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 <P STYLE="line-height:1.0pt;margin-top:0pt;margin-bottom:0pt;border-bottom:1px solid #000000">&nbsp;</P>
<P STYLE="line-height:3.0pt;margin-top:0pt;margin-bottom:2pt;border-bottom:1px solid #000000">&nbsp;</P> <P STYLE="margin-top:4pt; margin-bottom:0pt; font-size:18pt; font-family:Times New Roman" ALIGN="center"><B>UNITED STATES </B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:18pt; font-family:Times New Roman" ALIGN="center"><B>SECURITIES AND EXCHANGE COMMISSION </B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:12pt; font-family:Times New Roman" ALIGN="center"><B>Washington,&nbsp;D.C.&nbsp;20549 </B></P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><center>
<P STYLE="line-height:6.0pt;margin-top:0pt;margin-bottom:2pt;border-bottom:1.00pt solid #000000;width:21%">&nbsp;</P></center> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:18pt; font-family:Times New Roman" ALIGN="center"><B><FONT
STYLE="white-space:nowrap">FORM&nbsp;8-K</FONT> </B></P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><center>
<P STYLE="line-height:6.0pt;margin-top:0pt;margin-bottom:2pt;border-bottom:1.00pt solid #000000;width:21%">&nbsp;</P></center> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:12pt; font-family:Times New Roman" ALIGN="center"><B>CURRENT
REPORT </B></P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:12pt; font-family:Times New Roman" ALIGN="center"><B>PURSUANT TO SECTION&nbsp;13 OR 15(D) </B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:12pt; font-family:Times New Roman" ALIGN="center"><B>OF THE SECURITIES EXCHANGE ACT OF 1934 </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:12pt; font-family:Times New Roman" ALIGN="center"><B>Date of Report (Date of earliest event reported): January&nbsp;10, 2019 </B></P>
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<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:24pt; font-family:Times New Roman" ALIGN="center"><B>STARWOOD REAL ESTATE INCOME TRUST,&nbsp;INC. </B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>(Exact Name of Registrant as Specified in Its Charter) </B></P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><center>
<P STYLE="line-height:6.0pt;margin-top:0pt;margin-bottom:2pt;border-bottom:1.00pt solid #000000;width:21%">&nbsp;</P></center> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD VALIGN="top" ALIGN="center"><B>Maryland</B></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" ALIGN="center"><B><FONT STYLE="white-space:nowrap">333-220997</FONT></B></TD>
<TD VALIGN="bottom">&nbsp;</TD>
<TD VALIGN="top" ALIGN="center"><B><FONT STYLE="white-space:nowrap">82-2023409</FONT></B></TD></TR>
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<TD VALIGN="top" ALIGN="center"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>(State or other jurisdiction</B></P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>of incorporation)</B></P></TD>
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<TD VALIGN="top" ALIGN="center"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>(Commission</B></P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>File Number)</B></P></TD>
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<TD VALIGN="top" ALIGN="center"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>(I.R.S. Employer</B></P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>Identification No.)</B></P></TD></TR>
</TABLE> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>1601 Washington Avenue </B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>Suite&nbsp;800 </B></P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>Miami
Beach,&nbsp;FL 33139 </B></P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>(Address of principal executive offices, including zip code) </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B><FONT STYLE="white-space:nowrap">(305)&nbsp;695-5500</FONT> </B></P>
<P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>(Registrant&#146;s telephone number, including area code) </B></P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center"><B>N/A </B></P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>(Former name or
former address, if changed since last report) </B></P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P><center>
<P STYLE="line-height:6.0pt;margin-top:0pt;margin-bottom:2pt;border-bottom:1.00pt solid #000000;width:21%">&nbsp;</P></center> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Check the appropriate box below
if the <FONT STYLE="white-space:nowrap">Form&nbsp;8-K</FONT> filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions: </P>
<P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left">Written communications pursuant to Rule&nbsp;425 under the Securities Act </P></TD></TR></TABLE>
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<TD WIDTH="4%">&nbsp;</TD>
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<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left">Soliciting material pursuant to <FONT STYLE="white-space:nowrap">Rule&nbsp;14a-12</FONT> under the Exchange Act
</P></TD></TR></TABLE> <P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD WIDTH="4%">&nbsp;</TD>
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<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left"><FONT STYLE="white-space:nowrap">Pre-commencement</FONT> communications pursuant to <FONT
STYLE="white-space:nowrap">Rule&nbsp;14d-2(b)</FONT> under the Exchange Act </P></TD></TR></TABLE> <P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left"><FONT STYLE="white-space:nowrap">Pre-commencement</FONT> communications pursuant to <FONT
STYLE="white-space:nowrap">Rule&nbsp;13e-4(c)</FONT> under the Exchange Act </P></TD></TR></TABLE> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Indicate by check mark whether the registrant is an
emerging growth company as defined in Rule&nbsp;405 of the Securities Act of 1933 (17&nbsp;CFR&nbsp;&#167;230.405) or Rule&nbsp;12b-2 of the Securities Exchange Act of 1934 (17&nbsp;CFR&nbsp;&#167;240.12b-2). </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="right">Emerging growth company&nbsp;&nbsp;&#9746; </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">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&nbsp;13(a) of the Exchange
Act.&nbsp;&nbsp;&#9746; </P> <P STYLE="font-size:10pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P> <P STYLE="line-height:1.0pt;margin-top:0pt;margin-bottom:0pt;border-bottom:1px solid #000000">&nbsp;</P>
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 <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Item&nbsp;1.01. Entry Into a Material Definitive Agreement. </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">The information discussed under Item 2.01 of this Current Report on Form <FONT STYLE="white-space:nowrap">8-K</FONT> is incorporated by reference into this
Item 1.01. </P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Item&nbsp;2.01. Completion of Acquisition or Disposition of Assets. </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">On July&nbsp;31, 2018, SCG Global Holdings, L.L.C. (the &#147;Starwood Affiliate&#148;), an affiliate of Starwood REIT Advisors, L.L.C., the advisor (the
&#147;Advisor&#148;) of Starwood Real Estate Income Trust, Inc. (the &#147;Company&#148;), entered into an agreement of purchase and sale (the &#147;Purchase Agreement&#148;) with affiliates of Noble Investment Group (the &#147;Seller&#148;), which
is not affiliated with the Company, the Starwood Affiliate or any of their respective affiliates. Pursuant to an assignment by and between the Starwood Affiliate and SREIT Hotel Holdings, L.L.C., a Delaware limited liability company and an indirect
wholly-owned subsidiary of the Company (the &#147;Purchaser&#148;), the Starwood Affiliate assigned its right, title and interest in and to the Purchase Agreement to the Purchaser. </P>
<P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Pursuant to the Purchase Agreement, on each of January&nbsp;10, 2019, January&nbsp;11, 2019 and January&nbsp;15, 2019, the Company, through the Purchaser,
acquired hotel properties which together comprise a U.S.-based select service hotel portfolio (the &#147;Portfolio&#148;) from the Seller. The Portfolio is a fully renovated, premium-branded, stable select service portfolio totaling 1,057 hotel
rooms, comprised of eight hotels located primarily in Florida and Colorado. The Portfolio was acquired in a series of <FONT STYLE="white-space:nowrap">off-market</FONT> transactions for $229&nbsp;million, excluding closing costs, which represents an
approximately <FONT STYLE="white-space:nowrap">5-10%</FONT> discount to replacement cost in the respective markets. The hotels in the Portfolio are well located in high growth markets; on a weighted average basis, the markets in the Portfolio have
grown at double the pace of the broader United States in both population and employment over the last five years. Approximately 30% of the Portfolio&#146;s income comes from two properties located in Tampa, Florida, each of which is in close
proximity to the Tampa Airport, which is undergoing an approximately $2&nbsp;billion renovation and expansion. Approximately 20% of the Portfolio&#146;s income comes from a property located in Boulder, Colorado which is in close proximity to both
the expanding Google LLC presence as well as three major <FONT STYLE="white-space:nowrap">mixed-use</FONT> developments. Approximately 20% of the Portfolio&#146;s income comes from two properties located in Fort Myers, Florida, where the
metropolitan statistical area population has grown at four times the rate of the broader U.S. and at the highest rate in the state of Florida.. The remaining approximately 30% of the Portfolio&#146;s income comes from properties located in
attractive submarkets with stable and consistent demand drivers including Knoxville, Tennessee; Little Rock, Arkansas; and Cleveland, Ohio. The Portfolio is high quality, with a weighted average of just three years since the most recent renovation,
and will require minimal capital in the short to medium term. The Company acquired the Portfolio free of any management encumbrances, offering the Company both the full flexibility to improve the Portfolio&#146;s performance going forward by taking
advantage of the proprietary manager relationships of the Advisor. </P> <P STYLE="margin-top:12pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">The Company funded the acquisition of the Portfolio with a combination of cash on hand
(which primarily consists of proceeds from the Company&#146;s public offering), the assumption of existing property-level debt for six of the eight hotel properties, and new property-level indebtedness provided by Deutsche Bank for the remaining two
hotel properties.</P> <P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>Item&nbsp;9.01. Financial Statements and Exhibits. </B></P> <P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD WIDTH="4%" VALIGN="top" ALIGN="left">(a)</TD>
<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left">Financial statements of businesses acquired. </P></TD></TR></TABLE>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:4%; font-size:10pt; font-family:Times New Roman">The required financial statements for the Portfolio will be filed in accordance with
<FONT STYLE="white-space:nowrap">Rule&nbsp;3-05&nbsp;of</FONT> <FONT STYLE="white-space:nowrap">Regulation&nbsp;S-X&nbsp;under</FONT> cover of <FONT STYLE="white-space:nowrap">Form&nbsp;8-K/A&nbsp;as</FONT> soon as practicable, but in no event later
<FONT STYLE="white-space:nowrap">than&nbsp;seventy-one&nbsp;days</FONT> after the latest date on which the initial Current Report related to the Portfolio acquisition could have been timely filed. </P>
<P STYLE="font-size:6pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD WIDTH="4%" VALIGN="top" ALIGN="left">(b)</TD>
<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left">Pro forma financial information. </P></TD></TR></TABLE>
<P STYLE="margin-top:6pt; margin-bottom:0pt; margin-left:4%; font-size:10pt; font-family:Times New Roman">The required pro forma financial information for the Portfolio will be filed in accordance with Article 11 of
<FONT STYLE="white-space:nowrap">Regulation&nbsp;S-X&nbsp;under</FONT> cover of <FONT STYLE="white-space:nowrap">Form&nbsp;8-K/A&nbsp;as</FONT> soon as practicable, but in no event later
<FONT STYLE="white-space:nowrap">than&nbsp;seventy-one&nbsp;days</FONT> after the latest date on which the initial Current Report related to the Portfolio acquisition could have been timely filed. </P>
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<TD WIDTH="4%" VALIGN="top" ALIGN="left">(c)</TD>
<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left">Exhibits. </P></TD></TR></TABLE> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD VALIGN="bottom" NOWRAP ALIGN="center"> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:8pt; font-family:Times New Roman" ALIGN="center"><B>Exhibit</B></P>
<P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; " ALIGN="center"><B>Number</B></P></TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="bottom" NOWRAP ALIGN="center"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; border-bottom:1.00pt solid #000000; display:table-cell; font-size:8pt; font-family:Times New Roman; " ALIGN="center"><B>Description</B></P></TD></TR>


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<TD VALIGN="top" NOWRAP>10.1*</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"><A HREF="d667171dex101.htm">Hotel Purchase and Sale Agreement dated July&nbsp;31, 2018 between SCG Global Holdings, L.L.C. and affiliates of Noble Investment Group.</A></TD></TR>
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<TD VALIGN="top" NOWRAP>10.2*</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"><A HREF="d667171dex102.htm">First Amendment to the Hotel Purchase and Sale Agreement dated October 9, 2018, between SREIT Hotel Holdings, L.L.C. and affiliates of Noble Investment Group. </A></TD></TR>
<TR STYLE="font-size:1pt">
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<TD VALIGN="top" NOWRAP>10.3*</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"><A HREF="d667171dex103.htm">Second Amendment to the Hotel Purchase and Sale Agreement dated November&nbsp;19, 2018, between SREIT Hotel Holdings, L.L.C. and affiliates of Noble Investment Group. </A></TD></TR>
<TR STYLE="font-size:1pt">
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<TD HEIGHT="8" COLSPAN="2"></TD></TR>
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<TD VALIGN="top" NOWRAP>10.4*</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"><A HREF="d667171dex104.htm">Third Amendment to the Hotel Purchase and Sale Agreement dated January&nbsp;10, 2019, between SREIT Hotel Holdings, L.L.C. and affiliates of Noble Investment Group. </A></TD></TR>
<TR STYLE="font-size:1pt">
<TD HEIGHT="8"></TD>
<TD HEIGHT="8" COLSPAN="2"></TD></TR>
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<TD VALIGN="top" NOWRAP>10.5*</TD>
<TD VALIGN="bottom">&nbsp;&nbsp;</TD>
<TD VALIGN="top"><A HREF="d667171dex105.htm">Fourth Amendment to the Hotel Purchase and Sale Agreement dated January&nbsp;14, 2019, between SREIT Hotel Holdings, L.L.C. and affiliates of Noble Investment Group. </A></TD></TR>
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<TD WIDTH="2%" VALIGN="top" ALIGN="left">*</TD>
<TD ALIGN="left" VALIGN="top"> <P STYLE=" margin-top:0pt ; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman; " ALIGN="left">Filed herewith. </P></TD></TR></TABLE>
<P STYLE="margin-top:18pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman"><B>CAUTIONARY LANGUAGE CONCERNING FORWARD-LOOKING STATEMENTS </B></P>
<P STYLE="margin-top:6pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman">Information set forth in this Current Report on <FONT STYLE="white-space:nowrap">Form&nbsp;8-K&nbsp;contains</FONT> forward-looking statements within the
meaning of the federal securities laws and the Private Securities Litigation Reform Act of 1995. These forward-looking statements are subject to a number of risks and uncertainties. A discussion of factors that may affect future results is contained
in the Company&#146;s Annual Report on Form <FONT STYLE="white-space:nowrap">10-K</FONT> for the year ended December&nbsp;31, 2017 as such factors may be updated from time to time in the Company&#146;s filings with the Securities and Exchange
Commission. The Company disclaims any obligation to update forward-looking statements, except as may be required by law. </P>
 <p STYLE="margin-top:0pt;margin-bottom:0pt ; font-size:8pt">&nbsp;</P> <P STYLE="margin-top:0pt; margin-bottom:0pt; font-size:10pt; font-family:Times New Roman" ALIGN="center">2 </P>

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<P STYLE="margin-top:12pt; margin-bottom:0pt; text-indent:4%; font-size:10pt; font-family:Times New Roman">Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on
its behalf by the undersigned hereunto duly authorized. </P> <P STYLE="font-size:12pt;margin-top:0pt;margin-bottom:0pt">&nbsp;</P>
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<TD VALIGN="top" COLSPAN="3"><B>STARWOOD REAL ESTATE INCOME TRUST,&nbsp;INC.</B></TD></TR>
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<TD VALIGN="top">Date: January&nbsp;16, 2019</TD>
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<TD VALIGN="top">By:</TD>
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<TD VALIGN="top"> <P STYLE="margin-top:0pt; margin-bottom:1pt; border-bottom:1px solid #000000; font-size:10pt; font-family:Times New Roman">/s/ Matthew Guttin</P></TD></TR>
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<TD VALIGN="top">Matthew Guttin</TD></TR>
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<TD VALIGN="top"><I>Chief Compliance Officer and Secretary</I></TD></TR>
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8-K
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): January 10, 2019
STARWOOD REAL ESTATE INCOME TRUST, INC.
(Exact Name of Registrant as Specified in Its Charter)
Maryland
333-220997
82-2023409
(State or other jurisdiction
of incorporation)
(Commission
File Number)
(I.R.S. Employer
Identification No.)
1601 Washington Avenue
Suite 800
Miami
Beach, FL 33139
(Address of principal executive offices, including zip code)
(305) 695-5500
(Registrant's telephone number, including area code)
N/A
(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:
☐
Written communications pursuant to Rule 425 under the Securities Act
☐
Soliciting material pursuant to
Rule 14a-12
under the Exchange Act
☐
Pre-commencement
communications pursuant to
Rule 14d-2(b)
under the Exchange Act
☐
Pre-commencement
communications pursuant to
Rule 13e-4(c)
under the Exchange Act
Indicate by check mark whether the registrant is an
emerging growth company as defined in Rule 405 of the Securities Act of 1933 (17 CFR §230.405) or Rule 12b-2 of the Securities Exchange Act of 1934 (17 CFR §240.12b-2).
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 1.01. Entry Into a Material Definitive Agreement.
The information discussed under Item 2.01 of this Current Report on Form
8-K
is incorporated by reference into this
Item 1.01.
Item 2.01. Completion of Acquisition or Disposition of Assets.
On July 31, 2018, SCG Global Holdings, L.L.C. (the "Starwood Affiliate"), an affiliate of Starwood REIT Advisors, L.L.C., the advisor (the
"Advisor") of Starwood Real Estate Income Trust, Inc. (the "Company"), entered into an agreement of purchase and sale (the "Purchase Agreement") with affiliates of Noble Investment Group (the "Seller"), which
is not affiliated with the Company, the Starwood Affiliate or any of their respective affiliates. Pursuant to an assignment by and between the Starwood Affiliate and SREIT Hotel Holdings, L.L.C., a Delaware limited liability company and an indirect
wholly-owned subsidiary of the Company (the "Purchaser"), the Starwood Affiliate assigned its right, title and interest in and to the Purchase Agreement to the Purchaser.
Pursuant to the Purchase Agreement, on each of January 10, 2019, January 11, 2019 and January 15, 2019, the Company, through the Purchaser,
acquired hotel properties which together comprise a U.S.-based select service hotel portfolio (the "Portfolio") from the Seller. The Portfolio is a fully renovated, premium-branded, stable select service portfolio totaling 1,057 hotel
rooms, comprised of eight hotels located primarily in Florida and Colorado. The Portfolio was acquired in a series of
off-market
transactions for $229 million, excluding closing costs, which represents an
approximately
5-10%
discount to replacement cost in the respective markets. The hotels in the Portfolio are well located in high growth markets; on a weighted average basis, the markets in the Portfolio have
grown at double the pace of the broader United States in both population and employment over the last five years. Approximately 30% of the Portfolio's income comes from two properties located in Tampa, Florida, each of which is in close
proximity to the Tampa Airport, which is undergoing an approximately $2 billion renovation and expansion. Approximately 20% of the Portfolio's income comes from a property located in Boulder, Colorado which is in close proximity to both
the expanding Google LLC presence as well as three major
mixed-use
developments. Approximately 20% of the Portfolio's income comes from two properties located in Fort Myers, Florida, where the
metropolitan statistical area population has grown at four times the rate of the broader U.S. and at the highest rate in the state of Florida.. The remaining approximately 30% of the Portfolio's income comes from properties located in
attractive submarkets with stable and consistent demand drivers including Knoxville, Tennessee; Little Rock, Arkansas; and Cleveland, Ohio. The Portfolio is high quality, with a weighted average of just three years since the most recent renovation,
and will require minimal capital in the short to medium term. The Company acquired the Portfolio free of any management encumbrances, offering the Company both the full flexibility to improve the Portfolio's performance going forward by taking
advantage of the proprietary manager relationships of the Advisor.
The Company funded the acquisition of the Portfolio with a combination of cash on hand
(which primarily consists of proceeds from the Company's public offering), the assumption of existing property-level debt for six of the eight hotel properties, and new property-level indebtedness provided by Deutsche Bank for the remaining two
hotel properties.
Item 9.01. Financial Statements and Exhibits.
(a)
Financial statements of businesses acquired.
The required financial statements for the Portfolio will be filed in accordance with
Rule 3-05 of
Regulation S-X under
cover of
Form 8-K/A as
soon as practicable, but in no event later
than seventy-one days
after the latest date on which the initial Current Report related to the Portfolio acquisition could have been timely filed.
(b)
Pro forma financial information.
The required pro forma financial information for the Portfolio will be filed in accordance with Article 11 of
Regulation S-X under
cover of
Form 8-K/A as
soon as practicable, but in no event later
than seventy-one days
after the latest date on which the initial Current Report related to the Portfolio acquisition could have been timely filed.
(c)
Exhibits.
Exhibit
Number
Description
10.1*
Hotel Purchase and Sale Agreement dated July 31, 2018 between SCG Global Holdings, L.L.C. and affiliates of Noble Investment Group.
10.2*
First Amendment to the Hotel Purchase and Sale Agreement dated October 9, 2018, between SREIT Hotel Holdings, L.L.C. and affiliates of Noble Investment Group.
10.3*
Second Amendment to the Hotel Purchase and Sale Agreement dated November 19, 2018, between SREIT Hotel Holdings, L.L.C. and affiliates of Noble Investment Group.
10.4*
Third Amendment to the Hotel Purchase and Sale Agreement dated January 10, 2019, between SREIT Hotel Holdings, L.L.C. and affiliates of Noble Investment Group.
10.5*
Fourth Amendment to the Hotel Purchase and Sale Agreement dated January 14, 2019, between SREIT Hotel Holdings, L.L.C. and affiliates of Noble Investment Group.
*
Filed herewith.
CAUTIONARY LANGUAGE CONCERNING FORWARD-LOOKING STATEMENTS
Information set forth in this Current Report on
Form 8-K contains
forward-looking statements within the
meaning of the federal securities laws and the Private Securities Litigation Reform Act of 1995. These forward-looking statements are subject to a number of risks and uncertainties. A discussion of factors that may affect future results is contained
in the Company's Annual Report on Form
10-K
for the year ended December 31, 2017 as such factors may be updated from time to time in the Company's filings with the Securities and Exchange
Commission. The Company disclaims any obligation to update forward-looking statements, except as may be required by law.
2
SIGNATURE
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on
its behalf by the undersigned hereunto duly authorized.
STARWOOD REAL ESTATE INCOME TRUST, INC.
Date: January 16, 2019
By:
/s/ Matthew Guttin
Matthew Guttin
Chief Compliance Officer and Secretary