Index to Financial Statements

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 8-K/A

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 27, 2011

WELLS CORE OFFICE INCOME REIT, INC.

(Exact name of registrant specified in its charter)

6200 The Corners Parkway

Norcross, Georgia 30092-3365

(Address of principal executive offices)

Registrant’s telephone number, including area code: (770) 449-7800

Not Applicable

(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:

Index to Financial Statements

INFORMATION TO BE INCLUDED IN THE REPORT

Wells Core Office Income REIT, Inc. (the “Registrant”) hereby amends its Current Report on Form 8-K dated January 27, 2011 and filed on January 27, 2011 to provide the required financial statements relating to the acquisition by the Registrant of the Westway One Building (the “Westway One Building”), as described in such Current Report.

(a) Financial Statements. The following financial statements of the Westway One Building and the Registrant are submitted at the end of this Form 8-K/A and are filed herewith and incorporated herein by reference.

(b) Pro Forma Financial Information. See Paragraph (a) above.

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this Current Report on Form 8-K/A to be signed on its behalf by the undersigned hereunto duly authorized.

Date: March 3, 2011

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INDEPENDENT AUDITORS’ REPORT

To the Stockholders and Board of Directors

Wells Core Office Income REIT, Inc.

Atlanta, Georgia

We have audited the accompanying statement of revenues over certain operating expenses of the Westway One Building (the “Building”) for the year ended December 31, 2009. This statement is the responsibility of the Building’s management. Our responsibility is to express an opinion on this statement based on our audit.

We conducted our audit in accordance with U.S. generally accepted auditing standards. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statement is free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statement. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

The accompanying statement of revenues over certain operating expenses was prepared for the purpose of complying with the rules of the Securities and Exchange Commission, as described in Note 2, and is not intended to be a complete presentation of the Building’s revenues and expenses.

In our opinion, the statement of revenues over certain operating expenses referred to above presents fairly, in all material respects, the revenues over certain operating expenses described in Note 2 of the Building for the year ended December 31, 2009 in conformity with U.S. generally accepted accounting principles.

/s/ Frazier & Deeter, LLC

Atlanta, Georgia

March 3, 2011

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Index to Financial Statements

Westway One Building

Statements of Revenues Over Certain Operating Expenses

For the year ended December 31, 2009 (audited)

and the nine months ended September 30, 2010 (unaudited)

See accompanying notes.

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Index to Financial Statements

Westway One Building

Notes to Statements of Revenues Over Certain Operating Expenses

For the year ended December 31, 2009 (audited)

and the nine months ended September 30, 2010 (unaudited)

1. Description of Real Estate Property Acquired

On January 27, 2011, the Registrant, through a wholly-owned subsidiary, acquired fee-simple interests in one three-story office building known as the Westway One Building (the “Building”). The Building contains 144,000 rentable square feet and is located on approximately 9.0 acres in Houston, Texas. The Building was acquired from Behringer Harvard Equity Drive, LP. (the “Seller”). Total consideration for the acquisition was approximately $31.0 million, exclusive of closing costs. The Registrant is a Maryland corporation that engages in the acquisition and ownership of commercial real estate properties throughout the United States. The Registrant was incorporated on July 3, 2007 and intends to elect to be taxed as a real estate investment trust for federal income tax purposes.

2. Basis of Accounting

The accompanying statement of revenues over certain operating expenses is presented in conformity with accounting principles generally accepted in the United States and in accordance with the applicable rules and regulations of the Securities and Exchange Commission for real estate properties acquired. Accordingly, the statements exclude certain historical expenses that are not comparable to the proposed future operations of the property such as certain ancillary income, amortization, depreciation, interest, and corporate expenses. Therefore, the statement will not be comparable to the statements of operations of the Building after its acquisition by the Registrant.

3. Significant Accounting Policies

Revenues

Rental revenue is recognized on a straight-line basis over the terms of the related leases. The excess of rental income recognized over the amounts due pursuant to the lease terms is recorded as straight-line rent receivable. The adjustment to straight-line rent receivable increased rental revenue by approximately $156,919 for the year ended December 31, 2009 and approximately $118,154 for the nine months ended September 30, 2010.

Use of Estimates

The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

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Westway One Building

Notes to Statements of Revenues Over Certain Operating Expenses

For the year ended December 31, 2009 (audited)

and the nine months ended September 30, 2010 (unaudited)

4. Description of Leasing Arrangements

The Westway One Building is currently 100% leased to four tenants, including NATCO Group, Inc. (“NATCO”), a division of Cameron Corp. NATCO occupies approximately 67.2% of the Building’s rentable square footage under a long-term lease agreement. NATCO contributed approximately 70.0% of the rental income for the year ended December 31, 2009 and 69.4% for the nine months ended September 30, 2010. Under the terms of the NATCO lease, the tenant is required to reimburse to the landlord all operating expenses. The remaining rentable square footage is leased to various office tenants under lease agreements with terms that vary in length. All of the tenants, excluding NATCO , have the right to extend the term of their lease for one additional five-year renewal period at 95% of the then-current market rate. NATCO’s extension option includes two five-year renewal periods at 95% of the then-current market rate.

5. Future Minimum Rental Commitments

At December 31, 2009, future minimum rental commitments for the years ended December 31 are as follows:

6. Interim Unaudited Financial Information

The statement of revenues over certain operating expenses for the nine months ended September 30, 2010 is unaudited; however, in the opinion of management, all adjustments (consisting solely of normal, recurring adjustments) necessary for the fair presentation of the financial statement for the interim period have been included. The results of the interim period are not necessarily indicative of the results to be obtained for a full fiscal year.

7. Subsequent Events

Subsequent events related to the Building have been evaluated through March 3, 2011, which is the date the Statements were available to be issued. All subsequent events, if any, requiring recognition as of December 31, 2009 have been incorporated into this statement.

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WELLS CORE OFFICE INCOME REIT, INC.

Summary of Unaudited Pro Forma Financial Statements

This pro forma information should be read in conjunction with the consolidated financial statements and notes thereto of the Registrant included in its quarterly report filed on Form 10-Q for the nine months ended September 30, 2010. In addition, this pro forma information should be read in conjunction with the financial statements and notes thereto of certain acquired properties included in this current report.

The following unaudited pro forma balance sheet as of September 30, 2010 has been prepared to give effect to the acquisitions of the Royal Ridge V Building, the 333 Building, and the Westway One Building as if the acquisitions occurred on September 30, 2010. Other adjustments provided in the following unaudited pro forma balance sheet are comprised of certain pro forma financing-related activities, including, but not limited to, capital raised through the issuance of additional common stock through the acquisition date of the Westway One Building and pay-down of acquisition-related debt subsequent to the pro forma balance sheet date.

The following unaudited pro forma statement of operations for the nine months ended September 30, 2010 has been prepared to give effect to the acquisitions of the Royal Ridge V Building, the 333 Building, and the Westway One Building as if the acquisitions occurred on January 1, 2010. The Registrant has omitted an unaudited pro forma statement of operations for the year ended December 31, 2009 because, as of December 31, 2009, the Registrant had not commenced operations.

These unaudited pro forma financial statements are prepared for informational purposes only and are not necessarily indicative of future results or of actual results that would have been achieved had the Royal Ridge V Building, the 333 Building, and the Westway One Building been consummated as of January 1, 2010. In addition, the pro forma balance sheet includes pro forma allocations of the purchase price based upon preliminary estimates of the fair value of the assets and liabilities acquired in connection with the acquisitions of the Royal Ridge V Building, the 333 Building, and the Westway One Building. These allocations may be adjusted in the future upon finalization of these preliminary estimates.

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WELLS CORE OFFICE INOCME REIT, INC.

PRO FORMA BALANCE SHEET

SEPTEMBER 30, 2010

(in thousands)

(unaudited)

ASSETS

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WELLS CORE OFFICE INCOME REIT, INC.

PRO FORMA BALANCE SHEET

SEPTEMBER 30, 2010

(in thousands)

(unaudited)

LIABILITIES AND STOCKHOLDERS’ EQUITY

The accompanying notes are an integral part of this statement.

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WELLS CORE OFFICE INCOME REIT, INC.

PRO FORMA STATEMENT OF OPERATIONS

NINE MONTHS ENDED SEPTEMBER 30, 2010

(in thousands)

(unaudited)

The accompanying notes are an integral part of this statement.

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