Form 1120-REIT

Department of the Treasury 

Internal Revenue Service 

U.S. Income Tax Return for Real Estate Investment Trusts

For calendar year 2018 or tax year beginning , 2018, ending , 20

▶ Go to www.irs.gov/Form1120REIT for instructions and the latest information.

OMB No. 1545-0123

2018

Please 

Type 

or 

Print

Name

Number, street, and room or suite no. (If a P.O. box, see instructions.)

City or town, state, and ZIP code

A Year of REIT status election

B Check if a:

1 REIT with 100% 

owned subsidiaries 

(see instructions)

2 Personal holding co. 

(attach Sch. PH)

C Employer identification number

D Date REIT established

E Total assets (see instructions)

$ 

F Check applicable box(es): (1) Final return (2) Name change (3) Address change (4) Amended return

G Identify the type of REIT (see instructions): (1) Equity REIT (2) Mortgage REIT

H PBA code (see instructions)

Part I—Real Estate Investment Trust Taxable Income (see instructions)

Income (EXCLUDING income required to be reported in Part II or Part IV)

1 Dividends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 

2 Interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 

3 Gross rents from real property . . . . . . . . . . . . . . . . . . . . . . 3 

4 Other gross rents . . . . . . . . . . . . . . . . . . . . . . . . . . 4 

5 Capital gain net income (attach Schedule D (Form 1120)) . . . . . . . . . . . . . 5 

6 Net gain or (loss) from Form 4797, Part II, line 17 (attach Form 4797) . . . . . . . . . 6 

7 Other income (see instructions—attach statement) . . . . . . . . . . . . . . . 7 

8 Total income. Add lines 1 through 7 . . . . . . . . . . . . . . . . . . . ▶ 8 

Deductions (EXCLUDING deductions directly connected with income required to be reported in Part II or Part IV)

9 Compensation of officers (see instructions—attach Form 1125-E) . . . . . . . . . . 9 

10 Salaries and wages (less employment credits) . . . . . . . . . . . . . . . . 10 

11 Repairs and maintenance . . . . . . . . . . . . . . . . . . . . . . . 11 

12 Bad debts . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 

13 Rents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 

14 Taxes and licenses . . . . . . . . . . . . . . . . . . . . . . . . . . 14 

15 Interest (see instructions) . . . . . . . . . . . . . . . . . . . . . . . . 15 

16 Depreciation (attach Form 4562) . . . . . . . . . . . . . . . . . . . . . 16 

17 Advertising . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 

18 Other deductions (see instructions—attach statement) . . . . . . . . . . . . . . 18 

19 Total deductions. Add lines 9 through 18 . . . . . . . . . . . . . . . . . ▶ 19 

20 Taxable income before net operating loss and other special deductions. Subtract line 19 from line 8 20 

21 Less: a Net operating loss deduction (see instructions) . . . 21a

b Total deduction for dividends paid (Schedule A, line 7) 21b

c Section 857(b)(2)(E) deduction (Schedule J, lines 2c, 2e, and 2f) 21c 21d

Tax and Payments

22 Real estate investment trust taxable income. Subtract line 21d from line 20 . . . . . . 22 

23 Total tax (Schedule J, line 7) . . . . . . . . . . . . . . . . . . . . . . 23 

24 2018 Net 965 tax liability paid from Form 965-B, Part II, column (k), line 2 . . . . . . . . 24

25 Payments: a 2017 overpayment credited to 2018 25a

b 2018 estimated tax payments . . . 25b

c Less 2018 refund applied for on Form 4466 25c ( ) d Bal ▶ 25d

e Tax deposited with Form 7004 . . . . . . . . . . . . . . 25e

f Credits: (1) Form 2439 (2) Form 4136 25f

g Refundable credit from Form 8827, line 8c . . . . . . . . . . 25g

h 2018 Net 965 tax liability from Form 965-B, Part I, column (d), line 2 . 25h 25i 

26 Estimated tax penalty (see instructions). Check if Form 2220 is attached . . . . . . ▶ 26 

27 Tax due. If line 25i is smaller than the total of lines 23, 24, and 26, enter amount owed . . . 27 

28 Overpayment. If line 25i is larger than the total of lines 23, 24, and 26, enter amount overpaid . 28 

29 Enter amount of line 28 you want: Credited to 2019 estimated tax ▶ Refunded ▶ 29

Sign 

Here

Under penalties of perjury, I declare that I have examined this return, including accompanying schedules and statements, and to the best of my knowledge and belief, it is true, 

correct, and complete. Declaration of preparer (other than taxpayer) is based on all information of which preparer has any knowledge.

▲

Signature of officer Date ▲

Title

May the IRS discuss this return 

with the preparer shown below? 

See instructions. Yes No 

Paid 

Preparer 

Use Only

Print/Type preparer’s name Preparer’s signature Date Check if 

self-employed

PTIN

Firm’s name ▶

Firm’s address ▶

Firm’s EIN ▶

Phone no.

For Paperwork Reduction Act Notice, see separate instructions. Cat. No. 64114F Form 1120-REIT (2018)
Form 1120-REIT (2018) Page 2

Part II—Tax on Net Income From Foreclosure Property (Section 856(e)) (see instructions)

1 Net gain or (loss) from the sale or other disposition of foreclosure property described in section 

1221(a)(1) (attach statement) . . . . . . . . . . . . . . . . . . . . . . 1 

2 Gross income from foreclosure property (see instructions—attach statement) . . . . . . 2 

3 Total income from foreclosure property. Add lines 1 and 2 . . . . . . . . . . . . . 3 

4 Deductions directly connected with the production of income shown on line 3 (attach statement) 4 

5 Net income from foreclosure property. Subtract line 4 from line 3 . . . . . . . . . . 5 

6 Tax on net income from foreclosure property. Multiply line 5 by 21% (0.21). Enter here and on Schedule J, line 2b 6 

Part III—Tax for Failure To Meet Certain Source-of-Income Requirements (Section 857(b)(5)) (see instructions)

1 a Enter total income from Part I, line 8 . . . . . . . . . . 1a 

b Enter total income from foreclosure property from Part II, line 3 . 1b

c Total. Add lines 1a and 1b . . . . . . . . . . . . . . . . . . . . . . . 1c 

2a Enter income from hedging transactions referred to in section 856(c)(5)(G) 2a 

b Enter income from passive foreign exchange gain referred to in 

section 856(n)(3). See instructions . . . . . . . . . . . 2b

c Enter income from sources referred to in sections 856(c)(5)(J)(i). See 

instructions . . . . . . . . . . . . . . . . . . 2c

d Subtract lines 2a, 2b, and 2c from line 1c . . . . . . . . 2d

e Multiply line 2d by 95% (0.95) . . . . . . . . . . . . . . . . . . . . . . 2e 

3 Enter income on line 1c from sources referred to in section 856(c)(2) . . . . . . . . . 3 

4 Subtract line 3 from line 2e. (If zero or less, enter -0-.) . . . . . . . . . . . . . . 4 

5 a Enter income from hedging transactions referred to in section 856(c)(5)(G) 5a

b Enter income from real estate foreign exchange gain referred to in

section 856(n)(2). See instructions . . . . . . . . . . . 5b

c Enter income from sources referred to in section 856(c)(5)(J)(i). See 

instructions . . . . . . . . . . . . . . . . . . 5c

d Subtract lines 5a, 5b, and 5c from line 1c . . . . . . . . 5d

e Multiply line 5d by 75% (0.75) . . . . . . . . . . . . . . . . . . . . . . 5e

6 Enter income on line 1c from sources referred to in section 856(c)(3) . . . . . . . . . 6 

7 Subtract line 6 from line 5. (If zero or less, enter -0-.) . . . . . . . . . . . . . . 7 

8 Enter the greater of line 4 or line 7. (If line 8 is zero, do not complete the rest of Part III.) . . 8 

9 Enter the amount from Part I, line 20 . . . . . . . . . . . . . . . . . . . . 9 

10 Enter the net capital gain from Schedule D (Form 1120), line 17 . . . . . . . . . . . 10 

11 Subtract line 10 from line 9 . . . . . . . . . . . . . . . . . . . . . . . 11 

12a Enter total income from Part I, line 8 . . . . . . . . . . 12a

b Enter the net short-term capital gain from Schedule D (Form 1120), 

line 7. (If line 7 is a loss, enter -0-.) . . . . . . . . . . 12b

c Add lines 12a and 12b . . . . . . . . . . . . . . . . . . . . . . . . 12c

13 Enter capital gain net income from Part I, line 5 . . . . . . . . . . . . . . . . 13 

14 Subtract line 13 from line 12c . . . . . . . . . . . . . . . . . . . . . . 14 

15 Divide line 11 by line 14. Carry the result to five decimal places . . . . . . . . . . . 15 .

16 Section 857(b)(5) tax. Multiply line 8 by line 15. Enter here and on Schedule J, line 2c . . . 16 

Part IV—Tax on Net Income From Prohibited Transactions (see instructions)

1 Gain from sale or other disposition of section 1221(a)(1) property (other than foreclosure property) . 1 

2 Deductions directly connected with the production of income shown on line 1 . . . . . . 2 

3 Tax on net income from prohibited transactions. Subtract line 2 from line 1. Enter here and 

on Schedule J, line 2d . . . . . . . . . . . . . . . . . . . . . . . . 3 

Schedule A Deduction for Dividends Paid (see instructions)

1 Dividends paid (other than dividends paid after the end of the tax year). Do not include dividends considered 

paid in the preceding tax year under section 857(b)(9) or 858(a), or deficiency dividends as defined in section 860 1 

2 Dividends paid in the 12-month period following the close of the tax year under a section

858(a) election to treat the dividends as paid during the tax year . . . . . . . . . . . 2 

3 Dividends declared in October, November, or December deemed paid on December 31 under section 857(b)(9) 3 

4 Consent dividends (attach Forms 972 and 973) . . . . . . . . . . . . . . . . 4 

5 Deficiency dividends (section 860) (Attach Form 976) . . . . . . . . . . . . . . 5 

6 Total dividends paid. Add lines 1 through 5 . . . . . . . . . . . . . . . . . . 6

7 Total deduction for dividends paid. If there is net income from foreclosure property on Part II, 

line 5, see instructions for limitation on the deduction for dividends paid. Otherwise, enter the 

total dividends paid from line 6 here and on line 21b of page 1 . . . . . . . . . . . 7

Form 1120-REIT (2018)
Form 1120-REIT (2018) Page 3

Schedule J Tax Computation (see instructions)

1 Check if the REIT is a member of a controlled group (attach Schedule O (Form 1120)) . ▶

Important: Members of a controlled group, see instructions.

2 a Tax on REIT taxable income . . . . . . . . . . . . . 2a 

b Tax from Part II, line 6 . . . . . . . . . . . . . . . . 2b

c Tax from Part III, line 16 . . . . . . . . . . . . . . . 2c 

d Tax from Part IV, line 3 . . . . . . . . . . . . . . . 2d

e Tax imposed under section 857(b)(7)(A) (see instructions) . . . . 2e 

f Tax imposed under sections 856(c)(7) and 856(g)(5) . . . 2f 

g Income tax. Add lines 2a through 2f . . . . . . . . . . . . . . . . . . . . 2g 

3 a Foreign tax credit (attach Form 1118) . . . . . . . . . . 3a 

b Credit from Form 8834 (see instructions) . . . . . . . . . 3b

c General business credit (attach Form 3800) . . . . . . . . 3c 

d Other credits (attach statement—see instructions) . . . . . . 3d

e Total credits. Add lines 3a through 3d . . . . . . . . . . . . . . . . . . . 3e 

4 Subtract line 3e from line 2g . . . . . . . . . . . . . . . . . . . . . . 4 

5 Personal holding company tax (attach Schedule PH (Form 1120)) . . . . . . . . . . 5 

6 Other taxes. Check if from: Form 4255 Form 8611 Other (attach statement) . . 6 

7 Total tax. Add lines 4 through 6. Enter here and on line 23, page 1 . . . . . . . . . . 7 

Schedule K Other Information (see instructions)

1 Check method of accounting: Yes No 

a Cash

b Accrual

c Other (specify) ▶

2 At the end of the tax year, did the REIT own, 

directly or indirectly, 50% or more of the voting 

stock of a domestic corporation? (For rules of 

attribution, see section 267(c).) . . . . . .

If “Yes,” attach a statement showing: (a) name 

and employer identification number (EIN), 

(b) percentage owned, and (c) taxable income or 

(loss) before NOL and special deductions of such 

corporation for the tax year ending with or within 

your tax year.

3 Is the REIT a subsidiary in a parent-subsidiary 

controlled group? . . . . . . . . . .

If “Yes,” enter the name and EIN of the parent 

corporation ▶

4 At the end of the tax year, did any individual, 

partnership, corporation, estate, or trust own, directly 

or indirectly, 50% or more of the REIT’s voting 

stock? (For rules of attribution, see section 856(h).)

If “Yes,” attach a statement showing name and 

identifying number. (Do not include any information 

already entered in 3 above.) Enter percentage 

owned ▶

5 At any time during the tax year, did one foreign 

person own, directly or indirectly, at least 25% of: 

(a) the total voting power of all classes of stock of

the REIT entitled to vote, or (b) the total value of 

all classes of stock of the REIT? If “Yes,” enter: 

a Percentage owned ▶

b Owner’s country ▶

c The REIT may have to file Form 5472. Enter number 

of Forms 5472 attached ▶

If “Yes,” enter amount from Form 8996, 

line 13 . . . ▶

6 During this tax year, did the REIT pay dividends 

(other than stock dividends and distributions in 

exchange for stock) in excess of the REIT’s current 

and accumulated earnings and profits? (See 

sections 301 and 316.) . . . . . . . . .

Yes No 

If “Yes,” file Form 5452.

7 Check this box if the REIT issued publicly offered 

debt instruments with original issue discount ▶

If so, the REIT may have to file Form 8281.

8 Enter the amount of tax-exempt interest received or accrued 

during the tax year ▶ $ 

9 Enter the available NOL carryover from prior tax 

years. (Do not reduce it by any deduction on line 

21a, page 1.) . ▶ $ 

10 Did the corporation have an election under section 

163(j) for any real property trade or business or any 

farming business in effect during the tax year? (see 

instructions) . . . . . . . . . . . . .

11 Does the corporation satisfy one of the following 

conditions and the corporation does not own a 

pass-through entity with current year, or prior year 

carryover, excess business interest expense? (see 

instructions) . . . . . . . . . . . . .

a The corporation’s aggregate average annual gross 

receipts (determined under section 448(c)) for the 3 

tax years preceding the current tax year do not 

exceed $25 million, and the corporation is not a tax 

shelter; or

b The corporation only has business interest expense 

from (1) an electing real property trade or business, 

(2) an electing farming business, or (3) certain utility 

businesses under section 163(j)(7).

If “No,” complete and attach Form 8990.

12 Is the REIT attaching Form 8996 to certify as a Qualified 

Opportunity Fund . . . . . . . . . . .

$ 

Form 1120-REIT (2018)
Form 1120-REIT (2018) Page 4 

Schedule L Balance Sheets per Books Beginning of tax year End of tax year

( ) ( ) 

( ) ( ) 

( ) ( ) 

( ) ( ) 

Assets (a) (b) (c) (d)

1 Cash . . . . . . . . . . . .

2a Trade notes and accounts receivable . .

b Less allowance for bad debts . . . .

3 U.S. government obligations . . . .

4 Tax-exempt securities (see instructions) .

5 Other current assets (attach statement) .

6 Loans to shareholders . . . . . .

7 Mortgage and real estate loans . . .

8 Other investments (attach statement) . .

9a Buildings and other depreciable assets .

b Less accumulated depreciation . . .

10 Land (net of any amortization) . . . .

11a Intangible assets (amortizable only) . .

b Less accumulated amortization . . .

12 Other assets (attach statement) . . .

13 Total assets . . . . . . . . . .

Liabilities and Shareholder’s Equity

14 Accounts payable . . . . . . . .

15 Mortgages, notes, bonds payable in less than 1 year

16 Other current liabilities (attach statement)

17 Loans from shareholders . . . . . .

18 Mortgages, notes, bonds payable in 1 year or more

19 Other liabilities (attach statement) . . .

20 Capital stock: a Preferred stock . .

b Common stock . .

21 Additional paid-in capital . . . . . .

22 Retained earnings—Appropriated (attach statement)

23 Retained earnings—Unappropriated . .

24 Adjustments to shareholders’ equity 

(see instructions—attach statement) . .

25 Less cost of treasury stock . . . . .

26 Total liabilities and shareholders’ equity .

Schedule M-1 Reconciliation of Income (Loss) per Books With Income per Return (see instructions)

1 Net income (loss) per books . . . .

2a Federal income tax $

b Less: Section 856(c)(7) tax, 856(g)(5) tax, 

857(b)(5) tax, section 857(b)(7) tax, and 

built-in gains tax . $ ( ) 

c Balance . . . . . . . . . ▶

3 Excess of capital losses over capital gains

4 Income subject to tax not recorded on 

books this year (itemize):

5 Expenses recorded on books this year 

not deducted on this return (itemize):

a Depreciation . . . $

b Section 4981 tax . $

c Travel and entertainment $

6 Add lines 1 through 5 . . . . . .

7 Income recorded on books this year 

not included on this return (itemize):

Tax-exempt interest $

8 Deductions on this return not 

charged against book income this 

year (itemize):

a Depreciation . $

b Net operating loss deduction (line 

21a, page 1) . $

c Deduction for dividends paid (line 

21b, page 1) . $

9 Net income from foreclosure property

10 Net income from prohibited transactions

11 Add lines 7 through 10 . . .

12 REIT taxable income (line 22, 

page 1)—line 6 less line 11 . .

Schedule M-2 Analysis of Unappropriated Retained Earnings per Books (Schedule L, line 23)

1 Balance at beginning of year . . .

2 Net income (loss) per books . . . .

3 Other increases (itemize):

4 Add lines 1, 2, and 3 . . . . . .

5 Distributions: a Cash . . .

b Stock . .

c Property . .

6 Other decreases (itemize):

7 Add lines 5 and 6 . . . . .

8 Balance at end of year (line 4 less line 7)

Form 1120-REIT (2018)