Fundrise Income eREIT Review 2017: One Year Update


Here’s an update on my $2,000 investment into the Fundrise Income eREIT. Fundrise is taking advantage of recent legislation allowing certain crowdfunding investments to be offered to the general public (they were previously limited only to accredited investors). REIT = Real Estate Investment Trust. This specific eREIT has sold out of its $50 million offering, but Fundrise has since opened regional eREITs called the West Coast, Heartland, and East Coast eREITs. The highlights:

  • $1,000 investment minimum.
  • Quarterly cash distributions.
  • Quarterly liquidity window. You can request to sell shares quarterly, but liquidity is not always guaranteed.
  • Fees are claimed to be roughly 1/10th the fees of similar non-traded REITs. Until Dec 31, 2017, you pay $0 in asset management fees unless you earn a 15% annualized return.
  • Transparency. They give you the details on the properties held, along with updates whenever a new property is added or sold.

Why not just invest in a low-cost REIT index fund? I happen to think most everyone should invest in a low-cost REIT index fund like the Vanguard REIT ETF (VNQ) if they want commercial real estate exposure. I have many times more money in VNQ than I have in Fundrise. VNQ invests in publicly-traded REITs, huge companies worth up to tens of billions of dollars. VNQ also has wide diversification and daily liquidity. But as publicly-traded REITs have grown in popularity (and price), their income yields have gone down.

Fundrise makes direct investments into smaller properties with the goal of obtaining higher risk-adjusted returns. They do a mix of equity, preferred equity, and debt. Examples of real-life holdings are a luxury rental townhome complex and a $2 million boutique hotel. From their FAQ:

Specifically, we believe the market for smaller real estate transactions (“small balance commercial market or SBC”) is underserved by conventional capital sources and that lending in the market is fragmented, reducing the availability and overall efficiency for real estate owners raising funds. This inefficiency and fragmentation of the SBC market has resulted in a relatively favorable pricing dynamic which the eREIT intends to capitalize on using efficiencies created through our technology platform.

Here’s a comparison chart taken from the Fundrise site:


Quarterly liquidity. As noted, the investment offers the ability to request liquidity on a quarterly basis, but it is not guaranteed that you can withdraw all that you request. In addition, you may not receive back your full initial investment based on the current calculation of the net asset value (NAV).

Dividend reinvestment. I chose to have my dividends paid directly into my checking account. However, you can now choose to have your dividend automatically reinvested across currently available offerings.

Tax time paperwork? All you get at tax time is a single 1099-DIV form with your ordinary dividends listed in Box 1a. That’s it; every other box is empty. This is much easier than dealing with the 10-page list of tax lots from LendingClub or Prosper.

Dividend income updates.

  • Q1 2016. 4.5% annualized dividend was announced. This was the first complete quarter of activity, so the dividend was not as large as when funds became fully invested. The portfolio had 13 commercial real estate assets from 8 different metropolitan areas, with approximately $31.5 million committed.
  • Q2 2016. 10% annualized dividend announced, paid mid-July. Portfolio now includes 15 assets totaling roughly $47.25M in committed capital.
  • Q3 2016. 11% annualized dividend announced, paid mid-October.
  • Q4 2016. 11.25% annualized dividend announced, paid mid-January. Portfolio now includes 17 assets and all of the $50 million has been invested.

Screenshot from my account:


Recap and next steps? It has now been over a year since my initial investment in the Fundrise Income eREIT, designated my Real Estate Crowdfunding Experiment #2. I’ve earned $183.01 in dividends on my initial $2,000 investment. The quarterly dividends have arrived on time, I get regular e-mail updates, and it has been nearly zero-maintenance. There is still considerable risk to principal, as with any real estate investment.

I should probably just sit back and collect more distributions but I want to do more “experimenting”. My choices are to either move these funds into another investment or to invest a more significant amount into Fundrise. Therefore, although it is not a wise move for a long-term investor, I have chosen to test out their quarterly liquidity window after only 15 months. I want to see how easy (or hard) it is to take advantage of this advertised quarterly liquidity. I made a request to sell my shares before their 3/15 deadline for Q1 2017, and they will start processing that request at the end of March. I will provide further updates on this process in the future.


  1. It’s difficult to directly compare fees between the vanguard reits and the fundrise reit. In vanguards case they invest in other property holding companies which have many layers of management fees and so on. Where as the fundrise fees are pretty much all that stand between the investor and the direct property.

    • VNQ shows a fees of 0.12%. Are there more fees in addition to that ?
      I hold money in Fundrise as well as in VNQ.

      • Yes, but they are not charged by Vanguard. Take a look at the top holdings of VNQ:

        You will see that they are other REIT’s, mall owners, storage owners etc… All of these companies charge fees, in some case very significant fees to manage the actual properties. Whereas with FundRise, there are fewer layers of fees between you and the property.

        I’m not advocating for FundRise but just pointing out that it is difficult to compare fees.

  2. Thanks for the update. I’ve been investing with Fundrise (in this fund and a couple others) for the same timer period. Regular updated received via email, their support team is responsive via email, and the company seems to be in a better spot after some internal issues. They are also selling part of the company via their platform so you could have participated in a non-public IPO (the way I understand it) of sorts. Keep us updated on liquidating your shares.

  3. Michael S says:

    Thank you for this interesting post. Does this REIT finance or own the real estate? It is a noteworthy distinction for comparing risk. The Vanguard REIT fund is comprised of REITs that generally own the real estate.

  4. Jonathan
    You know that they will deduct the dividends already paid from the investment when liquidating. 🙂

  5. As a benchmark, VNQ is up about 6.9% in the same period.

  6. thanks for the update, it is quite useful. as a result i became quite curious and opened a Fundrise account

  7. I moved some REIT funds into the Growth REIT at Fundrise last August. This fund has a focus on appreciation rather than income generation. My annualized return is about 5.8%. I enjoy the specific updates about property deals, renovations, etc. They are responsive to my questions. The liquidity issue isn’t very important to me. So far I like the platform and I like being connected to my investment, even if it is difficult to compare the value of this approach.

    This last quarter I setup DRIP. They ended up putting my growth dividend into the three new funds. I can’t say that is how I would have preferred to structure reinvestment, but oh well. It isn’t terribly important.

    Fundrise recently offered shares of itself through it’s platform. I planned to add to the platform through that vehicle, but I missed the boat. The offering closed in a few hours due to demand. I will probably just skip additional contributions now. I am curious to see how far this platform goes, I believe they intend on pushing the concept well beyond the REIT space.

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