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<div style="display:none"><ix:header><ix:hidden><ix:nonNumeric contextRef="D2019Q4PrimeFinancing" name="dei:AmendmentFlag" id="Fact-CD6276BAE9595C4F9F829DBEE831E071-wk-Fact-CD6276BAE9595C4F9F829DBEE831E071" format="ixt:booleanfalse">false</ix:nonNumeric><ix:nonNumeric contextRef="D2019Q4PrimeFinancing" name="dei:EntityCentralIndexKey" id="Fact-9B7E68142E0D59C2B5FD82AC9C0F45C8-wk-Fact-9B7E68142E0D59C2B5FD82AC9C0F45C8">0001446371</ix:nonNumeric></ix:hidden><ix:references><link:schemaRef xlink:href="srtr-20191224.xsd" xlink:type="simple"></link:schemaRef></ix:references><ix:resources><xbrli:context id="D2019Q4PrimeFinancing">
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	</xbrli:context></ix:resources></ix:header></div><div><a id="s862EF0B0DBD95555B7FA41A0612DE260"></a></div><div style="line-height:120%;"><hr></hr></div><div style="line-height:120%;padding-top:8px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">UNITED STATES</span></div><div style="line-height:120%;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">SECURITIES AND EXCHANGE COMMISSION</span></div><div style="line-height:120%;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Washington, DC 20549</span></div><div style="line-height:120%;padding-top:16px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">_________________________________</span></div><div style="line-height:120%;padding-top:16px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">FORM </span><span style="font-family:inherit;font-size:10pt;"><span><ix:nonNumeric id="d14272899e101-wk-Fact-FC3F0F678BD65D7C856E3DCB9C62990B" name="dei:DocumentType" contextRef="D2019Q4PrimeFinancing">8-K</ix:nonNumeric></span></span><span style="font-family:inherit;font-size:10pt;"> </span></div><div style="line-height:120%;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">_________________________________</span></div><div style="line-height:120%;padding-top:12px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">CURRENT REPORT</span></div><div style="line-height:120%;padding-top:12px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">Pursuant to Section 13 or 15(d) of the </span></div><div style="line-height:120%;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">Securities Exchange Act of 1934</span></div><div style="line-height:120%;padding-top:12px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Date of Report (Date of earliest event reported):  </span><span style="font-family:inherit;font-size:10pt;"><span><span style="white-space:nowrap"><ix:nonNumeric id="d14272899e120-wk-Fact-2F63499216A75FC8954A9BCBA059AC45" name="dei:DocumentPeriodEndDate" contextRef="D2019Q4PrimeFinancing" format="ixt:datemonthdayyearen">December 24, 2019</ix:nonNumeric></span></span></span><span style="font-family:inherit;font-size:10pt;"> </span></div><div style="line-height:120%;padding-top:12px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">_________________________________</span></div><div style="line-height:120%;padding-top:16px;text-align:center;font-size:16pt;"><span><ix:nonNumeric id="d14272899e129-wk-Fact-2CFC0DCED38A566D81E8AF8E66E09CF0" name="dei:EntityRegistrantName" contextRef="D2019Q4PrimeFinancing"><span 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style="vertical-align:top;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:6px;"><div style="text-align:center;padding-left:6px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;"><span><ix:nonNumeric id="d14272899e164-wk-Fact-1D9C841F71BE5765AE498B3509B54AE6" name="dei:EntityTaxIdentificationNumber" contextRef="D2019Q4PrimeFinancing">90-0413866</ix:nonNumeric></span></span></div></td></tr><tr><td style="vertical-align:top;padding-left:6px;padding-top:2px;padding-bottom:2px;padding-right:6px;"><div style="text-align:center;padding-left:6px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">(State or other jurisdiction of</span></div><div style="text-align:center;padding-left:6px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">incorporation or organization)</span></div></td><td style="vertical-align:top;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:6px;"><div style="text-align:center;padding-left:6px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">(Commission File Number)</span></div></td><td style="vertical-align:top;padding-left:6px;padding-top:2px;padding-bottom:2px;padding-right:6px;"><div style="text-align:center;padding-left:6px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">(IRS Employer</span></div><div style="text-align:center;padding-left:6px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Identification No.)</span></div></td></tr></table></div></div><div style="line-height:120%;padding-top:8px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;"><span><ix:nonNumeric id="d14272899e189-wk-Fact-9E6B9629B7E6558887A56080649EA195" name="dei:EntityAddressAddressLine1" contextRef="D2019Q4PrimeFinancing">P.O. 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contextRef="D2019Q4PrimeFinancing">94402</ix:nonNumeric></span></span><span style="font-family:inherit;font-size:10pt;"> </span></div><div style="line-height:120%;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">(Address of Principal Executive Offices, including Zip Code)</span></div><div style="line-height:120%;padding-top:12px;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Registrant&#8217;s telephone number, including area code: </span><span style="font-family:inherit;font-size:10pt;font-weight:bold;"> </span><span style="font-family:inherit;font-size:10pt;">(</span><span style="font-family:inherit;font-size:10pt;"><span><ix:nonNumeric id="d14272899e216-wk-Fact-9B5EDB423A85522AA0F093D4BDF66794" name="dei:CityAreaCode" contextRef="D2019Q4PrimeFinancing">650</ix:nonNumeric></span></span><span style="font-family:inherit;font-size:10pt;">) </span><span style="font-family:inherit;font-size:10pt;"><span><ix:nonNumeric id="d14272899e220-wk-Fact-9F94B039BCB25EB4A15D8694A498FEB0" name="dei:LocalPhoneNumber" contextRef="D2019Q4PrimeFinancing">343-9300</ix:nonNumeric></span></span><span style="font-family:inherit;font-size:10pt;"> </span></div><div style="line-height:120%;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;"><br/></span></div><div style="line-height:120%;text-align:center;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">(Former name or former address, if changed since last report)</span></div><div style="line-height:120%;padding-top:12px;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">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: </span></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:24px;font-size:10pt;"><span><ix:nonNumeric id="d14272899e234-wk-Fact-1003A98305CB5F7593260E81B7DB94E8" name="dei:WrittenCommunications" contextRef="D2019Q4PrimeFinancing" format="ixt-sec:boolballotbox"><span style="font-family:Arial Unicode MS;">&#9744;</span></ix:nonNumeric></span><span style="font-family:inherit;font-size:10pt;">Written communications pursuant to Rule&#160;425 under the Securities Act (17 CFR 230.425)</span></div><div style="line-height:120%;padding-top:8px;text-align:left;text-indent:24px;font-size:10pt;"><span><ix:nonNumeric id="d14272899e241-wk-Fact-2775FB98EAE6511888C1AA4F76BAC1B5" name="dei:SolicitingMaterial" contextRef="D2019Q4PrimeFinancing" format="ixt-sec:boolballotbox"><span style="font-family:Arial Unicode MS;">&#9744;</span></ix:nonNumeric></span><span style="font-family:inherit;font-size:10pt;">Soliciting material pursuant to Rule&#160;14a-12 under the Exchange Act (17 CFR 240.14a-12)</span></div><div style="line-height:120%;padding-top:8px;text-align:left;text-indent:24px;font-size:10pt;"><span><ix:nonNumeric id="d14272899e248-wk-Fact-99E77202DCB356FAA92FAA4D346FDFE9" name="dei:PreCommencementTenderOffer" contextRef="D2019Q4PrimeFinancing" format="ixt-sec:boolballotbox"><span style="font-family:Arial Unicode MS;">&#9744;</span></ix:nonNumeric></span><span style="font-family:inherit;font-size:10pt;">Pre-commencement communications pursuant to Rule&#160;14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))</span></div><div style="line-height:120%;padding-top:8px;text-align:left;text-indent:24px;font-size:10pt;"><span><ix:nonNumeric id="d14272899e255-wk-Fact-4FBEC89046B8519ABCC278BC5C56804B" name="dei:PreCommencementIssuerTenderOffer" contextRef="D2019Q4PrimeFinancing" format="ixt-sec:boolballotbox"><span style="font-family:Arial Unicode MS;">&#9744;</span></ix:nonNumeric></span><span style="font-family:inherit;font-size:10pt;"></span><span style="font-family:inherit;font-size:10pt;">Pre-commencement communications pursuant to Rule&#160;13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))</span></div><div style="line-height:120%;padding-top:12px;"><hr></hr></div><div style="line-height:120%;padding-top:8px;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (&#167;230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (&#167;240.12b-2 of this chapter).</span></div><div style="line-height:120%;padding-top:8px;text-align:left;padding-left:22px;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Emerging growth company </span><span><ix:nonNumeric id="d14272899e271-wk-Fact-A86FCA394F9C5273B72E84A51326C29D" name="dei:EntityEmergingGrowthCompany" contextRef="D2019Q4PrimeFinancing" format="ixt-sec:boolballotbox"><span style="font-family:Arial Unicode MS;">&#9744;</span></ix:nonNumeric></span><span style="font-family:inherit;font-size:10pt;"> </span></div><div style="line-height:120%;padding-top:8px;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">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. </span><span style="font-family:Arial Unicode MS;font-size:10pt;">&#9744;</span></div><div><br/></div><hr style="page-break-after:always"></hr><div><a id="s3DB87B39F2CC5504A3223FF5030A31B6"></a></div><div><br/></div><div style="line-height:120%;padding-bottom:16px;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">Item 1.01. Entry into a Material Definitive Agreement.</span></div><div style="line-height:120%;padding-top:12px;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">Amended and Restated Credit Facility</span></div><div style="line-height:120%;padding-top:12px;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-style:italic;">Multi-Property Secured Financing</span></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">On December 24th, SRT SF Retail I, LLC, and SRT LA Retail, LLC, wholly owned subsidiaries of the Strategic Retail Operating Partnership, LP (&#8220;Operating Partnership&#8221;) (collectively the &#8220;Borrowers&#8221;) entered into a Loan Agreement (the &#8220;Loan Agreement&#8221;) with PFP Holding Company, LLC (the &#8220;Lender&#8221;) for an $18.0 million non-recourse secured loan (the &#8220;Loan&#8221;). The Loan is secured by first deeds of trust on Strategic Realty Trust Inc.&#8217;s (the &#8220;Company&#8221;) five San Francisco assets (Fulton Shops, 8 Octavia, 400 Grove, 450 Hayes and 388 Fulton Street) as well as the Company&#8217;s Silverlake Collection located in Los Angeles. Proceeds from the Loan will be used by the Company to pay down the Second Amended and Restated Credit Facility and in connection with such payment, the properties referenced above were released from liens related to that Credit Facility.  </span></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">The Loan matures on January 9, 2023. The Borrowers have options to extend the term of the loan for two additional twelve-month periods, subject to the satisfaction of certain covenants and conditions contained in the Loan Agreement. The Borrowers have the right to prepay the Loan in whole at any time or in part from time to time, subject to the payment of yield maintenance payments if such prepayment occurs in the first 18 months of the loan term, calculated through the 18th monthly payment date, as well as certain expenses, costs or liabilities potentially incurred by the Lender as a result of the prepayment and subject to certain other conditions contained in the loan documents. Individual properties may be released from the Loan collateral in connection with bona fide third-party sales, subject to compliance with certain covenants and conditions contained in the Loan Agreement. Any prepayment or repayment on or before the first 12 months of the loan term in connection with a bona fide third-party sale of a property securing the Loan shall only require the payment of yield maintenance payments calculated through the 12th monthly payment date.</span></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">The Loan is a floating LIBOR rate loan which will bear interest at 30-day LIBOR (with a floor of 1.50%) plus 2.80%. The default rate is equal to 5% above the rate that otherwise would be in effect. Monthly payments are interest only with the entire principal balance and all outstanding interest due at maturity.</span></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Pursuant to the Loan, the Borrower and the Company must comply with certain matters contained in the loan documents including but not limited to, (i) requirements to deliver audited and unaudited financial statements, SEC filings, tax returns, pro forma budgets, and quarterly compliance certificates, and (ii) minimum limits on the Company&#8217;s liquidity and tangible net worth.  The Loan contains customary covenants, including, without limitation, covenants with respect to maintenance of properties and insurance, compliance with laws and environmental matters, covenants limiting or prohibiting the creation of liens, and transactions with affiliates. </span></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">In connection with the loan, the Company executed customary non-recourse carveout and environmental guaranties, together with limited additional assurances with regard to the condominium structures of the San Francisco assets. </span></div><div style="line-height:120%;padding-top:12px;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">Sale of Joint Venture Interests</span></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">The Company and its indirectly owned subsidiaries SRT SGO, LLC (&#8220;SRT SGO&#8221;), SRT TRS, LLC (&#8220;SRT TRS&#8221;) and SRT SGO MN, LLC (&#8220;SRT SGO MN&#8221;) (collectively, the &#8220;Sellers&#8221;), entered into the Membership Interest Purchase Agreement, dated December 27, 2019, with Glenborough Property Partners, LLC (the &#8220;Purchaser&#8221;), an affiliate of the Company&#8217;s external advisor, SRT Advisor, LLC, and an affiliate of the Company&#8217;s property manager, Glenborough, LLC (&#8220;Glenborough&#8221;). Andrew Batinovich, the Company&#8217;s Chief Executive Officer, Corporate Secretary and a director, is also the Chief Executive Officer and President of Glenborough and owns a controlling interest in Glenborough. Under the Membership Interest Purchase Agreement, the Sellers sold and transferred all of their interests in the membership interests (described further below) to the Purchaser in exchange for $4.2 million. At the request of the Audit Committee of the Board of Directors, the Company received a fairness opinion from a third-party financial advisory and valuation firm that opined that the purchase price was fair to the Company from a financial point of view.</span></div><div><br/></div><hr style="page-break-after:always"></hr><div><br/></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">The membership interests transferred pursuant to the Membership Interest Purchase Agreement consisted of the following: (i) a 19% membership interest in SGO Retail Acquisitions Venture, LLC and (ii) a 10% Category A membership interest and a 10% Category B membership interest in SGO MN Retail Acquisitions Venture, LLC. As of September&#160;30, 2019, those two ventures owned, in aggregate, five retail centers, comprising an aggregate of approximately 494,000 square feet and located in two states. The proceeds of this transaction will allow the Company to enhance its liquidity and working capital reserves in light of the impending maturity date of the Company&#8217;s Second Amended and Restated Line of Credit.  </span></div><div style="line-height:120%;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;"><br/></span></div><div style="line-height:120%;padding-top:12px;text-align:left;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;"><br/></span></div><div><br/></div><hr style="page-break-after:always"></hr><div><a id="s4C659074F96D568684856D4825EC3619"></a></div><div><br/></div><div style="line-height:120%;text-align:center;text-indent:48px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;font-weight:bold;">SIGNATURES</span></div><div style="line-height:120%;padding-top:12px;text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.</span></div><div style="line-height:120%;font-size:10pt;"><div style="padding-left:0px;text-indent:0px;line-height:normal;padding-top:10px;"><table cellpadding="0" cellspacing="0" style="font-family:Times New Roman;font-size:10pt;width:100%;border-collapse:collapse;text-align:left;"><tr><td colspan="7"></td></tr><tr><td style="width:43%;"></td><td style="width:7%;"></td><td style="width:2%;"></td><td style="width:1%;"></td><td style="width:3%;"></td><td style="width:2%;"></td><td style="width:42%;"></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:13px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:13px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td colspan="3" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:13px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:13px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:13px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td colspan="6" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">STRATEGIC REALTY TRUST, INC.</span></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:21px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td colspan="2" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:21px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td colspan="4" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:21px;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Dated: December 30, 2019</span></div></td><td colspan="2" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">By:</span></div></td><td colspan="4" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;text-decoration:underline;">/s/ Andrew Batinovich</span></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td colspan="3" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Andrew Batinovich</span></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">&#160;</span></div></td><td colspan="3" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:10pt;"><span style="font-family:inherit;font-size:10pt;">Chief Executive Officer</span></div></td></tr></table></div></div><div style="line-height:120%;font-size:12pt;"><span style="font-family:inherit;font-size:12pt;"><br/></span></div><div><br/></div>	</div></body>
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{"company-data": {"conformed-name": "Strategic Realty Trust, Inc.", "cik": "0001446371", "assigned-sic": "6798", "irs-number": "000000000", "state-of-incorporation": "MD", "fiscal-year-end": "1231"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "000-54376", "film-number": "191316306"}, "business-address": {"street1": "P.O. BOX 5049", "city": "SAN MATEO", "state": "CA", "zip": "94402", "phone": "650-343-9300"}, "mail-address": {"street1": "P.O. BOX 5049", "city": "SAN MATEO", "state": "CA", "zip": "94402"}, "former-company": {"former-conformed-name": "TNP Strategic Retail Trust, Inc.", "date-changed": "20080929"}}
Document
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 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):
December 24, 2019
_________________________________
Strategic Realty Trust, Inc.
(Exact name of Registrant specified in its Charter)
_________________________________
Maryland
000-54376
90-0413866
(State or other jurisdiction of
incorporation or organization)
(Commission File Number)
(IRS Employer
Identification No.)
P.O. Box 5049
San Mateo
,
California
,
94402
(Address of Principal Executive Offices, including Zip Code)
Registrant's telephone number, including area code:
(
650
)
343-9300
(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 (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))
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 1.01. Entry into a Material Definitive Agreement.
Amended and Restated Credit Facility
Multi-Property Secured Financing
On December 24th, SRT SF Retail I, LLC, and SRT LA Retail, LLC, wholly owned subsidiaries of the Strategic Retail Operating Partnership, LP ("Operating Partnership") (collectively the "Borrowers") entered into a Loan Agreement (the "Loan Agreement") with PFP Holding Company, LLC (the "Lender") for an $18.0 million non-recourse secured loan (the "Loan"). The Loan is secured by first deeds of trust on Strategic Realty Trust Inc.'s (the "Company") five San Francisco assets (Fulton Shops, 8 Octavia, 400 Grove, 450 Hayes and 388 Fulton Street) as well as the Company's Silverlake Collection located in Los Angeles. Proceeds from the Loan will be used by the Company to pay down the Second Amended and Restated Credit Facility and in connection with such payment, the properties referenced above were released from liens related to that Credit Facility.
The Loan matures on January 9, 2023. The Borrowers have options to extend the term of the loan for two additional twelve-month periods, subject to the satisfaction of certain covenants and conditions contained in the Loan Agreement. The Borrowers have the right to prepay the Loan in whole at any time or in part from time to time, subject to the payment of yield maintenance payments if such prepayment occurs in the first 18 months of the loan term, calculated through the 18th monthly payment date, as well as certain expenses, costs or liabilities potentially incurred by the Lender as a result of the prepayment and subject to certain other conditions contained in the loan documents. Individual properties may be released from the Loan collateral in connection with bona fide third-party sales, subject to compliance with certain covenants and conditions contained in the Loan Agreement. Any prepayment or repayment on or before the first 12 months of the loan term in connection with a bona fide third-party sale of a property securing the Loan shall only require the payment of yield maintenance payments calculated through the 12th monthly payment date.
The Loan is a floating LIBOR rate loan which will bear interest at 30-day LIBOR (with a floor of 1.50%) plus 2.80%. The default rate is equal to 5% above the rate that otherwise would be in effect. Monthly payments are interest only with the entire principal balance and all outstanding interest due at maturity.
Pursuant to the Loan, the Borrower and the Company must comply with certain matters contained in the loan documents including but not limited to, (i) requirements to deliver audited and unaudited financial statements, SEC filings, tax returns, pro forma budgets, and quarterly compliance certificates, and (ii) minimum limits on the Company's liquidity and tangible net worth.  The Loan contains customary covenants, including, without limitation, covenants with respect to maintenance of properties and insurance, compliance with laws and environmental matters, covenants limiting or prohibiting the creation of liens, and transactions with affiliates.
In connection with the loan, the Company executed customary non-recourse carveout and environmental guaranties, together with limited additional assurances with regard to the condominium structures of the San Francisco assets.
Sale of Joint Venture Interests
The Company and its indirectly owned subsidiaries SRT SGO, LLC ("SRT SGO"), SRT TRS, LLC ("SRT TRS") and SRT SGO MN, LLC ("SRT SGO MN") (collectively, the "Sellers"), entered into the Membership Interest Purchase Agreement, dated December 27, 2019, with Glenborough Property Partners, LLC (the "Purchaser"), an affiliate of the Company's external advisor, SRT Advisor, LLC, and an affiliate of the Company's property manager, Glenborough, LLC ("Glenborough"). Andrew Batinovich, the Company's Chief Executive Officer, Corporate Secretary and a director, is also the Chief Executive Officer and President of Glenborough and owns a controlling interest in Glenborough. Under the Membership Interest Purchase Agreement, the Sellers sold and transferred all of their interests in the membership interests (described further below) to the Purchaser in exchange for $4.2 million. At the request of the Audit Committee of the Board of Directors, the Company received a fairness opinion from a third-party financial advisory and valuation firm that opined that the purchase price was fair to the Company from a financial point of view.
The membership interests transferred pursuant to the Membership Interest Purchase Agreement consisted of the following: (i) a 19% membership interest in SGO Retail Acquisitions Venture, LLC and (ii) a 10% Category A membership interest and a 10% Category B membership interest in SGO MN Retail Acquisitions Venture, LLC. As of September 30, 2019, those two ventures owned, in aggregate, five retail centers, comprising an aggregate of approximately 494,000 square feet and located in two states. The proceeds of this transaction will allow the Company to enhance its liquidity and working capital reserves in light of the impending maturity date of the Company's Second Amended and Restated Line of Credit.
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
STRATEGIC REALTY TRUST, INC.
Dated: December 30, 2019
By:
/s/ Andrew Batinovich
Andrew Batinovich
Chief Executive Officer