What is Inland Real Estate Income Trust, Inc. (INRE)'s fair-value range?

EvidInvest reads Inland Real Estate Income Trust, Inc. (INRE)'s market price back into the assumptions behind it — the implied P/E, growth rate and cash yield — using its latest filed financials, then lets you set your own. See the full DCF, Graham number, EPV and multiple-based methods at https://evidinvest.com/valuation/INRE.

How is Inland Real Estate Income Trust, Inc. (INRE)'s fair value calculated?

Inland Real Estate Income Trust, Inc. (INRE)'s fair value is computed with several independent methods — a discounted cash flow (DCF) model, the Graham number, earnings power value (EPV), and valuation multiples (PE, EV/EBITDA, P/S, P/B) benchmarked against its industry — using data from SEC filings.

What is Inland Real Estate Income Trust, Inc. (INRE)'s PE ratio versus its industry?

EvidInvest shows Inland Real Estate Income Trust, Inc. (INRE)'s current and historical PE ratio alongside its sector and industry averages, so you can see whether the stock trades at a premium or discount to peers. Full breakdown at https://evidinvest.com/valuation/INRE.

Fair value · Inland Real Estate Income Trust, Inc. (INRE) · updated 2026-09-13 · from 10-K FY2025

Inland Real Estate Income Trust trades at $10.60. That price implies 13.1× EV/EBITDA.

Previous close (2025-09-29)

Are those assumptions reasonable? Use INRE’s filed growth history and the AI chat to decide, then set your own inputs below — the range you build is yours.

What the price implies

EV/EBITDA: 13.1×

Prices and market caps: Cboe delayed data, at least 15 minutes delayed. Not real-time. Fundamentals from company filings. This price: Previous close (2025-09-29).

Set your own assumptions ↓See how each method got its number Check another stock

The filing behind these numbers

Inland Real Estate Income Trust, Inc.

Revenue: $153.6M
Diluted EPS: $-0.31
Free cash flow: $20.7M; operating cash flow − capital expenditure
Diluted shares: 36.1M; weighted average

10-K FY2025 · fiscal year ended 2025-12-31 · filed 2026-03-11

Trailing-twelve-month EPS also uses the quarterly 10-Qs through Q2 FY2026 (filed 2026-08-05).

Open the 10-K list on sec.govCIK 1528985

Valuation tool: build your own INRE range

Fair Value Summary

Daily Price — INRE

$11.25 +0.0% (1Y)

Range implied by today’s price1 of 7 methods

At least two methods need a usable value to draw a range with these inputs.

Range with preset inputs

$2.22 – $2.22

Price $10.60

Bear $2.22Base $2.22Bull $2.22

Every method that could be solved backwards opens on the assumption today’s price makes, so the top range sits on the price — that is arithmetic, not a view. Change any input and it becomes yours.

We don’t tell you what INRE is worth. Every tab OPENS on what today’s price implies for that method’s key assumption; you decide whether that assumption is reasonable — the growth matrix has INRE’s filed history and the AI chat will reason it through with you — and the range you build is yours. Our presets are filed history and reference settings, never a recommendation.

Discounted cash flow

N/A

Insufficient cash flow data

Preset inputs — revenue-driven DCF from the latest filing

Implied by today’s price

The price implies stage-1 FCF growth of 200.0%. Even 200% yearly free-cash-flow growth lands below today’s price with the other inputs held; 200% is the edge of what this model can show.

Not solvable from the price — Even 200% yearly free-cash-flow growth lands below today’s price with the other inputs held; 200% is the edge of what this model can show. Showing preset inputs.

Implied discount rate (holding growth): 4.4% · the WACC that makes the same model print the price

That is the assumption the market is making — not ours, and not a recommendation. Decide whether it is reasonable: the growth matrix shows what INRE has actually filed, and the AI chat will reason it through with you.

Your inputs

Free cash flow grows at your stage-1 rate, then your stage-2 rate, then a terminal rate; everything is discounted at your WACC.

Stage-1 growth5.0%

Yearly free-cash-flow growth for the first stage. Starts below zero so a shrinking-cash-flow case — and the rate today’s price implies — can be set.

-20.0%60.0%

Stage-1 years5 yrs

How long stage-1 growth lasts.

1 yrs10 yrs

Stage-2 growth2.5%

Slower growth after stage 1, before the terminal phase.

-20.0%30.0%

Stage-2 years5 yrs

0 yrs10 yrs

Terminal growth2.5%

Growth forever after the two stages. Above ~3% is rarely justified.

0.0%5.0%

Discount rate (WACC)150.00%

The return you require. Default is the WACC EvidInvest computed for this company. Higher discount rate, lower value.

3.00%225.00%

Net debt ($M)Debt minus cash, from the balance sheet. Subtracted from enterprise value.

Starting FCF ($M)Latest free cash flow from the filing (operating cash flow minus capex).

Shares (M)Diluted shares, from the filing.

Year by year (two-stage model, $M)

PV explicit $15M · PV terminal $0M · EV $15M · equity $-871M

Year	Stage	FCF	Present value
1	Stage 1	$22M	$9M
2	Stage 1	$23M	$4M
3	Stage 1	$24M	$2M
4	Stage 1	$26M	$1M
5	Stage 1	$27M	$0M
6	Stage 2	$27M	$0M
7	Stage 2	$28M	$0M
8	Stage 2	$29M	$0M
9	Stage 2	$30M	$0M
10	Stage 2	$30M	$0M

Inputs from the filing

Free cash flow: $-3.5M; sum of the last four quarters
EBIT: $39.4M; latest annual
Shares: 36.1M
Total debt: $893.8M
Cash: $8.0M
Net debt: $885.9M; debt − cash

10-K FY2025 · period ended 2025-12-31 · filed 2026-03-11 · sec.gov

Prefer a blank slate with reverse DCF? Open the standalone DCF / reverse DCF for INRE

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Download the full INRE valuation report (PDF) — free

DCF fair value, Graham number, EPV, key multiples and growth rates in one clean PDF.

Inland Real Estate Income Trust trades at $10.60. That price implies 13.1× EV/EBITDA.

The filing behind these numbers

Valuation tool: build your own INRE range

Daily Price — INRE

Range implied by today’s price1 of 7 methods

Range with preset inputs

Your inputs

Year by year (two-stage model, $M)

More on INRE

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Valuation tool: build your own INRE range

Daily Price — INRE

Range implied by today’s price1 of 7 methods

Range with preset inputs

Your inputs

Year by year (two-stage model, $M)

More on INRE

Compare with peers

Explore