IPC Alternative Real Estate Income Trust Inc.
10/15/2026 | Press release | Distributed by Public on 10/15/2026 13:03
Supplemental Prospectus (Form 424B3)
Filed Pursuant to Rule 424(b)(3)
Registration No. 333-272750
IPC ALTERNATIVE REAL ESTATE INCOME TRUST, INC.
SUPPLEMENT NO. 10 DATED OCTOBER 15, 2026
TO THE PROSPECTUS DATED APRIL 3, 2026
This prospectus supplement ("Supplement") is part of and should be read in conjunction with the prospectus of IPC Alternative Real Estate Income Trust, Inc., dated April 3, 2026 (as supplemented to date, the "Prospectus"). Unless otherwise defined herein, capitalized terms used in this Supplement shall have the same meanings as in the Prospectus. References herein to the "Company," "we," "us," or "our" refer to IPC Alternative Real Estate Income Trust, Inc. unless the context specifically requires otherwise.
The purposes of this Supplement are as follows:
•
to disclose the transaction price for each class of our common stock as of November 2, 2026;
•
to disclose the calculation of our September 30, 2026 NAV per share for all share classes;
•
to provide an update on the status of our Public Offering; and
•
to provide portfolio metrics regarding the status of the Company's investments as of September 30, 2026.
November 2, 2026 Transaction Price
The transaction price for each share class of our common stock for subscriptions accepted as of November 2, 2026 (and repurchases as of October 30, 2026) is as follows:
|
Transaction |
||||
|
Class T |
$ |
23.7752 |
||
|
Class S |
$ |
23.7121 |
||
|
Class D |
$ |
23.7455 |
||
|
Class I |
$ |
23.7121 |
||
|
Class X-1 |
$ |
23.6346 |
||
|
Class X-2 |
$ |
23.7121 |
||
As of the date of this Supplement, we had not sold any Class S shares or Class X-2 shares. Until we sell shares of Class S and Class X-2 common stock, the transaction price for these classes is based on NAV per share of our Class I shares as of September 30, 2026. We will separately compute the NAV per share for each one of these classes once we have shares of such class outstanding. Class X-1 and Class X-2 shares are not being sold as part of our Public Offering. A detailed calculation of the NAV per share is set forth below. The purchase price of our common stock for each share class equals the transaction price of such class, plus applicable upfront selling commissions and dealer manager fees. The repurchase price for each share class equals the transaction price of such class.
September 30, 2026 NAV per Share
We calculate NAV per share in accordance with the valuation guidelines that have been approved by our Board of Directors. Our NAV per share, which is updated as of the last calendar day of each month, is posted on our website at www.ipcaltreit.com and is made available on our toll-free, automated telephone line at 866-MY-Inland (866-694-6526). Please refer to "Net Asset Value Calculation and Valuation Guidelines" in the Prospectus for a discussion of how our NAV is determined. The Advisor is ultimately responsible for determining our NAV. Transactions or events have occurred since September 30, 2026 that could have a material impact on our NAV per share, upon which our transaction price is based. We have included a breakdown of the components of total NAV and NAV per share for September 30, 2026 along with the immediately preceding month.
Our total NAV presented in the following tables shows the Company and the Operating Partnership on a combined basis and includes the NAV of the Company's common stockholders, as well as partnership interests of the Operating Partnership held by parties other than us.
1
The following table provides a breakdown of the major components of our NAV as of September 30, 2026 (dollars and shares/units in thousands):
|
Components of NAV |
As of |
|||
|
Investments in real estate |
$ |
452,221 |
||
|
Cash and cash equivalents |
6,881 |
|||
|
Restricted cash |
1,957 |
|||
|
Other assets |
10,459 |
|||
|
Debt |
(287,601 |
) |
||
|
Other liabilities(1) |
(41,092 |
) |
||
|
Net asset value |
$ |
142,825 |
||
|
Total shares/units outstanding |
5,945 |
|||
(1)
Includes accrued distribution fees. Distribution fees only apply to Class T shares and units, Class S shares and units and Class D shares and units. For purposes of calculating NAV, we recognize the distribution fee as a reduction of NAV on a monthly basis as such fee is paid. Under GAAP, we accrue the full cost of the distribution fee as an offering cost at the time we sell Class T shares and units, Class S shares and units, and Class D shares and units. As of September 30, 2026, we had accrued under GAAP $278 of distribution fees payable to Inland Securities Corporation (the "Dealer Manager") related to the Class T shares and units and Class D shares and units. As of September 30, 2026, we had not sold or issued any Class S shares or units; therefore, we had not accrued any distribution fees payable to the Dealer Manager related to such shares or units. The Dealer Manager does not retain any of these fees, all of which are retained by, or reallowed (paid) to, participating broker-dealers and servicing broker-dealers for ongoing stockholder services performed by such broker-dealers.
The following table sets forth our NAV and NAV per share/unit by class as of September 30, 2026 (dollars and shares/units in thousands, except per share/unit data):
|
NAV Per Share/Unit |
Class T |
Class D |
Class I |
Class X-1 |
Class A Units |
Total |
||||||||||||||||||
|
Net asset value |
$ |
3,898 |
$ |
750 |
$ |
11,738 |
$ |
1,260 |
$ |
125,179 |
$ |
142,825 |
||||||||||||
|
Number of outstanding shares/units |
164 |
32 |
495 |
53 |
5,201 |
5,945 |
||||||||||||||||||
|
NAV per share/unit as of September 30, 2026 |
$ |
23.7752 |
$ |
23.7455 |
$ |
23.7121 |
$ |
23.6346 |
$ |
24.0665 |
||||||||||||||
Set forth below are the weighted averages of the key assumptions used by our independent valuation advisor in the discounted cash flow analysis used for the September 30, 2026 valuations, based on property type:
|
Property Type |
Discount Rate |
Exit Capitalization Rate |
||||||
|
Healthcare |
7.53 |
% |
6.32 |
% |
||||
|
Self-Storage |
8.42 |
% |
6.92 |
% |
||||
|
Education |
8.00 |
% |
6.75 |
% |
||||
A change in these key assumptions would impact the calculation of the value of our property investments. For example, assuming all other factors remain unchanged, the changes listed below would result in the following effects on our property investment values:
|
Property Type |
Hypothetical Change |
Healthcare |
Self-Storage |
Education |
||||||||||
|
Discount rate (weighted average) |
0.25% decrease |
1.78 |
% |
1.60 |
% |
1.85 |
% |
|||||||
|
0.25% increase |
(1.78 |
)% |
(1.87 |
)% |
(1.85 |
)% |
||||||||
|
Exit capitalization rate (weighted average) |
0.25% decrease |
2.40 |
% |
1.60 |
% |
2.08 |
% |
|||||||
|
0.25% increase |
(2.22 |
)% |
(2.13 |
)% |
(2.08 |
)% |
||||||||
Our total NAV presented in the following tables shows the Company and the Operating Partnership on a combined basis and includes the NAV of the Company's common stockholders, as well as partnership interests of the Operating Partnership held by parties other than us.
2
The following table provides a breakdown of the major components of our NAV as of August 31, 2026 (dollars and shares/units in thousands):
|
Components of NAV |
As of |
|||
|
Investments in real estate |
$ |
417,000 |
||
|
Cash and cash equivalents |
6,868 |
|||
|
Restricted cash |
1,948 |
|||
|
Other assets |
8,429 |
|||
|
Debt |
(269,980 |
) |
||
|
Other liabilities(1) |
(23,814 |
) |
||
|
Net asset value |
$ |
140,451 |
||
|
Total shares/units outstanding |
5,940 |
|||
(1)
Includes accrued distribution fees. Distribution fees only apply to Class T shares and units, Class S shares and units and Class D shares and units. For purposes of calculating NAV, we recognize the distribution fee as a reduction of NAV on a monthly basis as such fee is paid. Under GAAP, we accrue the full cost of the distribution fee as an offering cost at the time we sell Class T shares and units, Class S shares and units, and Class D shares and units. As of August 31, 2026, we had accrued under GAAP $277 of distribution fees payable to the Dealer Manager related to the Class T shares and units and Class D shares and units. As of August 31, 2026, we had not sold or issued any Class S shares or units; therefore, we had not accrued any distribution fees payable to the Dealer Manager related to such shares or units. The Dealer Manager does not retain any of these fees, all of which are retained by, or reallowed (paid) to, participating broker-dealers and servicing broker-dealers for ongoing stockholder services performed by such broker-dealers.
The following table sets forth our NAV and NAV per share/unit by class as of August 31, 2026 (dollars and shares/units in thousands, except per share/unit data):
|
NAV Per Share/Unit |
Class T |
Class D |
Class I |
Class X-1 |
Class A Units |
Total |
||||||||||||||||||
|
Net asset value |
$ |
3,832 |
$ |
737 |
$ |
11,377 |
$ |
1,239 |
$ |
123,266 |
$ |
140,451 |
||||||||||||
|
Number of outstanding shares/units |
164 |
32 |
487 |
53 |
5,204 |
5,940 |
||||||||||||||||||
|
NAV per share/unit as of August 31, 2026 |
$ |
23.4153 |
$ |
23.3851 |
$ |
23.3520 |
$ |
23.2727 |
$ |
23.6863 |
||||||||||||||
Status of our Public Offering
We are currently offering on a continuous basis up to $1.25 billion in shares of common stock, consisting of up to $1.0 billion in shares in our primary offering and up to $250 million in shares pursuant to our distribution reinvestment plan. As of the date of this Supplement, we had issued and sold in the Public Offering (i) 640,001 shares of our common stock (consisting of 409,328 Class I shares, 200,341 Class T shares and 30,332 Class D shares) in the primary offering for total proceeds of $15.5 million; and (ii) 16,599 shares of our common stock (consisting of 9,390 Class I shares, 5,842 Class T shares and 1,367 Class D shares) pursuant to our distribution reinvestment plan for a total value of $0.4 million. As of the date of this Supplement, no Class S shares have been issued or sold. We intend to continue selling shares in the Public Offering on a monthly basis.
Portfolio Metrics as of September 30, 2026
Attached hereto as Appendix A are portfolio metrics regarding the status of our investments as of September 30, 2026.
3
Appendix A
ALT REIT Portfolio Overview* $452M Investments in Real Estate $143M Net Asset Value 37 Properties Healthcare Appraised Property Value $337,200,000 No. of Properties 30 Square Feet 746,601 Leased % 97.7% Student Housing Appraised Property Value $43,200,000 No. of Properties 1 Total Beds 406 Leased % 73.9% Self Storage Appraised Property Value $71,820,847 No. of Properties 6 No. of Units 3,854 Leased % 90.3%† † Leased % based on rentable square footage Property Type by Investment Value** Self Storage 16% Healthcare 75% Student Housing 10% *Data as of September 30, 2026. For more information on IPC Alternative Real Estate Income Trust, Inc.'s (ALT REIT) most recent estimated net asset value (NAV), including the assumptions, estimates and judgments used to determine the estimated NAV, see Supplement No. 10 filed with the SEC on October 15, 2026 to the Prospectus of IPC Alternative Real Estate Income Trust, Inc., dated April 3, 2026. **Percentages may not total 100% due to rounding.
IPC Alternative Real Estate Income Trust Inc. published this content on October 15, 2026, and is solely responsible for the information contained herein. Distributed via EDGAR on October 15, 2026 at 19:03 UTC. If you believe the information included in the content is inaccurate or outdated and requires editing or removal, please contact us at [email protected]