Single-family rentals remain a significant residential real estate investment strategy, although prospective rental yields vary substantially by market. ATTOM's 2026 single-family rental market report found that potential rental yields declined year over year in 54.8% of comparable counties, even as some markets continued to offer high prospective yields. Today, investors no longer need hundreds of thousands of dollars to access this asset class. Fractional real estate platforms have made it possible to own interests in entities that hold income-producing rental properties, with share prices starting as low as $20. This guide examines seven platforms serving different investor needs in 2026, starting with mogul, a fractional real estate platform club founded by former Goldman Sachs executives that brings institutional-quality underwriting to investors.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
Institutional pedigree matters for property selection: mogul was founded by Goldman Sachs real estate alumni with $10 billion+ in deal experience, applying institutional-quality underwriting where less than 1% of properties reviewed pass diligence
Distribution frequency varies significantly: Schedules range from daily at Lofty, to monthly at Arrived and Ark7, to quarterly at RealBricks. mogul generally credits an investor's proportionate share of net rental income monthly once a property is operational and generating distributable cash flow
Fee structures impact long-term returns: Among the SFR products in this comparison, annual AUM charges range from 0% to 3%. Arrived charges 0.6% annually on individual SFR properties and 1.0% on its SFR Fund, while RealBricks charges 0.75% quarterly, or 3% annualized. mogul does not charge a traditional recurring annual AUM fee
Downside protection for new members: mogul covers up to $10,000 in losses for new members on investments made within the first 7 days
Member rewards: mogul's Give $50, Get $50 offer pays members $50 when a friend they refer invests
Team co-investment aligns interests: mogul states that it invests in every property alongside members, which helps align its economic interests with investor outcomes
Liquidity options differ across platforms: Some platforms offer around-the-clock trading access, others open monthly windows, and some have no public trading market at all
1. mogul: Institutional-Quality Investing Made Accessible
mogul operates as a fractional real estate platform club that enables investors to build property portfolios through property-specific membership interests in the LLCs that own individual properties. In legal terms, an investor purchases ownership in the investment-club LLC that owns the individual property rather than receiving a fractional interest recorded directly on the property's deed. Founded by Goldman Sachs real estate alumni, the platform brings Wall Street-grade analysis to investors.
Platform Overview
Assets on mogul: $90M+ in assets as of June 1, 2026
Investor Base: 40,000+ investors as of June 1, 2026
Property Count: 65+ properties managed by mogul
Average Investment: approximately $10,000, with membership interests available from $250
Distribution Frequency: Monthly net rental income when distributable cash flow is available
Average Annual Return: 18.8% average annual return (IRR), compared with 9% for the S\&P 500
Property Types: Short-term rentals, mid-term rentals, long-term rentals, and sale-leaseback
How Does mogul Work?
mogul's acquisitions team negotiates property purchases including price, seller-paid repairs, and loan terms. Each property is placed into a separate LLC and fractionalized into purchasable shares. The investment process executes in under 30 seconds, and investors receive:
Monthly distributions: Once a property is operational and generates distributable cash flow, investors generally receive their proportionate share of net rental income monthly, calculated after applicable expenses, fees, and reserves. Amounts vary with actual property performance
Tax reporting: Investors receive K-1 tax reporting, and property-level depreciation and other tax items may pass through proportionately, subject to the offering structure and each investor's individual tax circumstances
Governance rights: Pro-rata voting rights on significant decisions, generally including expenditures above $1,000
Sale proceeds: After 3-10 year hold periods
Key Differentiators
Goldman Sachs Pedigree: The founding team includes alumni with $10 billion+ in deal experience, and mogul says the team deployed $10 billion into real estate. This institutional background informs a rigorous property selection process where less than 1% of reviewed properties pass diligence.
Team Co-Investment: mogul states that it invests in every property offered on the platform. Placing its own capital alongside investor capital helps align management's economic interests with investor outcomes.
Loss Protection: mogul covers up to $10,000 in losses for new members. If the total return on a member's first 7 days of investments is a loss of $10,000 in the first year, mogul trues the member up from its own balance sheet capital.
Member Rewards: mogul Clubs distribute up to 2% in rewards to members, and the Give $50, Get $50 offer pays members $50 when a friend they refer invests.
Fee Structure: mogul discloses a one-time 5% fee capitalized into the deal, comprising a 3% platform and onboarding fee plus a 2% setup fee where applicable. Because the fee is part of the property's initial capitalization, it is not an out-of-pocket charge to the investor at purchase. mogul also discloses a 2.5% ongoing fee on collected rental income and no traditional recurring annual AUM fee.
Blockchain Transparency: Ownership records are stored on the Avalanche network using Fireblocks infrastructure, which reduces operational costs, and mogul says ownership can be independently checked through Snowtrace.
Property Examples
mogul's publicly showcased property examples, as displayed on its homepage on August 10, 2026, include:
The Axelrod (Houston, TX): 6 bed/6 bath short-term rental, $548K offering value, 13.1% Year 1 yield, 17.3% projected yearly net return
The Roman (Houston, TX): 4 bed/3 bath short-term rental, $263K offering value, 11.1% Year 1 yield, 18.4% projected yearly net return. mogul describes The Roman as its sold-out flagship Houston property
The Logan (Yucaipa, CA): 5 bed/5 bath short-term rental, $553K offering value, 9.9% Year 1 yield, 17.7% projected yearly net return
These are showcased examples rather than a live availability list. Explore current property offerings in the app to see what is open today.
Free Investment Tools
mogul offers four free calculators for analyzing any U.S. address:
Investment Property Calculator: ROI, IRR, and MOIC projections
Rental Property Calculator: Rental income estimation
Airbnb Calculator: Short-term rental potential analysis
Real Estate Calculator: Levered vs. unlevered return comparisons
Best For: Investors seeking institutional-quality underwriting, monthly net rental distributions, team co-investment alignment, and downside protection for their first fractional real estate investments.
2. Arrived: Large-Scale Fractional Ownership
Arrived provides fractional interests in rental homes and vacation rentals with one of the largest investor bases in the industry.
Platform Overview
Registered Investors: 988,000+
Total Invested: $454M+
Minimum Investment: $100
Distribution Frequency: Monthly, once an individual SFR begins generating distributable income; the SFR Fund also expects monthly dividends
Reported Performance: Arrived's Q1 2026 disclosure reported individual stabilized SFR annualized dividend rates of 1.3%-9.9%, averaging 3.6%, and a 4.2% annualized dividend yield for the SFR Fund. These are dividend metrics, not total return
Key Features
Data-informed property selection: Arrived curates assets nationwide with professional underwriting
Multiple SFR offerings: Individual single-family rental properties, the SFR Fund, and selected residential City Funds
Secondary market: Eligible individual properties can trade during a one-week window each month after the property has been fully funded and held for at least six months
Mobile app: 4.8 star App Store rating from approximately 1.2K ratings
Institutional backing: Arrived's November 2025 Series B was led by Neo with participation from Forerunner Ventures, Bezos Expeditions, Core, and others
Fee Structure
Individual SFR sourcing fee: 3.5% of the property purchase price
Annual AUM fee: 0.15% of purchase price quarterly (0.6% annually) for individual SFR properties and 0.25% of NAV quarterly (1.0% annually) for the SFR Fund
Secondary-market broker fee: Up to 2.5% on the buy side and up to 2.5% on the sell side of each transaction
Considerations
Arrived's individual SFR offerings carry a 0.6% annual AUM fee. Secondary-market trading takes place during a monthly one-week window and only after a property has been fully funded and held for at least six months, and the executing broker may receive up to 2.5% on each side of a trade. Arrived's Q1 2026 dividend figures also vary across individual properties.
Best For: Investors prioritizing a large platform with a broad investor base and diverse fund options.
3. Ark7: Low-Entry Property-Specific Fractional Equity
Ark7 enables fractional investment in income-generating single-family rentals with one of the lowest entry points among the platforms compared here. Each property is held in its own Series LLC, with investors purchasing shares associated with that entity rather than a fractional deed to the house.
Platform Overview
Active Investors: 300,000+
Property Value: $30M+
Minimum Investment: Shares start at $20, including open offerings; minimum purchase requirements can vary by offering
Distribution Frequency: Monthly
Dividend Return Rate: 4.04% portfolio annualized dividend return rate for June 2026
Dividends Paid: $4M+ cumulative cash dividends
Key Features
Low fractional entry point: $20 shares, one of the lowest entry points among the platforms compared here, which supports diversification across multiple properties
No annual AUM fee: No ongoing AUM charge on invested capital
Established secondary market: PPEX ATS trading available after the applicable 12-month holding period
Monthly distributions: A monthly distribution schedule
Mobile app: 4.7 star App Store rating from approximately 1.3K ratings
Fee Structure
Sourcing fee: 3% upfront
Annual AUM fee: 0%
Property management fee: 8% for long-term rentals and up to 15% for short-term rentals
Secondary-sale commission: Ark7 states that no commission is charged on PPEX secondary-market sales after the applicable 12-month holding period
Considerations
Ark7 reported a 4.04% portfolio annualized dividend return rate and 92.50% occupancy for June 2026. A dividend return rate and an IRR figure are different performance measures and are not directly comparable. Property management fees are charged separately from the platform's 0% AUM structure. The secondary market provides a potential exit route, with trading eligibility beginning after a 12-month holding period.
Best For: Investors seeking a very low entry point and diversification across multiple properties.
4. Lofty: Blockchain-Powered Daily Distributions
Lofty uses real estate tokenization to offer daily rental income distributions and around-the-clock secondary-market access. Its protocol operates on various public blockchains, including but not limited to Algorand, where it was initially deployed.
Platform Overview
Investors: 40,000+
Total Invested: $100M+
Minimum Investment: One share; share prices vary by property and are often around $50 or less
Distribution Frequency: Daily
Total Paid Back to Investors: $5.2M+
Backing: Y Combinator
Key Features
Daily distributions: Daily rental payouts, the most frequent cadence among the platforms compared in this article
24/7 secondary-market access: Market orders can execute against available liquidity, while limit orders require a matching counterparty; Lofty's May 2026 Terms state that Lofty itself does not control liquidity pools or trade execution
Blockchain infrastructure: Tokenized ownership across Algorand and other public networks, with an embedded self-custodied wallet
No lockup period: Sell anytime without early exit penalties, subject to finding a counterparty
Y Combinator pedigree: Backing from an established startup accelerator
Fee Structure
Purchase fee: 2.5%
Annual AUM fee: 0%
Seller fee: 3% when exiting positions
Considerations
Lofty's posted transaction fees are 2.5% to buy and 3% to sell, before considering any price spread, market movement, or execution differences. Returns vary by property; Lofty reports a 9.2% marketplace-average rental yield as of May 2026, which is current marketplace data rather than a target. The platform uses blockchain and digital-asset infrastructure, and its consumer interface also supports conventional funding methods such as bank transfers and cards.
Best For: Investors who prioritize daily cash flow and around-the-clock secondary-market access over traditional real estate investment structures.
5. RealBricks: Debt-Free Property Investment
RealBricks focuses exclusively on 100% equity properties with no mortgage exposure, offering a leverage-free approach to fractional real estate. Investors acquire ownership interests in the entity associated with the property rather than direct title to the underlying property.
Platform Overview
Registered Users: 30,000+
Minimum Investment: $100 ($10/share, 10 share minimum)
Distribution Frequency: Quarterly, if declared
Target Estimated Returns: RealBricks' homepage cites a 5% average estimated return, while its app article describes properties targeting an estimated 4%-6% annual dividend yield. These are estimates rather than realized returns
Property Strategy: Long-term residential single-family rentals only, debt-free
Key Features
Zero leverage: All properties owned outright without mortgages
Regulation A offerings: Qualified by the SEC, with securities activity conducted through Dalmore Group LLC, a FINRA/SIPC broker-dealer
Mobile apps: Full iOS and Android functionality
No mortgage or refinancing exposure: Debt-free ownership means no property-level mortgage or refinancing exposure, while general real-estate, operating, valuation, and liquidity considerations still apply
Planned secondary market: Secondary-market functionality is planned
Fee Structure
Platform transaction fee: $2.50 per buy or sell order
Annual AUM fee: 0.75% quarterly of the original property purchase price, or 3% annualized
Property management: 8% of gross rent collected, charged monthly
Exit: RealBricks does not currently have a public trading market; the company intends to seek PPEX availability, and a $2.50 fee applies to sell orders if and when applicable
Considerations
RealBricks charges a 3% annualized AUM fee alongside an 8% gross-rent property-management fee. Properties are held debt-free, which shapes the return profile differently from strategies that use financing. RealBricks states that a public trading market is not currently available.
Best For: Investors who specifically prioritize property-level investments without mortgage leverage.
6. Doorvest: Full Property Ownership with Turnkey Service
Doorvest differs from fractional platforms by providing full ownership of renovated, tenant-ready single-family rentals.
Platform Overview
Assets Managed: $200M+
Down Payment Required: Current examples use 30% down, with displayed down payments of $76,800 on a $256,000 home, $82,620 on a $275,400 home, and $99,000 on a $330,000 home
Distribution: Monthly owner distributions
Property Management Fee: Base fee of 8%-10% of monthly rent, plus additional service, leasing, processing, and other charges that may apply
Vacancy Rate: Below 5%
Annual Rent Managed: More than $10M in rent annually
Key Features
Full property ownership: You own the entire home, not fractional shares
Turnkey renovations: Properties upgraded before purchase
Professional management: End-to-end property management included
Mortgage financing: Buyers may finance whole-property purchases with mortgage financing, subject to lender underwriting and terms
Considerations
The $76,800 to $99,000 down payment shown in Doorvest's current examples reflects a whole-property purchase model rather than a fractional entry point. Base management fees of 8%-10% of monthly rent, plus onboarding, municipal processing, owner-distribution processing, leasing, and vacancy-related charges, compare with the 2.5% of collected rental income charged by mogul. Full property ownership also concentrates capital in a single asset rather than spreading it across multiple properties, and an exit takes place through a traditional real estate sale.
Best For: Investors with substantial capital seeking full property ownership without finding and renovating properties themselves.
7. Roofstock: The Single-Family Rental Marketplace
Roofstock operates as a marketplace for buying and selling single-family rental properties, connecting buyers with sellers rather than offering fractional ownership.
Platform Overview
Users: 400,000+
Total Transacted: $10B+
Founded: 2015
Markets: 50+ platform-wide, with investment-ready SFR acquisition availability in 70+ markets
Model: Whole-property marketplace
Key Features
Large national SFR marketplace: A Stessa-powered marketplace of investment-ready single-family rentals across 70+ markets
Investment-ready listings: Underwriting and property-level data supporting listed homes
Ecosystem integration: Mynd property management, Stessa software, and RentPrep screening
Geographic breadth: Properties across 70+ markets nationwide
Fee Structure
Buyer and seller fees: Buyer and seller costs are set at the deal level and vary by transaction
Property management: Via Mynd or other third-party providers
Considerations
Roofstock involves whole-property purchases, so there is no fractional entry point comparable to the platforms above. Property condition, rental economics, and projected performance vary by individual asset. Property-management coverage and fees are structured separately, and Roofstock's current full-service property-management brand is Mynd. Exits take place through a traditional real estate sale.
Best For: Experienced investors seeking a marketplace to browse and purchase entire single-family rental properties across multiple markets.
Why mogul Stands Out for Single-Family Rental Investing
For investors seeking institutional-quality real estate exposure without institutional capital requirements, mogul combines property-specific LLC ownership, institutional-style underwriting, monthly net rental distributions, team co-investment, and blockchain-supported ownership verification in a differentiated fractional SFR platform.
Goldman Sachs Institutional Pedigree
mogul's founding team brings $10 billion+ in deal experience from Goldman Sachs real estate, where co-founder Joey Gumataotao grew Goldman Sachs' single-family rental platform from $0 to $1 billion in under 12 months. This background informs a rigorous property selection process where less than 1% of reviewed properties pass underwriting. The same analytical rigor applied to billion-dollar institutional deals now works for individual investors.
Downside Protection
mogul covers up to $10,000 in losses for new members. If investments made within the first 7 days show a loss of $10,000 after one year, mogul trues the member up from its own balance sheet capital. This risk mitigation feature addresses a primary consideration for first-time real estate investors.
Team Co-Investment Alignment
mogul states that it invests in every property alongside investors. That co-investment places mogul's own capital alongside investor capital, which helps align its economic interests with investor outcomes.
Fee Structure
Many platforms charge ongoing annual AUM fees, ranging in this comparison from 0.6% for Arrived's individual SFR properties to 3% annualized at RealBricks. mogul charges no traditional recurring annual AUM fee. In a simplified illustration using a constant $10,000 fee base held for five years, a 0.6% annual AUM fee would total roughly $300 and a 3% annual fee roughly $1,500 in nominal fees. Actual fee amounts differ because fee bases, property income, occupancy, rent growth, appreciation, capitalized expenses, transaction fees, and cash-flow timing all vary, so this is an assumption-driven illustration rather than a measurement.
Monthly Distribution Frequency
Distribution schedules vary across the industry. mogul generally credits an investor's proportionate share of net rental income monthly once a property is operational and distributable cash flow is available. More frequent distributions provide more frequent cash-flow and reinvestment opportunities, although they do not by themselves increase the underlying investment's economic return.
Complete Property Ecosystem
mogul offers short-term, mid-term, long-term, and sale-leaseback strategies across high-growth secondary markets including Atlanta, Phoenix, Houston, Charlotte, Nashville, Dallas, and Denver. Four free investment calculators help you analyze any U.S. property, and mogul says it offers professional underwriting at no cost with no purchase obligation. Property management, including tenant placement, rent collection, maintenance coordination, and operations, is handled for you.
Blockchain Transparency
Ownership records are stored on the Avalanche blockchain using Fireblocks infrastructure, and mogul says holdings can be independently verified through Snowtrace. This technology infrastructure supports the planned secondary market for future liquidity.
For investors ready to build a real estate portfolio with institutional-quality underwriting, aligned team interests, and downside protection for new members, mogul is a strong option for single-family rental investing in 2026. Explore current property offerings or schedule a call to see what is available today.
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 fractional ownership in real estate?
Fractional real estate investing generally allows investors to purchase shares or membership interests in a legal entity associated with an underlying property. The entity structure and investor rights vary by platform. Lofty holds property in a property-specific LLC in which the investor becomes a fractional member; RealBricks investors acquire interests in the entity associated with the property rather than direct title; Arrived structures individual property offerings through securities interests in series entities; and mogul places each property in a separate investment-club LLC whose membership interests investors buy. This structure provides access to institutional-quality real estate without requiring hundreds of thousands in capital.
How do platforms like mogul handle property management?
mogul handles tenant placement, rent collection, maintenance coordination, and property oversight. Investors receive monthly distributions of net rental income when a property is operational and generating distributable cash flow, without dealing with tenant calls or maintenance requests, which keeps ownership headache-free. mogul charges 2.5% of collected rental income for property management, compared with the 8% to 10% base fee on monthly rent disclosed by Doorvest, the 8% of gross rent disclosed by RealBricks, and Ark7's 8% for long-term rentals and up to 15% for short-term rentals.
Are there tax benefits to investing in single-family rentals?
Tax treatment varies by platform and legal structure. Investors may receive K-1s or various Forms 1099 depending on the offering, and depreciation treatment also varies and may not pass through directly to investors. Arrived's current documentation states that it sends investors a 1099-DIV. RealBricks states that it issues no K-1 forms and that depreciation occurs at the company level. Lofty states that investors receive a pre-filled 1099 per property. mogul investors receive K-1 tax reporting, and property-level depreciation and other tax items may pass through proportionately, subject to the offering structure and each investor's individual tax circumstances. Depending on a platform's entity and tax structure, depreciation may reduce taxable income at the investor or entity level.
Can I sell my fractional shares if I need liquidity?
Liquidity varies by platform. Lofty provides 24/7 secondary-market access, where market orders can execute against available liquidity and limit orders require a matching counterparty. Ark7 provides PPEX ATS access after the applicable 12-month holding period. Arrived opens a one-week secondary-market window each month for properties that are fully funded and held at least six months. RealBricks states that it does not currently have a public trading market. mogul has a planned secondary market and says it calculates monthly property valuations using third-party appraisal-level data, which it plans to use in that forthcoming market. Ahead of that, mogul investments follow a 3-10 year hold framework through to property sale.
What's the minimum investment required for these platforms?
Entry points range from approximately $20 per Ark7 share to tens of thousands of dollars for whole-property platforms such as Doorvest, whose current examples show 30% down payments of roughly $76,800 to $99,000. mogul membership interests are available from $250, and mogul says its average investment is approximately $10,000, which gives investors access to institutional-quality properties with rigorous underwriting. mogul also reports that 90% of investors invest a second time, with the second investment averaging roughly 3x the first.