Arrived Homes Review 2026

Structurally, yes. Arrived (which dropped 'Homes' from its brand, though investors still search both names) sells fractional interests through Regulation A offerings qualified by the SEC across nine separate reporting entities, each filing annual reports with audited financial statements — the primary documents this review is built from. Legitimate does not mean low-risk: eight of the nine entities carry going-concern explanatory paragraphs from their auditor, exits are sponsor-controlled on a typical 5-7 year hold, and the affiliate fee stack meaningfully reduces net yields. Each of those is documented from the filings in the sections below.

There is no audited platform-level return figure, and this review does not invent one. What the filings support: single-family equity series net out to roughly 3.5-4% rental yield after the fee stack by AltStreet's modeling (a 6% gross rental yield less property management, asset management and operating costs), before any appreciation. Note that the platform fee component is smaller on Core SFR series than the SFR Genesis circular's schedule implies, and that operating cost rather than platform fees drives most of the gap. The Debt Fund is the yield outlier: its August 2026 declaration annualizes to roughly 7.4% on a $10.00 NAV, down from the 8%-plus it had paid for 22 consecutive months. Appreciation on equity series is realized only when Arrived sells a property, so total return depends on exit outcomes the sponsor controls. Platform-marketed target ranges are targets, not results.

On individual property series: sourcing fees as defined in each series' offering documents, a 1% annual asset management fee, a property management fee set per series, 6% of rents under Mynd or a flat $70 a month under Marketplace Homes (20% on the STR 2 short-term rental entity — more than double, and not prominent in marketing), and a 6-7% disposition fee on gross sale price at exit, plus a separate 1% offering fee paid to third-party broker-dealer Dalmore Group. The pooled SFR fund markets a flat 1% annual asset management fee with no sourcing or disposition fees — a meaningful differential versus individual series. Most of these are sponsor or affiliate fees, which is why fee drag is a central theme of this review.

Sometimes, with no guarantee. Individual property series become eligible for Arrived's peer-to-peer secondary market (PPEX) after a six-month hold; trading currently runs in windows the FY2025 1-K expects to occur quarterly and execution depends on a buyer being present. The pooled funds use sponsor-run redemption programs instead, which are discretionary. Neither path is assured liquidity, and the platform's own framing is a 5-7 year hold. AltStreet's data layer adds a caution: all three pooled funds reported near-zero cash on their May 31, 2026 balance sheets, so fund liquidity comes from loan repayments and new subscriptions rather than a cash buffer.

$100 per property series or fund, open to non-accredited investors under Regulation A. The access is real and the minimum is genuinely low; the trade-offs documented in this review — fee drag, going-concern disclosures, sponsor-controlled exits — apply at every check size.

Yes. Bezos Expeditions, Marc Benioff's Time Ventures, former Zillow CEO Spencer Rascoff, and Uber CEO Dara Khosrowshahi have collectively invested $60 million or more in the parent company, and Arrived raised a further $27 million in late 2025 to launch its secondary trading platform. Two cautions: those backers invested in Arrived Holdings, the operating company — not in the property series investors buy, which are separate entities with their own audited financials and their own going-concern disclosures. And celebrity backing is not a return guarantee; the entity-structure section explains what investors actually own.

The going-concern explanatory paragraphs in the non-Debt-Fund entities' audit reports are issuer-level opinions on each filing entity's liquidity — with disclosed plans relying on operating cash flow, offering proceeds, and/or Manager financing — not findings of distress in the underlying properties. Individual series hold real assets with positive equity. If Arrived Holdings ceased operations, the properties would still exist and could be managed by a third party or liquidated. The residual risk is issuer liquidity, operational disruption, and management transition, not automatic property-level loss.

Yes, materially. The Arrived Debt Fund (CIK 2007995) is the only Arrived entity with a clean audit opinion and positive net income — $3.55M in FY2025 on $70.3M in assets. It lends against residential real estate at 9.125%-12.50% with monthly distributions. It is structurally separate from the SFR/STR entities, has stable $10.00 NAV, and grew nearly 3x in FY2025. For yield-seeking investors, it is the most defensible Arrived product by audited financials.

The schedule depends on which product you buy. On individual Core SFR series, per the FY2025 1-K: a 0.6% annual asset management fee on the property purchase price, paid quarterly from net operating rental income; property management set by the manager named in that series' circular, 6% of all rents and fees with an $84 monthly minimum under Mynd or $70 a month flat under Marketplace Homes; sourcing fees as defined in the offering documents, with offering-expense reimbursement to 2% of gross offering proceeds; and a 6-7% disposition fee that covers brokerage, title, escrow and closing costs. The SFR Genesis fund circular instead discloses 2.0% O&O, 1.0% a year asset management, 3.5% equity sourcing, 8% of gross receipts for property management and 6.0% at disposition. STR 2 discloses 19.5% of rents and fees, stepping to 18%. Plus 1% Dalmore Group broker-dealer fee on offering proceeds. All fees flow to Arrived affiliates. The Debt Fund carries: 1.2% AMF plus 1.2% offering service fee plus 1% redemption fee for shares held 6 months to 3 years.

Investors must hold shares for at least six months before requesting redemption. Requests are processed quarterly. SFR Genesis honored 100% of $2.81M in FY2025 requests. Core SFR (248 properties) does not disclose redemption volume, queue depth, or capacity limits in public filings. A PPEX ATS secondary market also exists, but transaction volume and pricing are not publicly disclosed.

Arrived determines NAV quarterly using estimated property values and market data — a process controlled by the manager. Every 1-K filing explicitly states that 'NAV determination is not based on nor intended to comply with fair value standards under U.S. GAAP.' Treat disclosed NAV ($10.00-$10.05 across entities) as an approximation, not a market-clearing price.

Yes — REIT structures generally do not generate unrelated business taxable income (UBTI), making Arrived entities more IRA-compatible than partnership-structured alternatives. The Debt Fund's monthly distributions are the most predictable cash flow for RMD planning. Confirm with your IRA custodian and tax adviser before investing.

The Arrived Real Estate Income Fund (also marketed as the Private Credit Fund) reported a current annualized yield of 8.7% as of May 2026, with 8.1%+ annualized yield maintained for 22 consecutive months; monthly declarations then stepped down to $0.074 (June), $0.066 (July) and $0.062 (August 2026), the last annualizing to roughly 7.4% on the $10.00 NAV, ending the streak. The fund held $83.39M in total net assets (platform disclosure, May 2026) vs. $70.3M in the FY2025 audited balance sheet — reflecting continued growth after the reporting date. Loan mix: 40% fix and flip, 36% bridge, 24% new construction. Monthly distributions. $100 minimum.

Both platforms offer fractional real estate at low minimums with 1099-DIV tax treatment. Fundrise is larger ($3B+ AUM), has more diverse product types, and a longer operating history. Arrived's going-concern disclosures sit at its issuing entities; Fundrise's sits at its corporate parent (Rise Companies). Arrived's key differentiator is property-level selection and the $100 minimum. Fundrise's key differentiator is scale, product breadth, and more established redemption track record.