Arrived

Arrived (founded 2019, backed by Jeff Bezos) lets anyone in the US invest from $100 with no accreditation, across two very different products that you should judge separately. The original product is fractional ownership of individual single-family and vacation rental homes; the newer one is the Private Credit Fund (PCF), which makes short-term loans to residential homebuilders. The rental-home product is the harder sell today. Arrived layers a one-time sourcing fee of roughly 3.5% to 6% of property cost, a recurring asset-management fee (about 0.15% to 0.30% of property value per quarter), and a property-management fee of 8% of rents on long-term rentals that climbs toward 20% to 25% on short-term/vacation homes. Those stacked fees consume most of the rental cash flow: platform-reported dividend yields in Q1 2026 averaged about 3.6% on long-term rentals and 2.4% on short-term, roughly 3.9% blended, which was below what a high-yield savings account paid at the time. The bull case is appreciation, but that thesis is still thin: Arrived reports 173 exited properties at an average 18.6% total return (a cumulative multi-year figure, not annualized and not independently audited) against 550-plus funded properties, so most of the portfolio has never been sold. Homes are 5-to-7-year holds. A secondary market launched in November 2025 (monthly one-week windows, six-month minimum hold, broker fee up to 2.5% per side), but liquidity is not guaranteed, pricing is buyer-driven, and you may have to discount to sell. The Private Credit Fund is the stronger current story on paper. Platform-reported distribution yields ran 8.28% (Q2 2025) to a peak 8.39% (November 2025) and 8.1% to 8.6% through Q1 2026, paid monthly, with a reported zero-default record and about $81.5M in AUM as of April 2026. Fees are lighter: roughly 2.4% a year plus a 1.75% one-time organizational fee, no promote. The catch: redemptions carry a six-month hard lock, then quarterly windows capped at 5% of NAV, subject to fees and to gating at the sponsor's discretion. The zero-default record is real but short, and it has not been tested through a housing-credit downturn. Honest risk note: several legal-commentary sites reported in mid-2026 a proposed federal class action alleging misleading return projections and undisclosed fees; the allegations are unproven and we could not confirm them in primary court records. The BBB lists roughly 22 complaints over three years. Arrived is legitimate and SEC-qualified under Regulation A+ Tier 2, which is a disclosure standard, not a safety guarantee. How it compares: Fundrise is the obvious alternative, with a $10 minimum, a flat roughly 1% annual fee, no upfront fees, and audited returns near 7%, though you get a diversified fund rather than hand-picked homes. Choose Arrived only if owning specific properties, or earning the 8%-plus builder-credit yield, is worth the higher layered fees and weaker liquidity.