Choosing the right fractional real estate platform determines how effectively you can build long-term wealth through property ownership. mogul and BuyProperly represent two distinct approaches to fractional real estate investing: mogul delivers direct fractional ownership in U.S. single-family rentals through blockchain-backed technology and proprietary, institutional-style underwriting, while BuyProperly operates as a cross-border marketplace that markets access to Canadian and U.S. real estate alongside other alternative-asset categories through technology and infrastructure it provides to third-party issuers and dealers. Understanding these differences, between focused U.S. residential expertise and a broader multi-asset, multi-market marketplace, helps investors identify which approach aligns with their capital, risk tolerance, and income goals.
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
- mogul's team includes former Goldman Sachs real estate professionals who apply proprietary underwriting drawing on that prior institutional experience, with less than 1% of reviewed properties passing selection, and mogul reports more than $10 billion in collective institutional deal experience
- mogul charges no recurring AUM fee on investor equity (an ongoing fee equal to 2.5% of rental income applies), while BuyProperly's fees are set on a per-offering basis. Because mogul does not levy a recurring AUM fee on investor equity, its structure avoids the annual compounding drag that a recurring percentage fee can create over multi-year holds
- mogul intends to distribute available rental income monthly in proportion to ownership, subject to property cash flow and offering terms, while BuyProperly's distribution terms vary by offering
- mogul covers up to $10,000 in losses on investments made within a new member's first 7 days if those investments show a loss after year one, a distinctive risk mitigation feature in the fractional real estate space
- mogul publishes performance data (18.8% average annual IRR), while BuyProperly presents return information on a per-offering basis
- mogul's blockchain integration on the Avalanche network records ownership and enables real-time, independently verifiable proof of ownership, with property valuations and performance updates provided monthly
When investors evaluate fractional real estate platforms, the choice between mogul and BuyProperly represents two distinct philosophies toward property investment. While BuyProperly has operated since 2019 with a cross-border Canada-U.S. history, mogul brings a technology-forward approach and a team of former Goldman Sachs professionals to the U.S. single-family rental market. This comparison explains why mogul's combination of accessibility, transparency, and institutional-style rigor may be particularly attractive to investors seeking direct, property-specific ownership.
Understanding Each Platform's Core Positioning
BuyProperly, founded in 2019 in Toronto, markets a cross-border alternative-investment platform. It primarily provides software and marketplace infrastructure, with offerings provided by third parties. The platform describes AI-assisted property sourcing and analysis across a range of data points.
mogul takes a focused approach to fractional real estate. Founded by former Goldman Sachs real estate professionals with a reported $10 billion of collective deal experience, mogul specializes in single-family residential rentals including short-term and mid-term strategies. Rather than spreading across multiple asset classes, mogul offers direct fractional ownership in individual U.S. properties through property-owning LLC structures, giving investors interests tied to specific homes.
The fundamental difference: BuyProperly markets a multi-asset marketplace where investors select individual offerings, while mogul delivers direct fractional ownership in U.S. residential properties you can identify by address.
Investment Options Reflect Different Strategic Approaches
BuyProperly's marketed categories include:
- Real estate opportunities in Canada and the United States
- Private credit offerings
- Additional alternative-asset categories such as private equity, venture capital, and hedge funds
Because BuyProperly primarily provides marketplace infrastructure to third-party issuers, the specific terms, structures, and eligibility of any offering can vary by investment.
mogul's investment offerings focus on:
- Short-term rentals (Airbnb-style stays at high-end homes, a higher-yielding strategy than traditional long-term rentals)
- Mid-term rentals (30+ day stays addressing workforce housing demand)
- Long-term residential rentals with stable tenant relationships
- Potential pass-through tax attributes including depreciation allocations, depending on the property, offering terms, and the investor's individual tax circumstances
- Direct fractional interests in the LLC that owns each individual property
mogul's model enables investors to select specific properties rather than being automatically placed in one pooled fund, providing transparency into exactly where capital is deployed.
For example, BuyProperly markets opportunities across multiple alternative-asset categories, and an investor may diversify by choosing several offerings, but each investment is made into a chosen asset or deal rather than being spread automatically across the platform. By contrast, mogul allows investors to review individual property underwriting, including projected yields, annual revenue, and market comparisons, before committing capital to a specific home. Try mogul's free real estate calculator to run your own analysis.
Pricing Structures Show Distinct Value Propositions
The pricing models reveal each platform's approach to investor costs and long-term value.
BuyProperly's pricing structure:
- Minimum investment set on a per-offering basis
- Fees disclosed on a per-offering basis
- Property-management, acquisition, and related costs disclosed per offering
- Terms that can vary by offering because investments are provided by third-party issuers
mogul's pricing structure:
- Typical investor allocation of roughly $10k per property
- One-time 5% platform fee included in the property's initial capitalization, so it is built into the property's capitalization rather than being paid separately out of pocket
- No recurring AUM or asset-management fee on investor equity
- Ongoing fee equal to 2.5% of rental income
- Property management handled through the platform and its managers
The fee comparison matters over typical real estate hold periods. BuyProperly's fees are set on a per-offering basis, while mogul's costs are structured as a one-time 5% platform fee and an ongoing fee equal to 2.5% of rental income. Because mogul does not levy a recurring AUM fee on investor equity, its structure avoids the annual compounding drag that a recurring percentage fee can create. Actual differences depend on each offering's fee base, timing, tax treatment, property performance, and hold period.
Target Investors Align with Different Objectives
BuyProperly may appeal to:
- Investors seeking access to alternative investments, including real estate and private credit
- Investors evaluating opportunities in Canadian or U.S. markets
- Those interested in a marketplace of third-party issued offerings across multiple asset categories
Offerings evaluated in Canadian or U.S. markets may involve different investment currencies and associated foreign-exchange considerations.
mogul targets:
- First-time real estate investors entering the asset class
- Existing property owners evaluating portfolio performance
- Seasoned investors looking for risk-adjusted returns outside volatile public markets
- Tech-forward investors valuing blockchain-based ownership verification
- Those seeking monthly income potential from U.S. real estate
This distinction matters fundamentally. Investors seeking their first real estate position or building diversified property portfolios benefit from mogul's focused expertise and direct ownership model. The platform enables portfolio building one property at a time, with visibility into each investment property's performance.
Performance and Return Profiles
Both platforms approach performance disclosure differently, which significantly impacts investor decision-making.
BuyProperly's performance data:
- Target returns marketed on certain real estate opportunities, varying by offering
- Return information presented on a per-offering basis
mogul's performance data:
- 18.8% average annual returns (IRR) across platform properties, reported by mogul
- Target annual returns of 15% to 20% IRR, a target rather than a guaranteed result
- Intended monthly distributions of available rental income, subject to property cash flow and offering terms
- mogul covers up to $10,000 in losses on investments made within a new member's first 7 days if those investments show a loss after year one
The $10,000 loss protection is a distinctive feature in fractional real estate: if your total return on investments made within your first 7 days results in a loss after year one, mogul covers up to $10,000 from its own balance sheet.
mogul's focus on single-family rentals positions investors in an asset class that mogul reports has historically outperformed the S\&P 500 on an annual basis from 1993 to 2023 (13.8% IRR vs. 9.8% IRR), according to Federal Reserve and Case-Shiller Home Index data.
Technology and Transparency Approaches
BuyProperly's technology:
- AI-assisted sourcing and screening across a range of property data
- AI-assisted selection followed by human analysis and, for real estate, physical due diligence
- Separate Canadian and U.S. mobile apps
mogul's technology infrastructure:
- Avalanche blockchain integration for ownership records
- Fireblocks enterprise custody for security
- Real-time, independently verifiable proof of ownership (verifiable through Snowtrace)
- Investment execution in approximately 30 seconds or less
- Monthly property valuations described as using third-party appraisal-level data
mogul records ownership on Avalanche, enabling permanent, independently verifiable ownership records that exist independently of the platform itself. Legal ownership documentation is uploaded to your account after each investment. Property valuations and performance updates are provided on a monthly basis. This infrastructure also supports a planned secondary market for share trading (currently described as coming soon), addressing the liquidity challenges inherent in real estate investing.
Property Selection and Due Diligence
BuyProperly's vetting process:
- AI-assisted sourcing and screening
- Property analysis across a range of data points
- A selective approach to the deals listed on its platform
- Founded by a former Amazon product leader
mogul's selection methodology:
- Less than 1% of reviewed properties pass mogul's diligence process
- Proprietary underwriting models that mogul describes as combining AVMs and CMA tools
- Underwriting that mogul says draws on the founders' and team's prior institutional real estate experience at Goldman Sachs (how properties are selected)
- mogul personally co-invests in every property offered
- Research analysts and institutional partners identify upside potential
The alignment of interests matters: mogul's capital sits alongside investor capital in every property, helping match management incentives to investor returns.
mogul's free investment property calculator and rental property calculator provide institutional-style analysis of any U.S. address, projecting rental income, ROI, IRR, MOIC, comparable-property data, and cash-on-cash yields across multiple scenarios.
Distribution Frequency and Cash Flow
For investors prioritizing regular income, distribution schedules significantly impact cash flow management.
BuyProperly distributions:
- BuyProperly markets monthly income on certain real estate investments
- Distribution terms can vary by offering
mogul distributions:
- mogul states that available rental income is generally distributed monthly in proportion to ownership, subject to property cash flow, reserves, and the applicable offering terms
- Distributions drawn from actual rental income
- Potential yearly pass-through tax attributes including depreciation allocations, depending on the property, offering terms, and the investor's tax circumstances
- Proceeds from eventual property sales after typical holds
mogul's intended monthly distribution model can enable more frequent reinvestment opportunities, supporting potential compounding compared to less frequent payment schedules.
Backing and Market Credibility
BuyProperly's credentials:
- Founded 2019 in Toronto, Canada
- C$2 million pre-seed round in May 2021, led by Nurture Ventures with participation from Fastbreak Ventures and angel investors
- A team of seven members
- A history of operating in both Canadian and U.S. markets, with a separate U.S. app
- A reported history of facilitating real estate investments across its platform
mogul's credentials:
- Founded by former Goldman Sachs real estate professionals
- mogul reports $40M+ in assets on the platform and 13,000+ investors
- $3.6 million seed round led by AY Ventures, with participation from Draper Associates and other investors
- Investors include Chris Larsen (Ripple co-founder) and Rosa Rios (43rd U.S. Treasurer)
- Featured in TechCrunch, Forbes, Wired, Fortune, and Business Insider
Tim Draper has said that Draper Associates believes mogul's founding team is reshaping real estate investing and supporting long-term wealth generation for users.
Why mogul Delivers Compelling Value for Real Estate Investors
Investors seeking accessible entry into real estate face a clear choice between a broader multi-asset cross-border marketplace and direct, property-specific U.S. residential ownership.
Key advantages of mogul's approach:
-
Direct ownership: Invest in specific properties via LLC interests rather than diversified funds. Know exactly which homes your capital supports, with visibility into each property's performance metrics.
-
Monthly income potential: mogul intends to distribute available rental income monthly, subject to cash flow and offering terms, enabling more frequent reinvestment of that income.
-
Risk mitigation: mogul covers up to $10,000 in losses on investments made within a new member's first 7 days if those investments show a loss after year one, a distinctive protection feature in fractional real estate.
-
No recurring AUM fee on investor equity: mogul does not charge a recurring AUM or asset-management fee on investor equity (a one-time 5% platform fee and an ongoing 2.5% of rental income apply), which avoids the compounding drag of an annual AUM charge over multi-year holds.
-
Institutional-style expertise: mogul says its underwriting draws on the founders' and team's prior institutional real estate experience at Goldman Sachs, with less than 1% of reviewed properties passing selection.
-
Blockchain transparency: Avalanche network integration provides independently verifiable ownership records and supports a planned secondary market for future liquidity.
-
Aligned interests: mogul personally co-invests in every property alongside platform investors.
-
Published performance: mogul reports an 18.8% average annual IRR with target returns of 15% to 20%, providing clear benchmarks.
-
U.S. market focus: Concentrated expertise in selected U.S. single-family-rental markets identified through nationwide market and property underwriting, rather than spreading resources across multiple countries and asset classes.
For investors seeking headache-free fractional real estate with monthly income potential, careful property selection, and direct ownership in single-family rentals, mogul offers a strong approach to building a real estate portfolio. This combination may be particularly attractive to investors who prefer property-specific U.S. residential exposure over a broader multi-country, multi-asset platform.
Ready to explore fractional real estate? Analyze potential investments with mogul's free Airbnb calculator or schedule a call to discuss your investment objectives.
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 difference between mogul's fractional ownership and BuyProperly's investment model?
mogul provides direct fractional ownership in individual U.S. single-family rental properties through LLC structures, so you hold an interest tied to a specific home at an identifiable address. BuyProperly markets a multi-asset marketplace that connects investors with third-party offerings across real estate and additional alternative-asset categories. For investors who value knowing their specific real estate investments and receiving regular updates on individual property performance, mogul's platform provides that direct connection to underlying assets while focusing exclusively on U.S. residential real estate where the team has institutional experience.
How does mogul select properties for investment?
mogul applies proprietary underwriting with less than 1% of reviewed properties passing its selection process. The platform's research analysts and institutional partners use models that mogul describes as combining automated valuation models (AVMs) and comparative market analysis (CMA) tools to identify properties with upside potential. mogul personally co-invests in every property offered on the platform, aligning management interests with investor returns. mogul says this process draws on the founders' and team's prior institutional real estate experience at Goldman Sachs. You can preview this analytical approach using mogul's free investment property calculator on any U.S. address.
What kind of returns can I expect from investing with mogul?
mogul reports 18.8% average annual returns (IRR) across platform properties, with target returns of 15% to 20% annually (a target, not a guarantee). The platform focuses on single-family rentals, an asset class that mogul reports has historically outperformed the S\&P 500 on an annual basis from 1993 to 2023 (13.8% IRR vs. 9.8% IRR), according to Federal Reserve and Case-Shiller Home Index data. Returns vary by property, market conditions, and hold period. mogul provides detailed underwriting for each property including projected yields, annual revenue, and scenario analysis. For new members, mogul covers up to $10,000 in losses on investments made within the first 7 days if those investments show a loss after year one, providing downside protection as you build familiarity with the platform.
How do the fee structures compare between mogul and BuyProperly?
mogul charges a one-time 5% platform fee included in a property's initial capitalization, no recurring AUM fee on investor equity, and an ongoing fee equal to 2.5% of rental income. BuyProperly's fees are set on a per-offering basis. Because mogul does not levy a recurring AUM fee on investor equity, its structure avoids the annual compounding drag that a recurring percentage fee can create over multi-year holds. Actual differences depend on each offering's fee base, timing, tax treatment, property performance, and hold period.
Can international investors use mogul's platform?
mogul states that eligible non-U.S. residents may invest, except residents of countries under U.S. embargo, and asks international applicants to contact support for onboarding guidance. The platform's digital-first approach with Google and LinkedIn authentication, blockchain-backed ownership records, and online investment execution in approximately 30 seconds supports remote participation. Eligibility, tax reporting, withholding, and payment mechanics may vary by jurisdiction for international investors.
How does mogul address liquidity for fractional property ownership?
Real estate investments are inherently less liquid than public stocks, but mogul addresses this through several mechanisms. Properties are held for 3 to 10 years with investors intended to receive monthly income distributions throughout, subject to cash flow and offering terms. mogul says it calculates fair market value monthly using third-party appraisal-level data. The platform's blockchain infrastructure on the Avalanche network is intended to support a planned secondary market (currently described as coming soon) where investors could sell shares at fair market value, providing liquidity options beyond typical direct real estate ownership. Learn more about how it works.p,