Arrived review: We tested it out

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Want to dabble in real estate without dealing with landlord worries and high initial investments? Using a real estate crowdfunding website may be for you. On these platforms, you can add properties to your portfolio without worrying about headaches like busted water pipes or tenant disputes. Simply choose deals you’re interested in, invest, and collect rental income. It’s really that simple.

However, many of these new crowdfunding platforms focus on REITs and commercial real estate. That’s where Arrived distinguishes itself. This relatively new real estate crowdfunding platform lets you invest in “shares” of single-family homes and vacation rentals. That way, you benefit from potential price appreciation while receiving regular dividends.

With one of the lowest investment minimums in the space, Arrived is shaking up the crowdfunding real estate market. Let’s take a deeper dive into what Arrived offers and whether it suits your investing style.

What is Arrived?

Arrived, formerly called Arrived Homes, is a real estate crowdfunding company that lets you invest in funds and shares of rental properties. The company began in 2019 and has made a name for itself as a serious online investment platform. Unlike many other companies that focus on commercial real estate, Arrived provides direct access to residential real estate properties and vacation rentals.

According to Arrived founder Ryan Frazier, the company's goal is to “make the wealth building potential of owning rental homes more accessible. We believe we can do that by simplifying the process, and lowering the cost to get started.”

Some of the properties that Arrived offers on its platform are leveraged (purchased with long-term loans), while others aren't. To date, Arrived has invested $380 million in 533+ properties across 66+ active markets. And with its $100 investment minimum, it's an excellent way to start investing in real estate with little money.

Arrived pros and cons

How we tested Arrived

I personally tested out the Arrived platform. In June 2022, I invested $500 on the platform by allocating $100 each into five different homes.

Here's what I had to say about my experience with the website and its purchase process:

Arrived took me only 15 minutes to invest in 5 different rental properties

“The Arrived concept really appealed to me so I added my name to their email list as soon as I could. It took about a month for me to receive an email invite to invest. I actually felt pretty giddy to start shopping for properties on the marketplace. The investment process couldn't have been any easier. It only took me about 15 minutes from beginning to end to invest in five different rental properties.”

In August, I invested $250 more in a sixth property — The Taylor. Unlike the first five homes in my portfolio, The Taylor is leveraged 50%.

In September, later that year, I invested $250 in The Mirage, a vacation rental located in Joshua Tree, CA. That now brings the total investment on the platform up to $1,000.

In of October 17, 2022, five of the six traditional properties that I invested in had been rented out while one was still seeking a tenant. I received my first rental income dividends in late October 2022.

How Arrived works

After you sign up for an Arrived account, you can invest in any of the solo properties currently available or a fund. The company offers shares either in solo family homes or vacation rentals, as well as collections of properties or debt vehicles. Not only is it straightforward to navigate the Arrived marketplace, but its low minimum makes it easy to put money to work right away.

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How to invest in Arrived

As for how you actually invest, Arrived has a straightforward four-step process.

1. Browse homes and funds
2. Select shares
3. Fund your investment
4. Earn passive rental income

1. Browse homes

Start by browsing the latest rental properties and vacation homes on the Arrived website. Listings include a variety of information about a property, like:

• City and address
• Photos and a description of the property
• Tenant status
• Annualized dividend yield
• Whether Arrived used leverage

You can then dig into the financials, which include the property purchase price and closing costs. Arrived also outlines how many shares it's issuing, the cost per share, and the target holding period.

• Private Credit Fund: Introduced in 2024, the Private Credit Fund targets real estate-backed debt investments. With a target yield of at least 8.1%, this is the strategy that most attracts investors who are more concerned with consistent income versus growth potential.
• Seattle City Fund: For investors who want a narrow focus on one area of the U.S. with significant potential, Arrived introduced “city funds” in 2025, with the first targeting the Seattle market. As the name suggests, the Seattle City Fund gives holders exposure to Arrived’s investments in the Seattle metro area.
• The Arrived Single-Family Residential Fund: Rather than taking a risk on one single-family home, you could get exposure to over 50 properties in Arrived’s portfolio in this REIT-like fund. Arrived describes this as a “REIT of the future” that offers greater transparency into your holdings than traditional REITs.

2. Select shares

Arrived has a $100 investing minimum, which remains one of the lowest requirements in the crowdfunding world. Most shares start at $10 each, and Arrived lists how many shares are in circulation for each property. Simply enter how many shares you want to purchase above the minimum when you find an investment you're interested in.

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3. Fund the investment

After you select your shares, you have to review Arrived's terms, sign a contract, and fund the investment by linking your bank account. This is a similar process to that of other real estate crowdfunding companies, and again, there's plenty of documentation you can review.

Besides individual accounts, you could open a Checkbook IRA or Solo 401(k) to take advantage of tax benefits. Note that Arrived partners with the alternative IRA investing platform Rocket Dollar to offer this feature. Reach out to Rocket Dollar directly for the next steps.

4. Earn passive rental income

Once you own shares in an Arrived property or fund, you get paid either quarterly or monthly dividends from rental income or interest on the private credit. You can also benefit from your shares appreciating if the property's value increases.

What makes Arrived appealing to investors is that it's completely passive. Once funding is complete, Arrived takes over all aspects of property management, so repairs, damage, and tenant issues are taken off your plate. The company also works with local property managers to vet and manage tenants.

You also have the option to cash out your dividends or look for additional shares to invest in if you want to keep diversifying your portfolio.

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Understanding Arrived's Co-Investment Model

Arrived makes it clear that investors own 100% of the equity issued on the properties listed on its platform. However, the company sometimes uses debt via “positive leverage” on certain mortgages at percentages of 50% or 70%. Leverage can amplify gains if a property increases, but it could also increase the fee burden for shareholders. But Arrived says these leverage deals are non-recourse, so investors don’t have to worry about legal issues in case something goes south with one of these strategies. In brief, investors can get exposure to potential gains from leverage without liability.

Some critics argue that no co-investment from Arrived isn’t optimal for shareholders because Arrived earns fees regardless of property performance and doesn’t have to worry about equity risk for its bottom line. Arguably, this means that Arrived’s incentives favor deal volume over deal quality.

On the flipside, supporters of this hands-off approach claim it helps Arrived remain more agile by keeping cash out of illiquid properties. Instead, they can put their revenue to good use by scaling their business and creating a compelling experience with competitive pricing and offerings. Also, because Arrived doesn’t co-own the property equity, the legal separation between the company and the LLC is cleaner, which can simplify investor protection.

Arrived property types

At launch, the then-called Arrived Homes focused solely on traditional rentals, but it added vacation rentals in 2022 as its second major category. When you click the “Invest” tab on Arrived and view “All Investments,” you’ll see a selection of these single properties, each with detailed facts on their location, purchase price, current rental income, and performance. You can use the filter on the right-hand side to further specify the property you’re most interested in, including the status (i.e., rented, seeking tenant, in sale process, or sold), whether there’s leverage, and the location.

Besides these two major categories of properties, you can filter by “Funds” or “Real Estate Debt.” Both of these will show you the Arrived Private Credit Fund, which targets a consistent annual yield of 8.1% through a portfolio of short-term loans secured by residential real estate. 

However, the “Funds” filter will also reveal Arrived’s other REIT-like funds (namely the Seattle City Fund and the Single-Family Residential Fund). Both of these funds focus on a collection of residential properties in Arrived’s portfolio, but the former only has houses in Seattle, while the latter has single-family residences nationwide. 

Unlike quarterly dividends for solo single-family homes and vacation homes, funds pay monthly dividends.

Arrived fees and pricing

On Arrived’s Help portal, it highlights three fees that drive its revenue: One-time sourcing fees when they purchase a property, quarterly assets under management (AUM) fees, and agent rebates from the property’s prior owner. Although these are the major fees associated with Arrived, there are other expenses to factor in when investing on this platform:

Fee type

Amount

Who pays

Notes

Sourcing fee

3.5% for long-term rentals or 5% for vacation rentals

Investor

One-time, charged at property acquisition

Annual asset management fee

0.1% - 0.30%

Investor

Based on your total equity price and paid quarterly; or based on monthly net assets in a fund

Property management fee

8% for long-term rentals or 15% - 25% of gross rent for vacation rentals

Investor

Paid to third-party manager, separate from Arrived's fee

Gross rents fee

5%

Investor

Charged on gross revenue for vacation rentals

Disposition fee

6%

Investor

Charged on property sale

Redemption fees

1%

Investor

Applies if selling shares between 6 months - 3 years. No redemption fees after 3 years.

How these fees affect your investment will depend on many factors, like what you invest in, how it performs, and when you take out your shares. But to get a sense for their impact, let’s assume you put $1,000 into a long-term rental property. 

First, the sourcing fee of 3.5% reduces any appreciation you get from the property by $35. If you bring in 5.5% gross rent, your total income is $55 before applying the 8% property management fee ($4.40). The AUM fees for a $1,000 investment will range from $1 to $3, paid quarterly, depending on the property. Lastly, there will be a 6% disposition cost if Arrived sells your property. So, if your $1,000 grows to $1,500, that means you’ll pay $90 on your gains.

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Tax Treatment

Arrived offers shares in its individual properties through Series LLCs, which receive the same tax treatment as a REIT. For tax season, Arrived issues a consolidated form called the 1099-DIV. This form summarizes your earnings across all properties that you’ll report as income to the IRS. While you have to pay taxes federally, you won't have to file separate tax returns in every state where the properties are located — only in your home state if applicable.

If there are any rental-property tax benefits, such as depreciation and operating expenses, they’re handled at the property/LLC level and reduce the taxable income before it reaches your bottom line. Your 1099-DIV shows the net taxable amount after those deductions, so you cannot claim depreciation or other property-level write-offs yourself.

For IRA investors who use Rocket Dollar, Arrived does not issue a 1099-DIV because these financial vehicles have tax advantages. However, IRA investors should ensure their custodian correctly tracks these "alternative" holdings to remain compliant with IRS reporting.

Note: Tax laws vary by individual situation and can change with new policies. Always consult with a qualified tax professional before making investment decisions.

Arrived real estate returns and historical performance

The returns on Arrived fluctuate quarter-to-quarter, but the company publishes results on its blog, including quarterly findings and a year-in-review, to maintain transparency with investors. Even if you aren’t an Arrived member, you can see these data points on the company’s blog page.

Per the results from Q4 2025, Arrived’s users received $10.5 million in dividends throughout the year. In percentage terms, the average dividend yield for long-term rentals on Arrived sits at around 3.9%. The company claimed it now has occupancy rates of 96% in its residential properties, totaling over $170 million in value. Arrived also maintained its promise to deliver a yield consistently over 8.1% per year in its Private Credit Fund.

While these are all positive metrics for the company, they aren’t a guarantee for the future. For the latest news on Arrived’s performance, be sure to review the current official reports on its blog or watch a webinar for more detailed information on its findings.

Liquidating shares with Arrived

Most Arrived properties still have a target holding period of five to seven years, aligning with real estate’s nature as a long-term investment. However, investors now have greater flexibility thanks to the introduction of a secondary market.

As of 2025, Arrived allows investors to list their shares for sale on a secondary marketplace, provided they’ve held them for at least six months. These share listings are matched with other users looking to buy, and trading windows occur once per month. The company says it's working toward increasing the frequency of these windows over time.

While this system is more investor-friendly, it’s still important to manage expectations. Crowdfunding platforms like Fundrise also offer early liquidation (typically with a 1% penalty), but similarly don’t promise immediate or guaranteed access to cash. These constraints are in place to protect the broader investor pool from volatility driven by panic selling.

Arrived Private Credit Fund: A look at how this real estate debt fund works

The Arrived Private Credit Fund is structured as a real estate investment trust (REIT), and investors will find much to like with it. It focuses on high-yield, asset-backed lending opportunities that target stable, attractive returns, with lower volatility than traditional equity markets. 

The fund seeks to minimize risk while maximizing income by investing in a diversified portfolio of private loans secured by real estate and other tangible assets. This offers a unique opportunity for investors to diversify their portfolios beyond stocks, potentially increasing their returns.

Features and highlights

• High-yield asset-backed lending: The fund focuses on high-yield loans secured by tangible assets, such as real estate. This approach aims to provide investors with stable and attractive returns while mitigating risk.
• Diversified portfolio: The Arrived Private Credit Fund invests in a diversified portfolio of private loans, reducing the impact of any single loan’s performance on the overall fund.
• Low-minimum investments: You don’t have to be an accredited investor, or invest a lot of money, to get started. The minimum investment is $100.

What exactly am I investing in?

Fund investors primarily buy into loans typically backed by real estate, ensuring there is collateral to protect the investment. The fund focuses on high-yield lending opportunities where the collateral cushions against potential defaults. 

The fund spreads your investment across multiple borrowers and asset types, reducing the risk associated with any single loan. The diversified portfolio can include residential real estate loans, commercial property loans and other asset-backed lending opportunities.

Is the Arrived Private Credit Fund worth the investment?

The fund focuses on high-yield, asset-backed lending, which can offer attractive returns compared to traditional fixed-income investments. Diversification will reduce risk, and a straightforward and relatively low fee structure will help keep costs down. 

The fund may be more suitable for long-term investors who can commit their capital for an extended period. And, as with any investment in private credit, risks are involved, including the risk of borrower default.

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Is Arrived legit?

Arrived has proven itself to be a legit platform since its 2019 founding. There are many positive ratings for Arrived on third-party websites, and this company has official BBB accreditation with an A- rating. Arrived closely works with the SEC to ensure that all of its deals meet stringent compliance standards. Plus, the backing of major business leaders like Jeff Bezos and Dara Khosrowshahi is a positive sign for this platform moving forward.  

All that being said, real estate investing always carries risks. So, the question for investors is: What strategies does Arrived use to mitigate risk?

For starters, every home is owned through an independent LLC. This means shareholders are protected from personal liability. If a tenant slips and hurts themselves or has some problem with the property, you're not going to get sued.

As for protecting cash flow, Arrived also has practices in place. It looks for two-year leases out of the gate, which helps reduce tenant turnover and periods of no rental income. It also works with professional property management companies to find quality tenants faster. This includes the regular tenant screening process, like verifying income and running background checks.

In the event of negative cash flow because of zero tenant income, Arrived relies on a cash reserve. This reserve can help cover income shortfalls for a short period. If the negative cash flow exceeds the reserve, Arrived makes a short-term loan from its corporation. This means investors don't have to fork over more money. However, this strategy would lower future returns until the loan is repaid.

Overall, Arrived takes numerous steps to reduce volatility and protect investors. It's still a relatively new company, so time will tell how the track record plays out. But as it stands, Arrived is a reputable crowdfunding option.

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How Arrived compares to other platforms

With Arrived, you get easy access to residential real estate properties. However, Arrived is a newer player in this space, so it doesn't have a long track record. And some Arrived alternatives provide a broader range of investment opportunities that may be of interest.

The bottom line on Arrived

It seems as if new real estate crowdfunding companies are popping up every year. But while many are lackluster and eventually stall, the future certainly looks bright for Arrived. Few companies specialize in residential real estate and vacation homes with such a low investment minimum. With the addition of Arrived’s REIT-like funds and private credit offering, investors now have more diversified options to put their money to work. There are also many ways Arrived helps keep investors safe while remaining tax-compliant, such as using a Series LLC for their individual properties.

Overall, Arrived is a legit crowdfunding platform if you want to get started investing in real estate with little capital. Be sure to check out all Arrived has to offer before deciding whether it fits your investment strategy.

*While we adhere to strict editorial guidelines, partners on this page may provide us earnings.