1031 Crowdfunding has built a substantial presence in the Delaware Statutory Trust (DST) marketplace, reporting $2.8 billion in total equity raised, $8.1 billion in combined real estate transactions, and 2,800+ completed 1031 exchange transactions for investors seeking tax-deferred exchange solutions. Its DST offerings are made available to accredited investors and generally carry minimums of roughly $25,000 to $100,000. For those seeking fractional real estate investing opportunities with lower barriers to entry, property-by-property selection, and monthly income distributions, several platforms have emerged to serve different investor needs. This guide examines seven alternatives that cater to various real estate investment goals in 2026, starting with mogul, a fractional real estate platform club founded by former Goldman Sachs executives that brings institutional-quality investing to everyday 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
Property-by-property selection provides greater asset-level control: DSTs pool capital from multiple investors, although investors generally select among identified DST offerings whose underlying properties or portfolios are disclosed. Platforms like mogul take a different approach, letting investors select specific properties one at a time rather than committing to a blind pool, with exposure held through membership interests in a property-specific LLC. That means asset-selection control and property-level governance rights, while routine operations remain professionally managed and major decisions are subject to owner voting
Monthly distributions create more frequent reinvestment opportunities: mogul generally distributes an investor's proportionate share of available net rental income on a monthly basis once a property is operational. More frequent distributions create more frequent opportunities to reinvest for investors who choose to do so, with distribution amounts reflecting actual property performance
Non-accredited investor access expands opportunity: While DST-focused platforms generally limit their offerings to accredited investors, mogul is open to both accredited and non-accredited U.S. investors, subject to standard onboarding, KYC verification and offering-specific eligibility requirements, with an average investment of about $10,000 across the platform
Institutional expertise at retail access points: mogul's founding team of Goldman Sachs real estate alumni brings more than $10 billion in reported collective real estate investing experience to investors at accessible entry points, not just high-net-worth individuals
Purpose-built tools enhance decision-making: Free property analysis calculators allow investors to evaluate potential returns on any U.S. property before committing capital
1. mogul
mogul delivers a fractional real estate platform club that enables investors to build property portfolios through property-specific fractional exposure to income-generating residential properties. Founded by Goldman Sachs real estate alumni with more than $10 billion in reported collective deal experience, the platform brings institutional-quality underwriting and property selection to individual investors.
How Does mogul Work?
mogul's platform provides property-specific fractional exposure to professionally vetted and managed single-family rentals, short-term rentals, mid-term rentals, long-term rentals and sale-leasebacks. Key highlights:
Property Selection: Less than 1% of properties reviewed pass mogul's rigorous diligence process, using proprietary underwriting models alongside institutional partners
Property-Specific LLC Interests: Each property is held in a state-formed LLC, and investors acquire membership interests in that property-specific LLC tied to an identified home rather than participating in a blind pool fund
Asset-Selection Control and Governance Rights: Investors choose the specific homes they want exposure to and receive ownership-weighted governance rights. Routine decisions below $1,000 are handled by licensed property managers, while larger decisions go to an ownership-weighted vote requiring a super-majority
Monthly Income: Once a property is operational and has distributable net rental income, mogul generally distributes each investor's proportionate share of available net rental income monthly. Amounts reflect actual property performance and available distributable cash
Tax Benefits: mogul's pass-through LLC structure may allocate depreciation through Schedule K-1, which can reduce taxable rental income subject to each investor's basis, at-risk rules, rental loss limitation rules, state taxation and eventual depreciation-related gain. mogul's own tax planning guidance notes that rental losses generally cannot simply offset wages or business income, subject to exceptions. See also the IRS rules on residential rental property
Documented Performance
mogul's platform reports the following investor outcomes:
18.8% average annual returns vs. the S\&P 500's historical 9% average
90% of investors invest a second time, and when they do, it is typically 3x their first investment
$90 million+ in assets on mogul, as of June 1, 2026
40,000+ investors on the platform, as of June 1, 2026
Record monthly yield of 2.6% on select properties, as of June 1, 2026
Risk Mitigation Features
mogul provides first $10k protection for new members: if the total return on a new member's first 7 days of investments is a loss of $10,000 in the first year, mogul covers up to $10k in losses with its own balance sheet capital, a protection feature not commonly offered elsewhere. The platform also invests alongside members in every property offered, which helps align its economic incentives with investor outcomes. mogul additionally runs a Give $50, Get $50 program: refer a friend and get $50 when they invest, subject to the referral program terms.
Property Analysis Tools
mogul provides four free investment calculators that analyze potential returns for any U.S. address:
mogul states that these tools let investors use the same data and tools used by top real estate firms, and the calculator pages describe projected returns, comparables, adjustable hold periods, loan terms, leverage and interest rates, and base, bear and bull cases.
Best For: Investors seeking property-by-property selection with institutional-quality underwriting, monthly distributions of available net rental income, and accessible entry points open to both accredited and non-accredited U.S. investors.
2. Kay Properties
Kay Properties operates a DST, 1031 and 721 UPREIT marketplace and advisory platform offering access to 1031 exchange-qualified investments from multiple sponsor companies. Kay states that its team has been involved in more than $52 billion of DST offerings and has completed more than 10,000 DST, 1031 and 721 UPREIT investments.
Key Features
Marketplace access to 25+ sponsor companies
20-40 active DST offerings at any given time
1031 exchange advisory services
Due diligence reports on available offerings
Investor education resources
Investment Structure
Kay Properties functions as a DST marketplace and advisory firm rather than a direct property owner. Securities are offered through a FINRA and SIPC member broker-dealer. Investors access DST investments from various sponsors through a single platform, enabling comparison shopping among different offerings.
Best For: Accredited investors with significant capital from property sales seeking 1031 exchange solutions and the ability to compare offerings across multiple DST sponsors.
3. Realized
Realized provides a technology-driven approach to DST investing and 1031 exchanges, emphasizing data analytics and portfolio construction for tax-deferred real estate investment.
Core Capabilities
Data-driven DST portfolio recommendations and personalized real estate portfolios
1031 exchange facilitation services
Tax planning integration
Multiple asset class exposure through DST structures
Digital investment management platform
Technology Focus
Realized differentiates through its emphasis on analytics and systematic portfolio construction, helping investors build diversified DST portfolios based on their specific tax situations and investment goals. Its educational material explains how properly structured DST interests can serve as replacement real property in a 1031 exchange.
Best For: Accredited investors seeking a data-driven approach to 1031 exchange investing with an emphasis on portfolio construction and tax optimization.
4. Fundrise
Fundrise offers a fund-based approach to alternative-asset investing with one of the lowest entry points in the market. As of June 30, 2026, Fundrise reported $3.4 billion in assets under management, more than 404,000 active investor accounts and roughly 2.475 million active users.
Key Features
$10 minimum investment ($1,000 for IRAs)
Diversified fund allocation across property types and strategies
Distribution schedules that vary by investment vehicle
Non-accredited investor access
A 0.15% annual advisory fee plus a 0.85% annual management fee on its standard real estate funds, with different fees on other products
Investment Structure
Fundrise's real estate architecture includes eREIT and eFund structures that pool investor capital across multiple properties. Its 2026 platform spans multiple alternative-asset strategies and vehicle types, including real estate funds, private credit and venture-oriented products. Investors gain exposure to diversified portfolios rather than selecting individual properties.
Considerations
The fund-based model provides diversified exposure rather than individual property selection. Fee levels vary across the platform's real estate funds and other product types, and distribution schedules also vary by investment vehicle. Redemption terms differ by fund and market conditions.
Best For: Beginning investors seeking a very low entry point and fully diversified exposure without individual property selection.
5. Arrived Homes
Arrived Homes provides fractional ownership in individual residential properties and funds. As of August 2026, Arrived reports approximately 989,000 registered investors, $456 million in total invested capital and $103 million distributed to investors.
Key Features
$100 minimum investment across its offerings
Individual property selection
Residential equity, vacation rental and real estate-backed credit strategies
Monthly dividends on income-generating individual properties, subject to property cash flow and reserves, with the Real Estate Income Fund also targeting monthly distributions
Non-accredited investor access across individual properties, the SFR Fund, the Real Estate Income Fund and the City Fund
Fee Structure
Arrived's fees vary by product and are calculated on different bases. For the applicable individual-property series, Arrived's 2026 SEC offering circular states a one-time sourcing fee of 3.5% of the property purchase price and asset management of 0.6% annually of the property purchase price, paid quarterly from net operating rental income. Product-specific AUM fees range from 0.1% to 0.30% per quarter, including 0.15% of asset purchase price per quarter for single-family properties. Property-level operating and management expenses are separately borne by the applicable property.
Because expenses charged against rental income are calculated differently from fees expressed as a percentage of purchase price or AUM, fee comparisons across products are most meaningful when each expense is expressed on a common basis.
Investment Approach
Arrived allows investors to select specific properties rather than investing only in blind pools. Its current lineup includes individual residential properties, residential equity funds, city funds, vacation rentals, and a real estate-backed income and credit fund.
Best For: Investors seeking individual property selection with a very low entry point who want exposure across residential equity, vacation rental and real estate-backed credit strategies.
6. CrowdStreet
CrowdStreet serves accredited investors across private-market investments. It reports nearly $4.5 billion of equity deployed across roughly 800 individual transactions and approximately 300,000 members.
Core Capabilities
Commercial real estate focus (office, multifamily, industrial, retail), with expansion into private credit, private equity and other alternatives
Both individual sponsor deals and pooled funds
$25,000 minimum investment
Accredited investors only
Direct sponsor relationships
Investment Structure
CrowdStreet connects accredited investors with private-market sponsors. Commercial real estate remains a major part of its platform, and the platform offers both individual deals and pooled funds across various property types and geographic markets.
Considerations
The platform is designed for accredited investors with substantial capital, given its $25,000 minimum and accreditation requirement. Private-market real estate investments are generally multi-year and illiquid, and target holding periods vary by offering.
Best For: Accredited investors with substantial capital seeking direct private-market real estate exposure and the ability to select individual deals or funds.
7. RealtyMogul
RealtyMogul provides commercial real estate investments through both REIT structures and individual offerings. It says it has facilitated more than $1.2 billion in equity investments from 280,000+ platform members across more than 300 real estate projects.
Key Features
A $5,000 minimum on the Apartment Growth REIT
The RealtyMogul Income REIT
Direct private-market offerings for accredited investors beginning at $25,000
Commercial real estate focus
Both accredited and non-accredited product tiers historically, with non-accredited access limited to the REITs
Quarterly distributions
Investment Options
RealtyMogul's two REIT products list established product terms, including the $5,000 minimum on the Apartment Growth REIT, and product availability can vary over time. Its direct private offerings for accredited investors begin at $25,000.
Best For: Accredited investors seeking commercial real estate exposure through direct private offerings, along with investors interested in REIT structures.
Why mogul Stands Out for Real Estate Investors
Institutional Expertise at Accessible Entry Points
mogul's founding team brings Goldman Sachs real estate experience to individual investors. mogul reports that co-founder and COO Joey Gumataotao built Goldman Sachs' Single Family Rental Platform from $0 to $1 billion in under 12 months. That institutional pedigree translates into rigorous property selection: less than 1% of properties reviewed make it onto the platform, and mogul's research analysts and institutional partners apply proprietary underwriting to each opportunity.
Property-Specific LLC Interests, Not Blind Pools
Unlike fund-based platforms, mogul gives investors property-specific fractional exposure through LLC membership interests tied to an identified home. Investors choose exactly which properties they want exposure to, with investment rationale, property and market overview, returns and capital structure, and legal documents available on each property page, and a dashboard covering valuations, distributions and projections. Investors select assets one at a time rather than committing to a blind pool. This approach mirrors how sophisticated real estate investors build portfolios, through careful selection of individual assets.
Monthly Income Distributions
Once a property is operational and has distributable net rental income, mogul generally distributes each investor's proportionate share of available net rental income monthly, compared to the quarterly distributions common among some alternatives. The monthly cadence provides more frequent cash distributions and more frequent potential reinvestment opportunities for those building wealth through real estate, with distribution amounts reflecting property performance and available cash.
Comprehensive Tax Benefits
Real estate exposure through mogul's pass-through LLC structure may allocate depreciation deductions through Schedule K-1, which can reduce taxable rental income subject to each investor's basis, at-risk rules, rental loss limitation rules, state taxes and eventual depreciation-related gain. mogul illustrates the potential effect this way: a 10% property yield through a REIT could be reduced to roughly 5% to 7% after taxes, while a directly held or mogul single-family rental may retain closer to its full yield because of the depreciation shield. mogul expressly notes that actual after-tax results depend on investor circumstances, and that depreciation may reduce or defer tax. REIT dividends are also treated differently: eligible taxpayers may deduct up to 20% of qualified REIT dividends as part of the qualified business income deduction. The relative after-tax return is investor-specific. See mogul's tax benefits overview for more.
Risk Protection for New Members
mogul covers up to $10k in losses for new members on their first 7 days of investments during their first year. This protection feature addresses one of the primary concerns new investors have when entering real estate markets.
Free Professional-Grade Analysis Tools
The platform's investment property calculator suite is completely free, with no costs or commitments and no limit on how many properties can be analyzed, as described on the rental property calculator page. Investors can analyze any address in the United States, including properties not currently listed, comparing short-term versus long-term rental strategies across base, bear and bull cases and adjusting variables like hold period, loan term, leverage and interest rates.
Alignment of Interests
mogul states that it invests alongside members in every property offered on the platform. This co-investment model helps align management's economic incentives with investor outcomes, a structure that institutional investors typically demand and that is rarely extended to individual investors.
For investors exploring alternatives to accreditation-restricted DST offerings, mogul offers a compelling combination: institutional-quality property selection, property-specific asset selection, monthly distributions of available net rental income, and meaningful risk protection. Browse available properties to see current investment opportunities, or schedule a call with the team.
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 are the main alternatives to 1031 Crowdfunding for real estate investors?
The primary alternatives include fractional platforms like mogul that offer property-by-property selection at accessible entry points, other DST marketplaces like Kay Properties and Realized for 1031 exchange investors, and fund-based platforms like Fundrise for diversified exposure. The best choice depends on accreditation status, investment minimums, desired level of property selection, and whether 1031 exchange services are specifically needed.
How do Delaware Statutory Trusts (DSTs) help defer capital gains taxes?
Properly structured DST interests may qualify as replacement real property in a 1031 exchange, allowing investors selling investment property to defer capital gains taxes by reinvesting proceeds into DST interests within IRS-mandated timeframes. Replacement property generally must be identified within 45 days and received by the earlier of 180 days after the transfer or the due date of the taxpayer's federal income tax return for that year, including extensions. DSTs pool capital from multiple investors, but investors generally select among identified DST offerings whose underlying properties or portfolios are disclosed. DST offerings commonly involve accredited-investor eligibility and minimum investments ranging from roughly $25,000 to $100,000.
What are the benefits of fractional real estate ownership compared to REITs or direct property ownership?
Fractional platforms like mogul provide the transparency and asset-selection control of choosing specific properties and holding membership interests in the property-specific LLC, combined with the accessibility and hands-off management associated with REITs. Direct or pass-through real estate ownership may allocate property-level depreciation deductions to investors, subject to basis and at-risk limitations. REIT investors generally do not claim the underlying property's depreciation directly, although qualified REIT dividends can qualify for a separate federal deduction. Compared with buying a rental outright, fractional platforms let investors avoid large down payments, day-to-day tenant management and geographic limitations, with routine property decisions handled by professional managers and larger decisions subject to owner voting.
Can beginners invest in real estate through these platforms, and what are the typical entry points?
Yes, several platforms welcome non-accredited investors. Fundrise offers a $10 taxable-account minimum, Arrived starts at $100, and mogul is open to both accredited and non-accredited U.S. investors, subject to onboarding, KYC and offering-specific eligibility, with accessible entry points into institutional-quality properties. Entry points vary significantly: DST platforms typically involve $25,000 to $100,000 minimums and accredited investor status, while fractional platforms have made real estate accessible to a much broader investor base.
How does mogul provide monthly income compared to other platforms?
Once a property is operational and has distributable net rental income, mogul generally distributes each investor's proportionate share of available net rental income monthly. Distribution schedules elsewhere differ: some platforms distribute quarterly, some vary by investment vehicle, and DST platforms vary by offering. A monthly cadence provides more predictable distribution timing and more frequent potential reinvestment opportunities, with amounts reflecting property performance. mogul also offers short-term and mid-term rental strategies designed to target attractive rental yields; its own guidance notes that short-term rentals can produce higher gross revenue in suitable markets, with operating costs, seasonality, regulation and occupancy also shaping net results. Actual income and distributions vary by property, occupancy, expenses and market conditions, which is worth keeping in mind when considering approaches to maximizing rental cash flow.