Paste the rental listing. See whether it clears your client's Buy Box, the highest price that still does (the Offer Ceiling), and what could break the deal. Send it co-branded with Pro.
Sample deal. Meets the Buy Box: no at $265,000 asking, yes at the $236,000 Offer Ceiling.
Buying for your own portfolio? Same analyzer, your own Buy Box. For investors
A listing link fills in the address. You enter the asking price and bedrooms; a paid Pro or Agent Pro plan can fill them.
Free. No account. Your first full decision is included.
| Line item | At asking | At the Offer Ceiling |
|---|---|---|
| Price | $265,000 | $236,000 |
| Cash flow after reserves Target ≥ $750/mo | $554/mo | $750/mobinding target |
| DSCR Target ≥ 1.25 | 1.52 | 1.75 |
| Meets the Buy Box | No | Yes |
| Offer Ceiling | $236,000 | |
Asking price is $29,000 above the ceiling. Binding target: cash flow ≥ $750/mo.
Paste the listing at the showing. A rent benchmark and a national owner-occupied mortgage-rate benchmark can fill from HUD and FRED. Property tax stays manual because a state aggregate is not a parcel bill. Switch the financing to the client's, and every assumption stays yours to review and change.
| Line | At asking | At the ceiling |
|---|---|---|
| Down payment, 20% | $53,000 | $47,200 |
| Closing costs, 3% | $7,950 | $7,080 |
| Cash to close | $60,950 | $54,280 |
| Line | At asking | At the ceiling |
|---|---|---|
| Rent | $3,050 | $3,050 |
| Vacancy, 5% of rent | −$153 | −$153 |
| Property tax, 1.49% of price | −$329 | −$293 |
| Insurance, 0.5% of price | −$110 | −$98 |
| Maintenance, 5% of rent | −$153 | −$153 |
| Management, 8% of rent | −$244 | −$244 |
| Net operating income | $2,061 | $2,109 |
| Capex reserve, 5% of rent | −$153 | −$153 |
| Mortgage payment, 6.6% over 30 years | −$1,354 | −$1,206 |
| Cash flow after reserves, per month | $554 | $750 |
| Line | At asking | At the ceiling |
|---|---|---|
| Net operating income, per year | $24,732 | $25,308 |
| Debt service, per year | $16,247 | $14,469 |
| Income divided by debt service | 1.52 | 1.75 |
Screen it against the client's Buy Box. Cash flow, cap rate, cash-on-cash and DSCR at the asking price, a 0–100 Deal score, and whether it meets the client's targets, with the criterion it misses if it doesn't.
| Line | At asking | At the ceiling |
|---|---|---|
| Cash flow at least $750/mo | Misses by $196 | Meets |
| DSCR at least 1.25 | Meets | Meets |
Send the Offer Ceiling, co-branded. The highest price that still meets the client's targets under the assumptions shown, the assumptions most likely to break the deal, and a memo the client opens without an account and can rerun with their own numbers. The Offer Ceiling and the memo are included in your first complete decision; co-branding comes with Pro and Agent Pro.
Every input is a sample value, and every figure is rounded to whole dollars, so 12 monthly payments can differ from the yearly debt service by a few dollars.
Free · no card · no signup
TrueCap labels sourced benchmarks and its own defaults, and keeps every assumption editable. Start fast, then replace starting values with verified property facts, local comps, and lender terms.
Fast starting point. Transparent assumptions. Final control stays with you. This is what you show a client who asks where a number came from.
No account on their side, nothing hidden on yours. Branding is set up once in Settings and applies to every link and report.
Free shows the economics before you spend more time on a property. Pro answers four questions on every deal: does it meet my criteria, what is my Offer Ceiling, what could make it fail, and can I defend the analysis? Agent Pro answers them per client, with a roster.
See the economics before you spend more time on a property.
$0
No account or card required.
Know what to offer on every deal.
$29.99/mo
or $300 a year
Win investor clients.
$59.99/mo
or $590 a year
Plus everything in Pro, including co-branded share pages and PDFs.
| Feature | FreeFirst decision | ProPaid plan |
|---|---|---|
| Complete decision workflow | 1 decision | Included |
| Cap rate · CoC · DSCR · cash flow | Included | Included |
| 0–100 Deal score + context | Included | Included |
| Decision memo/report | One exact deal | Unlimited |
| Offer Ceiling + Buy Box targets | One exact deal | Included |
| Save & revisit deals | Up to 5 | Unlimited |
| Compare deals side-by-side | Not included | Up to 4 |
| Buy Box fit on every deal | Not included | Included |
| 10-year cash-flow projection | Not included | Included |
| Downside sensitivity checks | One exact deal | Included |
TrueCap is built by one person, a rental investor in Philadelphia. It started as a way to answer one practical question before every offer: what price actually makes this property work? The same analyzer now serves agents who screen and present deals for investor clients. The defaults lean conservative, every assumption is editable, and the core formulas are published.
Still have a question? Email us.
They will, and they should. Agent Pro is for screening and presenting against their criteria, so what you send already fits. The client gets the decision, the Offer Ceiling and the numbers behind them, and can rerun the deal with their own numbers in the free analyzer.
TrueCap does not give investment advice: it applies published formulas to labeled inputs. You supply the property facts; the client can rerun the deal in the free analyzer and change every assumption, and the decision is theirs. Every share page and report carries the not-investment-advice disclaimer. What you say to a client stays a matter for your license and your brokerage.
No. A share link opens without signing in. It is read-only, it expires after 180 days, you can revoke it, and it hides the exact address unless you choose to include it. When TrueCap updates its underwriting standard, earlier links stop opening: rerun the deal and share a new link. A client only needs an account to save a private copy.
Co-branded, not white-label. With branding set up (included in Pro and Agent Pro), the share page carries your logo, your brand color, and “Shared by” your name or company, plus a form the client can use to message you and the phone, email and website you saved. The PDF adds your tagline and a “Prepared by” block with the same contact details. TrueCap's name stays on the page and in the report as the methodology behind the numbers.
Yes. Your roster holds up to 100 clients, and a Buy Box can be assigned to one client so that client's deals are screened against their targets, not yours. An account keeps up to 12 Buy Boxes in total, your own and your clients' combined.
Yes. TrueCap is a responsive web app you can add to your phone's home screen; there is no native iOS or Android app. Share links and reports open on any phone.
TrueCap does not replace a CRM, transaction management, or e-signature. It screens a listing against a client's Buy Box and computes the client's Offer Ceiling, the highest price that still meets that client's targets. If your brokerage's tools already do that, you do not need TrueCap for it.
Yes. Your first complete decision needs no account or card. Create an account for a 21-day free trial with no card: 3 Pro analyses and 1 comparison. A rerun with changed inputs counts as a new analysis. Pro is for knowing what to offer on every deal: Buy Box fit, the Offer Ceiling, downside checks, comparisons, and reports.
Your first complete decision includes cash flow, cap rate, CoC, DSCR, Buy Box fit, the Offer Ceiling, downside checks, and next steps. No account or card required.
Buying for your own portfolio? See TrueCap for investors
