Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. Mogul 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.

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.

★ Our Pick Mogul logo

3.5

Mogul is a polished, premium-positioned fractional rental platform with a $250 minimum, monthly distributions, and a 12% hurdle rate on listings. The team's institutional pedigree is real, but Mogul is newer and has a smaller portfolio than legacy peers, best paired with established platforms.

At a Glance

DiversyFund vs. Mogul, Key Stats

$500 (historical, closed)Minimum$250

Indefinite: no redemption program, investors wait for asset salesHolding PeriodLong-term (typical SFR fractional structure, 5+ years expected)

N/A: there has never been an early withdrawal optionEarly WithdrawalLimited liquidity options

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutMonthly

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 filingsAvg. ReturnsListed properties target 7–12% rental yield + appreciation; 12% minimum hurdle rate

Pros & Cons

What each platform does well and poorly

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.

Monthly distributions
Mogul pays monthly distributions to investors, more frequent than the quarterly cadence used by most peer platforms in the SFR fractional space.
12% minimum hurdle rate per property
Mogul publicly states a 12% minimum hurdle rate for properties listed on the platform. While not a guarantee, the underwriting bar is more transparent than many peers.
Institutional founding team
Founded by former Goldman Sachs executives. The team brings institutional underwriting experience to the fractional retail space.
Sun Belt focus
Properties are primarily located in high-growth Sun Belt markets: Texas, Arizona, Florida, that have driven outsized rental demand over the last several years.
$250 minimum
Investors can get started with $250 per property, accessible enough for most retail investors to test the platform without committing large capital.
Newer platform with limited track record
Mogul is newer than legacy peers like Fundrise (2010) and Groundfloor (2013). Reported headline returns of ~18.8% should be treated as platform-marketed rather than fully realized across many vintages.
Smaller portfolio than scaled peers
Mogul lists a relatively small set of curated properties, meaningful for a newer platform but smaller than scaled peers running into the hundreds or thousands. Diversification options within the platform are still narrow.
Limited secondary liquidity
Like most fractional SFR platforms, secondary-market liquidity is constrained. Mogul has not publicly disclosed a SEC-registered secondary market like Ark7.
Geographic concentration risk
Heavy Sun Belt focus is a double-edged sword: the region has strong rental demand, but a regional downturn would hit Mogul investors disproportionately.

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.

Curated single-family rentals (typically priced $500K–$1M each), primarily located in Sun Belt growth markets. Each property is fractionalized into shares investors can purchase from $250.

Property Locations

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

Sun Belt focus: Texas, Arizona, Florida, with selective expansion. The geographic concentration is intentional but creates regional risk for investors who want broader U.S. diversification.

Expected Returns

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.

Mogul-listed properties target rental yields of approximately 7–12% with monthly distributions. Expected annual IRRs on listed properties range 15–20% per Mogul's underwriting. Mogul reports an average yearly return of 18.8%, investors should treat this as platform-marketed rather than fully realized across many vintages.

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.

Fee structure varies by offering. Read each property's fee disclosure carefully: sourcing, asset management, and property management fees all impact net investor returns.

Liquidity

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

Long-term hold expected (5+ years typical for SFR fractional structures). Mogul has not publicly disclosed a formal secondary market.

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.

Open to U.S. investors. Specific accreditation requirements vary by offering, verify on the platform.

The Verdict

Which is better, DiversyFund or Mogul?

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 →

★ Our Pick

3.5

Mogul is a credible, premium-positioned newer entrant in fractional real estate. The $250 minimum, monthly distributions, 12% hurdle rate, and ex-Goldman Sachs founding team make it more interesting than most newer platforms. But its smaller portfolio size, Sun Belt geographic concentration, and shorter operating history mean it works best as a smaller piece of a diversified fractional portfolio, not as a single primary holding.

Full Mogul review →

Bottom Line

Mogul scores higher (3.5/5) and edges out DiversyFund on our investment quality criteria.

Frequently Asked Questions

DiversyFund vs. Mogul FAQ

Which is better, DiversyFund or Mogul?

Based on our scoring criteria, returns, fees, liquidity, transparency, minimums, and track record, Mogul (3.5/5) scores higher than DiversyFund (1.5/5). Mogul is a polished, premium-positioned fractional rental platform with a $250 minimum, monthly distributions, and a 12% hurdle rate on listings. The team's institutional pedigree is real, but Mogul is newer and has a smaller portfolio than legacy peers, best paired with established platforms.

What is the minimum investment for DiversyFund vs. Mogul?

DiversyFund's minimum investment is $500 (historical, closed). Mogul's minimum investment is $250.

How do DiversyFund and Mogul compare on liquidity?

DiversyFund: Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors. Mogul: Long-term hold expected (5+ years typical for SFR fractional structures). Mogul has not publicly disclosed a formal secondary market.

What returns can investors expect from DiversyFund vs. Mogul?

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. Mogul reports average yearly returns of Listed properties target 7–12% rental yield + appreciation; 12% minimum hurdle rate. 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

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Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. Mogul 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.

1.5

★ Our Pick Mogul logo

3.5

At a Glance

DiversyFund vs. Mogul, Key Stats

$500 (historical, closed)Minimum$250

Indefinite: no redemption program, investors wait for asset salesHolding PeriodLong-term (typical SFR fractional structure, 5+ years expected)

N/A: there has never been an early withdrawal optionEarly WithdrawalLimited liquidity options

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutMonthly

Pros & Cons

What each platform does well and poorly

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.

Monthly distributions
Mogul pays monthly distributions to investors, more frequent than the quarterly cadence used by most peer platforms in the SFR fractional space.
12% minimum hurdle rate per property
Mogul publicly states a 12% minimum hurdle rate for properties listed on the platform. While not a guarantee, the underwriting bar is more transparent than many peers.
Institutional founding team
Founded by former Goldman Sachs executives. The team brings institutional underwriting experience to the fractional retail space.
Sun Belt focus
Properties are primarily located in high-growth Sun Belt markets: Texas, Arizona, Florida, that have driven outsized rental demand over the last several years.
$250 minimum
Investors can get started with $250 per property, accessible enough for most retail investors to test the platform without committing large capital.
Newer platform with limited track record
Mogul is newer than legacy peers like Fundrise (2010) and Groundfloor (2013). Reported headline returns of ~18.8% should be treated as platform-marketed rather than fully realized across many vintages.
Smaller portfolio than scaled peers
Mogul lists a relatively small set of curated properties, meaningful for a newer platform but smaller than scaled peers running into the hundreds or thousands. Diversification options within the platform are still narrow.
Limited secondary liquidity
Like most fractional SFR platforms, secondary-market liquidity is constrained. Mogul has not publicly disclosed a SEC-registered secondary market like Ark7.
Geographic concentration risk
Heavy Sun Belt focus is a double-edged sword: the region has strong rental demand, but a regional downturn would hit Mogul investors disproportionately.

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.

Curated single-family rentals (typically priced $500K–$1M each), primarily located in Sun Belt growth markets. Each property is fractionalized into shares investors can purchase from $250.

Property Locations

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

Sun Belt focus: Texas, Arizona, Florida, with selective expansion. The geographic concentration is intentional but creates regional risk for investors who want broader U.S. diversification.

Expected Returns

Fees

Fee structure varies by offering. Read each property's fee disclosure carefully: sourcing, asset management, and property management fees all impact net investor returns.

Liquidity

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

Long-term hold expected (5+ years typical for SFR fractional structures). Mogul has not publicly disclosed a formal secondary market.

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.

Open to U.S. investors. Specific accreditation requirements vary by offering, verify on the platform.

The Verdict

Which is better, DiversyFund or Mogul?

1.5

Full DiversyFund review →

★ Our Pick

3.5

Full Mogul review →

Bottom Line

Mogul scores higher (3.5/5) and edges out DiversyFund on our investment quality criteria.

Frequently Asked Questions

DiversyFund vs. Mogul FAQ

Which is better, DiversyFund or Mogul?

What is the minimum investment for DiversyFund vs. Mogul?

DiversyFund's minimum investment is $500 (historical, closed). Mogul's minimum investment is $250.

How do DiversyFund and Mogul compare on liquidity?

What returns can investors expect from DiversyFund vs. Mogul?

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

DiversyFund vs. Mogul 2026 Real Estate Investing Comparison

DiversyFund vs. Mogul, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or Mogul?

DiversyFund vs. Mogul FAQ

Start building generational wealth with Lofty

DiversyFund vs. Mogul 2026 Real Estate Investing Comparison

DiversyFund vs. Mogul, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or Mogul?

DiversyFund vs. Mogul FAQ

Start building generational wealth with Lofty