Inland Real Estate Income Trust, Inc.

Inland Real Estate Income Trust, Inc. is a U.S. externally managed REIT formed to acquire and own commercial real estate, with a portfolio now concentrated in grocery-anchored retail properties. The company owns and operates neighborhood shopping centers and similar necessity-based retail assets, generating rental income from tenants across its U.S. property portfolio.

−7,2 %

+2,2 %

— Inland Real Estate Income Trust, Inc.
	%
Grocery-anchored retail properties	90% Neighborhood shopping centers anchored by grocery stores and other necessity retailers.
Multi-tenant retail leasing	10% Rental income from multiple tenants occupying retail space across the portfolio.

The company’s customers are commercial tenants, not end consumers, with demand centered on grocery stores and other...

Grocery anchorsprimary
Supermarket tenants that anchor centers and support traffic for the rest of the property.
Necessity-based retail tenantsprimary
Retailers such as pharmacies, convenience, and everyday service users that lease space for recurring local demand.
Small-shop tenantssecondary
Smaller in-line tenants that lease space in multi-tenant centers to access steady neighborhood traffic.

The portfolio is located entirely in the United States, with properties concentrated in grocery-anchored retail markets...

•All properties are located in the United States
•Portfolio is concentrated in grocery-anchored retail centers
•52 properties totaling 7.2 million square feet at year-end 2025
•U.S. local market occupancy and rent trends drive results
•No disclosed country-level revenue split beyond the U.S. portfolio

Management’s current focus is on owning grocery-anchored properties while evaluating ways to increase assets and cash...

Accretive portfolio growthmedium-term

Management wants to increase assets and cash flow without diluting portfolio quality.

Liquidity and capital enhancementmedium-term

The board is seeking ways to improve equity capital and create stockholder liquidity.

Debt maturity managementshort-term

Upcoming maturities require refinancing or credit facility amendments to preserve operations.

The company faces execution risk around strategic alternatives, refinancing, and tenant retention, all of which matter...

high

Strategic alternatives may not produce liquidity

The board reviewed sale alternatives but did not pursue a transaction, and future reviews may also fail to create a liquidity event.

Scope: Stockholder liquidity and capital structure
Materiality: high

high

Refinancing and debt maturity risk

The company expects to amend its credit facility and use it to repay maturing indebtedness secured by properties.

Scope: Liquidity and interest expense
Materiality: high

high

Tenant and occupancy risk

Rental income depends on renewing leases and re-leasing space in a competitive retail market.

Scope: Occupancy, rent spreads, cash flow
Materiality: high

medium

Related-party conflict risk

Affiliates of the sponsor manage the business and may compete with other Inland-sponsored programs for tenants and acquisitions.

Scope: Leasing, acquisitions, asset sales
Materiality: medium

Impairment of investment properties

Can create material non-cash losses and reduce reported asset values

Straight-line rent and lease intangibles

Affects revenue timing, NOI, and comparability across periods

FFO and MFFO adjustments

Important for assessing cash-generating ability versus GAAP earnings

Variable-rate debt sensitivity

Can materially affect earnings and cash flows

Inland Real Estate Income Trust, Inc.

Strategic alternatives may not produce liquidity

Refinancing and debt maturity risk

Tenant and occupancy risk

Related-party conflict risk

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