Choosing between commercial real estate investing platforms requires understanding differences in investment structures, accessibility, fees, and current market conditions. CrowdStreet and RealtyMogul offer distinct approaches to commercial property investing through individual deals, private placements, and fund structures.
CrowdStreet operates a private-market investment platform serving accredited investors across commercial real estate and other alternative asset classes. RealtyMogul offers commercial real estate private placements and two non-traded REITs, although both REITs are currently paused for new investors.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
CrowdStreet focuses on accredited investors - The platform advertises a typical $5,000 starting investment, although individual commercial real estate offerings may require $25,000 or more
RealtyMogul offers multiple investment structures - Its platform includes private placements and two non-traded REITs, the Income REIT and Apartment Growth REIT, both currently paused for new investors
RealtyMogul's REIT valuations have changed - As of June 30, 2026, the Income REIT reported NAV of $6.79 per share and the Apartment Growth REIT reported $6.36 per share, compared with original $10 offering prices
Distribution schedules vary by investment - CrowdStreet distributions depend on individual offerings, while RealtyMogul's Income REIT currently reports a 1.5% annualized distribution rate with quarterly payments
Fees and liquidity depend on investment structure - CrowdStreet uses offering-specific fees and holding periods, while RealtyMogul's REITs charge annual asset management fees and have had their share repurchase programs suspended since April 21, 2026
CrowdStreet and RealtyMogul provide commercial real estate exposure through different investment models. Their offerings vary in investor eligibility, underlying assets, minimum commitments, and distribution arrangements.
Understanding Each Platform's Core Positioning
CrowdStreet began as a commercial real estate marketplace and now provides accredited investors access to private-market investments, including commercial real estate, private credit, private equity, and venture capital. Founded in 2013, the platform has facilitated investments across office, industrial, retail, multifamily, and other commercial property types.
RealtyMogul operates as a commercial real estate investment platform offering multiple investment vehicles:
Two non-traded REITs: Income REIT and Apartment Growth REIT
Private placements for accredited investors
Individual commercial property investments
Commercial real estate debt and equity offerings
Founded in 2012, RealtyMogul has facilitated more than $1.2 billion in member equity investments associated with real estate assets valued at more than $8 billion. The platform was acquired by a group of real estate operators led by The Wideman Company in November 2025.
The fundamental distinction is that CrowdStreet operates a broader private-market marketplace, while RealtyMogul combines individual commercial real estate offerings with established non-traded REIT structures.
Investment Options Across Platforms
CrowdStreet's investment structure includes:
Marketplace deals involving individual commercial real estate sponsors
Private-market funds and registered investment products
Investment opportunities across private credit, private equity, and venture capital
Direct-to-sponsor arrangements for certain individual real estate transactions
CrowdStreet's marketplace has facilitated transactions involving office buildings, industrial warehouses, retail centers, multifamily developments, and other commercial property types.
Its current platform also distributes investment products from external asset managers, including private-market funds and non-traded real estate investment vehicles.
RealtyMogul's investment options include:
Income REIT: Currently reports a 1.5% annualized distribution rate with quarterly expected distributions
Apartment Growth REIT: Focuses on multifamily and industrial investments, with distribution arrangements determined by the REIT
Private placements: Minimum investments commonly around $25,000 to $35,000 for accredited investors
Individual properties and commercial real estate debt offerings
Current Status: Both RealtyMogul REITs are paused for new investors while their offering circulars are refreshed. Their share repurchase programs were suspended effective April 21, 2026.
Both platforms primarily provide exposure to commercial properties through investment entities, funds, or individual transactions. These structures differ from property-specific fractional real estate investing associated with individual residential properties.
Pricing Structures and Fee Comparisons
Fee structures differ based on whether investors participate in individual commercial deals, funds, or non-traded REITs.
CrowdStreet's pricing:
Minimum investment: Typically $5,000 across the platform, with higher minimums for certain individual offerings
Account access: No general platform account fee
Registered offerings: May include sales loads and ongoing fund servicing fees
Individual deals: Sponsor fees, acquisition fees, and performance-based compensation vary by offering
Investment holding periods: Determined by the applicable investment structure and sponsor
CrowdStreet receives compensation through different arrangements depending on the product. Registered offerings may include brokerage-related sales loads, while private placements can involve sponsor-paid placement fees and other transaction expenses.
RealtyMogul's pricing:
REIT minimum: Historically $5,000, with both REITs currently paused for new investors
Private placement minimums: Typically $25,000 to $35,000
Organizational and offering expense reimbursements: Up to 3% of gross offering proceeds for the REITs
Income REIT annual asset management fee: 1.00% of total equity value
Apartment Growth REIT annual asset management fee: 1.25% of total equity value
Additional property-level and transaction expenses: Apply according to the relevant investment terms
RealtyMogul's REIT fees are assessed within the applicable fund structure, while private placements have investment-specific expenses.
The platforms calculate fees on different bases, so headline percentages do not necessarily represent equivalent costs.
Target Investors and Accessibility
CrowdStreet primarily serves:
Accredited investors meeting applicable SEC eligibility requirements
Individuals participating in private-market investments
Investors interested in commercial real estate, private credit, private equity, and venture capital
Investors seeking individual commercial deals or managed private-market products
CrowdStreet requires accredited investor status for its private-market platform. Individual eligibility can be established through income, net worth, or certain professional qualifications.
The SEC accreditation criteria include net worth exceeding $1 million, excluding a primary residence, or annual income exceeding $200,000 individually or $300,000 jointly in each of the preceding two years, with a reasonable expectation of the same income in the current year.
RealtyMogul serves:
Non-accredited investors through qualifying REIT offerings when accepting new subscriptions
Accredited investors through private placements
Eligible IRA and retirement account investors
Investors interested in commercial property funds and individual offerings
RealtyMogul's non-traded REIT structures have historically allowed participation by eligible non-accredited investors, subject to applicable investment limitations.
Its private placements generally require accredited investor status, with minimum investments varying by transaction.
Performance and Return Profiles
Performance reporting differs between individual commercial real estate transactions and non-traded REITs. Historical returns, current distribution rates, and estimated net asset values measure different aspects of investment performance.
CrowdStreet performance:
The platform publishes performance information associated with completed and realized transactions
Results vary by investment structure, sponsor, property type, and holding period
Commercial property performance reflects underlying market conditions and transaction economics
Fund investments and individual marketplace deals use different reporting arrangements
CrowdStreet reports nearly $4.5 billion in equity deployed across approximately 800 individual transactions. Investment-level results vary according to the underlying properties and offering terms.
RealtyMogul performance:
Income REIT NAV: $6.79 per share as of June 30, 2026
Apartment Growth REIT NAV: $6.36 per share as of June 30, 2026
Income REIT annualized distribution rate: 1.5%
Distribution arrangements and historical performance vary by investment vehicle
Per-share NAV changes are distinct from total returns, which may also include distributions received
The Income REIT's June 30, 2026 NAV represents a 32.1% difference from its original $10 offering price. The Apartment Growth REIT's corresponding NAV represents a 36.4% difference from its original $10 offering price.
These figures describe estimated per-share valuations rather than total realized investor returns.
Changes in NAV reflect the applicable REIT's estimated asset values, liabilities, and valuation methodology. Historical performance does not guarantee future investment results.
Technology and Transparency Approaches
CrowdStreet's technology includes:
Web-based private-market investment platform
Investor portal with offering and portfolio information
Deal-level reporting and sponsor updates
Digital subscription and investment administration
Investment documentation and transaction records
CrowdStreet's platform enables eligible investors to access offering materials and monitor investment information through an online account.
RealtyMogul's technology includes:
Online investor dashboard
Investment and portfolio reporting
REIT updates and financial disclosures
Digital investment documentation
Access to individual offering information and historical investment records
RealtyMogul provides online reporting for its individual commercial real estate offerings and REIT products.
The underlying ownership and reporting structures differ depending on whether an investment is held through a private placement or a REIT structure.
Property Selection and Due Diligence
CrowdStreet's approach:
Investment selection and due diligence procedures
Sponsor background and experience assessments
Property and market analysis
Review of applicable investment structures
Offering-specific investment documentation
CrowdStreet provides information about sponsors, underlying investment strategies, and applicable transaction terms.
RealtyMogul's approach:
Formal evaluation procedures for commercial real estate investments
Sponsor screening and background assessments
Property-level financial and market analysis
Investment review across multiple commercial property types
Sponsor and investment reporting arrangements
RealtyMogul evaluates commercial property offerings through its applicable investment review procedures.
Following the November 2025 acquisition, The Wideman Company announced plans to co-invest alongside members in new real estate opportunities listed on the RealtyMogul platform.
Both platforms use investment review processes, with the specific procedures and investment structures varying by product.
Distribution Frequency and Liquidity
Distribution schedules and liquidity arrangements depend on individual investments and the underlying securities structures.
CrowdStreet distributions:
Distribution frequency varies by individual deal or fund
Payments may occur periodically or following an investment exit
Commercial real estate equity offerings commonly involve multi-year holding periods
Secondary transfer arrangements depend on the applicable investment documents
CrowdStreet's individual commercial property investments generally involve private-market holding periods, while certain other products use fund-specific subscription and repurchase arrangements.
RealtyMogul distributions:
Income REIT: Expected quarterly distributions at a currently reported 1.5% annualized rate
Apartment Growth REIT: Distribution arrangements determined by the underlying REIT
Private placements: Offering-specific distribution schedules
REIT share repurchase programs: Suspended effective April 21, 2026
RealtyMogul's two REITs are non-traded investment vehicles. The SEC's non-traded REIT guidance explains how redemption programs, liquidity arrangements, and share valuations differ from publicly traded securities.
Market Credibility and Backing
CrowdStreet's credentials:
Founded in 2013
More than a decade of operating history
Nearly $4.5 billion in equity deployed across approximately 800 individual transactions
Approximately 300,000 platform members
Relationships with commercial real estate sponsors and private-market investment managers
CrowdStreet has expanded its product lineup beyond commercial real estate to include additional private-market asset classes.
RealtyMogul's credentials:
Founded in 2012
More than 300,000 registered members
More than $1.2 billion in member equity investments associated with real estate assets valued above $8 billion
Acquired by a group of real estate operators led by The Wideman Company in November 2025
Commercial property investment history across multiple asset classes
The acquisition introduced a new ownership structure, with The Wideman Company participating in the platform's management and future investment strategy.
Current Offering Status and Market Conditions
CrowdStreet and RealtyMogul operate across commercial real estate investments whose performance and availability depend on market conditions, product structures, and underlying assets.
CrowdStreet's current position:
Provides access to commercial real estate and other private-market investments
Offers individual deals and managed investment products
Investment results vary by deal, property type, and sponsor
Holding periods and transfer provisions depend on individual offering terms
RealtyMogul's current position:
Both non-traded REITs remain paused for new investors while offering circulars are refreshed
Share repurchase programs have been suspended since April 21, 2026
June 30, 2026 NAV per share was $6.79 for the Income REIT and $6.36 for the Apartment Growth REIT
Income REIT reports a 1.5% annualized distribution rate
The platform continues operating under the ownership group led by The Wideman Company
These developments provide current context for comparing the platforms' investment structures, distribution policies, and offering availability in 2026.
Why mogul Offers Property-Specific Real Estate Investing
For investors seeking professionally managed residential real estate with monthly income potential, mogul combines institutional-quality underwriting with fractional ownership through property-specific LLCs. Founded by former Goldman Sachs real estate executives, the platform provides membership interests in individual rental properties, with visibility into the underlying homes and their financial performance.
Key characteristics of mogul's approach:
Institutional underwriting: Over $10 billion in collective deal experience, with fewer than 1% of reviewed properties passing selection
Property-specific ownership: LLC membership interests with property-level transparency and applicable governance rights
Monthly income potential: Distributions from available net rental income when properties generate distributable cash flow
Historical performance: 18.8% company-reported average annual IRR as of June 1, 2026
First Year Protection: Up to $10,000 in loss protection for qualifying new-member investments, subject to program terms
Investor accessibility: Open to eligible accredited and non-accredited investors
Blockchain infrastructure: Avalanche-based ownership records supporting a planned secondary marketplace
Aligned interests: mogul reports co-investing in every property offered
Institutional Experience and Property Selection
mogul founders Alex Blackwood and Joey Gumataotao bring over $10 billion in collective real estate deal experience from Goldman Sachs, where they helped build the firm's single-family rental platform to approximately $1 billion in assets under management in under twelve months.
This experience informs mogul's underwriting process, covering rental-market analysis, financing, operating expenses, inspections, and projected cash flow. Fewer than 1% of reviewed properties meet its selection criteria. Learn more about property selection.
Residential Investment Strategies
mogul offers professionally managed residential properties across three rental strategies:
Short-term rentals: Furnished properties serving shorter guest stays
Mid-term rentals: Properties accommodating stays of 30 days or longer, including workforce housing
Long-term rentals: Properties operating under traditional residential leases
Investors can select individual properties and review their income estimates, expenses, target returns, and market characteristics. These strategies provide exposure to different rental markets and operating models.
Historical Performance and Monthly Distributions
mogul reports an 18.8% historical average annual IRR across platform assets as of June 1, 2026.
Additional company-reported metrics include:
$110 million in assets as of June 1, 2026
50,000+ users as of September 28, 2026
12-20% target IRR range as of September 28, 2026
Monthly distributions when properties generate available net rental income
Historical IRR reflects past performance, while target returns represent underwriting objectives rather than guaranteed outcomes.
Monthly distributions provide opportunities to receive property income and monitor cash flow. mogul's cash flow analysis explains how rental income and appreciation contribute to investment returns.
First Year Protection
mogul offers up to $10,000 in First Year Protection for qualifying investments made during a new member's first seven days.
After one year, the program assesses aggregate total returns, including distributions and valuation changes. Qualifying losses may be covered using mogul's balance sheet capital, subject to eligibility requirements and promotional terms.
Fee Structure and Ownership Transparency
mogul's platform fee structure includes:
One-time platform fee: 5%
Investors hold membership interests in property-specific LLCs, with access to property information and applicable tax reporting. Potential depreciation allocations depend on the property and investor circumstances, as outlined in the IRS guidance on rental property depreciation.
Technology and Investor Experience
mogul uses Avalanche blockchain infrastructure for digital ownership records, supported by Fireblocks digital-wallet technology. The platform also provides property performance reporting and valuations informed by third-party appraisal data.
Digital investment execution is designed to take approximately 30 seconds after account verification, funding, and eligibility requirements are completed.
Free property analysis tools include:
These tools model rental income, cash flow, and potential returns for U.S. property addresses.
For investors seeking property-specific residential ownership, institutional underwriting, and monthly income potential, mogul brings these features together through its digital investment club model.
Explore mogul's platform and its approach to portfolio building.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
What is the main difference between CrowdStreet and RealtyMogul?
CrowdStreet operates a private-market investment platform for accredited investors, offering commercial real estate, private credit, private equity, venture capital, and other investment products. Its typical platform minimum is $5,000, although individual commercial real estate offerings may require $25,000 or more. RealtyMogul focuses on commercial real estate through private placements and two non-traded REITs. Its REITs have historically served eligible non-accredited investors with $5,000 minimums, while private placements generally require larger commitments and accredited investor status.
Why are RealtyMogul's REITs currently unavailable to new investors?
RealtyMogul's Income REIT and Apartment Growth REIT are paused for new investors while their offering circulars are refreshed. Their share repurchase programs were also suspended effective April 21, 2026. As of June 30, 2026, the Income REIT reported estimated NAV of $6.79 per share, while the Apartment Growth REIT reported $6.36 per share. These figures represent per-share valuations rather than total investment returns. RealtyMogul continues to operate its commercial real estate platform and private placement offerings.
Can non-accredited investors use CrowdStreet or RealtyMogul?
CrowdStreet generally requires accredited investor status for its private-market investment offerings. Accreditation may be established through qualifying income, net worth, or certain professional credentials. RealtyMogul's two non-traded REITs have historically accepted eligible non-accredited investors, subject to investment limitations, although both are currently paused for new subscriptions. RealtyMogul's individual private placements generally require accredited investor status.
How do CrowdStreet and RealtyMogul report investment performance?
CrowdStreet reports investment-specific performance information for individual commercial real estate transactions and investment products. These results vary by sponsor, asset class, investment structure, and holding period. RealtyMogul publishes financial information and per-share NAV estimates for its two non-traded REITs, along with distribution information and historical results for individual offerings. As of June 30, 2026, its Income REIT reported NAV of $6.79 per share, and its Apartment Growth REIT reported $6.36 per share. NAV changes, distribution rates, and realized investment returns are different performance measures.
How do distribution schedules and liquidity differ between CrowdStreet and RealtyMogul?
CrowdStreet's distribution schedules and liquidity arrangements depend on the individual offering, with many commercial real estate investments involving multi-year holding periods. Certain fund products have different subscription and repurchase arrangements. RealtyMogul's Income REIT currently reports a 1.5% annualized distribution rate with expected quarterly payments, while the Apartment Growth REIT has separate distribution arrangements. Both RealtyMogul REIT share repurchase programs have been suspended since April 21, 2026. Private placement distributions and holding periods vary by investment.