Know whether to buy it, and what to offer, in 60 seconds.
Enter an address, see the real economics, know your number. TrueCap auto-fills rent, rate, and tax, then reverse-solves the highest price that still works. A rental property calculator that checks the deal against your numbers, with cap rate, cash flow, and DSCR computed live.
Auto-fills rent, rate & tax · Editable assumptions · Cap rate · CoC · DSCR · cash flow
Uses HUD rent, FRED mortgage rates, and state tax defaults, all editable.
Analyze Your Investment Property
Type an address — we fill the rest.
How TrueCap works
Analyze the deal. Know your number. Make the offer.
Three steps, in the order you actually work: from a listing you’re curious about to a number you can put in writing.
- 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
Defensible numbers, not guesses.
TrueCap pre-fills every deal from primary sources, so you start from a real baseline - then change anything to match your own comps and terms.
HUD Fair Market Rent
RentPulled for the property's county and bedroom count - a real market baseline, not a guess.
FRED 30-year fixed
Mortgage rateThe current national average rate, fetched automatically so your financing starts realistic.
State effective rate
Property taxYour state's typical effective rate, applied to the purchase price you enter.
Every field is editable - these are sensible market defaults, not absolutes.
Used by real investors
Built for people who actually close deals.
“TrueCap has completely changed the way I evaluate rental properties. What used to take me over an hour in spreadsheets now takes less than a minute. The cash flow, cap rate, and DSCR calculations are accurate, easy to understand, and help me make decisions with confidence.”
“I used to spend 2 hours per deal in a spreadsheet. Now I underwrite at the showing.”
“As an agent working with investors, speed matters. TrueCap lets me analyze deals during property tours and instantly share professional reports with clients and lenders. It's become an essential part of my workflow.”
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 analysisFor agents
Hand clients a defensible analysis at the showing, with a shareable link or lender-ready PDF.
For house hackers
Model owner-occupied units and see what's left of your mortgage payment after rent.
Start a house-hack analysisWhat you get
Free to analyze. $5 to send one. Pro to do it all.
The cash-flow analyzer is free and unlimited. Pay $5 once to send a single lender-ready PDF, or go Pro to save, compare, and export every deal.
Swipe to compare all three →
| Feature | FreeFree forever | $5 PDFOne-time | Pro14-day free trial |
|---|---|---|---|
| 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-ready PDF export | Not included | One deal | Unlimited |
| 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 |
Lender-ready PDF
Need to send the numbers to a lender or client? Run your deal, click Export PDF, and pay $5 once - one polished, multi-page report, downloaded instantly. No subscription, no account.
A deal engine that knows your buy box
Set your buy box once and every deal gets a personal pass/fail beside its Deal Score - on screen, in your PDFs, even on deals shared with you. Plus saved deals, side-by-side compare, 10-year projections, tax strategy, exit scenarios, and unlimited branded reports.
Cancel anytime - no commitment.
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.
Common questions
The questions every investor asks first.
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, lender-ready PDFs, a personal buy box (your criteria, checked on every deal), and the advanced modules (BRRRR + Fix-and-Flip, Sensitivity, 10-year projections, tax strategy, exit scenarios).
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.
How accurate is the auto-fill?
Rent comes from HUD Fair Market Rent for the county, the mortgage rate from the current FRED 30-year fixed series, and property tax from your state's effective rate. These are sensible market defaults, not absolutes - every field is editable, so override anything with your own numbers.
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 the $5 PDF?
A one-time, lender-ready PDF for a single deal - the full multi-page report (verdict, cash flow, cap rate, DSCR, 10-year projection, tax strategy, exit scenarios, and Deal Score). No account, no subscription. It's the fastest way to send one finished deal to a lender, partner, or client.
When should I upgrade to Pro?
Use Free to analyze unlimited deals. Use the $5 PDF when you need to send one finished report. Upgrade to Pro when you want TrueCap to know what you're looking for: set your buy box once and every deal gets a personal pass/fail - plus save unlimited deals, compare properties, reuse your assumptions, brand your reports, and export unlimited PDFs. Pro is month-to-month - cancel anytime.
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.