Willow Wealth (formerly Yieldstreet) drew attention in 2025 following reports of investor losses and defaults in certain investments, leading some investors to look more broadly across private-market platforms. Reporting during 2025 referenced at least $208 million in losses across certain real estate and marine finance investments, beginning with an August 2025 report on the real estate deals. Yieldstreet subsequently changed its name to Willow Wealth in November 2025. Willow states that the rebrand was a brand and name change rather than a structural replacement, with the legal entity, regulatory registrations, custodian relationships, and team continuing unchanged.
For investors comparing fractional real estate investing options in 2026, this guide examines seven platforms against a consistent set of criteria: currently disclosed scale, clearly defined return metrics, investor eligibility, fee structure, and liquidity mechanics. It starts with mogul, a fractional real estate platform club founded by former Goldman Sachs executives that applies institutional-quality underwriting to single-family rental investing and offers unique loss protection for new members.
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-quality underwriting matters: Platforms with rigorous property selection processes, like mogul's less than 1% acceptance rate, concentrate investor capital in professionally vetted and managed properties
Loss protection is rare but valuable: mogul offers first $10k protection for new members, covering up to $10,000 in losses, a feature that speaks directly to what new investors care about most
Monthly income distributions may improve compounding: Platforms like mogul that distribute rental income monthly provide more frequent reinvestment opportunities compared to quarterly distributions, and may improve compounding when monthly income is promptly reinvested at comparable returns
Institutional experience informs underwriting: Platforms led by teams with institutional real estate backgrounds, such as mogul's former Goldman Sachs executives with $10 billion+ in deal experience, apply that experience to property sourcing, analysis, and investment committee review
Non-accredited access expands opportunities: Several alternatives, including mogul, Fundrise, and Arrived, welcome non-accredited investors, making real estate investing more accessible and headache-free
1. mogul
mogul applies institutional-quality underwriting to fractional real estate investing, through a platform founded by former Goldman Sachs real estate professionals. The company focuses primarily on single-family residential properties, including short-term and mid-term rentals, with a rigorous diligence process in which less than 1% of reviewed properties pass its selection criteria.
How Does mogul Work?
mogul acquires income-producing residential properties and forms a state-registered LLC for each property, then fractionalizes ownership so investors can purchase membership interests in that property-specific investment club LLC rather than individually deeded title. mogul's property onboarding process walks through each stage. Key features include:
Institutional underwriting: Proprietary underwriting models and nationwide proprietary data, developed by a team that reports having deployed $10 billion
Monthly distributions: Once a property is operational, mogul generally distributes each investor's proportional share of available net rental income monthly; amounts reflect occupancy, rent collection, expenses, reserves, and property performance
Potential pass-through tax benefits: mogul's property-specific LLCs may allocate depreciation and other property-level tax items through Schedule K-1, subject to the offering and each investor's individual circumstances such as basis, at-risk and loss limitations, income, and state law. See mogul's overview of the tax benefits of real estate investing for background
Governance rights: Ownership-weighted voting on major decisions, subject to the applicable operating agreement and supermajority mechanics
Blockchain verification: mogul records tokenized LLC ownership information on the Avalanche blockchain as a supplementary, independently verifiable record; legal ownership remains governed by the LLC operating agreement, offering documents, company records, deed, and title documentation
Community features: mogul Clubs distribute up to 2% in rewards to members
Unique Loss Protection
mogul is the only fractional real estate platform offering loss protection for new members. If the total return on investments made in the first 7 days is a loss of $10,000 in the first year, mogul covers up to $10,000 with its own balance sheet capital. mogul also runs a Give $50, Get $50 promotion: refer a friend and get $50 when they invest.
Performance and Scale
Average returns: 18.8% average annual IRR as of April 2025, as reported by mogul
Assets on the platform: $90M+ in assets invested through the mogul platform as of June 1, 2026, with over 65 properties managed by mogul
Investor base: 40,000+ investors on the platform, reported as 40K+ users as of June 1, 2026
Repeat investment: 90% of investors invest a second time, and when they do it is approximately 3x their first investment
Investment Requirements
Average investment: Approximately $10k per investor
Accreditation: Not required, subject to onboarding, identity verification, applicable law, offering terms, and eligibility
Hold period: A stated 3-10 year hold, with approximately 5-7 years described as typical
Target returns: 15% to 20% annual IRR targets, which are property-specific underwriting targets
Best For: Investors seeking short-term rental investments with downside protection, monthly income distributions, and access to professionally vetted and managed properties underwritten by former Goldman Sachs investment professionals and acquisitions experts.
2. Fundrise
Fundrise operates as one of the larger real estate investment platforms in the industry, offering diversified fund-based exposure rather than individual property selection. The platform emphasizes accessibility with a very low minimum investment.
Key Features
Low entry point: Certain Fundrise investments start at $10 for brokerage accounts
Automatic diversification: Portfolios spread across multiple property types and geographies
Fee structure: For applicable Fundrise real estate funds, fees generally include a 0.15% annual advisory fee plus a 0.85% annual asset-management fee. Other Fundrise products have different fee schedules; for example, the Innovation Fund uses a 1.85% management fee
Quarterly liquidity: The Flagship Fund offers a quarterly repurchase and withdrawal mechanism, subject to product terms and limitations
Fund structure: Diversified real estate funds rather than individual property ownership
Platform Scale
User base: More than 402,000 investor accounts were active as of March 31, 2026, alongside 2.411 million active users
Assets: $3.4 billion under management as of March 31, 2026
Founded: 2012
Considerations
Fundrise reported a -7.45% aggregate return for advisory clients in 2023. Reported returns vary by product and period: 2025 year-end materials report an 8.0% total return for the Income Fund, while 2026 updates report different figures for the Flagship Fund depending on the period measured. Valuation procedures also vary by product, with certain private real estate vehicles relying materially on manager-determined estimates and third-party market quotations or appraisal input in specified circumstances.
Best For: Beginners seeking hands-off diversification with minimal capital and who prefer fund-based exposure over individual property selection.
3. Arrived Homes
Arrived Homes, backed by notable investors including Jeff Bezos and Marc Benioff, focuses on fractional ownership of individual single-family rental and vacation properties. The platform provides property-level data for each investment opportunity.
Core Capabilities
Individual property selection: Choose specific homes rather than investing in blind pools
Low minimum: $100 minimum investment
Monthly dividends: Regular income distributions on applicable products
Property transparency: Full address, photos, and financial projections for each listing
Vacation rentals: Arrived continues to manage its existing vacation-rental portfolio, although it paused new vacation-rental acquisitions in 2026
Platform Metrics
Registered users: Approximately 985,000 registered investors as displayed by Arrived in August 2026
Assets deployed: Approximately $447 million total invested as displayed by Arrived in August 2026
Reported performance: In Q1 2026, annualized dividend rates for individual single-family rentals ranged from 1.3% to 9.9%, with a 3.6% average; the Single Family Residential Fund averaged 4.2%; private-credit products were around the 8% range; and vacation rentals averaged a lower dividend rate
Considerations
Eligible individual Arrived properties may generally become tradable after at least six months, with trading conducted during scheduled monthly secondary-market windows. Management fees vary by individual property. The dividend rates above measure current distributions only and do not capture appreciation or depreciation, so they are not directly comparable to the IRR or total-return figures published by other platforms.
Best For: Investors who want to select specific properties with property-level data and who want exposure to Arrived's existing vacation-rental portfolio alongside traditional rentals.
4. EquityMultiple
EquityMultiple provides accredited investors access to commercial real estate deals with multiple investment structures including equity, debt, and preferred equity positions.
Investment Options
Equity investments: Project-level equity exposure to commercial properties through deal-specific investment vehicles, rather than direct deeded title
Debt positions: Fixed-income real estate lending opportunities
Preferred equity: Hybrid structures offering priority returns
Alpine Notes: 3-, 6-, and 9-month terms with stated rates varying by term; the product also provides a conditional early-redemption feature after 30 days for investors redeploying into eligible EquityMultiple offerings
Performance Data
Realized returns: EquityMultiple reports approximately 17% average IRR for its realized equity investments. This figure is platform-reported, and methodology and cohort definitions vary across platforms
Deal selectivity: Approximately 5% acceptance rate of proposed investments
Cumulative volume: More than roughly $1.5 billion in deployed capital. Larger multibillion-dollar figures associated with the platform refer to underlying property capitalization rather than investor capital
Requirements
Minimum investment: $5,000 (typically $10,000 to $30,000 per deal)
Accreditation: Required for all investments
Property focus: Commercial real estate (office, retail, multifamily, industrial)
Best For: Accredited investors seeking commercial real estate exposure with multiple investment structures, including short-duration fixed-income options.
5. CrowdStreet
CrowdStreet is a private-markets platform for accredited investors, historically centered on commercial real estate from vetted sponsors and now also expanding into private credit, private equity, and other alternative strategies, including new fund strategies launched with Neuberger Berman and Nuveen.
Platform Highlights
Direct deal access: Individual commercial properties from vetted sponsors
Historical performance: CrowdStreet's publicly posted realized Marketplace track record reported an 11.2% aggregate realized IRR, a 1.33x equity multiple, and a 3.5-year average holding period across approximately $769.8 million invested in the realized cohort, as of January 24, 2025. CrowdStreet discloses that its performance data are not audited or independently verified
Track record: The public realized Marketplace track record covered 216 realized deals as of January 24, 2025
Dual options: Both marketplace deals and managed fund products
Scale and Reach
Capital deployed: Nearly $4.5 billion of equity across approximately 800 transactions, according to CrowdStreet in August 2026
Member base: 300,000+ registered members
Deal flow: Continuous pipeline of vetted opportunities across real estate and, increasingly, other private-market strategies
Requirements
Minimum investment: $25,000 for individual deals
Accreditation: Required
Due diligence: Deal-level and sponsor-level evaluation is part of the marketplace model
Best For: Accredited investors with $25,000+ seeking direct commercial real estate and private-market deal selection within a marketplace structure.
6. RealtyMogul
RealtyMogul offers both Regulation A non-traded REITs structured to permit non-accredited participation and private placement deals for accredited investors, focusing primarily on commercial real estate.
Investment Structures
Regulation A REITs: Structured to permit non-accredited investors, although both RealtyMogul REITs are currently paused to new subscriptions
Private placements: Accredited-only commercial deals
Property types: Multifamily, office, retail, and self-storage
Operating history: Founded in 2012 with over a decade of track record
Platform Scale
Capital and asset value: RealtyMogul members had invested over $1.2 billion of equity into real estate assets valued in excess of $8 billion as of October 2025
Member base: 300,000+ members
REIT options: Income REIT and Apartment Growth REIT, both currently paused for new investors while offering materials are refreshed
Current Status
Both REITs are currently paused for new investors while offering circulars refresh. The Apartment Growth REIT paused distributions in January 2026, and the Income REIT switched from monthly to quarterly distributions. Distribution rate and total return are reported separately for each REIT.
Best For: Investors preferring a REIT structure with commercial real estate exposure and the additional disclosure and offering requirements associated with SEC-qualified Regulation A offerings.
7. Ark7
Ark7 provides fractional ownership in individual rental properties with shares starting at approximately $20.
Key Features
Ultra-low entry: $20 minimum investment
Monthly distributions: Regular income payments
Individual property selection: Choose specific rental properties
Secondary market: PPEX ATS (Alternative Trading System) available after a 12-month holding period
IRA eligible: Accepts retirement account investments
Performance Metrics
Occupancy rate: 92.50% for June 2026, compared with 94.81% reported for December 2025
Dividend return: 4.04% portfolio annualized dividend return rate for June 2026. This is a dividend return rate, not an overall investment return
Distribution frequency: Monthly payments
Fee Structure
Sourcing fee: 3% on investment
Property-management fee: Generally 8% to 15% of rental income, varying by property
Hold period: 12-month minimum before secondary market access
Best For: Beginners wanting to test fractional real estate investing with minimal capital and who prioritize income over appreciation potential.
Why mogul Stands Out for Fractional Real Estate Investing
Institutional Expertise Applied to Investors
mogul's founding team, made up of former Goldman Sachs executives, reports $10 billion+ worth of deal experience, including $10 billion deployed during their time with Goldman Sachs' Real Estate Team. mogul states that Joey Gumataotao grew Goldman Sachs' Single Family Rental Platform from $0 to $1 billion in under 12 months. That institutional background informs mogul's process: nationwide analysis, inspections, investment committee review, and scenario modeling, with less than 1% of reviewed properties passing its diligence process.
Unique Downside Protection
mogul is the only fractional real estate platform offering loss protection. New members receive coverage for up to $10,000 in losses on investments made within their first 7 days if those investments show a loss after one year, paid with mogul's own balance sheet capital. It is the kind of first-year protection that sets the platform apart in the fractional space.
Return Targets and Reported Performance
mogul reports an 18.8% average annual IRR as of April 2025, and its property cards display 15% to 20% annual return targets as property-specific underwriting targets. Because IRR, total return, and dividend yield measure different things, mogul's IRR is best read alongside other IRR figures measured over comparable periods.
mogul invests across single-family rental verticals, with mid-term and short-term operating strategies. Mid-term rentals target approximately 10% to 12% NOI yields and approximately 17% to 22% levered returns, while short-term rentals target approximately 8% to 10% NOI yields and approximately 13% to 18% levered returns, for a target weighted average of approximately 15% to 20%. Results reflect property, market demand, occupancy, expenses, and execution, which is why mogul underwrites each property individually. See mogul's comparison of long-term and short-term rentals and its explainer on what STR means in real estate for more.
Monthly Cash Flow Cadence
Unlike platforms that distribute quarterly, mogul distributes available net rental income monthly once a property is operational. This provides a more frequent distribution cadence than quarterly schedules, and may improve compounding when distributions are promptly reinvested at comparable returns. Distribution amounts reflect property performance. For investors building long-term wealth, that cadence creates more frequent decision points.
Transparency Through Technology
mogul records tokenized LLC ownership information on the Avalanche blockchain as a supplementary, independently verifiable ownership record. Legal ownership remains governed by the applicable LLC operating agreement, offering documents, company records, deed, and title documentation, and investors hold membership interests in a property-specific investment club LLC rather than individually deeded fractional title. Property values are updated monthly through third-party appraisal-level data, giving members monthly dividends, real-time appreciation, and tax benefits in one transparent view.
Alignment of Interests
mogul states that it invests alongside investors in every property offered on the platform. This co-investment structure helps align mogul's economic incentives with investor outcomes and reinforces property-level accountability, a structural advantage worth weighing when evaluating real estate investment platforms for long-term real estate investing.
Free Investment Analysis Tools
mogul offers four free calculators, the Investment Property Calculator, Rental Property Calculator, Airbnb Calculator, and Real Estate Calculator, that analyze potential returns for any U.S. address using the same data and tools used by top real estate firms. Investors can also request free professional underwriting from mogul's team for any property they are evaluating.
For investors seeking an alternative to Willow Wealth, mogul's combination of institutional experience, loss protection, defined return targets, and transparency makes it a compelling choice. Browse current properties to see available investment opportunities.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
What caused investors to seek alternatives to Willow Wealth?
Reporting during 2025 described at least $208 million in losses across certain Willow Wealth (formerly Yieldstreet) real estate and marine finance investments, beginning with an August 2025 report covering roughly $78 million tied to real estate deals, followed by approximately $89 million in marine finance losses and a further $41 million reported in December. In November 2025, Yieldstreet changed its name to Willow Wealth, a brand change that Willow states left the legal entity, regulatory registrations, custodian relationships, and team intact. For investors weighing where to go next, the broader takeaway is the value of underwriting depth, transparent reporting, and downside protection, which is where mogul concentrates its model.
Which platform offers the best protection for new investors?
mogul is the only fractional real estate platform offering loss protection for new members. If investments made within the first 7 days show a loss after one year, mogul covers up to $10,000 with its own balance sheet capital. No other platform in this comparison offers similar downside protection.
Do I need to be an accredited investor to use these platforms?
Several platforms welcome non-accredited investors: mogul, subject to onboarding and eligibility, along with Fundrise, Arrived, and Ark7. RealtyMogul's Regulation A REITs are structured for broader investor eligibility but are currently paused to new investors. EquityMultiple and CrowdStreet require accredited investor status. Individuals may qualify as accredited investors by, among other routes, having income exceeding $200,000 individually or $300,000 jointly with a spouse or spousal equivalent in each of the two preceding years, with a reasonable expectation of reaching the same threshold in the current year, or net worth exceeding $1 million, alone or together with a spouse or spousal equivalent, excluding the value of the primary residence. Certain professional credentials, including Series 7, 65, and 82 licenses, and specified insider roles can also qualify.
How liquid are fractional real estate investments?
Liquidity varies substantially by structure. Individual private-property deals may target multiyear holds, while certain fund or secondary-market structures can provide earlier liquidity. A targeted hold period is also not the same thing as the earliest point at which an investor may have access to a liquidity mechanism. EquityMultiple's Alpine Notes have the shortest stated terms at 3, 6, or 9 months, with a conditional early-redemption feature after 30 days for investors redeploying into eligible EquityMultiple offerings. Fundrise's Flagship Fund offers periodic quarterly liquidity subject to its terms. Eligible Arrived properties may enter monthly trading windows after at least six months. Ark7 generally applies a 12-month period before secondary-market eligibility. mogul is built around a 3-10 year hold period, with approximately 5-7 years typical, a horizon designed to capture monthly income alongside long-term appreciation, and a mogul trading market is coming soon, where share values are calculated monthly through third-party appraisal-level data.