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.
