Form 8-K

8-K — Ares Real Estate Income Trust Inc.

Accession: 0001628280-26-066024

Filed: 2026-10-15

Period: 2026-09-30

CIK: 0001327978

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Other Events

Item: Financial Statements and Exhibits

Documents

8-K — are-20260930.htm (Primary)

EX-99.1 (are-20260930ex991.htm)

XML — IDEA: XBRL DOCUMENT (R1.htm)

8-K

8-K (Primary)

Filename: are-20260930.htm · Sequence: 1

are-20260930

FALSE000132797800013279782026-09-302026-09-30

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): September 30, 2026

ARES REAL ESTATE INCOME TRUST INC.

(Exact Name of Registrant as Specified in its Charter)

Maryland 000-52596 30-0309068

(State or other jurisdiction

of incorporation)

(Commission File No.)

(I.R.S. Employer

Identification No.)

One Tabor Center, 1200 Seventeenth Street, Suite 2900, Denver, CO

80202

(Address of Principal Executive Offices) (Zip Code)

(303) 228-2200

(Registrant’s telephone number, including area code)

Not applicable

(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

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

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

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. ☐

Item 8.01 Other Events.

Ares Real Estate Income Trust Inc. (referred to herein as the “Company,” “we,” “our,” or “us”) is filing this Current Report on Form 8-K in order to provide an update regarding our net asset value (“NAV”), our assets and portfolio.

Most Recent Transaction Price and Net Asset Value Per Share

November 1, 2026 Transaction Price

The transaction price for each of our share classes is equal to such share class’s NAV per share as of September 30, 2026. A calculation of the NAV per share is set forth below.

September 30, 2026 NAV Per Share

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. Our most recent NAV per share for each share class, which is updated as of the last calendar day of each month, is posted on our website at www.areswms.com/solutions/areit and is also available on our toll-free, automated telephone line at (888) 310-9352. 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 loans (“DST Program Loans”) provided to certain investors in our program to raise capital in private placements exempt from registration pursuant to Rule 506(b) of Regulation D under the Securities Act of 1933, as amended, through the sale of beneficial interests (“DST Interests”) in specific Delaware statutory trusts holding real properties, including properties currently indirectly owned by our operating partnership (the “DST Program”), and debt-related liabilities performed by Ares Commercial Real Estate Management LLC (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.

As used below, “Fund Interests” means our outstanding shares of common stock, along with the partnership units in our operating partnership (“OP Units”), which may be or were held directly or indirectly by the Advisor, affiliates of the sponsor and the Advisor, 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, 2026 and August 31, 2026:

As of

(in thousands) September 30, 2026 August 31, 2026

Investments in residential properties $ 3,164,200 $ 3,040,950

Investments in industrial properties 3,565,300 3,455,100

Investments in retail properties 1,239,450 1,235,300

Investments in office properties 407,900 407,500

Investments in other properties (1) 892,150 889,250

Total investment in real estate properties 9,269,000 9,028,100

Investments in real estate debt and securities 409,736 385,892

Investments in unconsolidated joint venture partnerships 567,214 570,410

DST Program Loans 220,026 221,519

Total investments 10,465,976 10,205,921

Cash and cash equivalents 28,673 25,143

Restricted cash 12,005 8,926

Other assets 96,547 93,982

Line of credit, term loans and mortgage notes (3,655,556) (3,454,797)

Secured financings on debt-related investments — (4,113)

Financing obligations associated with our DST Program (2,723,120) (2,700,891)

Other liabilities (217,868) (186,229)

Accrued performance participation allocation (30,771) (28,011)

Accrued advisory fees (6,044) (6,016)

Noncontrolling interests in consolidated joint venture partnerships (16,414) (15,969)

Aggregate Fund NAV $ 3,953,428 $ 3,937,946

Total Fund Interests outstanding 477,231 475,775

____________________________________________

(1)Includes self-storage and data center properties.

The following table sets forth the NAV per Fund Interest as of September 30, 2026 and August 31, 2026:

(in thousands, except Class T-R Class S-R Class D-R Class I-R Class E Class S-PR Class D-PR Class I-PR Class B

per Fund Interest data) Total Shares Shares Shares Shares Shares Shares Shares Shares Shares OP Units

As of September 30, 2026

Monthly NAV $ 3,953,428 $ 163,250 $ 260,824 $ 44,823 $ 549,265 $ 315,082 $ 130,866 $ 16,421 $ 198,307 $ 413,439 $ 1,861,151

Fund Interests outstanding 477,231 19,706 31,485 5,411 66,304 38,035 15,797 1,982 23,938 49,908 224,665

NAV Per Fund Interest $ 8.2841 $ 8.2841 $ 8.2841 $ 8.2841 $ 8.2841 $ 8.2841 $ 8.2841 $ 8.2841 $ 8.2841 $ 8.2841 $ 8.2841

As of August 31, 2026

Monthly NAV $ 3,937,946 $ 164,682 $ 264,690 $ 44,951 $ 546,920 $ 316,910 $ 120,467 $ 16,392 $ 188,793 $ 413,080 $ 1,861,061

Fund Interests outstanding 475,775 19,897 31,979 5,431 66,078 38,288 14,554 1,980 22,810 49,908 224,850

NAV Per Fund Interest $ 8.2769 $ 8.2769 $ 8.2769 $ 8.2769 $ 8.2769 $ 8.2769 $ 8.2769 $ 8.2769 $ 8.2769 $ 8.2769 $ 8.2769

Under U.S. generally accepted accounting principles (“GAAP”), we record liabilities for ongoing distribution fees that we estimate we may pay in future periods for the Fund Interests. As of September 30, 2026, we estimated approximately $105 million of ongoing distribution fees were potentially payable. 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.

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, 2026, 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 based on weighted-averages by property type.

Residential Industrial Retail Office Other (1) Weighted-Average

Basis

Exit capitalization rate 5.2 % 5.7 % 6.4 % 7.3 % 6.1 % 5.7 %

Discount rate / internal rate of return 7.1 % 7.3 % 7.4 % 8.7 % 7.7 % 7.4 %

Average holding period (years) 10.0 10.1 10.0 10.0 14.0 10.4

____________________________________________

(1)Includes self-storage and data center properties.

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:

Input Hypothetical

Change Residential Industrial Retail Office Other (1) Weighted-Average

Values

Exit capitalization rate (weighted-average) 0.25% decrease 3.2 % 3.0 % 2.4 % 2.5 % 2.3 % 2.9 %

0.25% increase (2.9) % (2.8) % (2.2) % (2.3) % (2.1) % (2.7) %

Discount rate (weighted-average) 0.25% decrease 2.0 % 2.0 % 1.9 % 2.0 % 2.5 % 2.0 %

0.25% increase (1.9) % (1.9) % (1.9) % (2.0) % (2.4) % (2.0) %

____________________________________________

(1)Includes self-storage and data center properties.

Distributions

We authorized monthly gross distributions for each class of shares of our common stock in the amount of $0.03583 per share for the month of September 2026. These distributions were paid to all stockholders of record as of the close of business on September 30, 2026, net of, as applicable, distribution fees that are payable monthly with respect to certain classes of shares of our common stock.

Update on Our Assets and Activities

As of September 30, 2026, our leverage ratio was 35% (calculated as outstanding principal balance of our borrowings, including secured financings on debt-related investments, less cash and cash equivalents, divided by the fair value of our real property, net investments in unconsolidated joint venture partnerships and investments in real estate debt and securities not associated with the DST Program, as determined in accordance with our valuation procedures) and the weighted-average interest rate of our consolidated borrowings was 4.97%.

For the quarter ended September 30, 2026, we raised gross proceeds of approximately $183 million, including proceeds from our distribution reinvestment plan and the sale of DST Interests (including $13 million of DST Interests financed by DST Program Loans). The aggregate dollar amount of common stock and OP Unit redemptions requested for July, August and September, which were redeemed in full on August 1, 2026, September 1, 2026 and October 1, 2026, respectively, was $27 million.

Update on Real Properties

As of September 30, 2026, our consolidated investments include 170 real estate properties totaling approximately 36 million square feet located in 35 markets throughout the U.S., which were 95% leased. Rent growth on comparable commercial leases executed during the trailing 12 months ended September 30, 2026 averaged 26% when calculated using cash basis rental rates and 41% when calculated using GAAP basis rental rates. For our industrial properties, rent growth on comparable leases executed during the trailing 12 months ended September 30, 2026 averaged 33% when calculated using cash basis rental rates and 46% when calculated using GAAP basis rental rates. Rent decline on new and renewal residential leases executed during the trailing 12 months ended September 30, 2026 averaged 1%. As of September 30, 2026, rents across our residential properties and industrial properties, our two largest categories, were estimated to be 9% and 20% below market (on a weighted-average basis).

During the three months ended September 30, 2026, we acquired nine retail properties, four industrial properties, four residential properties and one self-storage property for an aggregate contractual purchase price of $1.1 billion.

During the three months ended September 30, 2026, we sold part of one industrial property for a contractual sales price of $5 million. Our total accounting basis, which is inclusive of straight-line rent receivables and net of accumulated depreciation and amortization, for this property as of the closing date was approximately $2 million.

As used herein, the term “commercial” refers to our industrial, retail, office and data center properties or customers, as applicable.

Portfolio Overview. We currently group our real property portfolio into six categories: residential, industrial, retail, office, data center and other. The following table summarizes our real property portfolio by category as of September 30, 2026:

Average

Number of % of Total Effective Annual

($ and square feet in thousands, Number of Real Rentable Rentable Base Rent per %

except for per square foot data) Markets (1) Properties Square Feet Square Feet Square Foot (2) Leased

Residential properties 15 28 7,530 21 % $ 29.59 94 %

Industrial properties 28 94 21,881 62 7.69 96

Retail properties 12 26 3,304 9 24.38 96

Office properties 5 6 1,215 3 41.37 78

Data Center properties 1 2 745 2 37.67 100

Other properties (3) 8 14 1,106 3 20.18 86

Total real property portfolio 35 170 35,781 100 % $ 15.76 95 %

____________________________________________

(1)Reflects the number of unique markets by category and in total. As such, the total number of markets does not equal the sum of the number of markets by category as certain categories are located in the same market.

(2)Amount calculated as total annualized base rent, which includes the impact of any contractual tenant concessions (cash basis) per the terms of the lease, divided by total lease square footage as of September 30, 2026.

(3)Includes self-storage properties.

Market Diversification. The following table summarizes certain operating metrics of our real property portfolio by market and by category as of September 30, 2026:

($ and square feet in thousands) Number of Properties Investment in Real Estate Properties % of Gross Investment Amount Rentable Square Feet % of Total Rentable Square Feet % Leased (1)

Residential properties:

Atlanta, GA 4 $ 377,181 4 % 1,026 3 % 94 %

Austin, TX 1 75,290 1 197 — 97

Central Florida 3 438,424 5 958 3 95

Charlotte, NC 2 171,712 2 487 1 95

Dallas, TX 4 367,110 4 1,124 3 94

D.C. / Baltimore 1 97,816 1 288 1 94

Denver, CO 1 81,321 1 201 — 92

Knoxville, TN 1 166,094 2 206 1 98

Pennsylvania 1 94,269 1 235 1 94

Phoenix, AZ 1 138,320 2 409 1 96

San Antonio, TX 2 152,490 2 592 2 94

Seattle, WA 1 124,056 1 208 1 94

South Florida 4 468,168 5 1,202 3 95

Southern California 1 114,017 1 189 — 97

Tucson, AZ 1 126,584 1 208 1 69

Total residential properties (8,271 units) 28 2,992,852 33 7,530 21 94

Industrial properties:

Atlanta, GA 5 272,433 3 2,185 6 100

Bay Area, CA 3 170,105 2 614 2 86

Central Florida 6 246,004 3 1,413 4 93

Charlotte, NC 1 22,729 — 208 1 100

Chicago, IL 5 165,362 2 1,324 4 97

Cincinnati, OH 2 35,722 — 395 1 100

Columbus, OH 5 192,526 2 1,978 5 100

Dallas, TX 8 248,801 3 2,150 6 94

D.C. / Baltimore 6 148,661 2 1,108 3 100

Denver, CO 2 60,084 1 365 1 100

Greater Boston 4 142,333 2 577 2 100

Houston, TX 5 140,379 2 1,210 3 100

Indianapolis, IN 7 136,566 2 1,591 4 96

Las Vegas, NV 2 34,585 — 276 1 93

Louisville, KY 1 19,770 — 235 1 100

Metro New York 2 29,972 — 172 — 100

New Jersey 4 69,342 1 571 2 100

Pennsylvania 3 102,290 1 564 2 54

Phoenix, AZ 3 66,796 1 337 1 100

Portland, OR 3 65,718 1 395 1 100

Reno, NV 1 69,631 1 723 2 100

Richmond, VA 4 96,629 1 805 2 100

Salt Lake City, UT 2 145,049 2 916 3 88

San Antonio, TX 4 113,085 1 938 3 100

San Diego, CA 1 26,452 — 136 — 100

Seattle, WA 2 117,580 1 410 1 100

($ and square feet in thousands) Number of Properties Investment in Real Estate Properties % of Gross Investment Amount Rentable Square Feet % of Total Rentable Square Feet % Leased (1)

South Florida 1 15,374 — 76 — 100

Southern California 2 69,063 1 209 1 100

Total industrial properties 94 3,023,041 35 21,881 62 96

Retail properties:

Atlanta, GA 1 58,742 1 328 1 100

Austin, TX 1 67,999 1 117 — 100

Birmingham, AL 1 45,699 1 193 — 97

Dallas, TX 3 135,714 2 302 1 91

D.C. / Baltimore 1 41,697 — 131 — 100

Greater Boston 9 254,589 3 911 3 97

Houston, TX 2 180,975 2 289 1 84

New Jersey 1 67,428 1 226 1 95

Phoenix, AZ 3 130,363 1 375 1 98

Raleigh, NC 1 45,584 1 125 — 96

South Florida 2 117,854 1 206 1 99

Tulsa, OK 1 36,320 — 101 — 98

Total retail properties 26 1,182,964 14 3,304 9 96

Office properties:

Austin, TX 1 86,844 1 272 1 41

D.C. / Baltimore 1 96,753 1 128 — 90

Metro New York 1 274,275 3 589 2 85

Minneapolis / St. Paul, MN 1 41,999 1 103 — 93

New Jersey 2 47,890 1 123 — 100

Total office properties 6 547,761 7 1,215 3 78

Data Center properties:

D.C. / Baltimore 2 689,072 8 745 2 100

Total data center properties 2 689,072 8 745 2 100

Other properties (2):

Central Florida 3 34,856 — 187 1 87

D.C. / Baltimore 1 46,598 1 126 — 90

New Jersey 1 23,959 — 91 — 84

Pennsylvania 3 63,259 1 274 1 88

Raleigh, NC 2 19,527 — 116 — 85

Richmond, VA 1 16,703 — 100 — 80

San Diego, CA 1 21,445 — 51 — 89

South Florida 2 44,328 1 161 1 83

Total other properties 14 270,675 3 1,106 3 86

Total real property portfolio 170 $ 8,706,365 100 % 35,781 100 % 95 %

____________________________________________

(1)Percentage leased is based on executed leases as of September 30, 2026.

(2)Includes self-storage properties.

The following table sets forth the top 10 geographic allocations of our real property portfolio based on fair value as of September 30, 2026:

($ in thousands) Number of Properties Fair Value of Real Properties % of Fair Value

D.C. / Baltimore 12 $ 1,094,900 12 %

Atlanta, GA 10 803,950 9

Dallas, TX 15 750,250 8

South Florida 9 743,500 8

Central Florida 12 726,850 8

Greater Boston 13 424,200 4

Phoenix, AZ 7 353,350 4

Houston, TX 7 353,250 4

Pennsylvania 7 277,800 3

Seattle, WA 3 267,200 3

Other 75 3,473,750 37

Total real properties 170 $ 9,269,000 100 %

Lease Terms. Commercial lease terms typically range from one to 10 years, and often include renewal options. Commercial leases that are structured 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, account for 93% of our total leased commercial portfolio, based on number of commercial leases. Most of our commercial leases include fixed rental increases or Consumer Price Index-based rental increases and are not based on the income or profits of any person. The majority of our residential and self-storage leases expire within 12 months.

Lease Expirations. As of September 30, 2026, the weighted-average remaining term of our total leased commercial portfolio was approximately 5.4 years based on annualized base rent and 4.5 years based on leased square footage, excluding renewal options. The following table summarizes the lease expirations at our commercial properties for leases in place as of September 30, 2026, without giving effect to the exercise of renewal options or termination rights, if any. The table excludes our residential and self-storage properties as substantially all leases at such properties expire within 12 months.

($ and square feet in thousands) Number of

Commercial Leases Annualized Base Rent (1) % of Total

Annualized

Base Rent (1) Leased

Square Feet % of Total

Leased

Square Feet

Remainder of 2026 (2) 20 $ 5,210 2 % 396 1 %

2027 99 24,745 8 2,481 10

2028 134 41,704 13 4,059 16

2029 124 41,799 13 4,015 15

2030 119 39,708 13 3,660 14

2031 92 28,981 9 2,840 11

2032 51 24,101 8 2,092 8

2033 41 12,530 4 920 4

2034 40 20,556 7 2,119 8

2035 31 17,340 6 1,338 5

Thereafter 58 52,093 17 2,086 8

Total leased 809 $ 308,767 100 % 26,006 100 %

____________________________________________

(1)Annualized base rent is calculated as monthly base rent including the impact of any contractual tenant concessions (cash basis) per the terms of the lease as of September 30, 2026, multiplied by 12.

(2)Includes one lease totaling approximately 4 thousand square feet that expired on September 30, 2026.

Customer Diversification. We believe that the customer base that occupies our real property portfolio is generally stable and well-diversified. As of September 30, 2026, we had 681 commercial customers and there were no customers that represented more than 10% of total annualized base rent or more than 10% of total leased square feet. The following table reflects our 10 largest customers, based on annualized base rent, as of September 30, 2026:

($ and square feet in thousands) Number of

Locations (1) Annualized Base Rent (2) % of Total

Annualized

Base Rent (2) Leased

Square Feet % of Total

Leased

Square Feet

Amazon / Whole Foods 7 $ 33,719 6 % 1,349 4 %

FedEx 4 10,875 2 2,035 6

Stop & Shop 7 8,218 2 449 1

S.P. Richards Company 7 8,180 2 954 3

MF Warehouse 1 5,799 1 770 2

Mizuho Bank Ltd. 1 4,622 1 107 —

SpaceX 2 4,241 1 269 1

Kuehne + Nagel 1 4,181 1 432 1

United States of America 3 3,987 1 53 —

Veritiv Operating Company 2 3,480 1 804 2

Total 35 $ 87,302 18 % 7,222 20 %

____________________________________________

(1)Reflects the number of properties for which the customer has at least one lease in-place.

(2)Annualized base rent is calculated as monthly base rent including the impact of any contractual tenant concessions (cash basis) per the terms of the lease as of September 30, 2026, multiplied by 12.

The majority of our customers do not have a public corporate credit rating. We evaluate creditworthiness and financial strength of prospective commercial customers based on financial, operating and business plan information that such prospective customers provide to us, as well as other market, industry and economic information that is generally publicly available. As a result of this assessment, we may require that the customers enhance their credit by providing us with security deposits, letters of credit from established financial institutions, or personal or corporate guarantees. Customer creditworthiness often influences the amount of upfront tenant improvements, lease incentives, concessions or other leasing costs. We evaluate creditworthiness of our residential customers based on standard market practice, which includes credit checks.

Industry Diversification. We intend to maintain a well-diversified mix of customers to limit our exposure to any single customer or industry. Our diversified investment strategy inherently provides for customer diversity, and we continue to monitor our exposure relative to our larger customer industry sectors. The following table reflects the 10 largest industry concentrations within our portfolio, based on annualized base rent, as of September 30, 2026 and assumes that our residential and self-storage investments are not concentrated within any specific industry:

($ and square feet in thousands) Number of

Leases Annualized Base Rent (1) % of Total

Annualized

Base Rent Leased

Square Feet % of Total

Leased

Square Feet

eCommerce / Fulfillment 8 $ 34,334 6 % 1,604 5 %

Food & Beverage 168 26,076 5 1,160 3

Storage / Warehousing 25 23,307 4 2,869 8

Transportation / Logistics 16 18,604 3 2,437 7

Professional Services 68 18,062 3 720 2

Supermarket 20 17,679 3 1,030 3

Apparel / Clothing 27 14,303 3 1,974 6

Manufacturing 21 13,938 3 2,018 6

Financial 22 13,402 3 377 1

Post & Courier Services 15 13,118 2 2,204 6

Total 390 $ 192,823 35 % 16,393 47 %

____________________________________________

Forward-Looking Statements

This Current Report on Form 8-K includes certain statements that may be deemed “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements are generally identifiable by the use of the words “may,” “will,” “should,” “expect,” “could,” “anticipate,” “estimate,” “believe,” “intend,” “project,” “continue,” or other similar words or terms and include, without limitation, statements regarding the estimates and assumptions used in the calculation of our NAV per Fund Interest. 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. Readers are cautioned not to place undue reliance on these forward-looking statements. Among the factors that may cause results to vary are difficulties in economic conditions generally and the real estate, debt, and securities markets specifically, including the impact of inflation, changes in interest rates, developments related to tariffs and trade policies and the resulting impacts on market volatility and global trade 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”), risks associated with acquisitions, availability and creditworthiness of prospective customers, availability of capital (debt and equity), competition, supply and demand for properties in current and any proposed market areas in which we invest, our customers’ ability to pay rent, changes to accounting principles, policies and guidelines applicable to REITs, environmental, regulatory and/or safety requirements, customer bankruptcies and defaults, the availability and cost of comprehensive insurance, including our ability to continue to qualify as a REIT, and other factors, many of which are beyond our control. For a further discussion of these factors and other risk factors that could lead to actual results materially different from those described in the forward-looking statements, see “Risk Factors” under Item 1A of Part 1 of our Annual Report on Form 10-K for the year ended December 31, 2025 and subsequent periodic and current reports filed with the SEC. Except as otherwise required by the federal securities laws, we undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of new information, future events, changed circumstances, or any other reason.

Item 9.01 Financial Statements and Exhibits.

(d)Exhibits

Exhibit

Number Description

99.1*

Consent of Altus Group U.S. Inc.

104 Cover Page Interactive Data File (embedded within the Inline XBRL document).

____________________________________________

*Filed herewith.

SIGNATURES

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

Ares Real Estate Income Trust Inc.

October 15, 2026

By: /s/ TAYLOR M. PAUL

Taylor M. Paul

Managing Director, Chief Financial Officer and Treasurer

EX-99.1

Filename: are-20260930ex991.htm · Sequence: 2

Document

Exhibit 99.1

CONSENT OF INDEPENDENT VALUATION ADVISOR

We hereby consent to the references to our name and the description of our role in the valuation process described under the heading “September 30, 2026 NAV Per Share” in the Current Report on Form 8-K of Ares Real Estate Income Trust Inc. (the “Company”), filed by the Company with the Securities and Exchange Commission on the date hereof, being included or incorporated by reference in (i) the Company’s Registration Statement on Form S-3 (File No. 333-230311), (ii) the Company’s Registration Statement on Form S-8 (File No. 333-194237) and (iii) the Company’s Registration Statement on Form S-11 on Form S-3 (File No. 333-252212). In giving such consent, we do not thereby admit that we are in the category of persons whose consent is required under Section 7 of the Securities Act of 1933.

/s/ Altus Group U.S. Inc.

October 15, 2026 Altus Group U.S. Inc.

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Cover Page

Sep. 30, 2026

Cover [Abstract]

Document Type

8-K

Document Period End Date

Sep. 30, 2026

Entity Registrant Name

ARES REAL ESTATE INCOME TRUST INC.

Entity Incorporation, State or Country Code

Entity File Number

000-52596

Entity Tax Identification Number

30-0309068

Entity Address, Address Line One

One Tabor Center

Entity Address, Address Line Two

1200 Seventeenth Street, Suite 2900

Entity Address, City or Town

Denver

Entity Address, State or Province

Entity Address, Postal Zip Code

80202

City Area Code

303

Local Phone Number

228-2200

Written Communications

false

Soliciting Material

false

Pre-commencement Tender Offer

false

Pre-commencement Issuer Tender Offer

false

Entity Emerging Growth Company

false

Amendment Flag

false

Entity Central Index Key

0001327978

- Definition

Boolean flag that is true when the XBRL content amends previously-filed or accepted submission.

+ References

No definition available.

+ Details

Name:

dei_AmendmentFlag

Namespace Prefix:

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Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Area code of city

+ References

No definition available.

+ Details

Name:

dei_CityAreaCode

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

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- Definition

Cover page.

+ References

No definition available.

+ Details

Name:

dei_CoverAbstract

Namespace Prefix:

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Data Type:

xbrli:stringItemType

Balance Type:

Period Type:

duration

- Definition

For the EDGAR submission types of Form 8-K: the date of the report, the date of the earliest event reported; for the EDGAR submission types of Form N-1A: the filing date; for all other submission types: the end of the reporting or transition period. The format of the date is YYYY-MM-DD.

+ References

No definition available.

+ Details

Name:

dei_DocumentPeriodEndDate

Namespace Prefix:

dei_

Data Type:

xbrli:dateItemType

Balance Type:

Period Type:

duration

- Definition

The type of document being provided (such as 10-K, 10-Q, 485BPOS, etc). The document type is limited to the same value as the supporting SEC submission type, or the word 'Other'.

+ References

No definition available.

+ Details

Name:

dei_DocumentType

Namespace Prefix:

dei_

Data Type:

dei:submissionTypeItemType

Balance Type:

Period Type:

duration

- Definition

Address Line 1 such as Attn, Building Name, Street Name

+ References

No definition available.

+ Details

Name:

dei_EntityAddressAddressLine1

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Address Line 2 such as Street or Suite number

+ References

No definition available.

+ Details

Name:

dei_EntityAddressAddressLine2

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Name of the City or Town

+ References

No definition available.

+ Details

Name:

dei_EntityAddressCityOrTown

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Code for the postal or zip code

+ References

No definition available.

+ Details

Name:

dei_EntityAddressPostalZipCode

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Name of the state or province.

+ References

No definition available.

+ Details

Name:

dei_EntityAddressStateOrProvince

Namespace Prefix:

dei_

Data Type:

dei:stateOrProvinceItemType

Balance Type:

Period Type:

duration

- Definition

A unique 10-digit SEC-issued value to identify entities that have filed disclosures with the SEC. It is commonly abbreviated as CIK.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityCentralIndexKey

Namespace Prefix:

dei_

Data Type:

dei:centralIndexKeyItemType

Balance Type:

Period Type:

duration

- Definition

Indicate if registrant meets the emerging growth company criteria.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityEmergingGrowthCompany

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Commission file number. The field allows up to 17 characters. The prefix may contain 1-3 digits, the sequence number may contain 1-8 digits, the optional suffix may contain 1-4 characters, and the fields are separated with a hyphen.

+ References

No definition available.

+ Details

Name:

dei_EntityFileNumber

Namespace Prefix:

dei_

Data Type:

dei:fileNumberItemType

Balance Type:

Period Type:

duration

- Definition

Two-character EDGAR code representing the state or country of incorporation.

+ References

No definition available.

+ Details

Name:

dei_EntityIncorporationStateCountryCode

Namespace Prefix:

dei_

Data Type:

dei:edgarStateCountryItemType

Balance Type:

Period Type:

duration

- Definition

The exact name of the entity filing the report as specified in its charter, which is required by forms filed with the SEC.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityRegistrantName

Namespace Prefix:

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Data Type:

xbrli:normalizedStringItemType

Balance Type:

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- Definition

The Tax Identification Number (TIN), also known as an Employer Identification Number (EIN), is a unique 9-digit value assigned by the IRS.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

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Name:

dei_EntityTaxIdentificationNumber

Namespace Prefix:

dei_

Data Type:

dei:employerIdItemType

Balance Type:

Period Type:

duration

- Definition

Local phone number for entity.

+ References

No definition available.

+ Details

Name:

dei_LocalPhoneNumber

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 13e

-Subsection 4c

+ Details

Name:

dei_PreCommencementIssuerTenderOffer

Namespace Prefix:

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Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 14d

-Subsection 2b

+ Details

Name:

dei_PreCommencementTenderOffer

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as soliciting material pursuant to Rule 14a-12 under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 14a

-Subsection 12

+ Details

Name:

dei_SolicitingMaterial

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as written communications pursuant to Rule 425 under the Securities Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Securities Act

-Number 230

-Section 425

+ Details

Name:

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Namespace Prefix:

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Data Type:

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Period Type:

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