60-Second Underwriter
Turn an address into a reviewable first-pass underwrite without rebuilding a spreadsheet.
Rental property underwriting
Paste an address. Review what matters. Underwrite the rental.
Get a preliminary rental screen in minutes, adjust every modeled assumption, and calculate the price that fits your targets.
usetruecap.comusetruecap.com / Synthetic sample · PhiladelphiaExample
Synthetic sample · Philadelphia
Single Family · $265,000 · Built 1942
Does not meet selected rules at askingScreening Index 81/100
Offer Ceiling
$236,000
$29,000 below the $265,000 list price
Synthetic sample targets v1.0 · cash flow ≥ $750/mo · DSCR ≥ 1.25.
Highest modeled price that still meets the sample target profile under the assumptions shown. This is not a recommended offer.
At asking
Misses
selected sample rules
Evidence status
Illustrative
not property facts
Target profile
Synthetic
v1.0
Modeled paths to meet the sample targets: price ≤ $236,000 or rent ≥ $3,303/mo or rate ≤ 5.15%.
Selected-rule fit: Asking is $29,000 above the $236,000 Offer Ceiling and 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.
51,933+ 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.
Underwrite a Buy & Hold Rental
Start with an address, then review the asking price, rent, beds, and financing assumptions.
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 the target-dependent Offer Ceiling before you negotiate. That's the number TrueCap computes from the assumptions shown.
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 Screening Index and plain-English context for the modeled economics.
- Ceiling
Review the Offer Ceiling
TrueCap calculates the highest modeled price that still meets the selected targets under the assumptions shown. Compare that Offer Ceiling with asking, then verify the inputs before recording your decision.
The Offer Ceiling 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
Focused first-pass rental underwriting.
Free shows the core economics. Pro adds reusable assumptions, explicit target pricing, comparison, deeper scenarios, and durable reports.
Target Profiles
Save reviewed criteria and evaluate each opportunity against the same user-defined rules.
Offer Ceiling
Calculate the highest modeled price that still meets your return targets under the assumptions shown.
Review the highest modeled price that still clears the targets you explicitly adopted.
Downside Stress Test
See how lower rent, higher vacancy, price, and rate changes affect the decision.
Deal Comparison
Put saved opportunities side by side to review their modeled tradeoffs consistently.
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. Use TrueCap Pro to solve the Offer Ceiling that fits your targets—deal after deal.
Start with a 60-second screen, then use Pro to review four things: selected-rule fit, Offer Ceiling, what could break, and how to document the decision.
| Feature | FreeFree forever | TrueCap ProPro plans |
|---|---|---|
| Analyze unlimited deals | Included | Included |
| Cap rate · CoC · DSCR · cash flow | Included | Included |
| 0-100 Screening Index + modeled context | Included | Included |
| Lender-facing PDF export | Not included | Unlimited |
| Offer Ceiling + Deal Doctor thresholds | Not included | Included |
| Save & revisit deals | Up to 5 | Unlimited |
| Compare deals side-by-side | Not included | Up to 4 |
| Buy Box: selected-rule fit on every deal | Not included | Included |
| 10-year projections · tax · exit | Not included | Included |
| BRRRR · fix & flip · sensitivity | Not included | Included |
TrueCap Pro
One address. Four acquisition answers.
Get your Buy Box rule-fit result, Offer Ceiling, downside stress test, and a decision-review report—then compare, save, and move selected 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
Screen buy-and-hold assumptions with cash flow, cap rate, CoC, DSCR, a 10-year view, and selected-rule fit against your Buy Box.
Start a buy-and-hold analysisThe buy-and-hold workflowFor agents
Share a labeled screening analysis or Pro report for review with investor clients and lenders; it is not an appraisal or approval.
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 such as cap rate, cash flow, and DSCR. Pro adds a target-backed Offer Ceiling, Buy Box rule-fit results with reasons, downside testing, and reports for lender or partner review. The Offer Ceiling is the highest modeled price that still meets the selected targets under the assumptions shown; it is not advice or an appraisal.
What does the auto-fill provide?
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 recording or acting on an investment decision.
Why does Pro cost more than other rental calculators?
Pro adds a repeatable decision-review layer: a target-backed Offer Ceiling, Buy Box rule-fit checks, downside stress tests, comparisons, and reports. The outputs remain estimates based on the assumptions shown and require independent verification.
Is TrueCap really free?
Yes. The cash-flow analyzer - cap rate, CoC, DSCR, monthly cash flow, address auto-fill, the 0-100 Screening Index, and plain-English screening context - is free forever and unlimited. No card required. Free even saves up to 5 deals. Pro adds editing, unlimited saved deals, comparisons, PDF reports, a personal Buy Box, and advanced modules including 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.
When should I upgrade to Pro?
Use Free to screen unlimited deals. Upgrade to Pro for an interactive Offer Ceiling 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 applies documented, deterministic formulas to your inputs and labeled screening benchmarks. Every assumption is editable, every output is an estimate, and the decision is yours. It is a calculator, not a financial advisor.
Still have a question? Email us.
Put in an address. Understand the deal. Review the Offer Ceiling.
Cash flow, cap rate, CoC, DSCR and your Screening Index are free, with no account needed. Projections, tax, exit scenarios and the Offer Ceiling solver are Pro.