at all. In the event that we determine to redeem some but not all of the shares submitted for redemption during any month for any of the foregoing reasons, shares submitted for redemption during such month will be redeemed on a pro rata basis. All unsatisfied redemption requests must be resubmitted after the start of the next month or quarter, or upon the recommencement of the share redemption program, as applicable. If the transaction price for the applicable month is not made available by the tenth business day prior to the last business day of the month (or is changed after such date), then no redemption requests will be accepted for such month and stockholders who wish to have their shares redeemed the following month must resubmit their redemption requests.

Our board of directors may make exceptions to, modify or suspend our share redemption program if in its reasonable judgment it deems such actions to be in our best interest and the best interest of our stockholders. Although our board of directors has the discretion to suspend our share redemption program, our board of directors will not terminate our share redemption program other than in connection with a liquidity event which results in our stockholders receiving cash or securities listed on a national securities exchange or where otherwise required by law. Our board of directors may determine that it is in our best interests and the interest of our stockholders to suspend the share redemption program as a result of regulatory changes, changes in law, if our board of directors becomes aware of undisclosed material information that it believes should be publicly disclosed before shares are redeemed, a lack of available funds, a determination that redemption requests are having an adverse effect on our operations or other factors. Once the share redemption program has been suspended, our board of directors must affirmatively authorize the recommencement of the program before stockholder requests will be considered again. Following any suspension, our share redemption program requires our board of directors to consider at least quarterly whether the continued suspension of the program is in our best interest and the best interest of our stockholders; however, we are not required to authorize the re-commencement of the share redemption program within any specified period of time and any suspension may be for an indefinite period, which would be tantamount to a termination.

The preceding summary does not purport to be a complete summary of our share redemption program and is qualified in its entirety by reference to the share redemption program, which is incorporated by reference as Exhibit 4.1 to this Quarterly Report on Form 10-Q.

Refer to Item 2, "Management's Discussion and Analysis of Financial Condition and Results of Operations" for additional details regarding our redemption history.

The table below summarizes the redemption activity for the three months ended September 30, 2024, for which all eligible redemption requests were redeemed in full:


					Total Number of Shares		Maximum Number of
					Redeemed as Part of		Shares That May Yet Be
	Total Number of	Average Price Paid		Publicly Announced		Redeemed Under the
(shares in thousands)	Shares Redeemed	per Share Requested (1)		Plans or Programs		Plans or Programs (2)
For the Month Ended
July 31, 2024	2,416	$	12.60		2,416		-
August 31, 2024	1,976		12.60		1,976		-
September 30, 2024 (3)	2,189		12.60		2,189		-
Total	6,581	$	12.60		6,581		-

(1)	Amount represents the average price paid to investors upon redemption.

(2)	We limit the number of shares that may be redeemed per calendar quarter under the share redemption program as described above.

(3)

Redemption requests accepted in September 2024 are considered redeemed on October 1, 2024 for accounting purposes and, as a result, are not included in the table above. This differs from how we treat capital outflows for purposes of the limitations of our share redemption program. For purposes of measuring our redemption capacity pursuant to our share redemption program, redemption requests received in a month are included in capital outflows on the last day of such month because that is the last day stockholders have rights in the Company and we redeemed $70.6 million of shares of common stock for the three months ended September 30, 2024.

ITEM 5. OTHER INFORMATION

During the three months ended September 30, 2024, none of the Company's directors or executive officers adopted or terminated any contract, instruction or written plan for the purchase or sale of the Company's securities that was intended to satisfy the affirmative defense conditions of Rule 10b5-1(c) or any "non-Rule 10b5-1 trading arrangement."

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ITEM 6. EXHIBITS

The exhibits required by this item are set forth on the Exhibit Index attached hereto.

EXHIBIT INDEX

Exhibit Number		Description

3.1		Third Articles of Amendment and Restatement. Incorporated by reference to Exhibit 3.1 to Pre-Effective Amendment No. 1 to Post-Effective Amendment No. 3 to the Registration Statement on Form S-11 (File No. 333-200594) filed with the SEC on June 30, 2017.

3.2		Articles of Amendment. Incorporated by reference to Exhibit 3.1 to the Current Report on Form 8-K filed with the SEC on August 4, 2020.

3.3		Articles of Amendment (name change and designation of Class D shares). Incorporated by reference to Exhibit 3.1 to the Current Report on Form 8-K filed with the SEC on February 11, 2022.

3.4		Articles of Amendment (revised name of share classes). Incorporated by reference to Exhibit 3.1 to the Current Report on Form 8-K filed with the SEC on August 6, 2024.

3.5		Articles Supplementary (designation of new share classes). Incorporated by reference to Exhibit 3.2 to the Current Report on Form 8-K filed with the SEC on August 6, 2024.

3.6		Sixth Amended and Restated Bylaws of Ares Industrial Real Estate Income Trust Inc. Incorporated by reference to Exhibit 3.1 to the Current Report on Form 8-K filed with the SEC on December 14, 2023.

4.1		Third Amended and Restated Share Redemption Program, effective as of August 2, 2024. Incorporated by reference to Exhibit 99.1 to the Current Report on Form 8-K filed with the SEC on August 6, 2024.

4.2		Fifth Amended and Restated Distribution Reinvestment Plan. Incorporated by reference to Exhibit 99.2 to the Current Report on Form 8-K filed with the SEC on August 6, 2024.

4.3*		Private Distribution Reinvestment Plan.

4.4		Net Asset Value Calculation and Valuation Procedures. Incorporated by reference to Exhibit 99.3 to the Current Report on Form 8-K filed with the SEC on August 6, 2024.

10.1*		Dealer Manager Agreement, dated August 2, 2024, by and between Ares Industrial Real Estate Income Trust Inc. and Ares Wealth Management Solutions, LLC.

10.2*		Form of Selected Dealer Agreement.

10.3*		Second Amended and Restated Advisory Agreement (2024), effective as of August 2, 2024.

10.4*		Twelfth Amended and Restated Limited Partnership Agreement of AIREIT Operating Partnership LP, dated as of August 2, 2024.

31.1*		Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2*		Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1**		Certifications of Principal Executive Officer and Principal Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

99.1*		Consent of Altus Group U.S. Inc.

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Exhibit Number		Description
101		The following materials from Ares Industrial Real Estate Income Trust Inc.'s Quarterly Report on Form 10-Q for the quarter ended September 30, 2024, filed on November 12, 2024, formatted in iXBRL (Inline eXtensible Business Reporting Language): (i) Condensed Consolidated Balance Sheets, (ii) Condensed Consolidated Statements of Operations, (iii) Condensed Consolidated Statements of Comprehensive Income (Loss), (iv) Condensed Consolidated Statements of Equity, (v) Condensed Consolidated Statements of Cash Flows, and (vi) Notes to the Condensed Consolidated Financial Statements.

104		Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).

*	Filed herewith.

**	Furnished herewith.

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.


	ARES INDUSTRIAL REAL ESTATE INCOME TRUST INC.

November 12, 2024	By:	/s/ JEFFREY W. TAYLOR
		Jeffrey W. Taylor Partner, Co-President (Principal Executive Officer)

November 12, 2024	By:	/s/ SCOTT A. SEAGER
		Scott A. Seager Managing Director, Chief Financial Officer and Treasurer (Principal Financial Officer and Principal Accounting Officer)

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Quarterly Report for Quarter Ending September 30, 2024 (Form 10-Q)

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