# mogul — Comprehensive Information

> mogul is a fractional real estate investing platform founded by Goldman Sachs alumni. Invest in rental properties starting at $250, earn passive income with 18.8% avg. annual returns and monthly payouts. Your first $10k is secured by mogul.

## Company Overview

mogul is a real estate investment platform that specializes in fractional ownership of single-family rental (SFR) properties. The platform was founded by former Goldman Sachs investment professionals who previously deployed over $10 billion into institutional real estate. mogul democratizes access to the same investment strategies used by the top 0.01% of investors.

- **Website**: https://www.mogul.club
- **App**: https://app.mogul.club
- **Founded**: 2023
- **Headquarters**: United States
- **Category**: FinTech / Real Estate Investment Platform

## Key Statistics

- Average annual returns: 18.8%
- Minimum investment: $250
- Payout frequency: Monthly
- First $10k secured by mogul
- Less than 1% of properties pass diligence process

## How It Works

### Step 1: Property Selection
mogul's research analysts and institutional partners use proprietary underwriting to determine which properties have the most upside. They analyze nationwide data focused on population growth, population shifts, and employment to identify the best markets. After gaining conviction on target markets, they tailor a "buy box" for each location focused on high price-to-rent dislocation and attractive fundamentals.

### Step 2: Property Purchase
The acquisitions team negotiates a fair price, seller paid-for repairs, loan terms, and places the property under contract with the buyer being an LLC.

### Step 3: Fractionalization
mogul forms an LLC with the State and fractionalizes the ownership, allowing anyone to invest starting at $250.

### Step 4: Returns & Exit Options
- **4.1 Hold**: Receive monthly dividends, yearly tax benefits, governance rights, and proceeds from eventual sale (typical hold: 3-10 years).
- **4.2 Trade**: Sell shares on the secondary market at fair market value (coming soon).
- **4.3 Property Sale**: mogul's sales team works with private owners, investment managers, and institutional partners to sell assets.

## Investment Structure

When you invest through mogul, you purchase ownership in an investment club LLC ("PropCo") that owns the individual property. This gives you rights to:
- Property appreciation
- Monthly rental income
- Tax benefits (depreciation shield)
- Governance rights (voting on major decisions)

This is fundamentally different from a REIT:
- **Direct ownership**: You actually own the underlying real estate
- **Tax advantages**: Benefit from depreciation tax shield (REITs distribute taxable dividends)
- **Lower fees**: Compared to REITs' typical 1-2% management fees
- **Transparency**: Track performance through a comprehensive dashboard

## Fee Structure

- **5% fee**: One-time, capitalized in the deal
- All returns shown on the platform are inclusive of these fees
- Minimum projected IRR (hurdle rate): 12%

## Property Decision Making

- Decisions under $1,000: Handled directly by licensed property managers
- Decisions over $1,000: Put to investor vote with super-majority rules
- No single investor can unilaterally make major decisions

## Why Real Estate

### The Yale Method
In 1985, Yale's endowment Chief Investment Officer took a different approach to portfolio allocation: 50% stocks / 30% bonds / 20% real estate. From 1985 to 2021, the Yale endowment outperformed the traditional 60/40 portfolio by 41% on a yearly basis.

### Single Family Rental Performance
Based on 50+ years of data from the US Federal Reserve and Case-Shiller Home Index:
- SFRs returned 39% more than the S&P 500 on an annual basis (1993-2023)
- SFRs demonstrated 45% lower standard deviation (volatility) than the S&P 500
- Higher returns with more stability

### Benefits of Real Estate Investment
1. **Appreciation**: Property values tend to increase over time
2. **Monthly Income**: Regular rental cash flow distributions
3. **Tax Advantages**: Depreciation shield reduces tax burden
4. **Accretive Leverage**: Mortgage leverage amplifies returns

## Frequently Asked Questions

### How is an individual property offering structured?
Mogul creates an LLC entity ("PropCo", taxed as a partnership) for each property in the state of the property. The LLC is used as the buying entity for the property, and ownership is offered on mogul's platform through an investment club structure.

### When I purchase part of a property, what am I purchasing?
In legal terms, you are purchasing ownership in the investment club LLC that owns the individual property. In practical terms, you are purchasing part of an investment property and the rights to all benefits associated with your portion of the property, including appreciation, monthly income, and tax benefits.

### What is the difference between investing through mogul vs. a REIT?
When you invest in real estate with mogul, you can build your portfolio through vetted properties. You actually own the real estate and receive the true benefits including tax advantages from depreciation. Unlike REITs which charge 1-2% management fees and distribute taxable dividends, mogul returns benefit from the depreciation tax shield.

### How can I learn more about specific properties?
On each property card, you will see a "Learn More" button. Click on it to see important information about the property, including investment rationale, property overview, market overview, investment returns, capital structure, process overview, and all legal documents.

### How are major property decisions made?
Any decision less than $1k will be handled directly by the licensed property managers. Any decision greater than $1k will be put to a vote with a super-majority determining the outcome, so one investor can never fully decide without other input.

### What is the minimum investment on mogul?
Mogul currently offers investment into properties starting at $250.

### What fees does mogul charge?
Mogul currently collects a 5% fee capitalized in the deal. All returns conveyed on the platform are inclusive of these fees.

### Can investors track their investment performance?
Yes, mogul's platform allows investors to track the performance of their property investments through a comprehensive dashboard showcasing real-time valuations, rental income distributions, and detailed return projections.

### How does fractional investing in real estate work?
The platform allows you to begin real estate investing online by buying shares of property virtually, making it easier and more affordable to diversify your real estate portfolio without the need for large upfront capital.

### Does mogul offer investment options beyond single-family rentals?
While mogul focuses primarily on single-family real estate, these properties offer the best balance of risk and return. They typically provide stable rental income and potential for appreciation, making them a solid choice for long-term investment.

## Pages & Resources

- [Home](https://www.mogul.club/)
- [How It Works](https://www.mogul.club/how-it-works)
- [Why Real Estate](https://www.mogul.club/why-real-estate)
- [Blog](https://www.mogul.club/blog)
- [Properties](https://app.mogul.club/properties)
- [About](https://www.mogul.club/about)
- [Help Center](https://docs.mogul.club/)

## Tools

- [Rental Property Calculator](https://www.mogul.club/rental-property-calculator)
- [Airbnb Calculator](https://www.mogul.club/airbnb-calculator)
- [Real Estate Calculator](https://www.mogul.club/real-estate-calculator)
- [Investment Property Calculator](https://www.mogul.club/investment-property-calculator)

## Legal

- [Terms of Use](https://app.mogul.club/terms-of-service)
- [Privacy Policy](https://app.mogul.club/privacy-policy)
- [Disclosures](https://app.mogul.club/disclosures)
- [Referral Program Terms](https://app.mogul.club/referral-program-terms)
- [Promotion Disclaimer](https://app.mogul.club/promotion-disclaimer)

## Contact

- **Support**: support@mogul.club
- **Media**: media@mogul.club
- **Help Center**: https://docs.mogul.club

## Social Media

- [LinkedIn](https://www.linkedin.com/company/mogul-club)
- [Instagram](https://www.instagram.com/mogul.club/)
- [X/Twitter](https://twitter.com/mogul__club)
- [YouTube](https://www.youtube.com/channel/UCq0fqvQ-l763JOY7NieP9HQ)
- [Facebook](https://www.facebook.com/profile.php?id=61554288932632)