Real Estate Platform Comparison· Updated July 15, 2026

Cadre vs. DiversyFund 2026 Real Estate Investing Comparison

A side-by-side breakdown of returns, liquidity, fees, and trustworthiness to help you decide where to invest your money.

★ Our Pick Cadre logo

2.5

Cadre is a credible accredited-only commercial real estate platform with strong reported historical IRRs and institutional backing, but its $50,000 minimum, the January 2024 acquisition by Yieldstreet (now Willow Wealth), and a 2018 Kushner Cos. property controversy mean retail investors and platform-trust-sensitive investors should weigh it carefully.

1.5

DiversyFund marketed a $500-minimum, non-accredited growth REIT that reinvested all cash flow instead of paying regular dividends. The product you may remember no longer exists for new investors: the SEC permanently suspended the second fund's Regulation A exemption in June 2023 (a settled order with no fines and no admission of wrongdoing), the original fund's SEC filings show mounting losses and minimal distributions ($11,822 paid to all investors in the first half of 2025), and a shareholder lawsuit continues with three surviving claims after a June 2025 ruling. The company now markets a separate accredited-only fund. Existing investors are effectively waiting on asset sales with no redemption option.

At a Glance

Cadre vs. DiversyFund, Key Stats

$50,000 (typical direct deal)Minimum$500 (historical, closed)

5–8 years typicalHolding PeriodIndefinite: no redemption program, investors wait for asset sales

Limited liquidity optionsEarly WithdrawalN/A: there has never been an early withdrawal option

Varies by deal (often quarterly)Rent PayoutMinimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)

~17.8% historical IRR per Cadre's own platform reportingAvg. ReturnsN/A for new investors; REIT I reported a $7.9M net loss in 2024 and a $2.4M net loss in H1 2025 per SEC filings

Pros & Cons

What each platform does well and poorly

Institutional-quality commercial deals
Cadre curates commercial real estate offerings: multifamily apartments, office, hotels, industrial, that typically only institutional investors can access directly.
Established platform with track record
Founded in 2014, Cadre has reported approximately $184 million in cumulative gross distributions to investors and a roughly 17.8% historical IRR across realized deals.
Cadre Direct Access Fund
Investors who don't want to pick deals one-by-one can use the Cadre Direct Access Fund, which builds a diversified portfolio across roughly 15 high-growth U.S. markets.
Backed by a larger alt-investment platform
Since January 2024, Cadre has operated as part of Yieldstreet (rebranded to Willow Wealth in October 2025), a multi-asset alternatives platform with broader product distribution. Cadre's CEO Ryan Williams continues to lead the brand and Cadre's investment team transitioned with the deal.
$50,000 minimum
Cadre's typical direct-deal minimum is $50,000, among the highest in our comparison set. Spreading capital across multiple deals (the prudent diversification strategy) requires several hundred thousand in available capital.
Accredited investors only
Cadre is closed to non-accredited investors. You must verify $200K+ income (or $300K+ jointly), $1M+ net worth excluding primary residence, or hold relevant financial licenses.
5–8 year hold periods, limited liquidity
Cadre deals typically run 5–8 years with no formal early-exit option. Sponsors decide when to liquidate. Capital should be considered locked for the full hold.
Now part of Willow Wealth (formerly Yieldstreet)
Yieldstreet completed its acquisition of Cadre on January 23, 2024 and rebranded the parent platform to Willow Wealth in October 2025. Investors who want a fully independent commercial real estate platform should factor in that Cadre's parent company has faced significant investor-loss coverage tied to other (non-Cadre) parts of its business.
2018 Kushner Cos. controversy
In 2018, Fortune Magazine and Bloomberg reported Cadre benefited from misleading rent filings on a Kushner Cos. property deal. The episode prompted significant scrutiny of the platform's underwriting and disclosure practices.
Limited public transparency
Independent reviewers (notably the Real Estate Crowdfunding Review) have flagged Cadre for declining to answer detailed performance and methodology questions. The platform reports its own IRR figures but external scrutiny is limited.

Real multifamily assets in the portfolio
DF Growth REIT's SEC filings show roughly $66.8 million in rental real estate (net of depreciation) and $97.9 million in total assets as of June 30, 2025. Unlike some failed platforms, there is a real, reported portfolio behind investor shares.
Current SEC reporting
DiversyFund's funds still file semiannual and annual reports with the SEC, so investors can track the portfolio, cash position, and litigation status through primary sources rather than marketing updates.
Low minimum brought new investors into real estate
The original $500 minimum with no accreditation requirement made private multifamily investing accessible to people who had never had access before, and helped prove demand for low-minimum real estate products.
SEC matter resolved without fines or fraud findings
The SEC's June 2023 order permanently suspended REIT II's Regulation A exemption, but the settlement imposed no fines or penalties, and in August 2023 the SEC closed its investigation without recommending enforcement action against the company, its funds, or its principals.
The original product is closed and there is no way in or out
REIT II's offering ended in 2022 and its Regulation A exemption was permanently suspended in June 2023. The original growth REITs never offered a redemption program, so existing investors cannot withdraw; they are waiting on property sales that have not yet returned meaningful capital.
Mounting losses and a thin cash position
Per the fund's own SEC filing for the first half of 2025, DF Growth REIT reported a $2.38 million net loss for the period (after a $7.9 million net loss in 2024), an accumulated deficit of $26.3 million, and cash of $305,385, down from $1.95 million at the end of 2024.
Ongoing shareholder litigation
A shareholder suit filed in December 2022 against the funds, DiversyFund, Inc., and its principals was largely dismissed in April 2024, but after an amended complaint, a June 2025 ruling allowed three claims to proceed. The company disputes the claims and says it will contest them; the parties were preparing for discovery as of the fund's most recent filing.
Pivot to a high-minimum accredited fund
While original investors wait, DiversyFund now markets a separate fund for accredited investors with dramatically higher minimums. The $500-minimum retail product that built the brand is not available to new investors.

Deep Dive

Detailed comparison

What You're Investing In

Individual commercial real estate deals (multifamily apartments, office, hotels, industrial) and the Cadre Direct Access Fund. Both carry meaningful minimums and accreditation requirements. Cadre branding lives inside the broader Willow Wealth platform.

Nothing, at the original entry point. The $500-minimum growth REITs are closed. The current DiversyFund offering is accredited-only with a much higher minimum.

Property Locations

The Cadre Direct Access Fund covers approximately 15 high-growth U.S. markets, with concentration in Sun Belt metros. Direct deals are sourced across the U.S.

Value-add multifamily properties in various U.S. markets, held directly and through joint ventures.

Expected Returns

Cadre reports a historical IRR of approximately 17.8% across realized deals and roughly $184 million in cumulative gross distributions. Advertised target returns on individual offerings typically range 10–15%. Past performance is platform-reported and not independently audited.

For existing growth REIT investors, returns depend on eventual asset sales. The funds reinvested cash flow by design, so there was never meaningful income along the way, and recent filings show losses: a $7.9 million net loss in 2024 and a $2.4 million net loss in the first half of 2025 for DF Growth REIT, with an accumulated deficit of $26.3 million. Past performance does not guarantee future results.

Fees

Cadre's fee structure varies by offering and includes both platform-level and sponsor-level fees. Read each deal's fee schedule carefully. Fund products typically include both management and carried-interest fees.

The funds paid management and other fees to affiliates of the sponsor, detailed in offering circulars and annual reports. The SEC's 2023 order cited inaccurate statements about fees on the DiversyFund website relative to REIT II's offering documents.

Liquidity

Typical hold periods run 5–8 years. Sponsors decide when to liquidate; investors do not control exit timing.

Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors.

Who Can Invest

Accredited investors only. SEC accreditation requirements apply: $200,000+ annual income (or $300,000+ jointly), $1,000,000+ net worth excluding primary residence, or holding relevant financial licenses.

No one, for the original product: the growth REITs are closed to new investment. The company's current offering is limited to accredited investors at much higher minimums.

The Verdict

Which is better, Cadre or DiversyFund?

★ Our Pick

2.5

Cadre is a credible institutional-quality commercial real estate platform with a strong reported track record and a diversified fund product. The $50,000 minimum and accredited-only access already limit it to high-net-worth investors, and the January 2024 acquisition by Yieldstreet, now Willow Wealth, plus the lingering 2018 Kushner Cos. controversy and limited public transparency add additional considerations. High-net-worth investors who already have institutional CRE exposure may still find selective value here, but most retail investors should look elsewhere.

Full Cadre review →

1.5

DiversyFund is not an option for new retail investors, and that is the most important fact about it: the $500-minimum product that made the brand famous is closed, and its successor fund is accredited-only. Existing growth REIT investors hold shares in funds whose own filings show mounting losses, minimal distributions, thin cash, and unresolved litigation, with no redemption mechanism while they wait. Investors drawn to low-minimum real estate should study the structural lesson here before choosing any platform: products that defer all returns to a sponsor-controlled liquidation leave you with no income and no exit if the plan slips. Platforms with investor-controlled liquidity and regular distributions, such as Lofty, Fundrise, or Arrived, put structurally more control in investors' hands, though each has its own trade-offs worth comparing.

Full DiversyFund review →

Bottom Line

Cadre scores higher (2.5/5) and edges out DiversyFund on our investment quality criteria.

Frequently Asked Questions

Cadre vs. DiversyFund FAQ

Which is better, Cadre or DiversyFund?

Based on our scoring criteria, returns, fees, liquidity, transparency, minimums, and track record, Cadre (2.5/5) scores higher than DiversyFund (1.5/5). Cadre is a credible accredited-only commercial real estate platform with strong reported historical IRRs and institutional backing, but its $50,000 minimum, the January 2024 acquisition by Yieldstreet (now Willow Wealth), and a 2018 Kushner Cos. property controversy mean retail investors and platform-trust-sensitive investors should weigh it carefully.

What is the minimum investment for Cadre vs. DiversyFund?

Cadre's minimum investment is $50,000 (typical direct deal). DiversyFund's minimum investment is $500 (historical, closed).

How do Cadre and DiversyFund compare on liquidity?

Cadre: Typical hold periods run 5–8 years. Sponsors decide when to liquidate; investors do not control exit timing. DiversyFund: Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors.

What returns can investors expect from Cadre vs. DiversyFund?

Cadre reports average yearly returns of ~17.8% historical IRR per Cadre's own platform reporting. DiversyFund reports average yearly returns of N/A for new investors; REIT I reported a $7.9M net loss in 2024 and a $2.4M net loss in H1 2025 per SEC filings. Past performance does not guarantee future results.

One of the most flexible ways to invest in real estate

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$50 minimums · Daily rent payouts · No lock-up periods · 24/7 exchange

View Properties

Real Estate Platform Comparison· Updated July 15, 2026

Cadre vs. DiversyFund 2026 Real Estate Investing Comparison

A side-by-side breakdown of returns, liquidity, fees, and trustworthiness to help you decide where to invest your money.

★ Our Pick Cadre logo

2.5

1.5

At a Glance

Cadre vs. DiversyFund, Key Stats

$50,000 (typical direct deal)Minimum$500 (historical, closed)

5–8 years typicalHolding PeriodIndefinite: no redemption program, investors wait for asset sales

Limited liquidity optionsEarly WithdrawalN/A: there has never been an early withdrawal option

Varies by deal (often quarterly)Rent PayoutMinimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)

~17.8% historical IRR per Cadre's own platform reportingAvg. ReturnsN/A for new investors; REIT I reported a $7.9M net loss in 2024 and a $2.4M net loss in H1 2025 per SEC filings

Pros & Cons

What each platform does well and poorly

Institutional-quality commercial deals
Cadre curates commercial real estate offerings: multifamily apartments, office, hotels, industrial, that typically only institutional investors can access directly.
Established platform with track record
Founded in 2014, Cadre has reported approximately $184 million in cumulative gross distributions to investors and a roughly 17.8% historical IRR across realized deals.
Cadre Direct Access Fund
Investors who don't want to pick deals one-by-one can use the Cadre Direct Access Fund, which builds a diversified portfolio across roughly 15 high-growth U.S. markets.
Backed by a larger alt-investment platform
Since January 2024, Cadre has operated as part of Yieldstreet (rebranded to Willow Wealth in October 2025), a multi-asset alternatives platform with broader product distribution. Cadre's CEO Ryan Williams continues to lead the brand and Cadre's investment team transitioned with the deal.
$50,000 minimum
Cadre's typical direct-deal minimum is $50,000, among the highest in our comparison set. Spreading capital across multiple deals (the prudent diversification strategy) requires several hundred thousand in available capital.
Accredited investors only
Cadre is closed to non-accredited investors. You must verify $200K+ income (or $300K+ jointly), $1M+ net worth excluding primary residence, or hold relevant financial licenses.
5–8 year hold periods, limited liquidity
Cadre deals typically run 5–8 years with no formal early-exit option. Sponsors decide when to liquidate. Capital should be considered locked for the full hold.
Now part of Willow Wealth (formerly Yieldstreet)
Yieldstreet completed its acquisition of Cadre on January 23, 2024 and rebranded the parent platform to Willow Wealth in October 2025. Investors who want a fully independent commercial real estate platform should factor in that Cadre's parent company has faced significant investor-loss coverage tied to other (non-Cadre) parts of its business.
2018 Kushner Cos. controversy
In 2018, Fortune Magazine and Bloomberg reported Cadre benefited from misleading rent filings on a Kushner Cos. property deal. The episode prompted significant scrutiny of the platform's underwriting and disclosure practices.
Limited public transparency
Independent reviewers (notably the Real Estate Crowdfunding Review) have flagged Cadre for declining to answer detailed performance and methodology questions. The platform reports its own IRR figures but external scrutiny is limited.

Real multifamily assets in the portfolio
DF Growth REIT's SEC filings show roughly $66.8 million in rental real estate (net of depreciation) and $97.9 million in total assets as of June 30, 2025. Unlike some failed platforms, there is a real, reported portfolio behind investor shares.
Current SEC reporting
DiversyFund's funds still file semiannual and annual reports with the SEC, so investors can track the portfolio, cash position, and litigation status through primary sources rather than marketing updates.
Low minimum brought new investors into real estate
The original $500 minimum with no accreditation requirement made private multifamily investing accessible to people who had never had access before, and helped prove demand for low-minimum real estate products.
SEC matter resolved without fines or fraud findings
The SEC's June 2023 order permanently suspended REIT II's Regulation A exemption, but the settlement imposed no fines or penalties, and in August 2023 the SEC closed its investigation without recommending enforcement action against the company, its funds, or its principals.
The original product is closed and there is no way in or out
REIT II's offering ended in 2022 and its Regulation A exemption was permanently suspended in June 2023. The original growth REITs never offered a redemption program, so existing investors cannot withdraw; they are waiting on property sales that have not yet returned meaningful capital.
Mounting losses and a thin cash position
Per the fund's own SEC filing for the first half of 2025, DF Growth REIT reported a $2.38 million net loss for the period (after a $7.9 million net loss in 2024), an accumulated deficit of $26.3 million, and cash of $305,385, down from $1.95 million at the end of 2024.
Ongoing shareholder litigation
A shareholder suit filed in December 2022 against the funds, DiversyFund, Inc., and its principals was largely dismissed in April 2024, but after an amended complaint, a June 2025 ruling allowed three claims to proceed. The company disputes the claims and says it will contest them; the parties were preparing for discovery as of the fund's most recent filing.
Pivot to a high-minimum accredited fund
While original investors wait, DiversyFund now markets a separate fund for accredited investors with dramatically higher minimums. The $500-minimum retail product that built the brand is not available to new investors.

Deep Dive

Detailed comparison

What You're Investing In

Nothing, at the original entry point. The $500-minimum growth REITs are closed. The current DiversyFund offering is accredited-only with a much higher minimum.

Property Locations

The Cadre Direct Access Fund covers approximately 15 high-growth U.S. markets, with concentration in Sun Belt metros. Direct deals are sourced across the U.S.

Value-add multifamily properties in various U.S. markets, held directly and through joint ventures.

Expected Returns

Fees

Liquidity

Typical hold periods run 5–8 years. Sponsors decide when to liquidate; investors do not control exit timing.

Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors.

Who Can Invest

No one, for the original product: the growth REITs are closed to new investment. The company's current offering is limited to accredited investors at much higher minimums.

The Verdict

Which is better, Cadre or DiversyFund?

★ Our Pick

2.5

Full Cadre review →

1.5

Full DiversyFund review →

Bottom Line

Cadre scores higher (2.5/5) and edges out DiversyFund on our investment quality criteria.

Frequently Asked Questions

Cadre vs. DiversyFund FAQ

Which is better, Cadre or DiversyFund?

What is the minimum investment for Cadre vs. DiversyFund?

Cadre's minimum investment is $50,000 (typical direct deal). DiversyFund's minimum investment is $500 (historical, closed).

How do Cadre and DiversyFund compare on liquidity?

What returns can investors expect from Cadre vs. DiversyFund?

One of the most flexible ways to invest in real estate

Start building generational wealth with Lofty

$50 minimums · Daily rent payouts · No lock-up periods · 24/7 exchange

View Properties

About Lofty

Cadre vs. DiversyFund 2026 Real Estate Investing Comparison

Cadre vs. DiversyFund, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, Cadre or DiversyFund?

Cadre vs. DiversyFund FAQ

Start building generational wealth with Lofty

Cadre vs. DiversyFund 2026 Real Estate Investing Comparison

Cadre vs. DiversyFund, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, Cadre or DiversyFund?

Cadre vs. DiversyFund FAQ

Start building generational wealth with Lofty