---
title: "Ark7 Review 2026: The $20 Rental Shares, the Parent Behind Them, and How You Get Out"
url: https://altstreet.investments/platforms/reviews/ark7
kind: platform-review
updated: 2026-10-14
description: "Ark7 sells $20 rental-home shares through three Reg A series LLCs. Independent review: 48 houses, $18M raised, losses at every issuer, payouts above earnings, going-concern flags."
publisher: AltStreet (https://altstreet.investments)
license: Public factual pages may be read, quoted and cited with attribution and a link. Bulk redistribution is not permitted.
---

# Ark7 Review 2026: The $20 Rental Shares, the Parent Behind Them, and How You Get Out

Ark7 sells fractional interests in individual rental homes for $20 to $100 through three Regulation A series LLCs, pays monthly distributions, and runs an in-house trading market after a minimum hold the app sets per property. Its annual reports show 48 property series, about $18 million raised, net losses at every issuer, $938,790 of distributions paid while aggregate net income plus depreciation was negative $276,356, and a going-concern paragraph on each one. AltStreet read every filing since 2020 to set the app against the record.

AltStreet score: 42.2 (C), scored September 10, 2026. Method: https://altstreet.investments/platforms

| Field | Value |
| --- | --- |
| Platform | Ark7 |
| What it is | Fractional Rental-Home Investing App (Regulation A Tier 2 series LLCs, direct issuer, in-house trading market) |
| Asset class | Residential Real Estate (Single-Family Rentals, Condos, Small Multifamily, Short-Term Rentals) |
| Website | ark7.com |
| Review first published | September 10, 2026 |
| Last updated | October 14, 2026 |
| AltStreet relationship | None: no affiliate, sponsorship or partnership |

## The short version

Ark7 Inc. (Delaware, 2018; San Francisco; CEO Yizhen Zhao) has sold fractional interests in 48 rental properties through three Regulation A series LLCs: Ark7 Properties LLC (15 series with interests issued: 13 legacy houses sold privately for $9.0 million in 2019 to 2022 and re-offered publicly since December 2025, plus two added in 2026; a third post-qualification amendment filed October 13, 2026 adds a nineteenth series, a Royse City, Texas house at $20 a share), Ark7 Properties Plus LLC (18 houses, $5.93 million, fully sold) and Ark7 Properties Advance LLC (15 series, $3.49 million sold across the first 14 at May 2026, the fifteenth added June 2026). The parent lends each series its purchase price at 7% to 10%, is repaid from the offering, and takes up to 15% of free cash flow. In 2025 the three issuers earned $1,514,560 of rent, lost $925,954 after expenses, and distributed $938,790 while aggregate net income plus depreciation was negative $276,356. Each carries $7.1 million of third-party mortgages between them, a going-concern paragraph from a sole-practitioner auditor, and, on the oldest issuer, a $4,384,255 interest-free receivable from the parent. Exit is a property-specific minimum hold, 90 days to a year in the app against 12 months in the operating agreement, followed by an in-house order book. The platform's own per-series data for 23 of the 48 series shows 31,681 investor positions, $632,842 of trailing-12-month dividends, $257,817 of cumulative trade volume and zero occupied units on the two Philadelphia series. No regulator has acted.

- **$938,790 vs -$276,356** Distributions paid in 2025 across the three issuers against their aggregate net income plus depreciation (net loss $925,954, depreciation $649,598; AltStreet arithmetic from the filed statements). Filed operating cash flow: +$1,719,768, +$350,586 and -$1,135,599 by issuer.
- **3 of 3** FY2025 audit reports with an Emphasis of Matter paragraph on going concern, each signed by Norbie Gaerlan, CPA, a sole practitioner whose firm offers tax and bookkeeping services.
- **$4,384,255** Owed to Ark7 Properties LLC by its parent at December 31, 2025, non-interest-bearing and due on demand: 31% of the issuer's $14.17 million of assets. The issuer owed the parent $2,609,256 the other way plus a $500,000 loan at 7%.
- **7% to 10%** Interest the series pay Ark7 Inc. on the down-payment loans that fund every purchase: $17.0 million of principal disclosed across 45 loans since 2019. Consolidated interest expense in 2025: $298,404 (Properties), $289,693 (Plus), $30,631 (Advance).
- **-59% to +17%** Range of last trade versus offering price on the 13 property pages showing a trade on September 10, 2026; six below, seven above. Philadelphia-T1 at -58.5% and Philadelphia-D2 at -31.4%; Dallas-S9 at +17.0%.

Data note: AltStreet read of every EDGAR filing by the three Ark7 issuers (2020 to July 2026), the FY2025 annual reports and current offering circulars in full, a September 10, 2026 capture of ark7.com, FINRA ATS data via the North Capital review, and a legal and investor-record scan. September 2026.


## Key figures

| Figure | What it is | Context |
| --- | --- | --- |
| $938,790 | Distributions paid in 2025 by the three issuers, against a combined net loss of $925,954 | Aggregate net income plus depreciation: -$276,356 · reserves at $0 on ten of the Plus issuer's 18 series |
| 3 going-concern paragraphs | Emphasis of Matter on every FY2025 audit report | Auditor: Norbie Gaerlan, CPA, sole practitioner (tax, bookkeeping, outsourced CFO) |
| $4.38M | Interest-free, due-on-demand receivable from Ark7 Inc. on the oldest issuer's balance sheet | 31% of Ark7 Properties LLC's total assets at December 31, 2025 |
| 48 series · ~$18.4M | Property series across three issuers; equity raised at listed prices plus the 2019-2022 private sales | Property at cost $20.7M · third-party mortgages $7.1M · parent loans since 2019 $17.0M |


## Verdict

Ark7 is a working fractional-rental platform with complete, on-time Regulation A reporting and a six-year monthly distribution record, and it is a platform whose every economic lever is held by a parent with no SEC filings: purchase financing at 7% to 10%, fees paid at its discretion, an interest-free receivable of $4.4 million, and $938,790 of 2025 distributions paid while net income plus depreciation was negative $276,356. The filings are candid about all of it, including the going-concern doubt on each issuer. This review is for three readers: current holders deciding whether to add or list, investors comparing Ark7 with Arrived and Roots, and anyone using the app's numbers without the 1-K beside them.

**Best for**

- Investors who want to choose the specific house and hold it for years, and who have read the related-party note
- Holders who want the FY2025 balance sheets, loan schedules and trading-market prices in one place
- Readers comparing series-LLC rental platforms who want the category's clearest example of parent-dependent economics

**Look elsewhere if**

- You need a defined exit: there is no redemption program and no market maker, and the circulars say to be prepared to hold indefinitely
- You are relying on the app's fee page: the filed fee, the intercompany interest and the mortgage interest are three different things and only one is on the page
- You want an audit firm of the size that audits comparable platforms: every Ark7 report is signed by a sole-practitioner CPA

**Strengths**

- Every issuer files audited annual and semiannual reports on time, with per-series rent, expenses, net income, reserves and loan tables
- No investor-side fees, $20 to $100 minimums, no broker commission on current offerings, and a distribution every month since 2020 by the company's account
- Conflicts, going-concern doubt, the parent loans and the arbitrarily determined prices are all stated in the filings in plain language

**Limitations**

- Ark7 Inc., the manager, lender and fee recipient, files no financial statements with the SEC
- 2025 distributions of $938,790 were paid while aggregate net income plus depreciation was negative $276,356; reserves on most Plus series were $0 at year end; every issuer lost money
- Exit depends on another investor's bid after the minimum hold; last trades on two Philadelphia series were 31% and 59% below the offering price


## What this means for your decision.

| Topic | Finding |
| --- | --- |
|  | You are buying an interest in one house, managed and financed by a company whose own finances are not on the public record |
|  | Distributions have been paid every month, and in 2025 the three issuers paid $938,790 while aggregate net income plus depreciation was negative $276,356 |
|  | Every issuer carries a going-concern paragraph, and the auditor is a sole practitioner |
|  | The exit is a minimum hold, then an order book where the last trades run from 59% below the offering price to 17% above |

Ark7 is a small, candidly reported platform: 48 property series, about $18 million of equity, audited annual and semiannual reports filed on time, and a six-year record of monthly payments. It is also a platform whose economics flow through its unfiled parent, whose 2025 payouts of $938,790 were made while net income plus depreciation was negative $276,356, whose oldest issuer has advanced 31% of its assets to that parent interest-free, and whose auditor writes a going-concern paragraph on every entity. The filings are complete. Read them before the app.


## Who it fits

| Investor | Fit | Why |
| --- | --- | --- |
| Current Ark7 Holders | neutral |  |
| Investors Choosing Between Ark7 and Arrived | poor-fit |  |
| Income Investors Seeking a Monthly Yield | poor-fit |  |
| Investors Who Want to Own a Specific Address | neutral |  |


## Questions

**What is Ark7, and how does it work?**

Ark7 is a San Francisco app, run by Ark7 Inc., that sells fractional interests in individual rental homes for $20 to $100 each. Each house is held by a numbered series of one of three Delaware series LLCs (Ark7 Properties LLC, Ark7 Properties Plus LLC and Ark7 Properties Advance LLC), all qualified under Regulation A Tier 2 and all managed by Ark7 Inc. Ark7 Inc. buys the house with a loan to the series at 7% to 10% interest, is repaid as investors buy interests, manages the property, and pays the series' free cash flow to holders monthly on the third, keeping up to 15% as its fee. After a minimum hold set per property, interests can be listed on the app's Trading Market for other investors to bid on. Since 2019 the three issuers have placed 48 properties and raised about $18.4 million.

**Is Ark7 legit, or a scam?**

The filings do not support calling it a scam. All three issuers are qualified Regulation A companies that file audited annual reports and semiannual reports on time, disclose their parent loans, related-party balances, conflicts and going-concern doubt in plain language, and have paid distributions every month since 2020 by the company's account. AltStreet found no SEC, FINRA, state or court action against any Ark7 entity or officer as of September 2026. What the record does show is a platform whose economics depend on a parent with no SEC filings, whose 2025 distributions of $938,790 were paid while net income plus depreciation was negative $276,356, and whose every audit report carries a going-concern paragraph from a sole-practitioner auditor.

**What fees does Ark7 charge?**

As filed: a sourcing fee of up to 3% of the maximum offering amount, which Ark7 may waive (paid on one of 18 Plus series in 2025), and an asset management fee of 15% of free cash flow (10% on the oldest issuer), paid only when a distribution is made (shown as $0 on every Plus series in 2025), plus reimbursement of operating expenses to Ark7 with interest. As marketed on the help center: a 3% sourcing fee and 'a monthly asset management fee of 8-15% of the rental income'. The cost investors most clearly bear, interest of 7% to 10% paid by each series to Ark7 Inc. on the loan that funded the purchase, and mortgage interest on the leveraged series, appears on no fee page. Consolidated interest expense in 2025 was $298,404, $289,693 and $30,631 for the three issuers.

**How much does Ark7 pay in dividends, and are they sustainable?**

The three issuers paid $938,790 in 2025: $497,797 (Properties LLC), $272,777 (Plus) and $168,216 (Advance). Against equity raised, that is roughly 4.6% to 5.5% by issuer (AltStreet computation); the site reports a 4.36% average yield as of May 2026. The same year the issuers reported a combined net loss of $925,954. Adding back $649,598 of depreciation leaves aggregate net income plus depreciation of negative $276,356 against the $938,790 paid. The filed cash-flow statements show operating cash flow of +$1,719,768 at Properties LLC and +$350,586 at Plus, both driven largely by related-party and working-capital movements, and -$1,135,599 at Advance, which paid its distributions in a year funded by $2,475,820 of offering proceeds and $1,020,067 of new borrowing. Ten of the 18 Plus series ended 2025 with no reserve. Distributions are set by the manager from free cash flow it defines; the record shows they have been paid, not that they have been earned.

**Can I sell my Ark7 shares? How does the secondary market work?**

After a minimum holding period, set per property and shown in the app as 90 days on most houses and one year on the Seattle building (the operating agreement requires 12 months), you can list interests on Ark7's Trading Market at an asking price and wait for another investor's bid; the platform matches orders. There is no redemption program, no repurchase window and no market maker, and transfers require the managing member's consent. The offering circulars state that no trading market exists and that investors must be prepared to hold indefinitely. On September 10, 2026, 13 listed properties showed a last trade from 59% below to 17% above the offering price, and one Atlanta condo's order book held a single ask at $96 and a single bid at $84 on a $100 interest. 2026 reviewers report waits of six months to a year. FINRA data shows Ark7 interests trading on North Capital's PPEX alternative trading system.

**Who audits Ark7, and what does the going-concern language mean?**

The FY2023 to FY2025 reports of all three issuers are audited by Norbie Gaerlan, CPA, a sole practitioner in Union City, California whose firm, Taxulo, offers tax preparation, bookkeeping and outsourced-CFO services; the FY2022 Plus audit was by Flex-Tax, Inc. Each FY2025 opinion is unqualified but includes an Emphasis of Matter paragraph stating the financial statements were prepared assuming the issuer will continue as a going concern after recurring operating losses, with management's plans described in Note 1. The Advance report adds that management raised about $2 million of new capital, which reduced the uncertainty. It is the issuers' own disclosure that their continuation depends on outside support, not a regulator's finding.

**What is the relationship between Ark7 Inc. and the Ark7 Properties LLCs?**

Ark7 Inc. owns 100% of the membership interest in each LLC, is the managing member and asset manager of every series, lends each series the money to buy its house at 7% to 10%, decides whether to pay itself the sourcing and management fees, and is indemnified by the series. The oldest issuer, Ark7 Properties LLC, also carried a $4,384,255 non-interest-bearing receivable from Ark7 Inc. at December 31, 2025, due on demand, equal to 31% of its assets, while owing the parent $2,609,256 plus a $500,000 loan at 7%. Ark7 Inc. has never filed financial statements or a Form D with the SEC, so its capacity to keep lending and to repay what it owes the series cannot be read from any public document.

**Ark7 vs Arrived vs Roots: what is the difference?**

All three sell retail interests in rental housing under Regulation A. Arrived sells interests in individual houses and a debt fund at $100, offers quarterly redemption windows at published discounts, is audited by a regional firm, and its parent has a Form D history. Roots is a REIT: one interest across many homes, a published NAV and quarterly repurchases. Ark7 sells single-house interests at $20 to $100 with no purchase fee, no broker on current offerings, a per-property minimum hold and an in-house order book as the only exit, financing from a parent with no SEC filings, and a going-concern paragraph on every issuer. Ark7's advantages are entry price and choosing the address; its costs are liquidity and parent dependence.

**Is Ark7 like Landa?**

Structurally, yes: both are series-LLC rental platforms where each house is a numbered series managed by a parent that does not file. In outcome, no: Landa's third-party bridge lenders defaulted it in 2024, a court removed it as manager, its app went dark and its dissolutions returned near zero, while Ark7's issuers are current on every filing, have no lender action against them, and continue paying monthly. The shared shape is why Ark7's parent receivable, parent loans and going-concern paragraphs deserve attention now rather than later.

**How are Ark7 dividends taxed?**

Each series is taxed as a C corporation, so holders receive Form 1099-DIV, not rental income or a K-1, and cannot deduct depreciation or pass through losses. Distributions are dividends to the extent of the series' earnings and profits and return of capital beyond that, reducing basis; in a loss year a large share is likely return of capital, though the filings do not publish the split. Sales on the Trading Market are capital transactions reported on Form 1099-B. The filings say a series may elect REIT or partnership treatment if beneficial; none has. IRAs are available through Inspira Financial as custodian. This review establishes no per-series figures or state conclusions.

**I hold Ark7 shares. What should I check?**

Find your issuer's FY2025 Form 1-K on EDGAR (Ark7 Properties LLC CIK 0001815395, Plus 0001923734, Advance 0002025051) and locate your series in the rent, net income and reserve tables. Compare the issuer's distributions in the cash flow statement with its net income plus depreciation. Read Note 4 for what the series owes to and is owed by Ark7 Inc. Then open your property page's market depth and note the best bid, which is your realistic exit price. If you hold a Properties LLC series, watch the $4.4 million receivable from the parent and the use of the 2026 re-offering proceeds in the next 1-SA.


## Update history

**October 14, 2026: Properties LLC H1 2026 semiannual report: loss widens to $323,959 from $189,113 on flat rent of $410,133, distributions of $271,798 exceed earnings; third post-qualification amendment adds a nineteenth series at $20**

Ark7 Properties LLC's Form 1-SA for the six months ended June 30, 2026 (accession 0001815395-26-000005, filed October 8) reports rental income of $410,133 against $414,375 a year earlier and a net loss of $323,959 against $189,113, which the issuer attributes to higher general and administrative expenses and property taxes. Distributions of $271,798 (H1 2025: $256,907) were paid in a half in which the issuer lost money, continuing the pattern the review describes. Cash was $261,528 at June 30 ($73,538 at December 31, 2025), total assets $14,987,590 ($14,178,946), total liabilities $9,609,000 ($10,351,989), mortgage payable $5,117,693 ($5,167,645), interest expense $154,909 ($150,691). Post-Qualification Amendment No. 3, filed October 13, 2026 (accession 0001815395-26-000006), adds Series #3EXWW, 1949 Indian Grass Drive, Royse City, Texas, 19,000 interests at $20 for a $380,000 maximum, with a sourcing fee of $11,400 to Ark7 Inc. and the standard 15 percent of free cash flow; the amendment's Part I repeats the semiannual figures. Score inputs unchanged.

**October 8, 2026: Properties Plus H1 2026 semiannual report: $987,238 of new mortgage debt as operating cash flow turned negative, distributions held at $142,187, related-party obligations reduced by $598,100, a $64,389 loss**

Ark7 Properties Plus LLC's Form 1-SA for the six months ended June 30, 2026 (accession 0001923734-26-000002, filed October 8) shows the issuer relying on financing inflows while operating activities consumed cash. Operating cash flow was negative $434,784 against positive $296,856 a year earlier, a reversal that primarily reflects a $708,204 swing in related-party payables (a $259,888 increase in the prior half, a $448,316 decrease in this one) while the prior-year period also benefited from a $1,647,018 receivable collection that did not recur; $149,784 of related-party debt was repaid under financing, and $987,238 of new debt proceeds lifted noncurrent mortgage payable from $1,787,549 to $2,733,499. Distributions of $142,187 were paid against a net loss of $64,389; net loss plus depreciation of $83,265 was $18,876, an earnings measure rather than distributable cash, but far below the payout, while the cash-flow statement shows operating activities using cash as the distributions continued. The statement presents sources and uses in aggregate and ties no borrowed dollar to any payment. Interest expense rose 43% to $89,867 following the refinancing of certain mortgage loans; property taxes rose to $60,427 and G&A fell to $80,380; rental income was flat at $248,840. Sixteen of 18 series reported net income, with the consolidated loss arising at the company level ($113,169): the houses mostly earned money and issuer-level cost and financing turned that into a loss. Accumulated deficit $892,823; going-concern language unchanged. The pattern this review documented for 2025, distributions in excess of accounting earnings, continued in the half, now alongside rising mortgage debt.


## Evidence appendix

Platform website captured September 10, 2026.

Four primary sources. (1) SEC EDGAR: every filing by Ark7 Properties LLC (CIK 0001815395; Form D June 30, 2020 and eight amendments to June 28, 2022; 1-A December 5, 2025; 1-A POS July 1 and 15, 2026; 1-K May 26, 2026), Ark7 Properties Plus LLC (0001923734; 1-A April 27, 2022; qualifications July 26, 2022 through June 14, 2024; 253G2 July 27, 2022 and May 10, 2023; 1-Ks May 24, 2023, April 29, 2024, June 30, 2025, May 14, 2026; 1-SAs 2023 to 2025) and Ark7 Properties Advance LLC (0002025051; 1-A June 5, 2024; qualifications June 18, 2024 through June 26, 2026; 1-Ks June 26, 2025 and May 26, 2026; 1-SAs 2024 and 2025). The three FY2025 1-Ks (Part II, exhibits, consolidating statements) and the three current offering circulars were read in full; series tables were parsed from them. (2) ark7.com, 91 pages captured September 10, 2026: home, About, IRA, 40 help-center answers, 20 property pages with last-trade prices. (3) FINRA OTC ATS transparency data for H1 2026 as analyzed in AltStreet's North Capital review. (4) Legal and enforcement scan of SEC litigation releases and administrative proceedings, FINRA actions, state actions and court dockets; investor record from the Better Business Bureau (A, seven complaints) and Trustpilot (3.9 of 5, 272 reviews); press releases (Robinland, May 2023); third-party reviews used only for company-reported figures and labeled as such. Figures are as filed in whole dollars; site figures are company-reported.

**Highlights**

- Issuers and raises (as filed): Ark7 Properties LLC, Form D 506(c) June 30, 2020, $3,660,000 offered; D/A June 28, 2022: $12,644,000 offered, $9,008,238 sold, investors not reported; Reg A qualified December 17, 2025 (1-A POS July 15, 2026: 15 series, maximum $6,504,258 at $5.55 to $120.80 per interest; 229,211 of 345,435 interests issued at May 25, 2026). Ark7 Properties Plus LLC: formed March 17, 2022; qualified July 26, 2022; 18 series; 167,990 of 168,010 interests issued; $5,927,200 at $20 (seven Texas, Georgia and Florida houses), $32 (Arizona City) and $100 (ten condos and houses). Ark7 Properties Advance LLC: formed October 12, 2023; qualified June 18, 2024; 15 series; 34,922 of 85,120 interests issued at May 22, 2026, $3,490,600; #UZMTK (San Lucas Ln, Denton, bought $390,220 August 11, 2025) 10 of 22,500 sold, #JVI51 (Big Horn Pass, Denton) 10 of 24,000, #LOZV7 (Bonham) 823 of 2,500, #IDUG0 1,986 of 2,500, #9WWAJ (Forney) 2,973 of 4,500; #PJI26 (Willow Ln, Melissa, bought $430,550 January 7, 2026) added June 2026.
- FY2025 results (1-Ks filed May 14 and 26, 2026): Ark7 Properties LLC revenue $799,804 (2024: $785,481), operating expenses including depreciation $383,770, interest expense $298,404, net loss $457,685; total assets $14,173,349 (property cost $11,421,546, accumulated depreciation $1,829,634, related-party receivables $4,384,255); liabilities $10,348,595 (mortgage $5,268,477, related-party payables $4,981,711); members' equity $6,430,068 from $8,098,747; accumulated deficit $2,605,314; distributions $497,797 (2024: $537,614). Ark7 Properties Plus LLC revenue $459,266 (2024: $384,568), G&A $188,732, depreciation $162,061, property tax $118,356, interest expense $289,693 (2024: $76,127), other income $160,926, net loss $138,651 (2024: $227,904); total assets $6,237,971; mortgage $1,811,358; equity $4,374,040; distributions $272,777 (2024: $249,038; 2023: $154,768); asset management fee paid: '-' on all 18 series; sourcing fee paid: $8,250 (#ET8BV). Ark7 Properties Advance LLC revenue $255,490 (2024: $50,052), depreciation $103,767, interest expense $30,631, net loss $329,618 (2024: $63,807); total assets $4,943,218; liabilities $1,038,243; equity $3,904,975; distributions $168,216 (2024: $24,694); 13 of 14 series in loss.
- Parent loans (1-K notes, 'Down Payment Loan Payables'): 'The Parent Company provide initial funding required for property acquisitions and structured this as a down payment loan to [the LLC] and its series. Borrowers are authorized to use the Parent Company's bank checking account for property acquisition purpose.' Properties LLC: 13 loans, $8,010,000, 7% (2019-2020) and 8% (2021-2022), e.g., #XZQRZ $1,160,000 at 8% (March 26, 2021, maturity March 25, 2027), #DJVWQ $850,000 at 7%, #TBQSK $810,000 at 8%. Plus: 18 loans, $4,853,896, 9% (2022) and 10% (2023-2024), all repaid by 2024; 2024 interest $56,758. Advance: 14 loans, $4,165,000 at 10% (2023-2025), e.g., #BULMO $640,000, #JVI51 $430,000 (July 30, 2025), #UZMTK $420,000 (August 11, 2025). Compensation section: 'a Series will be required to pay interest to Ark7 of at least 3.0% of the loan amount, and potentially up to 9.0%, depending on how much is prepaid' or 'up to 10.0%' where prepayment is not permitted.
- Related parties (Properties LLC Note 4): 'Loan Receivable - due from affiliate: The APL pays the Parent Company for covering administrative costs ... These advances are non-interest bearing and are due on demand. The outstanding balance due from the affiliate as of December 31, 2025 and 2024 was $4,384,255 and $2,510,689'; 'Loan Payable - due to affiliate ... $2,609,255.74 and $689,739'; 'Related party loan ... structured as a down payment loan with a 7% interest rate and has an outstanding balance of $500,000. The interest expense incurred in 2025 and 2024 was $0 and $35,000'. Plus and Advance report $0 due from and to the affiliate at December 31, 2025 (Plus 2024: $358,895 due to the affiliate).
- Mortgages (Properties LLC Note 3, 'Loan Agreement Secured by the Deed of Trust'): #MHQNN and #KYLBE $756,250 each at 3.5% to November 30, 2049 (balances $663,237 each); #DJVWQ $1,169,400 at 2.95% to September 30, 2050 ($1,028,43x); #PBIUH $184,500 at 4.25%; #PFUNR $300,000 at 4.875% ($267,128); #8YFFL $270,000 at 4.875% ($239,977); #XZQRZ $690,000 at 5.125% ($626,883); #DTMEW $105,500 at 4.5% ($92,766); #SOYGJ $270,000 at 3.5% ($235,311); #RUSUU $268,200 at 3.5% ($233,390); #KM1OU $483,000 at 6.625% ($443,856). Plus balance sheet: mortgage payable $1,796,093 noncurrent plus $15,265 current (2024: $1,515,950). Circulars: 'Value Growth: Fostering long-term capital appreciation through strategies that employ moderate to no leverage' and 'Selective Leverage: We utilize leverage to amplify cash on cash returns while maintaining a conservative debt profile'.
- Fees and conflicts (1-K Items 3 and 5; circulars): 'The Asset Manager will be entitled to an annual asset management fee from each series, calculated as 15% of any Free Cash Flows available for distribution' (10% on Properties LLC), 'paid at the same time as, and only if, a distribution is made'; Sourcing Fee '3.0% (of the maximum offering amount)' 'to the extent not waived by the Managing Member in its sole discretion'; Free Cash Flow split '85% by way of distribution to the members ... 15% to the Asset Manager'; Operating Expenses Reimbursement to the Asset Manager 'together with a reasonable rate of interest (a rate no less than the Applicable Federal Rate)'. Item 5: 'None of the responsibilities and determinations listed above will be made at arm's length and all of these decisions may unjustly financially reward Ark7 to the detriment of each Series and the investors.' Conflicts: the Managing Member 'may acquire, repair, and improve properties before reselling them to a series at a price determined by the manager or its affiliate, possibly at a premium'; 'conducts promotions allowing investors to rent series properties at reduced rates'.
- Audit reports (FY2025): 'Emphasis of Matter. The accompanying financial statements have been prepared assuming that [APL / APPL] will continue as a going concern. As discussed in Note 1 to the financial statements, [it] has experienced recurring operating losses. However, the current year's loss is significantly lower than in the prior year ... Our opinion is not modified with respect to this matter. /s/ Norbie Gaerlan, CPA'. Advance: 'While these conditions previously raised concerns about Ark7 Properties Advance LLC's (APAL) ability to continue as a going concern, management has since successfully raised approximately $2 million in new capital ... However, the recurring operating losses remain an area that require attention.' Plus Note 1: 'APPL has experienced recurring operating losses, which in prior years raised concerns about its ability to sustain operations without additional financial support.' Plus 2025 reserves: $0 on #DIVTU, #ET8BV, #EYPIR, #NHMOP, #OJXLW, #ORHOF, #RPFUV, #SOV9W, #ZAUH4 and #ZIE3T ($142); negative on #FTWDS (-$287) and #JTDXY (-$6,490); 'An additional $0 of cash is held by Ark7 Properties Plus LLC that is not assigned to a specific series.' Advance and Properties 1-K notes carry the same $0 unassigned-cash statement.
- Distribution and transfer terms: 2026 circulars, 'This Offering is being conducted by the company as a direct public offering (i.e., without the benefit of the services of an SEC-registered broker-dealer) on a best efforts basis in a Tier 2 Regulation A offering by associated persons of our Managing Member'; 'The company has not engaged commissioned sales agents or broker-dealers'; 'No escrow account administered by an escrow agent has been established ... Funds tendered by investors will be held in a segregated account controlled by the company ... a close every 7 business days'. 2024 Plus circular: Dalmore Group 'to perform administrative and compliance related functions ... but not for underwriting or placement agent services. This includes the 1% commission' ($3,050 #DIVTU, $2,600 #OJXLW, $2,400 #ZAUH4, $2,600 #EYPIR, $2,750 #5VCTK, $2,750 #ET8BV), plus $5,000 expense allowance and $20,000 consulting fees. Restrictions on Transfer: 12-month hold and Managing Member written consent; 'There is currently no public trading market for any Series Interests'.
- Trading Market (site, September 10, 2026): property pages show 'Last trade price ... Since IPO' for 13 of 20 listed properties: Chandler-S4 +4.24% (IPO January 2026, purchased $450,000), Chandler-S5 +2.46% (March 2026, $447,000), Philadelphia-T2 -0.27% (May 2022, $392,000), Philadelphia-T1 -58.53% (October 2021, $172,000), Philadelphia-D2 -31.35% (July 2022, $780,000), Berkeley-M2 -9.02% (May 2020, $1,475,000), Austin-S1 +1.52% (January 2021, $322,000), Berkeley-M1 -1.05% (May 2020, $1,542,000), Austin-S3 +0.54% (February 2021, $465,000), Dallas-S9 +16.95% (September 2022, $338,000), Atlanta-T4 +12.00% (December 2022, $220,000), Dallas-S7 +0.30% (September 2022, $360,000), Berkeley-M3 -1.27% (September 2020, $1,949,000). Platform API snapshot for Atlanta-C9 (#HEEMV): 2,900 interests, 717 investors, last price $87.84 against $100, average monthly dividend $1,076, cumulative trade volume $30,710, market depth one ask at $96 and one bid at $84.
- Platform API (anonymous carrier payloads for 23 of 48 series, September 10, 2026, company-reported): investors per series from 81 (Philadelphia-T1) to 4,133 (Tampa-S10), 31,681 positions in total; trailing-12-month dividends $632,842 across the 23; cumulative trade volume $257,817; app holding period 90 days or three months on 21 series and one year on Seattle-D1; occupied units 0 on Philadelphia-T1 (last trade $50.10 vs $120.80 original) and Philadelphia-T2 (rental status shown as pre-market); standard management fee field 0 on every series; brokerage fee $2,500 to $6,150 on each Plus series and $5,500 and $9,670 on two Properties series; cash reserved from $363 (Atlanta-C5) to $119,713 (Berkeley-M3); loan payable equal to the mortgage on each Properties series.
- Investor record: Trustpilot 3.9 of 5, 272 reviews (59% five-star, 19% four, 9% three, 2% two, 11% one). 2026 one-star reviews: 'Very hard to sell shares. I've been waiting to sell my last share for over 6 months' (June 18); 'Waited over a year to sell my property and they won't let me' and 'received $75 per share after paying $100' (February 20); 'It is nearly impossible to get your money out' (January 8). A $5,000 deposit dispute (June 2025, updated August 2026) answered by the company on April 30, 2026 as a failed transaction. BBB: A rating, accredited May 13, 2022, seven complaints; the displayed complaint: 'This company does not tell you how risky and illiquid buying shares are.'
- Legal and enforcement scan (September 10, 2026): no SEC litigation release or administrative proceeding, FINRA disciplinary action, state securities action, receivership or class action found naming Ark7 Inc., Ark7 Properties LLC, Ark7 Properties Plus LLC, Ark7 Properties Advance LLC, Yizhen Zhao, Yujian Weng or Ling Yang. The Arkansas Securities Department cease-and-desist of February 11, 2026 (C-25-0047) that appears in name searches names Etorort.com, unrelated. Ark7 Inc. holds no broker-dealer, funding-portal or adviser registration and has no EDGAR filings of its own.

**Primary source pages**

- SEC EDGAR: Ark7 Properties LLC, CIK 0001815395 (1-K FY2025, accession 0001815395-26-000001, filed 2026-05-26; 1-A POS 0001815395-26-000004, 2026-07-15; Form D/A 0001815395-22-000003, 2022-06-28)
- SEC EDGAR: Ark7 Properties Plus LLC, CIK 0001923734 (1-K FY2025, accession 0001923734-26-000001, filed 2026-05-14; 1-A POS 0001923734-24-000011, 2024-06-04; 1-SA 0001923734-25-000005, 2025-11-14)
- SEC EDGAR: Ark7 Properties Advance LLC, CIK 0002025051 (1-K FY2025, accession 0002025051-26-000001, filed 2026-05-26; 1-A POS 0002025051-26-000004, 2026-06-17)
- ark7.com: home, /about, /ira, /help and 40 help-center answers (fee structure, when can I sell, Ark7 Marketplace, how distributions are calculated, who owns the properties), 20 property pages (captured 2026-09-10)
- AltStreet, North Capital review: FINRA OTC ATS transparency data for PPEX, H1 2026
- Better Business Bureau, Ark7 profile (A rating, accredited 2022-05-13, 7 complaints)
- Trustpilot, ark7.com (TrustScore 3.9 of 5, 272 reviews; 2026 reviews on selling shares)
- Newswire, 'Ark7 Completes Acquisition of Robinland', May 23, 2023


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