Know if a rental deal cash-flows in 60 seconds.
Enter an address. TrueCap auto-fills rent, rate, and tax, then returns cap rate, cash flow, DSCR, and a plain-English verdict.
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.
As featured in
“Takes a property address and returns a complete investment analysis in about 60 seconds — auto-filling the data points that typically require a dozen open browser tabs.”
The old way
Still underwriting deals in a spreadsheet?
One bad rental can cost you tens of thousands. The math is the part that should slow you down the least - not the most.
- Two-plus hours building a model for every property
- Good deals gone while you're still wiring up formulas
- Rent and rate guesses that are already out of date
- Re-keying the same math, deal after deal
- A defensible answer in about 60 seconds
- HUD rent, FRED rate & property tax auto-filled
- Cap rate, CoC, DSCR & cash flow, computed live
- A plain-English verdict you can hand a lender
Analyze 20 deals in the time it used to take to underwrite one - and stop losing the good ones while a spreadsheet catches up.
How it works
From the listing to a defensible answer in three steps.
- Step 01
Type the address
Google Places suggests the property as you start typing. Pick it, and TrueCap knows exactly where it is.
- Step 02
We fill in the data
Rent comes from HUD Fair Market Rent. Mortgage rate from FRED. Property tax from your state's effective rate. All editable.
- Step 03
Get the verdict
Cap rate, CoC, DSCR, cash flow, projection, tax, exit - live. Plus a plain-English summary you can show a partner, client, or lender.
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.”
What 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 | Pro3-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 | Not included | Not included | Included |
| Compare deals side-by-side | Not included | Not included | Included |
| Buy box: personal pass/fail on every deal | Not included | Not included | Included |
| 10-year projections · tax · exit | Not included | Not included | 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.
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.
For 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 analysisCommon 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. Pro adds save/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 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.