Addy built a following among Canadian investors seeking accessible fractional real estate ownership. However, the collapse of Addy underscored how much the strength of the platform matters, making it essential for investors to evaluate alternatives with strong track records, transparent operations, and institutional-grade due diligence. For those looking to build wealth through fractional real estate investing, selecting the right platform matters more than ever. This guide examines seven alternatives that serve different investor needs in 2026, starting with mogul, a platform founded by Goldman Sachs alumni that reports 18.8% average annual returns while providing direct ownership in individual properties.
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
- Institutional expertise drives better returns: Platforms founded by real estate professionals with institutional backgrounds, like mogul's Goldman Sachs alumni, apply rigorous underwriting standards that can translate to higher performance
- Direct property ownership differs from pooled funds: Some platforms offer fractional ownership in specific properties with voting rights, while others pool capital into diversified funds, with each approach serving different investor preferences
- Distribution frequency varies by platform: Some competitors pay quarterly, but Arrived currently pays monthly dividends for income-producing properties and certain funds, so distribution frequency should be compared platform by platform; mogul distributes rental income monthly
- Minimum investments vary widely: Minimums include $10 at Fundrise and $10 at Groundfloor, $100 at Arrived, $500 at BuyProperly, and $5,000 at RealtyMogul's Income REIT, allowing investors to choose based on their capital availability
- Geographic focus shapes opportunity: U.S.-focused platforms like mogul list properties in Texas and California markets, while Canadian platforms serve investors seeking domestic exposure
- Blockchain technology adds transparency: mogul records ownership on the Avalanche blockchain while retaining a direct LLC ownership model, providing transparent ownership records
1. mogul
mogul delivers a fractional real estate investment platform built by former Goldman Sachs real estate professionals. The platform enables investors to own shares in individual income-producing properties, receiving monthly rental distributions, potential tax benefits, and proportional governance rights. mogul states that it has 65+ properties, $40M+ in assets, and a community of 13,000+ investors, establishing itself as a differentiated option for those seeking institutional-quality real estate exposure.
How Does mogul Work?
mogul acquires residential properties, forms a property-company LLC with the state for each property, and fractionalizes ownership into purchasable shares. Investors select specific properties they want to own rather than investing in blind pools. Key highlights:
- Property Selection: mogul says less than 1% of properties pass its diligence process; its team uses proprietary underwriting, and mogul states its investment professionals have deployed $10 billion into high-quality real estate
- Direct Ownership: Each investment represents fractional ownership in the investment-club LLC that owns the individual property, not shares in a REIT or debt instrument
- Monthly Distributions: Investors receive monthly rental income
- Governance Rights: Super-majority voting rights on property decisions exceeding $1,000
Performance and Returns
mogul has 18.8% average annual IRR across its portfolio. The platform lists short-term rentals, long-term rentals, sale-leasebacks, and mid-term rentals, with listed properties in Texas and California markets such as Houston, Dallas/Rockwall, and Yucaipa. mogul says it analyzes population growth, population shifts, and employment to identify target markets.
Sample property figures displayed by mogul include:
- The Axelrod (Houston): a Houston duplex / multi-family property listed by mogul, shown with 6 beds / 6 baths, 13.1% Year 1 Yield, and $174,000 annual revenue
- The Roman (Houston): a Houston 4 bed / 3 bath property shown with $89,000 annual revenue, 11.1% Year 1 Yield, and +18.0% Yearly Net Return; returns are not guaranteed
Unique Features
- $10,000 Loss Protection: mogul covers up to $10,000 in losses for new members during their first year, a risk mitigation feature unique among fractional platforms
- Blockchain Ownership: Properties are recorded on the Avalanche blockchain, with tokens representing ownership in the property-company LLC; mogul frames the investor's legal exposure as direct LLC ownership, and investor ownership is verifiable on Snowtrace
- Free Investment Tools: Four professional-grade investment calculators analyze any U.S. address using the same data and tools used by top real estate firms
Best For: Investors seeking individual property selection, monthly income, high targeted returns, and institutional-grade vetting from a platform with aligned interests (mogul personally invests in every property offered).
2. Fundrise
Fundrise operates as one of the longest-running fractional real estate platforms, offering diversified fund structures rather than individual property selection. A third-party review reported $2.87 billion in assets under management and over 385,000 investors. It provides broad real estate exposure through pooled investments.
Core Features
- Low Entry Point: $10 minimum investment for taxable accounts makes it among the most accessible platforms
- Diversified Funds: Capital is pooled across multiple property types and geographic regions
- Track Record: 13+ years of operation provides extensive historical data
- IRA Compatible: Supports retirement account investing with $1,000 minimum
Fee Structure
Fundrise's real estate funds generally charge 0.15% advisory plus 0.85% annual management fees; other products, such as the Innovation Fund, may have different fees. Returns are reported after fees.
Performance
Fundrise reported a 6.24% average annual return for advisory client accounts in 2025; individual investor and product-level results may differ. Distributions occur quarterly for the products noted here.
Best For: Investors prioritizing diversification across property types with minimal capital commitment and those comfortable with fund-based rather than property-specific investing.
3. Arrived Homes
Arrived Homes enables fractional ownership in individual rental properties, including both long-term rentals and vacation rental properties. The platform currently reports 973,000 registered investors, $427 million total invested, and $85 million distributed (note that total invested is not necessarily the same as AUM).
Key Features
- Individual Property Selection: Investors choose specific properties to own
- Low Minimum: $100 minimum investment per property
- Vacation Rentals: Offers short-term rental exposure alongside traditional rentals
- Mobile App: Full-featured iOS application for portfolio management
Fee Structure
Arrived fees are disclosed by offering and may include sourcing, asset-management, property-management, and operating expenses.
Performance
Arrived's income yields vary materially by product; recent Q1 2026 annualized dividend rates ranged from 1.53% average for vacation rentals to 4.2% average for the SFR Fund, with individual SFR properties averaging 3.6%. Individual single-family residential properties typically target 5-7 year holds, though funds and secondary-market liquidity may differ. Arrived currently pays monthly dividends for income-producing properties and eligible funds.
Best For: Investors wanting individual property selection at low minimums across both single-family and vacation rental products.
4. RealtyMogul
RealtyMogul provides access to commercial real estate through both REIT products and individual property offerings. The platform reports that members have invested over $1.2 billion into real estate assets valued at more than $8 billion since launching in 2012.
Investment Options
- REITs: Non-accredited investors may access RealtyMogul's non-traded REIT offerings, including the Income REIT and Apartment Growth REIT
- Individual Deals: Accredited investors gain access to specific commercial property investments
- 1031 Exchanges: Tax-deferred investing options for qualifying investors
Fee Structure
Fees vary by deal type, with REIT investments carrying different structures than individual property offerings. The Income REIT currently lists a 3.00% annualized distribution rate; distributions are not guaranteed.
Minimum Investment
RealtyMogul's Income REIT requires a $5,000 minimum investment, higher than most fractional platforms but providing access to commercial real estate typically reserved for institutional investors.
Best For: Accredited investors seeking commercial real estate exposure and those interested in 1031 exchange opportunities for tax-advantaged investing.
5. BuyProperly
BuyProperly is a Canada-based platform advertising AI-powered alternative-investment recommendations. Its 2021 fundraising materials discussed expansion across Canada and the United States, and the company raised $2 million to expand its fractional ownership offerings.
Platform Features
- AI-Driven Selection: Uses artificial intelligence to identify investment opportunities
- Canadian Focus: Provides access to real estate markets
- Full-Service Management: Handles all property management responsibilities
- Mobile Access: Available on iOS and Android
Investment Details
- Minimum Investment: $500 entry point
- Projected Returns: In 2021, BuyProperly promotional materials cited expected returns of 20-40%; these figures were promotional projections rather than realized performance
- Hold Period: Earlier BuyProperly materials described a typical five-year horizon
Best For: Canadian investors seeking fractional real estate exposure with AI-assisted property selection.
6. Groundfloor
Groundfloor takes a different approach by offering debt investments rather than equity ownership. Investors fund short-term loans to real estate developers, earning fixed interest rates upon loan repayment.
How It Works
- Debt Investments: Fund loans secured by real estate rather than owning property equity
- Short Terms: Groundfloor offers short-term real estate debt products; current Notes are advertised with 1-, 3-, and 12-month terms, while individual loans and special products may vary
- Low Minimum: $10 minimum investment per individual loan
- Returns by Product: Groundfloor's returns vary by product. Individual loans list rates from 5% to 15%, Notes list lower fixed rates, and recent three-year realized loan returns have been about 10% to 11% net of realized losses
Risk Profile
Groundfloor investments carry different risks than equity ownership. Returns are based on the loan's interest rate rather than property appreciation, and loan performance can affect returns. The short-term nature of these products offers a different liquidity profile than longer-term equity investments.
Recent Products
Groundfloor launched a 9.25% Preferred Note for fixed-income-oriented real estate investing. This Preferred Note was limited to accredited investors, required a $10,000 minimum, carried a 6-month term, and was not a regular retail product.
Best For: Investors seeking shorter investment horizons with fixed-income-style returns and those prioritizing liquidity over long-term appreciation.
7. Willow
Willow was a Canadian fractional real estate platform that was acquired by Guiker in 2023. Reporting at the time stated that existing Willow users would be migrated to Guiker.
Platform Overview
- Canadian Market Focus: Willow historically launched with Canadian properties
- Regulated Structure: Willow historically operated through a Canadian securities-regulated structure
- Fractional Ownership: Enabled ownership in individual Canadian properties
- Income Distribution: Provided rental income to fractional owners
Investment Considerations
Former Addy investors seeking Canadian exposure may look to products inherited from Willow under Guiker. Canadian fractional platforms generally focus on domestic property selection, offering a different geographic scope than larger U.S. platforms.
Best For: Canadian investors interested in domestic real estate exposure.
Why mogul Stands Out for Fractional Real Estate Investing
Institutional-Grade Expertise Applied to Individual Investors
mogul's founding team brings $10 billion in real estate deal experience from Goldman Sachs. mogul says less than 1% of reviewed properties pass its diligence process. Unlike platforms founded by technology entrepreneurs, mogul was built by real estate investors for real estate investors.
Reported Returns Use Different Metrics Across Platforms
mogul targets an 18.8% average annual IRR. When comparing platforms, it is important to note that the headline figures are measured differently and are not directly comparable:
- mogul: Targeted average annual IRR of 18.8%
- Fundrise: 2025 advisory-client annual return of 6.24%
- Groundfloor: Recent three-year realized loan returns of ~10-11%
- RealtyMogul: Income REIT annualized distribution rate of 3.00%
- Arrived: Q1 2026 product-level annualized dividends of 1.53%-4.2% averages by product
Monthly Income Distributions
mogul distributes rental income monthly. Distribution frequency varies across competitors: Fundrise and RealtyMogul may use quarterly distribution structures for certain products, while Arrived currently pays monthly dividends on income-producing properties and eligible funds. For investors building real estate portfolios for income, distribution frequency is worth comparing platform by platform.
Direct Ownership with Governance Rights
Unlike REIT structures or pooled funds, mogul investors own shares in specific LLCs holding individual properties. This structure includes super-majority voting rights on property decisions exceeding $1,000. Investors see exactly which properties they own rather than trusting blind pool allocations.
Unique Risk Protection
mogul's $10,000 loss protection for new members' first year of investments provides downside mitigation unavailable elsewhere. Combined with mogul's practice of investing in every property alongside platform users, this creates meaningful alignment between the platform and its investors.
Blockchain Transparency
mogul uses Avalanche blockchain infrastructure for ownership records while retaining a direct LLC ownership model. Some blockchain-native platforms use different tokenization models; mogul differentiates itself by combining blockchain-backed records with direct LLC ownership, addressing trust concerns that contributed to Addy's challenges.
Professional Analysis Tools
mogul provides four free investment calculators that analyze any U.S. address using the same data and tools used by top real estate firms. Whether evaluating an Airbnb investment or analyzing short-term rental potential, these tools help investors make informed decisions about any U.S. property.
For investors affected by Addy's collapse or those seeking a more robust fractional real estate platform, mogul combines Goldman Sachs real estate experience, direct LLC ownership, monthly income distributions, and property-level transparency. Browse available properties to see current investment opportunities.
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 differences between fractional real estate investing and REITs?
Fractional real estate platforms like mogul offer direct ownership in specific properties through LLC structures, providing transparency into exactly which assets you own. REITs pool capital across many properties, and investors own shares in the trust rather than the underlying real estate. Fractional ownership typically includes governance rights and potential property-specific tax benefits like depreciation (subject to investor-specific circumstances), while REITs distribute income as dividends with different tax treatment.
How do fractional real estate platforms generate monthly income for investors?
Platforms collect rent from tenants occupying the properties, deduct operating expenses and management costs, then distribute the net income proportionally to fractional owners. mogul distributes this rental income monthly. Distribution frequency varies across platforms: some pay quarterly, while others, including Arrived, currently pay monthly. The income represents actual rental payments rather than projected returns, providing transparent cash flow tied to property performance.
Is fractional real estate investing suitable for beginners, and what resources are available?
Fractional investing offers an accessible entry point for new real estate investors. Platforms handle property acquisition, tenant management, maintenance, and distributions, removing the operational complexity of direct ownership. mogul provides free professional-grade calculators that can analyze any U.S. address. The platform's how it works section explains the investment process in detail.
What due diligence should I perform when choosing a fractional real estate platform?
Evaluate the platform's track record, including years of operation and reported returns. Examine the team's real estate expertise, since platforms founded by industry professionals may apply more rigorous property selection. Review fee structures, as embedded costs vary significantly between platforms. Consider distribution frequency, minimum investments, hold periods, and regulatory status such as SEC registration for U.S. platforms. Finally, assess investor protections; mogul's $10,000 loss protection exemplifies features that demonstrate platform confidence.
How does a secondary market enhance liquidity for fractional real estate investments?
Traditional real estate investments often lock capital until a property sale, frequently over a multi-year horizon. Platform-based exit options allow investors to access liquidity earlier by transferring shares to other buyers before the property itself is sold. mogul offers platform-based exit opportunities, including syndicating equity in a property to other platform members at market value with little-to-no closing costs, supported by monthly fair-market-value calculations based on third-party appraisal-level data. These options give investors added flexibility within an asset class traditionally held for the longer term.