Mogul real estate investing
Member since 2024 路 12 posts 路 6 votes
Mogul real estate investing
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Greg ScottPro Member
Rental Property Investor 路 SE Michigan 路 Member since 2014 路 4k+ posts 路 6k+ votesUntil your post, I had never heard of them. As a real estate investor with two decades of experience, here are my reactions looking at their website:
- They've only been in business since 2021 so their track record is minimal.
- If you can invest as little as $250, this is the equivalent of a mutual fund. Be very mindful of the fees, who has control, who makes the decisions, understand the penalties for getting out early, etc.
- $22M in assets is not a lot for an investment of this nature
- 18.8% annualized return is a guess, at best. Real estate is an non-liquid asset. There is no way they bought and sold a bunch of stuff between 2021 and today. They claim to hold the properties 3 to 10 years. This means they have estimated the value of their portfolio and based on that estimate, if everything were sold, you might get an 18.8% return. However, if I were making that estimation for marketing purposes, I am incentivized to estimate a very high number.
- 2.6% yield. This number is much harder to manipulate. However a 2.6% cash on cash return is not very good when you can make more than that in a savings account. They claim to be investing only in the SF space. If they are, they don't know what they are doing because I regularly see deals with 10% or more cash on cash returns. It is also worth nothing that they actually say "2.6% record monthly yield" which makes it sound like their very best month ever returned a 2.6% cash on cash return. That is not something I would be proud of.
- I find it amusing that they show a graphic of an app showing investor returns over a 10 year period when they haven't been in business half that time.
- They show a little map saying they have analyzed over 20 markets across 11 states. Why would they bother putting California on that list? If they can go anywhere, looking at a state that is tenant-friendly with very high cost of entry, no cashflow, and very high and unstable insurance rates, makes no sense. They also have Florida on the list. I don't have too much against Florida other than the insurance costs. However, Florida real estate has had some of the largest pricing declines over the past year, putting into question their 18.8% returns, if they have invested there.
If my children were asking me about this, I would tell them to pass, and save up enough to buy a househack. If that is not feasible, go buy a few shares of a REIT. Right now they are trading below their NAV so many of them are a good value for money.
9 Replies
- 10moGreg ScottPro MemberRental Property Investor 路 SE Michigan 路 Member since 2014 路 4k+ posts 路 6k+ votes
Until your post, I had never heard of them. As a real estate investor with two decades of experience, here are my reactions looking at their website:
- They've only been in business since 2021 so their track record is minimal.
- If you can invest as little as $250, this is the equivalent of a mutual fund. Be very mindful of the fees, who has control, who makes the decisions, understand the penalties for getting out early, etc.
- $22M in assets is not a lot for an investment of this nature
- 18.8% annualized return is a guess, at best. Real estate is an non-liquid asset. There is no way they bought and sold a bunch of stuff between 2021 and today. They claim to hold the properties 3 to 10 years. This means they have estimated the value of their portfolio and based on that estimate, if everything were sold, you might get an 18.8% return. However, if I were making that estimation for marketing purposes, I am incentivized to estimate a very high number.
- 2.6% yield. This number is much harder to manipulate. However a 2.6% cash on cash return is not very good when you can make more than that in a savings account. They claim to be investing only in the SF space. If they are, they don't know what they are doing because I regularly see deals with 10% or more cash on cash returns. It is also worth nothing that they actually say "2.6% record monthly yield" which makes it sound like their very best month ever returned a 2.6% cash on cash return. That is not something I would be proud of.
- I find it amusing that they show a graphic of an app showing investor returns over a 10 year period when they haven't been in business half that time.
- They show a little map saying they have analyzed over 20 markets across 11 states. Why would they bother putting California on that list? If they can go anywhere, looking at a state that is tenant-friendly with very high cost of entry, no cashflow, and very high and unstable insurance rates, makes no sense. They also have Florida on the list. I don't have too much against Florida other than the insurance costs. However, Florida real estate has had some of the largest pricing declines over the past year, putting into question their 18.8% returns, if they have invested there.
If my children were asking me about this, I would tell them to pass, and save up enough to buy a househack. If that is not feasible, go buy a few shares of a REIT. Right now they are trading below their NAV so many of them are a good value for money.
- Investor 路 VA 路 Member since 2015 路 21k+ posts 路 19k+ votes10mo
Quote from @Mike FitzPatrick:
Just wondering if anyone has experience with Mogul?
馃挰1 - mogul | Headache-Free Fractional Real Estate Investing
Any information appreciated.Merry Christmas,
Mike FitzPatrick
I would ask them which SEC exemption are they using? They claim to be an investment club but typically offering fractional real estate and publicizing it requires SEC exemption. The old adage of if it looks like a duck, walks like a duck and quacks like a duck...
Also what are the sponsors background? How long have they been in real estate?
7e investments53 Reviews- 10moGreg ScottPro MemberRental Property Investor 路 SE Michigan 路 Member since 2014 路 4k+ posts 路 6k+ votes
Quote from @Chris Seveney:
Quote from @Mike FitzPatrick:
Just wondering if anyone has experience with Mogul?
馃挰1 - mogul | Headache-Free Fractional Real Estate Investing
Any information appreciated.Merry Christmas,
Mike FitzPatrick
I would ask them which SEC exemption are they using? They claim to be an investment club but typically offering fractional real estate and publicizing it requires SEC exemption. The old adage of if it looks like a duck, walks like a duck and quacks like a duck...
Also what are the sponsors background? How long have they been in real estate?@Chris Seveney Excellent questions that did not come to my mind. I checked again and I couldn't find anything on their site about this.
In digging deeper I noticed they had a blog section with a total of five posts. Three of them were general real estate investing and two were about specific markets. One was about investing in Florida and the other was investing in Austin TX. Both of those areas have experienced a decline in values in 2025. These guys have been living under a rock. Here is an excerpt from the Austin blog, published two weeks ago:
- Austin, TX continues to outperform many big city competitors thanks to a thriving job market, steady population growth, and a diversified economy that keeps rental demand strong year-round. The Austin real estate market rewards investors who balance cash flow and appreciation; the city offers both.
- There was no mention of massive over-supply suppressing rents and values.
- The Florida one talks about the opportunity in Florida to get higher cashflow using STRs. If they are indeed doing that, it is strange that their yield is so terrible.
- 10moJay HinrichsBusiness MemberReal Estate Consultant 路 Summerlin, NV 路 Member since 2014 路 45k+ posts 路 66k+ votes
Quote from @Greg Scott:
Quote from @Chris Seveney:
Quote from @Mike FitzPatrick:
Just wondering if anyone has experience with Mogul?
馃挰1 - mogul | Headache-Free Fractional Real Estate Investing
Any information appreciated.Merry Christmas,
Mike FitzPatrick
I would ask them which SEC exemption are they using? They claim to be an investment club but typically offering fractional real estate and publicizing it requires SEC exemption. The old adage of if it looks like a duck, walks like a duck and quacks like a duck...
Also what are the sponsors background? How long have they been in real estate?@Chris Seveney Excellent questions that did not come to my mind. I checked again and I couldn't find anything on their site about this.
In digging deeper I noticed they had a blog section with a total of five posts. Three of them were general real estate investing and two were about specific markets. One was about investing in Florida and the other was investing in Austin TX. Both of those areas have experienced a decline in values in 2025. These guys have been living under a rock. Here is an excerpt from the Austin blog, published two weeks ago:
- Austin, TX continues to outperform many big city competitors thanks to a thriving job market, steady population growth, and a diversified economy that keeps rental demand strong year-round. The Austin real estate market rewards investors who balance cash flow and appreciation; the city offers both.
- There was no mention of massive over-supply suppressing rents and values.
- The Florida one talks about the opportunity in Florida to get higher cashflow using STRs. If they are indeed doing that, it is strange that their yield is so terrible.
if you read the small print in the disclosure it says this is an investment club. Not sure how those operate and skirt around SEC regs etc. - Property Manager 路 Orlando, FL 路 Member since 2025 路 110 posts 路 51 votes10mo
Quote from @Greg Scott:
Quote from @Chris Seveney:
Quote from @Mike FitzPatrick:
Just wondering if anyone has experience with Mogul?
馃挰1 - mogul | Headache-Free Fractional Real Estate Investing
Any information appreciated.Merry Christmas,
Mike FitzPatrick
I would ask them which SEC exemption are they using? They claim to be an investment club but typically offering fractional real estate and publicizing it requires SEC exemption. The old adage of if it looks like a duck, walks like a duck and quacks like a duck...
Also what are the sponsors background? How long have they been in real estate?@Chris Seveney Excellent questions that did not come to my mind. I checked again and I couldn't find anything on their site about this.
In digging deeper I noticed they had a blog section with a total of five posts. Three of them were general real estate investing and two were about specific markets. One was about investing in Florida and the other was investing in Austin TX. Both of those areas have experienced a decline in values in 2025. These guys have been living under a rock. Here is an excerpt from the Austin blog, published two weeks ago:
- Austin, TX continues to outperform many big city competitors thanks to a thriving job market, steady population growth, and a diversified economy that keeps rental demand strong year-round. The Austin real estate market rewards investors who balance cash flow and appreciation; the city offers both.
- There was no mention of massive over-supply suppressing rents and values.
- The Florida one talks about the opportunity in Florida to get higher cashflow using STRs. If they are indeed doing that, it is strange that their yield is so terrible.
STR in Orlando is a terrible idea right now. There are so many Airbnbs because of Disney. Tourism is down slightly this year, and the supply of STRs is so sky high that bookings have dried up for most Airbnbs
- 10moGreg ScottPro MemberRental Property Investor 路 SE Michigan 路 Member since 2014 路 4k+ posts 路 6k+ votesGood catch.
Quote from @Jay Hinrichs:
Quote from @Greg Scott:
Quote from @Chris Seveney:
Quote from @Mike FitzPatrick:
Just wondering if anyone has experience with Mogul?
馃挰1 - mogul | Headache-Free Fractional Real Estate Investing
Any information appreciated.Merry Christmas,
Mike FitzPatrick
I would ask them which SEC exemption are they using? They claim to be an investment club but typically offering fractional real estate and publicizing it requires SEC exemption. The old adage of if it looks like a duck, walks like a duck and quacks like a duck...
Also what are the sponsors background? How long have they been in real estate?@Chris Seveney Excellent questions that did not come to my mind. I checked again and I couldn't find anything on their site about this.
In digging deeper I noticed they had a blog section with a total of five posts. Three of them were general real estate investing and two were about specific markets. One was about investing in Florida and the other was investing in Austin TX. Both of those areas have experienced a decline in values in 2025. These guys have been living under a rock. Here is an excerpt from the Austin blog, published two weeks ago:
- Austin, TX continues to outperform many big city competitors thanks to a thriving job market, steady population growth, and a diversified economy that keeps rental demand strong year-round. The Austin real estate market rewards investors who balance cash flow and appreciation; the city offers both.
- There was no mention of massive over-supply suppressing rents and values.
- The Florida one talks about the opportunity in Florida to get higher cashflow using STRs. If they are indeed doing that, it is strange that their yield is so terrible.
if you read the small print in the disclosure it says this is an investment club. Not sure how those operate and skirt around SEC regs etc.
The SEC attorneys I know are warning people that most "Investment Clubs" are just people violating the law. A true club would never sell fractional shares.
- 10moNicholas L.Pro MemberFlipper/Rehabber 路 Pittsburgh 路 Member since 2018 路 6k+ posts 路 5k+ votes
i don't know anything about them but i couldn't have less interest in fractional real estate investing. the entire point of what most of us are doing on here is control and this utterly defeats that.
hope this helps
- Member since 2024 路 12 posts 路 6 votes10mo
Thx for all the insight, I'll be steering clear.
Happy New Year to all!
Mike F.
- 6moDon SpaffordPro MemberInvestor 路 Idaho Falls, ID 路 Member since 2016 路 935 posts 路 629 votes
An "investment club" is a way to basically own a fund but without being a fund. It is a private group so it's club members can participate in club deals. I have a friend who started an investment club for a similar purpose, so that the club can pool funds together and invest in syndications, and then each member can invest whatever amount limits they set which are usually less than the syndication limits. Since it is a private club they don't have to follow all of the same SEC regulations as they would if it were a fund.
But thanks for making this post, I've been seeing them in my feed and looked into them a little. It sounds interesting, I was considering giving them a try with a small amount to see how it goes. I may still investigate more to understand exactly how they operate and what evidence they have for those projected returns.
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