DiversyFund vs Arrived 2026

For new money the question answers itself on availability. Arrived is open to non-accredited investors at a $100 minimum under Regulation A Tier 2; all four DiversyFund retail vehicles are closed, and what the company markets in 2026 is accredited-only at minimums it states as $100,000. On the merits the comparison is closer than that makes it sound, and not in Arrived's favor on every axis. Eight of the nine reporting entities reviewed received unmodified audit opinions that included an explanatory paragraph expressing substantial doubt about their ability to continue as going concerns, the auditor citing a lack of liquidity. That is not a qualified opinion, and no Arrived filing AltStreet reviewed contains qualified, adverse or disclaimer language. The exception is the Arrived Debt Fund, which received an unmodified opinion without a going-concern paragraph and was the only Arrived entity to report positive audited net income for FY2025, at $3.55 million on $70.3 million of total assets. So the honest answer is that Arrived is available and paying, DiversyFund is neither, and within Arrived the audited evidence is concentrated in one product rather than spread across the platform.

The structural difference is pooled exposure against single-asset selection, and it runs deeper than the marketing. DiversyFund sold a share in a Regulation A REIT that held a portfolio of multifamily projects: one $10 share bought a slice of everything the fund owned. Arrived structures each property as a separate series within a Delaware series LLC, so a $100 investment buys an interest in one identified house rather than in a portfolio. That structure is designed to segregate assets and liabilities by property, which is a genuine protection, and it concentrates risk in a single asset, which is a genuine cost. Three practical consequences follow. Access: Arrived takes $100 from anyone, subject to the Regulation A Tier 2 cap of 10% of income or net worth for non-accredited investors; DiversyFund's retail vehicles are closed. Income: Arrived distributes monthly once a property generates income, reported on a 1099-DIV; DiversyFund's flagship stopped distributing after September 2021. Exit: Arrived's individual property series have a six-month hold and then a peer-to-peer secondary market, while its pooled funds run quarterly redemption windows; DiversyFund never built any exit at all.

Monthly, once a property is generating income, which is the single clearest operational advantage it holds over DiversyFund today. The quarterly cadence people sometimes associate with Arrived is its redemption window on the pooled funds, not its distribution schedule; those are different mechanisms and it is worth keeping them apart. Two caveats belong with the answer. First, the first distribution lags the investment, and by how much depends on the product: Arrived's guidance puts fund investments at up to about 90 days, individual rentals vary with when the property is tenanted, and vacation rentals can run three to six months. The Form 1-Ks AltStreet reviewed state no single platform-wide figure, so treat any one number as product-specific. Second, monthly does not mean stable: the Debt Fund's declaration stepped down from $0.074 per share in June 2026 to $0.066 in July and $0.062 in August, the last annualizing to roughly 7.4% on a $10.00 NAV, which ended a run of 22 consecutive months at 8.1% or better. DiversyFund's DF Growth REIT paid monthly at a 5.00% annualized rate for 28 months through September 2021 and has declared nothing since 2022, with $1,100,471 of its final 2022 declaration still carried as unpaid at December 31, 2025.

Yes, and that is the core of the product. Each single-family and short-term rental property is issued as its own series within a Delaware series LLC, and an investor picks the specific house at a $100 minimum. DiversyFund offered no equivalent: a share in DF Growth REIT bought a proportional interest in whatever the fund held, which was ten multifamily projects at a cost of $59,679,847 by the end. Arrived also offers pooled alternatives for investors who do not want to select, including the SFR Genesis fund and the Debt Fund, and the fee structures differ in a way the marketing does not make prominent. Per the Core SFR FY2025 Form 1-K, each series pays an annual asset management fee of six tenths of a percent of the property's purchase price, taken quarterly out of net operating rental income, plus a property management fee set by whichever manager is named in that series' offering circular: six percent of all rents and fees with an $84 monthly minimum under Mynd, or a flat $70 a month under Marketplace Homes. On sale, the filing expects a disposition fee of six to seven percent of the sale price, described as covering sale expenses such as brokerage commissions and title, escrow and closing costs. The pooled SFR fund markets a 1% annual asset management fee. Read the specific series' circular rather than a platform-wide fee page, because the property manager and therefore the rent fee vary by series.

Arrived, decisively, though neither is liquid in the ordinary sense and Arrived's mechanisms are more conditional than they look. Individual property series carry a six-month holding period, after which shares become eligible for a peer-to-peer secondary market on the PPEX ATS. The Core SFR FY2025 1-K says those trading windows are expected to occur quarterly and to be announced at least a week in advance; execution depends on a buyer being present, and individual series do not use a fund redemption program at all. The pooled funds work differently: a six-month minimum hold, then quarterly redemption windows subject to capacity and the manager's approval, with a 1% redemption fee on shares held between six months and three years. The recent record is encouraging and small: SFR Genesis honored 100% of requests in 2024 and 2025, and the Debt Fund honored 100% of roughly 199,792 shares in 2025, while both plans retain the manager's unqualified right to reject any request. DiversyFund has nothing comparable. No redemption plan appears in any offering circular or annual report for any of its four retail vehicles, AltStreet located no secondary market or transfer venue in any filing, and capital returns only when the buildings are sold.

Yes. Arrived operates nine SEC-qualified Regulation A Tier 2 entities, all open to non-accredited investors at a $100 minimum, with Dalmore Group LLC as broker-dealer charging 1% on the offerings. The constraint worth knowing is regulatory rather than platform policy: Regulation A Tier 2 limits a non-accredited investor to 10% of the greater of annual income or net worth, which caps position sizing rather than access. DiversyFund's retail vehicles were also Regulation A and also open to non-accredited investors, which is precisely what made these two comparable in the first place. All four are now closed. What DiversyFund sells in 2026 is offered under Regulation D to accredited investors only, at minimums its website states as $100,000 and its Distressed Income Fund memorandum sets at $1,000,000, $250,000 and $100,000 by class.

Arrived, at $100, against a DiversyFund retail minimum of $500 when its Growth REIT was open and $100,000 for what it sells now. The $100 figure is not a marketing rounding: it is what makes property-level diversification arithmetically possible for a small account, since $5,000 can be spread across dozens of separate houses rather than committed to one. The comparison that matters more than the headline number is what the minimum buys. At DiversyFund, $500 bought a proportional interest in a diversified multifamily portfolio. At Arrived, $100 buys an interest in a single property, so an investor who puts the whole allocation into one series has taken single-asset concentration risk that the DiversyFund structure did not carry. The low minimum is an enabling feature, not a diversification feature.

No, and the distinction is worth being precise about. An Arrived investor owns an interest in a series of a Delaware series LLC, not a deed, not a tenancy in common, and not a direct claim on the house. The series structure is designed to segregate assets and liabilities by property, so the series holds the real asset and the investor holds a security issued against it. Practically, that means no control over the property, no ability to occupy or finance it, and no independent valuation: Arrived determines NAV quarterly using estimated property values and market data, and every annual report states in terms that the calculation is not based on and not intended to comply with fair value standards under US GAAP. It is a manager-controlled figure without independent appraisal. DiversyFund's structure was the same in this respect and worse in disclosure, since no DiversyFund vehicle published a NAV per share at all. Neither product is home ownership, and an investor should price the fee stack and the exit mechanics rather than the intuition of owning a house.

Arrived, and within Arrived the Debt Fund had the strongest audited FY2025 income result. It reported FY2025 total assets of $70.3 million, net income of $3.55 million, 59 active loans at rates of 9.125% to 12.50%, a $10.00 NAV per share and an unmodified opinion with no going-concern paragraph, the only Arrived entity whose auditor did not raise substantial doubt. Two qualifications belong alongside that. Its growth was funded substantially by $46.5 million of net share issuance during 2025 and its own filing states it depends on offering proceeds to conduct operations, with total assets reaching $91,679,586 by the May 31, 2026 interim balance sheet. The small point-in-time cash balance on that sheet should be read against loan repayments, subscription inflows, credit facilities and redemption obligations rather than on its own, because a lending book is funded and drained continuously. And the distribution declined in each of the three most recent monthly declarations, from $0.074 per share in June 2026 to $0.062 in August, roughly 7.4% annualized against the 8%-plus maintained since 2024. DiversyFund is not producing income at all: nothing declared since 2022, and part of that final declaration still unpaid four years later.

Not before six months, and after that it depends which product you hold. Individual property series become eligible for a peer-to-peer secondary market on the PPEX ATS after a six-month holding period. The Core SFR FY2025 1-K expects those trading windows to occur quarterly, announced at least a week in advance, and execution requires a buyer to be present at a price you accept. Secondary market pricing and volume are not publicly disclosed, so it is better treated as a possibility than as an exit you can plan around. The pooled funds instead run quarterly redemption windows after the same six-month hold, subject to capacity and the manager's approval, with a 1% redemption fee on shares held between six months and three years. Both fund plans honored 100% of requests in 2025, on small samples and with the manager retaining an unqualified right to reject. The DiversyFund comparison is stark: there is no holding period to wait out, because there is no mechanism at the end of it.

For new money it is a reasonable one, with the going-concern disclosures read first. Start with the part that is not optional: you cannot move a DiversyFund position into Arrived or anywhere else. There is no redemption plan in any of the four vehicles and never has been, no secondary market exists, and no filing AltStreet reviewed describes any transfer mechanism, so switching is not an available transaction. What is available is new money. On that, Arrived offers what DiversyFund originally sold and then stopped providing: non-accredited access at a low minimum, monthly distributions, and a defined, if conditional, exit. Against that, eight of its nine reporting entities received unmodified opinions carrying a going-concern explanatory paragraph, its NAV is manager-determined on a non-GAAP basis, and the individual-series fee stack runs a 0.6% annual asset management fee on purchase price, property management set per manager, and a six to seven percent disposition fee at sale. Fundrise is the closer structural replacement for pooled diversified real estate equity at a $1,000 minimum, and Groundfloor offers short-duration loan-linked debt. AltStreet reviews all three.