Choosing among fractional and private market real estate platforms requires more than comparing headline minimums. The more important differences are what investors actually own, how properties or portfolios are selected, how income is distributed, how fees are structured, what tax documentation is used, and how much visibility investors receive into the underlying assets.
mogul, Arrived, and Yieldstreet, now Willow Wealth, take materially different approaches. mogul is a fractional real estate platform club focused on income producing residential properties and transparent, asset level ownership. Arrived combines individual rental property interests with pooled real estate products. Willow Wealth offers a broader private markets platform spanning real estate, private credit, private equity, and other alternative assets.
For investors specifically evaluating property level residential real estate, mogul stands out for its combination of institutional underwriting, identified property exposure, platform co-investment, monthly income, blockchain backed ownership records, and a fee efficient structure built by former Goldman Sachs executives.
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: mogul was founded by professionals with backgrounds in real estate investing and investment banking at Goldman Sachs. Company materials report more than $10 billion of deal experience, and Joey Gumataotao helped grow Goldman Sachs' single family rental platform from $0 to $1 billion in under 12 months.
Reported historical performance: mogul reports an 18.8% average annual return across platform assets, presented as average IRR in company materials, as of June 1, 2026. The reported record is a central differentiator for the platform. Learn more about IRR.
High member repeat activity: mogul reports that 90% of investors invest a second time and that follow on investments average approximately three times the initial investment.
Selective underwriting: fewer than 1% of reviewed properties pass mogul's diligence process. Its property selection process emphasizes institutional style underwriting, operating history, market fundamentals, and asset level economics.
Alignment through co-investment: mogul states that it invests alongside members in every property offered on the platform.
Monthly income: mogul provides monthly distributions of distributable rental income once a property is operational and producing cash flow, after applicable property level expenses and reserves. See how mogul works.
First year loss protection: mogul covers up to $10,000 in losses on qualifying investments made during a new member's first 7 days. If the total return on those qualifying investments shows a loss after one year, mogul covers up to $10,000 of that loss using its own balance sheet capital, subject to promotion terms.
Fee efficient equity structure: mogul reports no traditional recurring AUM fee on equity. Its current public structure uses a capitalized one time platform fee and an ongoing fee tied to rental income.
Blockchain backed records: mogul uses Avalanche and Fireblocks infrastructure to support verifiable ownership records and a more efficient digital back office. Read more about blockchain in real estate.
Arrived emphasizes accessible rental real estate: Arrived offers individual property Series LLC interests as well as pooled products, with a $100 starting point for many offerings, monthly distributions for eligible investments, and monthly secondary trading windows for eligible property shares.
Willow Wealth emphasizes broad private markets access: Yieldstreet changed its name to Willow Wealth in November 2025. Willow offers real estate alongside private credit, private equity, managed portfolios, and institutional evergreen funds, with eligibility and minimums varying by product.
Understanding Each Platform's Core Positioning
mogul
mogul is a fractional real estate platform club built around identified, income producing residential properties. Investors participate through property specific LLC or investment club membership interests tied to a particular asset, with proportional economic and governance exposure defined by the applicable operating documents.
The model combines property level visibility with professional acquisition, financing, property management, reporting, and asset management. mogul describes its mission as making real estate, one of the world's largest wealth generators, more accessible through a streamlined digital platform.
As of June 1, 2026, mogul reports more than $90 million of assets invested through the platform and more than 40,000 investors. The company overview also states that mogul manages more than 65 properties. The company also reports an average investment of approximately $10,000 and a typical portfolio allocation of $17,321 per property.
Arrived
Arrived focuses on making rental real estate accessible through both individual properties and pooled real estate products. Investors can purchase shares in individual Series LLCs that own specific rental homes, while funds provide broader exposure across multiple properties or strategies.
Arrived currently offers long term rentals, vacation rentals, a Single Family Residential Fund, a Real Estate Income Fund, and City Funds. Eligible investments currently distribute income monthly. Eligible individual property shares can also participate in monthly secondary trading windows after applicable holding requirements are met.
Yieldstreet, Now Willow Wealth
Yieldstreet rebranded to Willow Wealth in November 2025. The platform now presents itself as a multi asset private markets platform rather than a real estate specific platform.
Willow's offering set includes real estate, private credit, private equity, direct investments, managed portfolios, Short Term Notes, and third party evergreen funds. The platform principally serves accredited investors for private market offerings, although eligibility is product specific.
The structural distinction is clear: Arrived combines individual rental properties and pooled real estate products, Willow offers a broad private markets shelf, and mogul concentrates on institutionally underwritten residential properties with asset level ownership visibility and platform co-investment.
Investment Strategies and Property Exposure
mogul's Residential Focus
mogul's current buy box is centered on single family rentals, with short term and mid term rental strategies forming the core operating models described in company materials.
Short term rentals generally involve stays of less than 30 days in higher end homes.
Mid term rentals generally involve stays longer than 30 days and shorter than one year, including workforce housing and room by room rental strategies.
Platform materials have also described selected long term rentals, sale leaseback strategies, and selected multifamily residential opportunities.
Investors can review identified properties and build property level exposure one asset at a time.
Property specific LLC or investment club interests can include proportional governance rights under the applicable operating documents, together with property level income, expenses, and tax items.
Arrived's Real Estate Product Range
Arrived offers both asset specific and pooled real estate exposure. Its lineup includes individual long term rentals, vacation rentals, diversified residential funds, income oriented real estate funds, and city focused products.
This gives Arrived investors the ability to choose between individual home exposure and broader portfolio exposure within the same platform.
Willow Wealth's Multi Asset Range
Willow Wealth provides a broader alternative investment menu. Real estate is one category within a private markets platform that also includes private credit, private equity, managed portfolios, Short Term Notes, and institutional fund access.
For investors comparing these platforms strictly through a residential real estate lens, mogul provides the most concentrated property level proposition of the three.
Underwriting and Property Selection
mogul's strongest differentiation is not simply fractional access. It is the institutional acquisition and operating process behind each property.
mogul's target buy box includes:
Approximately $500,000 to $2 million target property purchase prices.
High growth secondary markets with strong price to rent dislocation.
A preference for operating assets with verified historical performance.
Minor or limited initial capital work where possible, with value creation driven by operating execution.
Off market and premarket sourcing through programmatic relationships.
Off market opportunities can be sourced at approximately 8% to 10% below market value, with verified operating actuals, according to the company overview.
Proprietary underwriting models combine automated valuation models and comparative market analysis tools as part of the property screening process.
Research analysts and institutional partners contribute to property identification and underwriting.
Local property management teams with boots on the ground and in house brokerage capabilities.
The company overview also describes wholesale property management pricing at more than 50% below market through programmatic relationships. Current public properties include listings in Texas, Arizona, and California.
One example in mogul's property library is The Axelrod, a six bed, six bath residential property in Houston. It illustrates how mogul presents identified asset information and underwriting at the property level before capital is deployed.
mogul also reports that fewer than 1% of reviewed properties pass diligence. The underwriting process combines quantitative screening, market analysis, operating data, comparative market work, financing analysis, property inspections, and qualitative review.
Arrived also uses data driven property selection and professional property management for its rental portfolio. Willow's diligence process is structured around the specific sponsor, fund, manager, note, or private market opportunity being offered.
The difference is concentration of expertise. mogul's platform is purpose built around residential property acquisition and operation, with underwriting led by a team that reports more than $10 billion of institutional real estate deal experience.
Property Operations and Risk Management
mogul's property level operating framework includes multiple layers of risk management and operating discipline.
Operating reserves: mogul capitalizes 12 months of operating reserves per asset.
Financing discipline: the portfolio is described as generally using 65% to 75% loan to value financing, commonly with interest only structures.
Institutional financing access: company materials describe institutional caliber leverage at 100 to 150 basis points below market interest rates.
Insurance: property and business interruption insurance are used as part of the operating framework.
Future cost capitalization: mogul capitalizes future maintenance, vacancy, insurance, and closing costs at the property level.
Economies of scale: programmatic relationships and portfolio scale support wholesale pricing with property managers and other operating partners.
Ongoing monitoring: property management teams report into an operating process that monitors property performance and market conditions through the hold period.
Platform co-investment: mogul states that its own capital sits alongside member capital in every property.
This framework supports mogul's positioning as a leading real estate platform built by real estate investors for real estate investors.
Fees and Cost Structure
Fee comparisons are most useful when the fee base is clear because each platform charges for different services and product structures.
mogul Fees
mogul reports a fee efficient structure with no traditional recurring AUM fee on equity.
mogul's public fee disclosures describe a one time fee structure that can total 5% of the property purchase price.
mogul's terms of use specify a 3% fee on the property purchase price at closing, with a potential additional 2% setup fee if a property requires additional setup.
mogul also charges an ongoing fee equal to 2.5% of rental income.
Property level operating expenses, financing costs, reserves, and third party management expenses are handled within the economics of the applicable property.
Because fee bases differ across products and platforms, mogul's current materials treat multi year dollar comparisons as dependent on the specific offering, fee bases, rental income, occupancy, operating costs, and modeling assumptions. This article therefore compares fee architecture rather than presenting a universal five year dollar total.
For current legal and regulatory information, see mogul's disclosures.
Arrived Fees
Arrived uses a product specific fee schedule.
AUM fees range from approximately 0.10% to 0.30% per quarter depending on the product.
Single family residential property management is currently 8% of gross rental income.
Vacation rental property management generally ranges from 15% to 20% depending on the market and property manager.
Certain acquisition, sourcing, closing, and operating expenses may apply at the asset or fund level.
Willow Wealth Fees
Willow's costs vary by investment structure, fund, and share class.
A first investment typically begins around $5,000, although minimums vary by opportunity.
Willow 360 currently has a $25,000 minimum.
Willow 360 currently charges a 1.25% advisory fee plus approximately 0.175% in expenses.
Direct investments and evergreen funds use product specific fee schedules.
The structural takeaway is straightforward: mogul uses a one time capitalized platform fee and a rental income based ongoing fee while avoiding a traditional recurring AUM charge on property equity.
Performance and Return Context
Return comparisons across these platforms require care because each platform publishes different metrics. IRR, annualized dividend yield, cash on cash yield, NAV changes, and fund level total return are not interchangeable.
mogul reports an 18.8% average annual return across platform assets, presented as average IRR, as of June 1, 2026. mogul also reports approximately 9% for the S\&P 500 in its comparison materials.
The company's broader single family rental research also presents the asset class as historically attractive on a risk adjusted basis. For 1993 through 2023, mogul materials cite:
Single family rental IRR of 13.8%.
S\&P 500 IRR of 9.8%.
Single family rental standard deviation of 2.3%.
S\&P 500 standard deviation of 4.2%.
The cited sources for this single family rental comparison are NAREIT, the U.S. Federal Reserve, the Case Shiller Home Index, and Bloomberg.
Arrived reports income and appreciation metrics for its individual properties and funds, including annualized dividend yields for rental portfolios. Willow reports performance by product, strategy, fund, or matured investment set. Because those methodologies differ from mogul's platform IRR, direct headline comparisons can create false precision.
The relevant differentiator is that mogul's reported historical return profile is paired with identified property exposure, institutional underwriting, monthly income, and property level operating visibility.
Monthly Income and Distribution Structure
mogul
mogul generally distributes available net rental income monthly once a property is operational and cash flow producing. Distribution amounts reflect property performance after applicable operating expenses, debt service, fees, capital expenditures, and reserves.
Arrived
Arrived currently pays eligible distributions monthly across applicable property and investment products.
Willow Wealth
Willow payment schedules vary by offering. Depending on the investment, schedules may be monthly, biweekly, quarterly, or event based.
Because both mogul and Arrived currently use monthly distribution schedules for eligible real estate investments, mogul's differentiation is not simply payment frequency. It is the combination of monthly property income, property specific ownership exposure, institutional underwriting, and fee efficient asset level economics.
Ownership, Tax Reporting, and Governance
mogul Ownership Structure
Investors participate through property specific LLC or investment club membership interests tied to identified residential properties. That structure can provide proportional economic interests and governance rights defined by the applicable operating documents.
Property level income, expenses, and depreciation may be allocated through Schedule K-1 reporting, depending on the offering and the investor's individual circumstances. General education about real estate tax benefits can help explain the underlying concepts, but tax outcomes depend on the investor and the specific transaction.
Public mogul materials describe a broad property holding horizon of approximately 3 to 10 years, with 5 to 7 years often referenced as a typical range for many residential strategies. Applicable offerings can also distribute proportional proceeds from an eventual property sale.
Arrived Ownership Structure
Investors in an individual Arrived property purchase interests in the Series LLC that owns that asset. Arrived also offers pooled fund products. Its investor tax reporting generally uses Form 1099-DIV for applicable investments.
Willow Wealth Ownership Structure
Willow uses multiple investment structures, including notes, funds, direct opportunities, evergreen funds, and managed portfolios. Tax treatment, investor rights, and liquidity terms therefore vary by product.
mogul's property specific LLC and investment club structure is especially relevant for investors who value direct visibility into the operating economics of individual residential assets.
Technology and Transparency
mogul Technology
mogul uses technology to simplify asset level real estate investing and reduce back office friction.
Avalanche blockchain infrastructure supports verifiable ownership records.
Fireblocks digital wallet infrastructure supports the platform's blockchain operations.
Ownership records can be verified on Avalanche in real time or near instantly, while property performance and valuation information is updated monthly.
Monthly fair market valuations use third party appraisal level data.
Applicable investment documentation is available through the investor account after investment.
The investor dashboard provides property performance, ownership, income, and valuation information.
The investment process can be completed in under 30 seconds.
mogul offers free analysis tools, including the investment property calculator, rental property calculator, and Airbnb calculator, for evaluating U.S. addresses across rental income, ROI, IRR, and cash on cash metrics. mogul describes the underlying data and analytical tools as comparable to those used by leading real estate firms.
mogul's blockchain implementation is designed as infrastructure for real estate ownership records rather than as a cryptocurrency investment proposition.
Arrived Technology
Arrived provides a web based investor portal, mobile access, property level reporting, financial updates, and a secondary market for eligible individual property shares. Trading windows currently occur monthly for eligible shares after applicable holding requirements.
Willow Wealth Technology
Willow provides a multi asset private markets interface covering direct investments, managed portfolios, retirement accounts, reporting, and product specific distribution schedules.
For asset level residential real estate, mogul's combination of blockchain backed records, identified property ownership interests, and property analysis tools creates a particularly transparent digital experience.
Platform Credibility and Sponsor Experience
mogul
mogul was founded by former Goldman Sachs executives Alex Blackwood and Joey Gumataotao.
mogul highlights:
More than $10 billion of institutional real estate deal experience.
Joey Gumataotao's role in growing Goldman Sachs' single family rental platform from $0 to $1 billion in under 12 months.
An 18.8% reported average annual return across platform assets as of June 1, 2026.
More than $90 million of assets invested through the platform as of June 1, 2026.
More than 40,000 investors as of June 1, 2026.
Backing and advisory support associated with investors including Draper Associates, the Avalanche ecosystem, Chris Larsen, and former U.S. Treasurer Rosa Rios.
An earlier pre seed was led by Tim Draper. The $3.6 million seed round was led by Anitha Vadavatha of AY Ventures, with participation from Tim Draper & Associates and other investors.
Company materials identify press coverage from TechCrunch, Forbes, Wired, Fox Business, Fortune, and other outlets.
Tim Draper stated: "We fully believe in how mogul's founding team is reshaping the real estate investment space and providing long-term wealth generation for its users."
Arrived
Arrived was founded in 2019 and has built a large portfolio of funded rental properties across numerous U.S. markets. The company combines individual properties, pooled real estate products, professional property management, and a secondary market for eligible shares.
Willow Wealth
Willow Wealth was founded as Yieldstreet in 2015 and has expanded into a broad private markets platform with more than one product category and institutional fund partners.
The platforms therefore have different forms of credibility. mogul's strongest credential is specialized residential real estate execution backed by founders with direct institutional acquisition and investment experience.
Member Promotions and Alignment
mogul offers two member promotions that reinforce its member focused positioning.
First $10,000 loss protection: mogul covers up to $10,000 in losses on qualifying investments made during a new member's first 7 days if the total return on those investments shows a loss after one year, subject to promotion terms.
Give $50, Get $50: a member can receive $50 when a referred friend invests, subject to referral terms.
These promotions sit alongside the company's broader alignment model, including co-investment in every property and reported repeat investment behavior among members.
Who Each Platform Is Built to Serve
mogul Emphasis
mogul is designed for eligible U.S. investors seeking a headache free way to access professionally vetted and managed residential real estate at the property level. Accredited investor status is not required for eligible U.S. members, subject to applicable law, identity verification, and offering specific eligibility.
The platform can serve first time real estate investors, existing property owners evaluating portfolio performance, seasoned investors seeking residential real estate exposure, and tech forward members who value blockchain verification. It is particularly differentiated for investors who value identified properties, institutional underwriting, monthly income, blockchain backed ownership records, and asset level reporting.
Arrived Emphasis
Arrived emphasizes a low starting point, individual rental property shares, pooled real estate funds, monthly distributions, and secondary trading for eligible individual property shares.
Willow Wealth Emphasis
Willow emphasizes broad private markets access across real estate, private credit, private equity, managed portfolios, and institutional funds. Many offerings are designed for accredited investors, with minimums and terms varying by product.
The three models are not interchangeable. For investors focused specifically on residential property exposure rather than a broad alternatives allocation, mogul provides the most specialized combination of asset selection, professional management, ownership transparency, and founder real estate expertise.
Why mogul Offers the Strongest Residential Real Estate Proposition
The strongest case for mogul is the way its features reinforce one another.
Institutional underwriting: the founding team brings more than $10 billion of real estate deal experience and applies an institutional acquisition process to residential assets.
Selective property sourcing: fewer than 1% of reviewed properties pass diligence, and company materials describe programmatic off market sourcing and operating actuals as core parts of the buy box.
Asset level visibility: members select identified properties with visibility into the underlying asset and its operating economics.
Monthly income: qualifying operating properties distribute available rental income monthly.
Aligned capital: mogul states that it co-invests in every property.
Fee efficiency: the platform does not charge a traditional recurring AUM fee on equity.
Digital ownership infrastructure: Avalanche and Fireblocks support blockchain backed ownership records.
Property level tax reporting: applicable offerings may pass property level tax items through Schedule K-1 reporting, depending on the investor's circumstances.
Member protection and rewards: mogul covers up to $10,000 in losses on qualifying investments made during a new member's first 7 days if the total return on those investments shows a loss after one year, and the referral program provides a $50 member reward when a referred friend invests.
Repeat engagement: 90% of mogul investors reportedly invest a second time, with follow on investments averaging about three times the initial investment.
For investors researching fractional residential real estate, mogul combines the asset level economics of identified property exposure with institutional sourcing, professional management, digital infrastructure, and a streamlined investor experience.
Readers can review current properties, learn how mogul works, or use the free real estate calculator to understand property level metrics.
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 Yieldstreet?
mogul focuses on identified residential properties through property specific LLC or investment club interests, backed by institutional underwriting, professional management, platform co-investment, and blockchain based ownership records. Arrived combines individual rental property Series LLC interests with pooled real estate products. Yieldstreet, now Willow Wealth, is a broader private markets platform spanning real estate, private credit, private equity, managed portfolios, and other alternatives.
Is Yieldstreet now Willow Wealth?
Yes. Yieldstreet changed its name to Willow Wealth in November 2025. The platform expanded from its earlier individual private market offering model into a broader mix of direct investments, managed portfolios, evergreen funds, and multiple private market asset classes.
How should reported returns be compared?
The platforms use different performance measures, so headline numbers should not be treated as directly equivalent. mogul reports an 18.8% average annual return across platform assets, presented as IRR in company materials, as of June 1, 2026. Arrived publishes property and fund income metrics such as annualized dividend yield and appreciation. Willow publishes product specific performance measures across funds, notes, and managed strategies.
How do fees compare?
mogul's public fee disclosures describe a one time fee structure that can total 5% of the property purchase price. Its terms of use specify a 3% purchase price fee at closing plus a potential additional 2% setup fee where additional setup is required. mogul also charges 2.5% of rental income and reports no traditional recurring AUM fee on equity. Arrived uses product specific AUM fees that currently range from approximately 0.10% to 0.30% per quarter, plus property level operating expenses. Willow uses product specific fees, with Willow 360 currently charging a 1.25% advisory fee plus approximately 0.175% in expenses.
Does mogul require accredited investor status?
No. Accredited investor status is not required for eligible U.S. investors using mogul, subject to applicable law, identity verification, and offering specific eligibility requirements. Arrived also offers products available to eligible non accredited investors. Willow principally serves accredited investors across its private market offerings, with eligibility varying by product.
How does mogul's first year loss protection work?
mogul covers up to $10,000 in losses on qualifying investments made during a new member's first 7 days. If the total return on those qualifying investments shows a loss after one year, mogul covers up to $10,000 of that loss using its own balance sheet capital, subject to the applicable promotion terms.