# Hines Global Income Trust, Inc.

> Clarifo company profile — qualitative business description generated from
> the company's filings. Financial statements, charts and ratios are
> available on Clarifo (https://www.clarifo.com/en/companies/Hines Global Income Trust, Inc.).

## Overview

Hines Global Income Trust, Inc. is a Maryland-based real estate investment trust that invests in a diversified portfolio of commercial properties and other real estate investments in the United States and international markets. The company is sponsored by Hines and operates through a portfolio of income-producing assets across multiple property types and geographies.

## Products & services

• Ownership of commercial real estate properties
• Real estate-related securities investments
• Leasing of industrial, living, and retail assets
• Property acquisition and disposition activities
• DST program interests and master lease structures

- **Commercial real estate ownership** (70%) — Direct ownership of income-producing properties across industrial, living, retail, and other sectors.
- **Leasing and rental income** (20%) — Rental revenue generated from tenants occupying the company’s real estate portfolio.
- **Real estate-related securities** (5%) — Investments in securities tied to real estate markets and property cash flows.
- **DST program interests** (5%) — Private placements of beneficial interests in Delaware statutory trusts backed by properties.

- Ownership of commercial real estate properties
- Real estate-related securities investments
- Leasing of industrial, living, and retail assets
- Property acquisition and disposition activities
- DST program interests and master lease structures

## Customers

The company’s customers are primarily commercial tenants that lease space in its industrial, retail, and living properties. It also serves third-party investors through its DST program and, more broadly, shareholders who seek exposure to diversified real estate income and asset appreciation.

- **Commercial tenants** (primary) — Businesses leasing industrial, retail, and other property space for operations and customer access.
- **DST investors** (secondary) — Third-party investors purchasing beneficial interests in specific Delaware statutory trusts.
- **Shareholders** (primary) — Investors in the REIT structure seeking distributions and real estate portfolio exposure.
- **Residential and living users** (secondary) — Occupants or operators of living assets that generate recurring property cash flow.

- Industrial tenants needing logistics and distribution space
- Retail tenants in grocery-anchored and open-air centers
- Residents or operators in living assets
- DST investors buying beneficial interests in property trusts
- Shareholders seeking diversified real estate income exposure

## Geography

The portfolio is diversified across the United States and international markets, with the company reporting that about 69% of its real estate investments were located in the United States and about 31% internationally as of March 31, 2026. Its reported property footprint includes assets in Europe such as the Netherlands, Poland, Spain, and the Czech Republic, reflecting a cross-border real estate strategy.

- **United States** (69%)
- **International** (31%)

- About 69% of portfolio value was in the United States
- About 31% of portfolio value was international
- European assets include the Netherlands, Poland, Spain, and Czech Republic
- Geographic diversification reduces reliance on one rental market
- Cross-border ownership adds currency and local-market exposure

## Strategy

The company’s strategy is to build a diversified portfolio of quality commercial real estate with a balance of income generation and long-term growth potential. It emphasizes disciplined capital deployment, active asset management, and selective acquisitions and dispositions across sectors and geographies.

- **Portfolio diversification** (medium-term) — Diversification across sectors and countries helps reduce concentration risk and smooth cash flow.
- **Selective capital deployment** (short-term) — Buying assets in favorable cycles supports long-term income and value creation.
- **Asset recycling** (medium-term) — Selling mature assets can free capital for higher-conviction opportunities and portfolio refresh.
- **DST platform expansion** (medium-term) — The DST program broadens funding sources and creates an additional way to monetize properties.

- Maintain a diversified portfolio across property types and regions
- Target income-producing assets with long-term growth potential
- Use acquisitions and dispositions to reshape portfolio exposure
- Leverage Hines’ local sourcing and research capabilities
- Expand DST program as an additional capital and investment channel

## Risks

The business is exposed to property-level operating risk, tenant demand, and changes in real estate values across multiple markets. It also faces financing, interest-rate, foreign-exchange, and structure-specific risks from its DST program and master lease arrangements.

- **Tenant vacancy and leasing risk** [high] — Cash flow depends on maintaining high occupancy and renewing leases across the portfolio.
- **Interest rate and financing risk** [high] — Property acquisitions and distributions may rely on debt and market financing conditions.
- **Foreign exchange and international market risk** [medium] — A meaningful share of assets is outside the United States, creating currency and local-cycle exposure.
- **DST program liability risk** [high] — Master lease guarantees and FMV option structures can leave the company exposed to property underperformance.
- **Real estate valuation risk** [high] — NAV and reported gains depend on property appraisals, sale prices, and market cap rates.

- Tenant vacancies or rent pressure can reduce property cash flow
- Higher interest rates can raise financing costs and pressure valuations
- International assets add currency and local-market risk
- DST master leases can create obligations even if property cash flow weakens
- Real estate transaction gains can be volatile from quarter to quarter

## Accounting

Key accounting judgments include fair value measurement of investment properties and real estate-related securities, which can materially affect NAV and reported gains or losses. The company also records depreciation and amortization, derivative gains and losses, foreign currency effects, and gains on property sales, all of which can create significant quarter-to-quarter volatility.

- **Fair value of investment properties** — Core driver of reported real estate performance
- **Depreciation and amortization** — Material to quarterly net income
- **Derivative instruments** — Adds volatility to earnings
- **Foreign currency translation** — Affects reported income and asset values
- **Gain on sale of real estate** — Important for quarterly and annual earnings

- Fair value estimates drive NAV and property-related gains or losses
- Depreciation and amortization affect reported operating results
- Derivative accounting can create mark-to-market volatility
- Foreign currency translation affects international asset results
- Property sale gains can materially swing quarterly earnings

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*Last updated: 2026-07-17T23:33:45.863908+00:00*