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PeerStreet Real Estate-Backed Loan: Near-Foreclosure Example

I’ve invested in multiple real estate crowdfunding companies, and the one that I’ve put the most money into is PeerStreet. I posted my overall statistics in my PeerStreet review 2019, but here is a specific example of a loan that looked like it was going bad, but was paid off suddenly at the beginning of the foreclosure process. This is the kind of information that I would have liked to see before investing myself, so I wanted to share the real-world details.

Initial investment details.

  • Property: 2 bedroom, 1 bath, 975 sf condo in Salem, MA.
  • Net Investor Rate/Term: 8.50% APR.
  • Amount invested: $1,073.
  • Term: 24 months with extension option.
  • Total loan amount: $123,750 from Peerstreet and $13,250 from loan originator (10% “skin in the game”).
  • Appraised at $199,000 = 62% LTV.
  • Loan secured by the property in first position.
  • Stated goal is buy-to-rent.

Here is the Zillow listing. The buyer appeared to get a condo for a good price ($130k). The unit last sold for $155k in 2016.


  • May 2017. Loan originated. Maturity is set for June 2018.
  • May 2017 to June 2018. Interest-only payments made as agreed upon. (My portion was taken out July 2017.)
  • June 2018. Borrower requests extension.
  • August 2018. 6-month extension approved and extension fee paid.
  • November 2018. Borrower requests another extension. Additional 4-month extension granted.
  • April 2019. Payments stop coming in. Loan is late. Full balance of loan is due.
  • June 2019. Now 60+ days late. Still no payments. Demand letter sent. Foreclosure process initiated.
  • July 2019. At around 90 days late, the loan was suddenly brought current and paid off. All back interest (including default interest) and fees paid.

If you look at the MLS data, they tried to list it in March 2019 for $288,000 and then reduced to $249,000 in May 2019. The listed was removed, so I’m not sure who paid off the loan, perhaps the borrower or the loan originator somehow refinanced it elsewhere. The price wasn’t unreasonable, as the neighboring unit sold for $268,000 in May 2018 (2 bed/1 bath/1,000 sf). Notice that for this note, the loan originator put up 10% of the loan, so it had “skin in the game”. I don’t know if that made a difference.

Final numbers. I invested $1,073 in July 2019 and got paid $192.27 of interest and $1,073 of principal for a total of $1,265.27 as of July 2019. (This was an automated reinvestment which included whatever cash was in my account, thus the odd numbers.) This works out to a 17.92% total return over two years, which is 8.59% annualized return. The number was a little higher than the stated interest rate due the various penalty fees the borrower paid. These numbers are net of all PeerStreet fees.

I haven’t had a Peerstreet loan go through the entire process of foreclosure yet, but will write another update if/when that happens.

Bottom line. The vast majority of my Peerstreet loans have been paid back in full in a timely manner. Some of them end up with issues like late payments, sporadic payments, and/or repeated loan extensions, like this one. This one ended up as an example of an investment that looked like it was heading for foreclosure at nearly 90 days late with little communication, but bounced back and ended up being paid in full.

If you are interested and are an accredited investor, you can sign up and browse investments at PeerStreet for free before depositing any funds or making any investments.

Fundrise Starter Portfolio eREIT vs. Vanguard REIT ETF Review – Updated July 2019


Updated July 2019. This post tracks my experiment comparing a Fundrise eREIT portfolio and the Vanguard REIT ETF. In Fundrise, we have a start-up that bought a concentrated basket of roughly 20 properties chosen from the private market. In Vanguard, we have a one of the largest real estate ETFs in the world that owns a passive slice of 184 public-traded REITs. I invested $1,000 into both in October 2017 and plan to let them run for at least 5 years.

Fundrise Starter Portfolio background. Despite the name, the Fundrise Starter Portfolio (you can see the options below after entering e-mail) is actually a simple 50/50 mix of two eREITs: the Fundrise Income eREIT and the Fundrise Growth eREIT*. This private eREIT works within recent crowdfunding legislation that allows all investors to own a basket of individual real estate properties (not just accredited investors with high net worth). The minimum deposit is $500. You must buy shares directly from Fundrise, and there are liquidity restrictions as this is meant to be a long-term investment. There are also additional options available with higher investments:

Here’s a recent map of locations for the holdings. Most are apartment complexes, condominiums, and hotels.


* Due to increasing popularity and the limited nature of this product, Fundrise has created the Income REIT II/III funds and Growth REIT II/III funds. My portfolio is invested in the REIT I and REIT II series of funds, but new investors will get the REIT II and REIT III series. Thus, your returns may look somewhat different than mine.

Vanguard REIT ETF background. The Vanguard REIT ETF (VNQ) is one of the largest index funds to invest in publicly-traded real estate investment trusts (REITs). You can purchase it via any brokerage account. You have the liquidity of being to sell on any day the stock market is open. A single share currently costs about $89, not including any trade commission. You are holding a tiny slice of (tens of?) thousands of office buildings, hotels, nursing homes, shopping centers, apartment complexes, and so on. Here are the recent top 10 holdings:

Expenses. The Fundrise Starter Portfolio has an 0.85% annual asset management fee and a 0.15% annual investment advisory fee (1% “all-in” total). The Vanguard REIT ETF has an expense ratio of 0.12%, but each public REIT also has their own internal costs to manage their properties. Due to scale, I would expect the net effect of fees to be significantly higher for the Fundrise assets than for the Vanguard ETF. We will see if Fundrise can provide higher net returns for this concentrated holding. REITs may also use debt to increase their real estate exposure (leverage).

Five-year time horizon. Both Fundrise and VNQ usually announce dividend distributions on a quarterly basis. Vanguard updates the NAV daily, but Fundrise only updates their NAV quarterly. Fundrise NAVs are only estimates as there is no daily market value available (similar to your house). Therefore, I plan on holding onto this investment for 5 years at the minimum. This will allow the investments to “play out” and also avoid any early redemption fees. I will withhold any judgements until both investments are cashed out, but will provide quarterly updates.

Fundrise Portfolio performance updates. Screenshot of my most recent statement:

  • 10/20/17: $1,000 initial investment – 50 shares @ $10.00/share Income eREIT and 48.78 shares @ $10.25/share Growth eREIT.
  • 1/9/18: 2017 Q4 dividends of $17.98 received and reinvested.
  • 4/11/18: 2018 Q1 dividends of $16.13 received and reinvested.
  • 7/11/18: 2018 Q2 dividends of $17.60 received and reinvested.
  • 10/10/18: 2018 Q3 dividends of $19.10 received and reinvested.
  • 1/10/19: 2018 Q4 dividends of $20.08 received and reinvested.
  • 4/10/19: 2018 Q4 dividends of $18.34 received and reinvested.
  • 7/11/19: 2018 Q4 dividends of $17.62 received and reinvested.
  • 7/11/19: Total Fundrise value $1,192 (includes reinvested dividends).

Vanguard REIT ETF performance updates. I own VNQ and the mutual fund equivalent VGSLX (same underlying holdings) in my retirement portfolio, but will be using Morningstar tools to track the performance of a $1,000 investment bought on the same date of 10/20/17.

  • 10/20/17: $1,000 initial investment – 11.9545 shares at $83.65/share.
  • 12/27/17, VNQ distributed a gain of $0.012 per share, return of capital of $0.37 per share, and a dividend of $0.88 per share.
  • 3/26/18: VNQ dividend of $0.71 per share.
  • 6/18/18: VNQ dividend of $0.73 per share.
  • 9/24/18: VNQ dividend of $1.14 per share.
  • 12/14/18, VNQ distributed return of capital of $0.23 per share, and a dividend of $0.72 per share.
  • 3/29/19: VNQ dividend of $0.62 per share.
  • 6/27/19: VNQ dividend of $0.83 per share.
  • 7/11/19: Total VNQ value $1,157 (includes reinvested dividends).

Every month or so, Fundrise sends me an e-mail with an update on a new property that they have acquired, or a property where they have exited. Both Fundrise and the ETF are completely passive holdings, meaning I have no control over what they buy or sell.

Bottom line. I’m doing a buy-and-hold-and-watch experiment where I compare investing in real estate via Fundrise direct investment and the largest REIT index ETF from Vanguard. I’ll provide quarterly updates, but more important is what happens over 5+ years.

You can learn more about all Fundrise eREIT options here. This is the second time I have invested with Fundrise. Last time I decided to test out a withdrawal in my Fundrise Liquidity and Redemption review.

Hilton American Express Cards Limited-Time Offers – Up to 130,000 Hilton Points Each

Hilton Hotels has two American Express consumer cards, a no annual fee and a $95 annual fee version (with more perks of course). There is also a business card version. Right now, the consumer cards have a limited-time increase to their welcome … [Read the rest]

American Express Blue Business Cash Card: 2% Cash Back on First $50,000 in Purchases, No Annual Fee

The American Express Blue Business Cash Card is a new business rewards card that earns 2% cash back on up to $50,000 of purchases per calendar year (then back down to 1% after that) and no annual fee. There is also a 0% intro APR offer on purchases … [Read the rest]

Marcus Bank Promotion: 1% Additional Cash Bonus up to $500 (~6% APY 3-month CD)

Online bank Marcus (formerly Goldman Sachs Bank) has a new Cash Bonus Offer which includes 1% cash bonus (up to $500) on new deposits on top of their existing interest rate (currently 2.15% APY). Valid for both new and existing customers. Given … [Read the rest]

Voyager App: $25 Free Bitcoin For New Users (Now Live in All States but NY)

Update July 2019. Voyager has now launched trading in 49 out of 50 states (all but New York). If you signed up for this $25 bonus (and hopefully referred others), you can now claim all your credits by downloading their Invest Voyager iOS app … [Read the rest]

Webull App: Free Stock Trades + Free Share of Stock For New Users

Updated July 2019. Webull has tweaked their referral program again. Short version: Newly referred users now get a free share of stock worth more than twice as much on average than previously (minimum $8 value instead of $3), but you get one share … [Read the rest]

Amazon Prime Day 2019: Big List of Deals and Discounts (Updated)

Last call for deals + good stacking offer: Up to $60 Amazon credit for buying through the app. Amazon Prime Day 2019 is July 15th and 16th. I'll try to keep this post updated with the most recent offers (and remove the expired ones). There are … [Read the rest]

Unison: Your Home Has a ~30% Chance of Being Worth Less in 5 Years

Unison is a "home co-investment" start-up, which means it wants a share of the equity of your home. If your home value goes up, then it wants some of the gain. If your home value drops, then it will absorb some of the loss. In exchange, the … [Read the rest]

Our Family Travel Award Redemptions 2019

I'm not a Instagram travel blogger and I'll never visit every country in the world, but I do earn enough points from navigating the top credit card offers to fund a big chunk of our annual travel each year. We are a family of five including a … [Read the rest]

Simple (BBVA USA Bank) $250 Bonus for $10,000 Goals Deposit

Simple was one of many fintech startups that tried to add fancy tech and smartphone app sprinkles to your vanilla checking account. They were acquired by the big European-based bank BBVA in 2014, but never really took off. It looks like they are … [Read the rest]

The Toddler IRA: Should My 3-Year-Old Have a Tax Shelter?

I love my Roth IRAs. They just keep on growing tax-free and never send me any annoying tax documents. Vanguard has a post about Working teens and Roth IRAs. I like the idea of a teenager putting some hours in at Jamba Juice and having the … [Read the rest]