RealtyMogul vs. Roofstock 2026 Real Estate Investing Comparison

MogulREIT I (income-focused, monthly distributions), MogulREIT II (apartment growth, quarterly distributions), and individual private placements (accredited only, 5+ year holds, higher minimums).

Whole single-family rental homes — typically tenanted, sometimes vacant — from individual sellers, builders, and institutional sources. Multi-property portfolios are also occasionally listed.

Properties are spread across the U.S. with concentration in growth metros — Texas, Florida, Georgia, the Carolinas, Tennessee, Arizona, and select coastal cities. Each deal's location is disclosed in the offering documents.

Strong coverage across the Sun Belt — Texas, Florida, Georgia, Tennessee, the Carolinas, Alabama, Arizona, Ohio — and select Midwest and East Coast markets. Each listing's market has a published neighborhood and school rating.

MogulREIT I targets 6–8% annualized distributions with limited NAV appreciation. MogulREIT II targets growth (apartment value appreciation) with smaller current distributions. Private placements target higher IRRs (often 12–18%) but carry deal-specific risk and longer holds.

Typical SFR cap rates on Roofstock listings range 5–8% gross. Real net returns after vacancy, maintenance, capex, and management fees are typically 1–3 percentage points lower. Total return depends heavily on whether the investor uses leverage, holds for appreciation, and selects strong markets.

RealtyMogul charges 1–1.25% asset management on REITs plus organization, offering, and acquisition fees that vary by deal. Private placements layer sponsor fees (acquisition, asset management, disposition) on top. Investors should read each deal's full fee schedule.

Roofstock charges 0.5% of purchase price (or $500 minimum) on the buyer side and 3% (or $2,500 minimum) on the seller side. Property management fees through partner managers typically run 8–10% of gross rent. Standard closing costs and lender fees apply to financed purchases.

Both MogulREITs offer a quarterly share repurchase program. After 3 years held, redemption is at full NAV, subject to availability. Private placements typically run 5+ years with no early-exit option.

Investor-controlled. Owners can hold indefinitely, refinance, or sell whenever they choose.

MogulREITs are open to non-accredited and accredited U.S. investors. Private placements and 1031 exchange offerings are restricted to accredited investors only.

Open to all investors — no accreditation required. Standard mortgage financing is available with typical lender requirements (credit score, down payment, debt-to-income).