Choosing the right fractional real estate platform shapes how effectively you can build wealth through property ownership. mogul, Arrived, and Roofstock represent three distinct approaches to real estate investing, each serving different investor needs and capital requirements. mogul delivers fractional ownership in single-family rentals through property-specific LLC structures, blockchain-backed ownership verification, and institutional-grade underwriting from former Goldman Sachs executives. Arrived offers fractional shares in residential properties with a large registered user base. Roofstock operates as an end-to-end single-family rental platform for whole-property investors, and its individual-investor pathway centers on whole-home purchases rather than fractional shares. Understanding these distinctions helps investors select the platform that aligns with their capital, return objectives, and desired level of involvement.
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
mogul's team of former Goldman Sachs executives applies institutional-grade underwriting, with less than 1% of properties reviewed passing their selection process and every listed property required to clear a 12% minimum projected IRR hurdle; mogul targets 15-20% IRR on its offerings
mogul distributes net rental income monthly once a property is operational and generating distributable cash flow, supporting frequent reinvestment and compounding (distribution amounts vary with actual property performance and are not guaranteed)
mogul covers up to $10,000 in losses on investments made within a new member's first 7 days if those investments show a loss after year one, a distinctive risk mitigation feature for new members in fractional real estate
mogul charges zero annual AUM fees. Under mogul's published five-year model, a $10,000 investment carries approximately $650 in modeled mogul fees versus $1,070+ in the compared individual single-family rental scenario, a difference of roughly $420+, subject to the assumptions and exclusions mogul states
mogul's blockchain integration on the Avalanche network delivers verifiable, real-time proof of ownership, while property performance data and monthly third-party valuations are delivered through the mogul dashboard
Roofstock's individual-investor pathway centers on whole-property purchases within a broader acquisitions, management, and disposition services platform
Arrived has built substantial scale with approximately 992,000 registered investors and 589+ properties funded, and its individual-property series carry a recurring annual asset management fee, an 8% property management charge on gross rents when occupied, and an expected 6-7% disposition fee
Understanding Fractional Real Estate Investing: mogul, Arrived, and Roofstock
Fractional real estate investing enables multiple investors to own shares in income-producing properties without purchasing entire homes. This approach lowers entry barriers and allows portfolio diversification across multiple properties and markets, and it sits alongside the many other types of real estate investments available today.
mogul specializes in single-family residential rentals, including short-term, mid-term, and long-term strategies. Founded by former Goldman Sachs real estate executives with $10 billion+ in deal experience, mogul offers fractional ownership through property-specific LLC structures. Each property is purchased, placed into a state-registered LLC, and fractionalized into purchasable shares. Legally, investors acquire a membership interest in the property-specific investment-club LLC that owns the home, receiving property-level economic exposure and governance rights rather than direct individual title on the deed. mogul reports $90 million+ in assets on the platform as of June 1, 2026, and its How It Works page refers to 40,000+ investors, combining accessibility with institutional rigor.
Arrived operates as a fractional platform, reporting approximately 992,000 registered investors and $458 million total invested, with its returns page reporting $459 million total invested across 589+ properties funded. In April 2026, Arrived noted that more than 60,000 people had purchased shares. The platform offers individual single-family rental properties, vacation rentals, an SFR Fund, and a Real Estate Income Fund, which was renamed from the Private Credit Fund in Q2 2026. Arrived has built significant scale and launched a secondary market in 2025.
Roofstock operates as an end-to-end single-family rental and build-to-rent platform, spanning acquisitions, property management through Mynd, Stessa landlord software, RentPrep tenant screening, asset management, and dispositions. It reports $10 billion in historical transactions and 400,000+ users since its 2015 founding. For fractional investors, the relevant distinction is structural: Roofstock One, its earlier fractional option, is no longer offered to new investors, and Roofstock's individual-investor acquisition pathway centers on purchasing whole homes across 70+ markets.
For investors seeking fractional real estate exposure, this comparison narrows to mogul versus Arrived, with Roofstock serving a different investor profile.
Investment Property Focus: Short-Term, Long-Term, and Beyond
mogul's property offerings include:
Short-term rentals (Airbnb-style stays under 30 days at high-end homes, a higher yielding model than traditional long-term rentals)
Mid-term rentals (stays longer than 30 days and under one year, addressing workforce housing demand through room-by-room leasing that operates at 94% occupancy)
Long-term residential rentals with stable tenant relationships
Sale-leaseback arrangements
Properties in high-growth secondary markets with strong price-to-rent dislocation, including Houston, Dallas, Atlanta, Phoenix, Charlotte, Nashville, and Denver
mogul's diverse strategy mix enables investors to select properties matching their risk tolerance and income preferences. Use mogul's free Airbnb calculator to analyze short-term rental potential for any U.S. address.
Arrived's property focus includes:
Individual single-family rental properties
Vacation rental properties, though new vacation-rental acquisitions have been paused while existing homes continue operating
SFR Fund (diversified exposure)
Real Estate Income Fund (formerly the Private Credit Fund; real estate backed credit returns)
Roofstock's platform offers:
Whole single-family rental properties across 70+ markets
Tenant-occupied and vacant homes
Long-term property management through Mynd and short-term rental management through Roofstock operating as a Casago franchisee, formally launched in 2025
Integrated tools including Stessa landlord software and RentPrep tenant screening, both Roofstock brands
The key distinction: mogul and Arrived allow investors to own fractional shares, while Roofstock involves purchasing entire properties with substantially higher capital requirements.
Investment Models and Ownership Structures: LLCs vs. Individual Shares
The legal structure of your investment affects taxes, control, and transparency.
mogul's ownership model:
Each property is placed into a state-registered LLC
Investors own fractional membership interests in the property-specific investment-club LLC that holds the home, an approach comparable to other real estate co-investments
Property-level economic exposure to specific, identifiable homes rather than pooled fund exposure (investors are not individually named on the deed)
Schedule K-1 tax documentation for property-level income and depreciation allocations
Governance rights proportional to ownership stake, with significant decisions put to a vote
Blockchain verification on the Avalanche network provides verifiable, real-time proof of ownership
Arrived's ownership model:
Individual offerings sit inside Arrived Homes 5, a Delaware series LLC; an individual series generally holds its designated property through a wholly owned LLC subsidiary, and investors acquire interests in the relevant series
Investors purchase shares in specific series or in funds
Arrived's current tax guidance points investors to a Form 1099-DIV for their Arrived investments
Varying structures and economics across their product lineup
Roofstock's ownership model:
Direct deed ownership of entire properties
Owners retain ultimate ownership-level financial and legal exposure, though Mynd states it handles every aspect of property management, including leasing, residents, maintenance, and vendor coordination
Rental income is generally reported on Schedule E for individual taxpayers, though treatment can vary with entity structure and circumstances
Complete control with concentrated exposure in single assets
Mortgage financing available for leveraged purchases
mogul's property-level LLC structure may pass through depreciation and other property-level tax items on Schedule K-1; whether those allocations reduce an investor's taxable income depends on that investor's circumstances, including basis and at-risk limitations. The structure also maintains transparency into exactly where capital is deployed. Learn more about the tax treatment of real estate investing and tax planning for investors.
Minimum Investment, Fees, and Accessibility for Beginners
Fee structures significantly impact long-term returns. Here's how the platforms compare:
mogul's pricing:
An average investment of approximately $10k, with a typical portfolio allocation of $17,321 per property
A one-time 5% fee capitalized in the deal, calculated from the property purchase price and covering finding, vetting, and onboarding the property; mogul's How It Works page describes this as a one-time 5% platform fee, while its comparison materials break the same amount into a 3% one-time platform fee plus a 2% setup fee if needed
Zero annual AUM fees
All operational management included
Arrived's pricing (individual-property series):
Most offerings start at $100
3.5% sourcing fee calculated on the property purchase price
0.60% annual asset management fee on the property purchase price for an individual series, paid quarterly from net operating rental income; Arrived's own fee guide notes AUM fees vary by product from 0.10% to 0.30% per quarter
8% property management fee on gross rents when occupied for individual single-family rental series; Arrived says vacation-rental management generally costs 15-20% of gross rental income
Expected 6-7% property disposition fee based on sale price, covering brokerage, title, escrow, and closing expenses; if actual costs are lower, the manager may retain the difference
These rates apply to Arrived's individual-property series. Arrived's funds carry different economics.
Roofstock's pricing:
Capital required depends on the home's purchase price, financing terms, and down payment rather than a fixed cash figure; general rental-property financing guidance notes that a 25%+ down payment is a common rule of thumb, with terms varying
Standard closing costs on purchase
Property management provided through Mynd, which advertises up-front flat-fee pricing rather than a percentage-of-rent AUM charge
Brokerage compensation on a sale is negotiable and depends on the disposition channel chosen, which may include single-asset MLS listings, portfolio sales, or blended strategies
Five-Year Cost Comparison ($10,000 Investment)
mogul publishes a five-year fee model for a $10,000 investment showing approximately $650 in modeled mogul fees versus $1,070+ for the compared individual single-family rental scenario, a difference of roughly $420+. mogul notes that this model does not include various transaction and exit variables and that actual costs can differ.
A directly comparable all-in Arrived total cannot be calculated from a $10,000 figure alone, because Arrived's fees are assessed against different bases: sourcing and asset management fees on the property purchase price, property management on rental revenue, and the disposition fee on eventual sale price. A five-year model would need to specify acquisition value, investor ownership share, rent, occupancy, rent growth, sale value, and fee timing.
What is structurally clear is the shape of each fee stack. mogul's costs are front-loaded with zero annual AUM fees, so nothing recurring compounds against your position year after year. Arrived's individual-property series carry a recurring 0.60% annual asset management fee, an 8% property management charge on gross rents when occupied, and an expected 6-7% disposition fee at exit. Over multi-year holds, the absence of a recurring AUM drag is a durable advantage for mogul.
Property Selection and Due Diligence: Institutional Rigor vs. Market Access
mogul's selection process:
Less than 1% of properties reviewed pass mogul's diligence process
12% minimum projected IRR hurdle required for every listed property, described in mogul's comparison materials as a 12%+ bear-case IRR hurdle
Proprietary underwriting models combining AVMs and CMAs
Former Goldman Sachs expertise applied to every deal
mogul personally invests in every property offered on the platform
Research analysts and institutional partners identify maximum upside potential
Arrived's selection process:
Formal due diligence on properties before listing
Market analysis and financial projections provided
Acceptance rate not publicly disclosed
Professional property management included
Roofstock's selection process:
Investment-ready single-family rental listings supported by proprietary data, technology, and underwriting
Inspection and diligence information is presented on each individual listing
More of the diligence review sits with the buyer than with a fractional platform's investment committee
The alignment of interests matters: mogul's capital sits alongside investor capital in every property, so management incentives match investor returns. Preview mogul's analytical approach using the free investment property calculator on any U.S. address.
Projected Returns and Performance Metrics
mogul's performance data:
18.8% average annual returns (IRR) across platform properties, compared with the S\&P 500's 9%
Target annual returns of approximately 15-20% IRR, presented as projections rather than guarantees
8-12% target cash-on-cash returns depending on property type and strategy, with approximately 9-11% weighted NOI yield and 11-13% weighted levered yield by strategy; these are underwriting targets, not realized portfolio results
Monthly dividends from net rental income once a property is operational and generating distributable cash flow
Single-family rentals returned 13.8% IRR versus 9.8% for the S\&P 500 from 1993 to 2023 per mogul's published figures; note that a money-weighted real estate IRR and an equity index return are measured on different bases, so read the gap as directional rather than a precise like-for-like margin
Arrived's performance data:
Arrived currently presents an estimated historical return range of 6-10% for certain residential equity offerings; this is a model-based historical range rather than a forward target, and past performance does not predict future results
Q3 2025 average annualized dividend rates: 4.0% (SFR) and 2.4% (vacation rentals), extrapolated by Arrived from the quarter's dividend to a full-year rate
Its Real Estate Income Fund delivered an 8.7% average annualized dividend yield in Q2 2026, with Arrived describing the fund's historical yield as 8.4%
Longer operating history with multiple property exits
Roofstock's performance data:
Returns vary significantly by individual property, market, and financing structure
$10 billion in historical transactions since 2015
Full ownership enables mortgage leverage, which can increase potential cash-on-cash returns while also raising debt service, financing costs, and downside exposure; general financing guidance notes that leverage should balance risk and reward and that lower equity can increase the risk of inadequate cash flow
mogul's focus on single-family rentals positions investors in an asset class with strong historical performance relative to equities, with the added benefit of monthly income potential, appreciation potential, and potential tax advantages that depend on each investor's circumstances.
Liquidity Options and Exit Strategies
Real estate investments are inherently less liquid than public stocks. Here's how each platform addresses liquidity:
mogul's liquidity features:
Properties held for 3-10 years, with monthly distributions once a property is operational and generating distributable cash flow
Monthly property valuations via third-party appraisal data
Share trading capabilities supported by mogul's Avalanche-based ownership infrastructure
Blockchain infrastructure built for verifiable, real-time transfer of ownership records
Proceeds distributed upon property sales in proportion to ownership
Arrived's liquidity features:
Secondary market launched in 2025, with 57,000+ buy and sell orders in the first three weeks
Anticipated holding periods of 5-7 years for long-term rentals and 5-15 years for vacation rentals, with actual sale timing potentially earlier or later
Individual-property shares generally become eligible only after a minimum holding period and trade during scheduled secondary-market windows, subject to buyer demand and other restrictions
Fund redemptions carry separate timing, capacity, and approval constraints
Roofstock's liquidity:
Sell the whole property through Roofstock's disposition services or a traditional listing
Execution is framed around the seller's speed-versus-proceeds trade-off, market conditions, timeline, and chosen channel rather than a fixed sale window
Standard real estate transaction process
No fractional liquidity (the entire property is sold)
For fractional investors weighing liquidity, mogul pairs monthly distributions and monthly third-party valuations with Avalanche-based ownership infrastructure built to support enhanced share-trading capabilities.
Unique Features and Investor Protections
mogul's exclusive features:
First $10k protection for new members: mogul covers up to $10,000 in losses on investments made within a new member's first 7 days if those investments show a loss after year one
Give $50, Get $50: Refer a friend and get $50 when they invest, per the referral program terms
Zero annual AUM fees: A front-loaded structure with nothing recurring compounding against your position
Blockchain verification: The Avalanche network provides verifiable ownership records and real-time proof of ownership
Platform co-investment: mogul invests alongside investors in every property
Community rewards: mogul Clubs distribute up to 2% in rewards to members
Free analysis tools: Rental property calculator, Airbnb calculator, and real estate calculator available for any U.S. address
Monthly distribution cadence: Net rental income distributed monthly once a property is operational and has distributable cash flow
Arrived's features:
Minimum investment of $100
Operational secondary market since 2025, subject to eligibility periods and trading windows
Multiple product types (individual properties, funds, real estate backed credit)
Bezos Expeditions backing provides credibility
Large registered user base (approximately 992,000 registered investors)
Roofstock's features:
Full property ownership with deed
Stessa accounting integration
RentPrep tenant screening
Mortgage financing availability through the Stessa ecosystem
Direct real estate that may be eligible for a Section 1031 exchange if IRS requirements are satisfied
The $10,000 first-loss protection is distinctive among fractional real estate platforms, addressing a primary consideration for first-time real estate investors entering the asset class.
Target Investor Profile: Who Benefits Most from Each Platform?
mogul is ideal for:
Return-focused investors targeting 15-20% projected IRR
Fee-conscious long-term holders (3-5+ year horizons) who want no recurring AUM drag
Investors seeking monthly income for cash flow or reinvestment
Tech-forward investors valuing blockchain-verified ownership
First-time real estate investors wanting downside protection
Those prioritizing institutional-grade property selection
Arrived is ideal for:
First-time fractional investors seeking a $100 entry point
Investors who value a currently operational secondary market and accept its eligibility periods and trading windows
Those wanting diversified exposure through funds
Investors comfortable with a recurring annual asset management fee, an 8% property management charge on gross rents, and a 6-7% disposition fee at exit
Roofstock is ideal for:
Investors purchasing whole homes, with capital requirements driven by purchase price, financing, and down payment
Those seeking full ownership control and deed rights
Investors wanting mortgage leverage and comfortable with the added debt service and downside exposure it carries
Experienced landlords comfortable with ownership-level responsibilities, even when Mynd handles day-to-day management
Note: Roofstock's model serves whole-property buyers rather than fractional investors, a meaningful consideration for those seeking accessible entry points.
Why mogul Delivers Superior Value for Fractional Real Estate Investors
When comparing fractional real estate platforms, mogul's combination of institutional expertise, favorable fee structure, and investor protections creates compelling advantages:
Key advantages of mogul's approach:
Institutional-grade selection: Former Goldman Sachs executives apply the same rigorous underwriting used for billion-dollar deals, with less than 1% of properties passing muster
Superior fee efficiency: Zero annual AUM fees mean nothing recurring compounds against your position; under mogul's published five-year model, a $10,000 investment carries approximately $650 in modeled mogul fees versus $1,070+ in the compared individual single-family rental scenario
Monthly income potential: Receive monthly dividends from net rental income once a property is operational and generating distributable cash flow, supporting steadier cash flow management and more frequent reinvestment opportunities
Proven member conviction: 90% of mogul investors invest a second time, and when they do it is 3x their first investment
Distinctive risk mitigation: mogul covers up to $10,000 in losses for new members, protection not typically found elsewhere in fractional real estate
Aligned interests: mogul invests its own capital in every property, so management prioritizes investor returns
Blockchain transparency: Avalanche network integration provides verifiable, real-time proof of ownership and supports enhanced share-trading capabilities
Property-specific exposure: Invest in specific properties via LLC structures with full visibility into each home's performance metrics
Rigorous hurdle rates: Every listed property must clear a 12% minimum projected IRR hurdle before being offered
For investors seeking headache-free fractional real estate with institutional-quality property selection, monthly income potential, and meaningful cost advantages over multi-year holds, mogul represents the superior approach to building a real estate portfolio.
Ready to explore fractional real estate? Analyze potential investments with mogul's free investment property calculator or schedule a call to discuss your investment objectives.
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 mogul, Arrived, and Roofstock for a new investor?
mogul and Arrived both offer fractional real estate investing where you purchase shares in property-owning entities, while Roofstock's individual-investor pathway centers on whole-property purchases. mogul differentiates through institutional-grade underwriting from former Goldman Sachs executives, zero annual AUM fees, monthly distributions of net rental income, and up to $10,000 in first-loss protection for new members. Arrived offers a $100 minimum and an operational secondary market subject to eligibility periods and trading windows. Roofstock involves buying an entire home, with capital needs driven by purchase price, financing terms, and down payment.
Do any of these platforms offer a secondary market for selling investments?
Arrived launched a secondary market in 2025 with 57,000+ buy and sell orders in the first three weeks, though shares generally become eligible only after a minimum holding period and trade during scheduled windows, subject to buyer demand. mogul's blockchain infrastructure on the Avalanche network supports enhanced share-trading capabilities, providing future liquidity options beyond typical hold periods alongside monthly distributions and monthly third-party valuations. Roofstock's whole-property model involves selling through traditional real estate channels or its disposition services, with timing driven by the seller's speed-versus-proceeds trade-off and market conditions. For most fractional investors, verifiable ownership records and a consistent monthly distribution cadence matter alongside eventual exit options, and liquidity planning is part of any real estate strategy.
How do the fee structures compare across mogul, Arrived, and Roofstock?
mogul charges a one-time 5% fee capitalized in the deal with zero annual AUM fees, with property management included. For its individual-property series, Arrived charges a 3.5% sourcing fee, a 0.60% annual asset management fee, 8% property management on gross rents when occupied, and an expected 6-7% disposition fee; its funds carry different economics, and its fee guide notes AUM fees range from 0.10% to 0.30% per quarter by product. Under mogul's published five-year model on a $10,000 investment, modeled mogul fees are approximately $650 versus $1,070+ in the compared individual single-family rental scenario. Roofstock buyers pay standard closing costs, Mynd's up-front flat-fee property management pricing, and negotiable brokerage compensation when selling.
Which platform is best for investing in short-term rental properties?
mogul specializes in short-term rentals as a core strategy, offering fractional ownership in Airbnb-style properties with detailed underwriting on projected yields. Use mogul's free Airbnb calculator to analyze potential returns for any U.S. address. Arrived holds vacation rental properties in its portfolio, though it has paused new vacation-rental acquisitions. Roofstock formally launched short-term rental management in 2025, with long-term management through Mynd and short-term management provided by Roofstock operating as a Casago franchisee, and its investors buy an entire home to participate.
Is fractional real estate investing suitable for building long-term wealth?
Single-family rentals returned a 13.8% IRR versus 9.8% for the S\&P 500 from 1993 to 2023, according to Federal Reserve and Case-Shiller data. Because a money-weighted real estate IRR and an equity index return are measured on different bases, that gap is best read as directional rather than a precise like-for-like margin. Fractional investing through mogul provides access to this asset class with benefits including monthly income potential, appreciation potential, potential tax allocations such as depreciation passed through on Schedule K-1 (usability depends on each investor's tax circumstances), and diversification across multiple properties. For long-term wealth building, mogul's fee efficiency becomes increasingly valuable as savings compound over extended hold periods.
What kind of due diligence do these platforms perform on their properties?
mogul applies the most rigorous selection process, with less than 1% of properties reviewed passing institutional-grade underwriting. Every property must clear a 12% minimum projected IRR hurdle, and mogul personally invests in each offering. Arrived conducts formal due diligence including market analysis and financial projections. Roofstock presents investment-ready listings supported by proprietary data, technology, and underwriting, with inspection and diligence information shown on each listing and more of the diligence review sitting with the buyer. For investors prioritizing quality assurance, mogul's Goldman Sachs-level vetting process provides the highest confidence in property selection.