Choosing the right fractional real estate platform shapes how investors access residential real estate, evaluate property-level opportunities, and build long-term exposure to income-producing assets. mogul, Arrived, and BuyProperly each take a different approach. Arrived combines individual-property investing with diversified real estate products. BuyProperly emphasizes technology-assisted access to private-market opportunities across Canada and the United States. mogul focuses on institutional-quality single-family rentals, transparent asset-level ownership, technology-enabled recordkeeping, and a fee-efficient structure built by former Goldman Sachs executives.
For investors who want direct visibility into identifiable homes, professionally vetted and managed properties, monthly income potential, and institutional-style underwriting, mogul offers a differentiated structure. Its platform combines fractional real estate investing with property-specific LLC interests, no traditional recurring annual AUM fee, and technology designed to make residential real estate investing more accessible and headache-free.
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 real estate experience and selective underwriting: mogul was founded by former Goldman Sachs real estate professionals with more than $10 billion in combined deal experience, and less than 1% of reviewed properties pass its diligence process.
Fee-efficient structure: mogul does not charge a traditional recurring annual AUM fee. Its current structure includes a one-time fee capitalized into the transaction and an ongoing fee equal to 2.5% of rental income, alongside property-level operating expenses.
First $10,000 protection for new members: if qualifying investments made during a new member's first 7 days show a loss after one year, mogul covers up to $10,000 using its own balance-sheet capital, subject to the applicable promotion terms.
Technology-supported ownership records: mogul's Avalanche blockchain integration creates an additional recordkeeping layer for ownership interests, designed to be permanent and independently verifiable, while supporting planned secondary-market infrastructure. Learn more about blockchain in real estate.
Monthly income potential: once a property is operational and producing distributable cash flow, mogul generally processes monthly rental distributions based on actual property performance.
Aligned economics: mogul co-invests in every property offered on the platform, aligning the company's capital with member capital at the asset level.
When investors evaluate mogul, Arrived, and BuyProperly, they are comparing three different models for accessing real estate and other private-market assets. Arrived has built a large U.S. platform with individual properties and diversified products. BuyProperly operates Canada-facing and U.S.-facing platforms centered on technology-assisted access to private alternatives. mogul concentrates on single-family rentals and combines property-level selection with institutional underwriting, technology-enabled ownership records, and a structure designed to preserve visibility into the underlying asset.
Understanding Each Platform's Core Positioning
Each platform reflects a different strategic emphasis.
mogul is a fractional real estate platform club founded by former Goldman Sachs executives. It provides access to income-producing residential properties through property-specific LLC interests. The platform focuses primarily on short-term and mid-term single-family rental strategies, with professionally managed assets and property-level underwriting. The property-specific LLC holds title to the identifiable home, while the investor's membership interest is the ownership instrument that provides property-level economic exposure and offering-specific governance rights. Investors can review individual real estate investments, choose which properties they want exposure to, and retain asset-level visibility into where their capital is deployed.
Arrived is a U.S. online real estate investment platform with individual rental homes and diversified real estate products. Its offerings have included individual single-family rentals, vacation rentals, a Single Family Residential Fund, a Real Estate Income Fund, and City Funds. Its platform also includes a secondary-market feature for eligible investments.
BuyProperly is a Toronto-based technology platform that markets fractional access to real estate and other private-market alternatives in Canada and the United States. Its positioning emphasizes data analytics and AI-assisted deal sourcing, with availability varying by market and offering.
The central distinction is structural. mogul combines property-specific residential real estate exposure, institutional underwriting, no traditional recurring annual AUM fee, and technology-supported ownership records in a platform built specifically around residential real estate investing. Arrived offers a broader mix of individual properties and pooled products, while BuyProperly presents a broader private-market marketplace orientation.
Investment Options Reflect Different Strategic Approaches
mogul's investment approach includes:
Short-term rentals with stays of less than 30 days, including high-end homes operated for monthly income and appreciation exposure.
Mid-term rentals with lease terms longer than 30 days and shorter than one year, including workforce-housing strategies designed around room-by-room rental demand.
Long-term residential rentals and sale-leaseback strategies.
Fractional membership interests in property-specific LLCs tied to identifiable homes.
Potential monthly rental income plus long-term property appreciation.
Potential pass-through tax allocations, including depreciation reported on Schedule K-1, subject to the applicable offering structure and each investor's circumstances.
Offering-specific governance rights, generally weighted according to ownership percentage and governed by the applicable operating agreement.
Investors can learn more about how mogul works and review currently available properties directly on the platform.
Arrived's investment approach includes:
Individual single-family rental properties.
Vacation rental properties.
A diversified single-family residential fund.
A real estate income product centered on real-estate-backed credit.
City-focused products that can combine multiple forms of real estate exposure.
BuyProperly's investment approach includes:
Fractional real estate opportunities.
Private credit and other private-market categories, depending on jurisdiction and product availability.
AI-assisted deal sourcing and investment recommendations.
mogul differentiates by maintaining a strong property-level orientation. Members can review individual assets, annual revenue inputs, underwriting assumptions, and property-level scenario analysis before making their own investment decisions. For investors who want to analyze property economics independently, mogul also provides a free real estate calculator.
Pricing Structures Show Distinct Value Propositions
Fee structures across fractional real estate platforms are not directly interchangeable because platforms apply fees to different bases, including invested capital, property value, rental income, net assets, or offering-specific costs.
mogul's pricing structure includes:
A one-time fee currently described as 5%, capitalized into the transaction. The structure is described as a 3% platform component plus a potential additional 2% setup fee where additional setup is required.
No traditional recurring annual AUM fee.
An ongoing 2.5% fee applied to rental income.
Property-level operating expenses borne by the property LLC, including third-party property management and other normal property costs.
The absence of a traditional recurring annual AUM charge is an important structural distinction because it separates mogul's platform economics from models that apply recurring asset-based fees. Investors can review the applicable platform disclosures alongside each offering's specific terms.
Arrived's pricing structure varies by product. Its individual-property offerings have used sourcing fees, while several diversified products use product-specific recurring asset-management fees. Vacation-rental economics use a different fee basis tied to rental operations. Property-level management and operating costs are also reflected at the asset level.
BuyProperly's pricing structure is offering-specific and can vary by jurisdiction and product. Its current marketplace positioning spans more than one private-market category, so fee comparisons are best understood at the product-structure level rather than as one standardized platform-wide percentage.
Why Headline Fee Percentages Are Not Directly Comparable
A percentage applied to rental income is economically different from a percentage applied to net assets or property purchase price. Similarly, a one-time capitalized fee differs from a recurring annual charge. Because the platforms use different fee bases, a simple headline comparison can obscure how costs actually flow through an individual property or fund.
The most meaningful structural point for mogul is straightforward: mogul does not charge a traditional recurring annual AUM fee. Its economics instead combine the transaction-level fee, the 2.5% rental-income fee, and normal property-level operating expenses.
Target Investors Align with Different Objectives
mogul is designed for investors who value:
Institutional-style residential real estate underwriting.
Property-level visibility into individual homes.
Monthly income potential from professionally managed rental properties.
A digital-first process that reduces the operational burden associated with direct property ownership.
Technology-supported ownership records.
The ability to build a portfolio across individual residential assets.
This audience can include first-time real estate investors entering the asset class, existing property owners evaluating portfolio performance, seasoned investors seeking institutional-style property underwriting and real estate exposure outside volatile public markets, tech-forward investors who value blockchain-supported ownership verification, and investors seeking potential monthly income from residential real estate.
mogul reports an average investment of approximately $10,000, enabling portfolio building with property-level visibility into each asset's performance. Investors interested in portfolio construction can explore mogul's guide to building a property portfolio.
Arrived may appeal to investors who want access to both individual properties and diversified real estate products across multiple U.S. markets.
BuyProperly may appeal to investors interested in technology-assisted access to fractional real estate and other private-market alternatives in Canada and the United States.
For investors specifically focused on institutional-quality single-family rentals and property-specific ownership economics, mogul's focused specialization is a meaningful differentiator.
Performance and Return Profiles
Return metrics need to be interpreted according to what each platform is measuring. IRR, dividend yield, cash-on-cash yield, and appreciation are different metrics and should not be treated as interchangeable.
mogul's reported performance metrics include:
18.8% average annual return across platform properties.
Monthly income potential from rental operations.
mogul's About page dates its 18.8% average annual return metric to June 1, 2026. This is a historical performance metric, not a forward-looking projection.
Arrived's 2026 reporting uses annualized dividend-yield metrics across several product categories. Those dividend-yield figures measure a different component of performance than mogul's IRR reporting, so they are not direct equivalents.
BuyProperly's performance presentation is offering-specific. Its public positioning emphasizes individual opportunities and technology-assisted selection across private-market products.
For asset-class context, mogul cites a 13.8% IRR for single-family rentals from 1993 through 2023 versus 9.8% for the S\&P 500 over the same period, according to the data sources cited by mogul. Investors can read more about why real estate can play a role in long-term portfolio construction.
Technology and Transparency Approaches
mogul's technology infrastructure includes:
Blockchain-supported ownership records designed to provide an additional verification layer alongside conventional LLC and property records.
Fireblocks enterprise digital-wallet infrastructure used for institutional-grade security.
Avalanche blockchain integration used to record ownership interests in a form designed to be independently verifiable on-chain alongside conventional LLC and property records.
A platform dashboard for property performance, distributions, and return information.
Investment execution that can take about 30 seconds or less once onboarding requirements such as identity, funding, and eligibility review are handled separately.
Monthly fair-market-value calculations using third-party appraisal-level data for its planned trading infrastructure.
A planned secondary market designed to support future transferability of eligible interests.
mogul also describes blockchain as a back-office efficiency tool. The stated objective is to reduce operational friction and support a more efficient ownership and recordkeeping system. In this model, blockchain is infrastructure rather than the investment thesis itself. Investors are still obtaining exposure to property-specific LLC interests backed by residential real estate.
Arrived's technology approach centers on a web-based investment platform with online access to individual properties and diversified products. The company also operates a secondary-market feature for eligible interests.
BuyProperly's technology approach emphasizes AI-assisted opportunity sourcing, recommendations, and data analytics across private-market investments.
mogul's technology is integrated into a property-specific residential model, combining digital access with identifiable underlying assets and institutional-style underwriting.
Property Selection and Due Diligence
Property selection is one of mogul's strongest points of differentiation.
mogul's selection methodology includes:
Less than 1% of reviewed properties passing the platform's diligence process.
Proprietary underwriting incorporating automated valuation models, market data aggregation, predictive analytics, operating assumptions, and risk scoring.
Institutional-style analysis informed by the founders' Goldman Sachs real estate experience.
Research analysts and institutional partners use proprietary underwriting as part of property identification and selection.
mogul co-investment in every property offered on the platform.
Arrived's selection process supports a broad portfolio of individual properties and diversified real estate products across multiple U.S. markets.
BuyProperly's selection process emphasizes data-driven screening and AI-assisted analysis, complemented by human review and local research.
For investors who want to assess an address independently, mogul provides an investment property calculator and a rental property calculator for scenario analysis. These tools can analyze U.S. addresses using data and analytical methods mogul describes as comparable to those used by professional real estate firms.
Distribution Frequency and Cash Flow
Regular rental income is a central part of the single-family rental investment model.
mogul distributions:
Rental distributions are generally processed monthly once a property is operational and producing distributable cash flow, and are generally proportional to the investor's LLC interest.
Distribution amounts reflect actual property performance after applicable operating expenses, fees, financing costs, capital expenditures, and reserves.
Property-level ownership can also support potential long-term appreciation in addition to rental income.
mogul describes a broader intended hold range of approximately 3 to 10 years, with actual timing governed by the relevant offering and property-level exit strategy.
mogul's monthly distribution framework gives operational properties a regular cadence for cash flow while preserving property-level visibility into actual performance. Members may also receive proceeds from eventual property sales after the applicable hold period.
Arrived distributions are generally structured around monthly dividends for income-producing properties and several of its diversified products.
BuyProperly distributions vary by the underlying opportunity and product structure.
For investors focused on real estate cash flow, mogul's property-specific model combines monthly income potential with direct visibility into the home that generates that income. Learn more about cash flow in real estate.
Backing and Market Credibility
mogul's credentials include:
Founders with backgrounds in Goldman Sachs real estate investing and investment banking.
More than $10 billion in combined institutional real estate transaction experience.
More than $90 million in assets on the platform.
More than 40,000 investors on the platform.
A $3.6 million seed round led by Anitha Vadavatha of AY Ventures, with participation from Draper Associates after Tim Draper's earlier pre-seed backing.
Investors include Chris Larsen, Ripple co-founder and executive chairman, and Rosa Rios, 43rd Treasurer of the United States.
Featured in TechCrunch, Forbes, Wired, Fox Business, and Fortune.
Tim Draper, Rosa Rios, and Chris Larsen have publicly supported mogul's mission and approach. Tim Draper has expressed support for the founding team and its technology-enabled ownership model, while Chris Larsen has described blockchain as a way to make real estate more accessible and has positioned mogul at the forefront of that change.
Investors can learn more about the mogul team and the company's mission.
Arrived operates a U.S. real estate investment platform with external backing.
BuyProperly was founded in 2019 and operates technology-enabled private-market platforms in Canada and the United States.
Geographic Focus and Market Access
mogul identifies target markets including Charlotte, Atlanta, Nashville, Phoenix, Houston, Dallas, and Denver, while individual offerings may also appear in other markets. The investment thesis emphasizes price-to-rent dislocation, supply constraints, recognizable demand drivers, and long-term growth fundamentals.
Across mogul's seven listed target markets, the average five-year rent increase is 32.1%, according to the market data cited by mogul.
mogul's geographic approach is intentionally selective, focusing on markets and submarkets where property economics, rental demand, and operating execution fit the platform's buy box. For example, investors can explore mogul's educational guide to Houston real estate investing.
Arrived offers exposure across a wider set of U.S. markets through individual properties and diversified products.
BuyProperly operates Canada-facing and U.S.-facing platforms, with opportunity availability dependent on the relevant jurisdiction and product.
Why mogul Delivers Superior Value for Real Estate Investors
The strongest case for mogul is not based on one isolated feature. It comes from the combination of property-level ownership economics, institutional underwriting, aligned capital, fee structure, technology, and professional operations.
No traditional recurring annual AUM fee: mogul's structure avoids a traditional recurring annual AUM charge. That creates a distinct fee model for multi-year residential real estate ownership.
Property-specific LLC interests: members obtain exposure through LLC interests tied to identifiable homes. This provides transparency into where capital is deployed and how each property performs.
Institutional real estate expertise: the platform was built by former Goldman Sachs real estate professionals with more than $10 billion of combined deal experience and a disciplined acquisition process.
Selective underwriting: less than 1% of reviewed properties pass mogul's diligence process, reinforcing the platform's focus on professional property selection.
Aligned economics: mogul co-invests alongside members in every property offered on the platform.
First $10,000 protection: qualifying new-member investments made during the first 7 days can receive up to $10,000 in loss protection after year one, subject to the applicable promotion disclaimer.
Monthly income potential: operational properties can generate monthly rental distributions based on actual property performance.
Technology-supported records: blockchain infrastructure adds a verifiable ownership-record layer and supports the platform's planned future trading infrastructure.
Professional property operations: mogul coordinates boots-on-the-ground property-management teams, local operating partners, and asset-level monitoring so members can obtain residential real estate exposure without personally managing tenants, maintenance, or day-to-day property operations.
Platform traction: mogul reports more than $90 million of assets on the platform, more than 40,000 investors, and an 18.8% average annual return across platform properties, with the About page dating the return metric to June 1, 2026.
For investors seeking headache-free fractional real estate with monthly income potential, property-level transparency, and institutional-quality residential underwriting, mogul presents a compelling structure. Its combination of single-family rental specialization, co-investment, professional operations, and technology-enabled ownership differentiates it from broader marketplace models.
Investors can explore current mogul properties, use the free Airbnb calculator, or schedule a call to learn more about the platform.
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 BuyProperly for a new investor?
mogul focuses on institutional-quality single-family rentals through property-specific LLC interests, with no traditional recurring annual AUM fee, technology-supported ownership records, and underwriting informed by former Goldman Sachs real estate experience. Arrived combines individual properties with diversified real estate products, while BuyProperly emphasizes technology-assisted access to real estate and other private-market opportunities in Canada and the United States. For investors prioritizing identifiable property exposure and institutional-style residential underwriting, mogul offers the most specialized asset-level model of the three.
How do fractional real estate platforms like mogul handle property management and tenant issues?
mogul arranges professional property management and coordinates the operating infrastructure required to manage residential assets. Property-level operating expenses, including third-party property-management costs, are borne by the property LLC, while mogul's separate ongoing platform fee is 2.5% of rental income. Once a property is operational, distributions reflect actual property performance after applicable expenses, financing costs, capital expenditures, and reserves. mogul also calculates fair market value monthly using third-party appraisal-level data for its planned trading infrastructure. This structure is designed to make real estate investing more headache-free while preserving property-level visibility for members.
Are there significant tax implications for investing in fractional real estate compared to traditional methods?
mogul's property-specific LLC structure can provide Schedule K-1 reporting, including depreciation allocations, depending on the applicable offering. The treatment of those allocations depends on factors such as investor basis, income, activity limitations, and other individual circumstances. Depreciation can also have later tax consequences such as recapture. This structure differs from publicly traded REIT ownership, where investors generally receive shareholder-level tax reporting rather than property-level allocations. The required disclaimer in this guide applies to this discussion, and the information is educational rather than tax or legal advice.
What return metrics do mogul, Arrived, and BuyProperly report?
mogul reports an 18.8% average annual return across platform properties, and its About page dates that metric to June 1, 2026. For asset-class context, mogul cites a 13.8% IRR for single-family rentals from 1993 through 2023 versus 9.8% for the S\&P 500 over the same period. Arrived's 2026 reporting has included annualized dividend-yield metrics across several product categories, which measure a different component of performance than IRR. BuyProperly presents performance information at the offering level. These are historical or product-specific metrics, and actual outcomes vary by property and market conditions.
How does the planned secondary market feature on mogul support investment liquidity?
mogul's Avalanche-based infrastructure is designed to support a planned secondary-market system, and the platform calculates fair-market values monthly using third-party appraisal-level data for that infrastructure. mogul describes a broader intended hold range of approximately 3 to 10 years, with offering-specific terms governing actual timing. Property exits can also occur through mogul's asset-management framework, including traditional property sales, private sales, refinancing, institutional transactions, and other offering-specific exit paths. The on-chain ownership-record layer is designed to support future transferability of eligible interests within the platform's planned trading infrastructure.
Do these platforms offer opportunities for international investors to participate?
Eligible non-U.S. investors may be able to participate in mogul, subject to KYC, sanctions, jurisdictional, tax, legal, and offering-specific requirements. mogul's investment structure and eligibility requirements are governed by the applicable offering documentation and platform terms. Cross-border tax forms, withholding, and reporting can vary by investor circumstances, and governance rights remain subject to the applicable operating agreement. BuyProperly operates separate Canada-facing and U.S.-facing platforms, while Arrived is primarily focused on U.S. real estate products.