60-Second Underwriter
Turn an address into a reviewable first-pass underwrite without rebuilding a spreadsheet.
Rental Acquisition Decision System
Know your number before you make the offer.
Paste a rental listing. See whether it fits your Buy Box, the highest price that works, and which assumptions you must verify.
usetruecap.comusetruecap.com / 1700 W Erie · PhiladelphiaExample
1700 W Erie · Philadelphia
Single Family · $265,000 · Built 1942
Pass at this priceStrong fundamentals · Score 81/100Low Risk
TrueCap Max Offer
$236,000
$29,000 below the $265,000 list price
Price ceiling for cash flow ≥ $750/mo · DSCR ≥ 1.25.
Calculated from your selected targets. This is not a recommended offer.
At asking
Miss
+$554/mo
Input confidence
54%
readiness, not probability
Before offering
11
inputs to verify
What needs to be true: price ≤ $236,000 or rent ≥ $3,303/mo or rate ≤ 5.15%.
Decision: Works at $236,000. At list, it misses the example $750/mo cash-flow target.
Example analysis using editable sample inputs. Estimates are not an appraisal or investment guarantee.
Auto-fills screening benchmarks for rent, rate & tax · Editable assumptions · Cap rate · CoC · DSCR · cash flow
Uses HUD area-rent benchmarks, FRED owner-occupied rate benchmarks, and state tax estimates, all editable.
51,901+ property analyses run with TrueCap
No black-box inputs. Every starting assumption is labeled with its source or as your input, stays editable, and carries a clear verification step.
Analyze Your Investment Property
Type an address — we fill your assumptions. Add price and beds.
Strategy
Long-term rental acquisition is the core workflow. Other models stay available with their limitations attached.
Core
Secondary
Advanced / Beta strategies
BRRRR, flip, wholesale, and STR are screening aids. Their rehab, ARV, lender, operating, regulatory, and exit assumptions require separate evidence.
The expensive mistake
Nobody loses money on the spreadsheet. They lose it at the offer.
Overpaying by even 3% on a $250,000 rental is $7,500 gone before you collect a dollar of rent — and negative cash flow compounds it every month after. The protection isn't more metrics; it's knowing your walk-away price before you negotiate. That's the number TrueCap computes.
The decision gap
The problem isn't calculating the deal. It's deciding what to do next.
Should you pursue it? What price makes it work? What happens if the assumptions change? TrueCap connects those questions in one workflow.
- Analyze
Start with an address
Rent, mortgage rate and property tax auto-fill from HUD, FRED and your state's rates. Financing, vacancy and every expense stay yours to change — nothing is hidden or hard-coded.
- Decide
See the real economics
Cash flow, cap rate, cash-on-cash and DSCR, plus a 0-100 Deal Score and a plain-English verdict that says what the numbers mean, not just what they are.
- Offer
Know your number
TrueCap reverse-solves the highest price that still hits your targets. Don't buy at $325,000 because it's listed there. Offer $283,000 because that's where the deal works.
The max-offer solver is part of Pro
Free · no card · no signup
Built on real data
Visible sources. Editable assumptions.
TrueCap labels each auto-filled value with its source and keeps every assumption editable. Start fast, then replace benchmarks with verified property facts, local comps, and lender terms.
HUD Fair Market Rent
RentPulled for the property's county or ZIP and bedroom count where available—a starting benchmark to compare with local rent comps.
FRED 30-year fixed
Mortgage rateThe latest available national series value, with its date shown. Replace it with an actual lender quote before deciding.
State effective rate
Property taxYour state's typical effective rate, applied to the purchase price you enter.
Fast starting point. Transparent assumptions. Final control stays with you.
TrueCap Pro
The complete rental acquisition decision system.
Free screens the opportunity. Pro connects the screening math to the decisions that follow: pursue, renegotiate, compare, report, or pass.
Buy Box Autopilot
Define what a good deal means to you and screen each opportunity against those criteria.
Max Offer Engine
Reverse-solve the highest price that still clears your return targets.
The central Pro decision: know your number before you make the offer.
Downside Stress Test
See how lower rent, higher vacancy, price, and rate changes affect the decision.
Deal Comparison
Put saved opportunities side by side so the best use of capital is easier to see.
Long-Term Wealth View
Model cash flow, debt paydown, equity, tax effects, and exit scenarios over time.
Acquisition Pipeline
Move saved deals from research to offer, under contract, closed, or passed.
Lender & Partner Reports
Package the underwrite for lenders, partners, clients, or internal review.
Everything you get
Buy Box Builder
Set the cash flow, CoC, DSCR, cap rate, price, strategy, property type, and market criteria that matter.
Due Diligence Checklist
Keep property-specific verification tasks and supporting documents with the saved deal.
Offer Prep Report
Package the asking price, decision, assumptions, projections, and downside analysis for review.
Financing Scenarios
Compare mortgage structures and reuse saved assumptions without changing the base deal.
What you get
Analyze free. Unlock one complete deal for $5. Use TrueCap Pro to solve the offer ceiling that fits your targets—deal after deal.
Start with a 60-second screen. Unlock a complete Deal Decision Pack once, or use Pro to turn every address into four answers: pursue or pass, what to offer, what could break, and how to present the decision.
Swipe to compare all three →
| Feature | FreeFree forever | $5 Single DealOne-time | TrueCap ProPro plans |
|---|---|---|---|
| Analyze unlimited deals | Included | Included | Included |
| Cap rate · CoC · DSCR · cash flow | Included | Included | Included |
| 0-100 Deal Score + plain-English verdict | Included | Included | Included |
| Lender-facing PDF export | Not included | One deal | Unlimited |
| Max Offer + Deal Doctor thresholds | Not included | In the PDF | Included |
| Save & revisit deals | Up to 5 | Not included | Unlimited |
| Compare deals side-by-side | Not included | Not included | Up to 4 |
| Buy box: personal pass/fail on every deal | Not included | Not included | Included |
| 10-year projections · tax · exit | Not included | In the PDF | Included |
| BRRRR · fix & flip · sensitivity | Not included | Not included | Included |
One-time · $5
TrueCap Deal Decision Pack
Get the complete decision package for one property: Max Offer, Deal Doctor thresholds, assumptions, verdict, downside scenario, long-term projection, illustrative tax-impact view, modeled exit comparisons, and a polished report. No subscription.
TrueCap Pro
One address. Four acquisition answers.
Get your Buy Box verdict, Max Offer, downside stress test, and an offer-ready report—then compare, save, and move the strongest deals through your acquisition workflow.
See Pro pricing
New subscribers get full Pro access free for 14 days. Card required at checkout; cancel before the trial ends to avoid a subscription charge.
Who it's for
One tool, whatever you're underwriting.
For investors
Underwrite buy-and-hold deals in seconds - cash flow, cap rate, CoC, DSCR, a 10-year view, and a pass/fail against your own buy box.
Start a buy-and-hold analysisThe buy-and-hold workflowFor agents
Hand clients a clearly sourced analysis at the showing, with a shareable link or lender-facing Deal Decision Pack PDF.
See the agent workflowFor house hackers
Model owner-occupied units and see what's left of your mortgage payment after rent.
Start a house-hack analysisThe house-hack workflowCommon questions
The questions every investor asks first.
Why not just use a free calculator?
Free calculators — including TrueCap's own free analyzer — give you metrics: cap rate, cash flow, DSCR. What they don't give you is a decision. The Deal Decision Pack and Pro add the decision layer: the exact maximum offer that still hits your targets, a pass/fail against your own Buy Box with reasons, the downside stress test, and a report you can hand a lender. Metrics tell you about the deal; the decision layer tells you what to do.
How accurate is the auto-fill?
Rent starts from a HUD area benchmark (ZIP-level when available, otherwise county-level), not a property-specific rent comp. The rate starts from FRED's national owner-occupied 30-year benchmark, not an investor lender quote. Property tax uses a state effective-rate estimate. Every field is editable - replace screening defaults with local comps, the actual tax bill, insurance, and written loan terms before making an offer.
Why does Pro cost more than other rental calculators?
Because you're not buying analysis — you're buying the decision layer. Cheaper tools calculate the deal you describe; Pro computes your walk-away price on every deal, checks it against your Buy Box, and stress-tests the downside before the bank does. Overpaying by even 3% on a $250,000 rental costs $7,500 — one avoided mistake covers years of Pro.
Is TrueCap really free?
Yes. The cash-flow analyzer - cap rate, CoC, DSCR, monthly cash flow, address auto-fill, the 0-100 Deal Score, and a plain-English verdict - is free forever and unlimited. No card required. Free even saves up to 5 deals. Pro adds editing + unlimited saved deals, compare deals, Deal Decision Pack PDFs, a personal buy box (your criteria, checked on every deal), and the advanced modules (BRRRR + Fix-and-Flip, Sensitivity, 10-year projections, illustrative tax impact, and modeled exit comparisons).
Do I need a credit card?
No. The free analyzer needs zero signup and zero card - type an address and go. You only create an account if you want to save deals or unlock Pro.
Can I edit the assumptions?
Yes - every number is editable. TrueCap pre-fills rent, rate, tax, and expense defaults so you get an instant first pass, then you can change financing, expenses, and growth assumptions under “Improve accuracy” and rerun in a click.
What do I get with a Deal Decision Pack?
A complete one-property decision report: deterministic Max Offer, Deal Doctor rent/rate thresholds, assumptions, verdict, cash flow, cap rate, DSCR, downside scenario, 10-year projection, illustrative tax impact, modeled exit comparisons, and Deal Score. No account or subscription.
When should I upgrade to Pro?
Use Free to screen unlimited deals. Use a Deal Decision Pack when you need Max Offer and the complete decision report for one property without a subscription. Upgrade to Pro for an interactive Max Offer workflow, Buy Box screening, downside testing, unlimited saves, comparisons, reusable assumptions, branded reports, and unlimited exports. Pro is month-to-month - cancel anytime.
How does the Pro trial work?
Stripe collects a card at checkout. New subscribers get full Pro access for 14 days, and you can cancel online anytime. Subscription billing starts after the trial unless you cancel first. Returning subscribers start paid access immediately and are not eligible for another free trial.
Does this work for BRRRR or fix-and-flip deals?
Yes. Pro includes the BRRRR analyzer (cash-out refi math, post-refi cash flow, infinite-return alerts), the Fix-and-Flip analyzer (net profit, ROI, annualized ROI, break-even ARV), and the Rehab Cost Estimator (sq-ft-based defaults for every common work item).
Is this financial advice?
No. TrueCap surfaces the math you'd compute yourself - accurate formulas and market-data defaults - but every assumption is editable and the decision is yours. It's a calculator, not a financial advisor.
Still have a question? Email us.
Put in an address. Understand the deal. Know what to offer.
Cash flow, cap rate, CoC, DSCR and your Deal Score are free, with no account needed. Projections, tax, exit scenarios and the max-offer solver are Pro.