Roofstock vs Mashvisor vs PropStream: 3-way deal discovery comparison

• Roofstock — turnkey SFR marketplace. Browse curated single-family rentals (often already tenanted), buy through Roofstock's brokerage, get matched with pre-vetted PM partners. Free to browse; 0.5% buyer marketplace fee at close (~$1-3k on a typical SFR).
• Mashvisor — market discovery + neighborhood scoring. Heatmaps for cap rate, cash-on-cash, and Airbnb potential by neighborhood. Comparable rental + sales data. Plans range from ~$70-$300/month (as of 2026) depending on data depth.
• PropStream — lead generation. Pull lists of motivated sellers (pre-foreclosure, probate, vacant, tax delinquent), skip-trace to find owner phone + email, run direct mail or cold call campaigns. ~$99/month (as of 2026).

• Roofstock is the easiest path to owning a rental property if you don't want to find or operate it yourself. They handle inventory + brokerage + PM matching. Tradeoff: you're paying retail-plus (asking price + 0.5% buyer fee + the seller's margin since these are flipped or already cash-flowing properties).
• Mashvisor is great for the early "where should I invest?" phase. The heatmaps quickly answer questions like "which Phoenix zip codes have the best Airbnb cash flow?" or "is Memphis or Cleveland better for cash flow?". Once you've picked a market, the per-deal data is less differentiated.
• PropStream is the heavyweight for off-market deal sourcing. If you send direct mail or run cold-call campaigns, PropStream's lists + skip-tracing are the standard. Most wholesalers and serious off-market buy-and-hold investors run on PropStream.

• Roofstock — free to browse the marketplace. 0.5% buyer marketplace fee charged at close (typically $1-3k on an SFR). No monthly subscription.
• Mashvisor — ~$70-300/month depending on plan. The cheaper plans have rate limits and limited geographic coverage; the higher plans unlock full Airbnb data + commercial data.
• PropStream — ~$99/month for the standard plan. Add-ons for skip tracing, list pull volume, and team seats can push it to $150+/mo. No real free tier (trial only).

If you're buying one or two properties a year through Roofstock, the 0.5% fee is the cheapest of the three. If you're actively sourcing 5-10+ deals a year off-market, PropStream pays for itself in one closed deal. Mashvisor's subscription pays off if you're market-shopping across regions; if you're a hometown investor, it's often overkill.

• Just Roofstock — for passive out-of-state SFR investors who want curated inventory + done-for-you PM matching. Simplest path to ownership.
• Mashvisor + your MLS access — for investors who want to pick the right market first, then source on-market deals through a local agent.
• PropStream + your closing team — for active off-market buyers / wholesalers / fix-and-flippers. You source the deal, negotiate, close with a title company.
• Mashvisor + Roofstock — Mashvisor picks the markets, Roofstock has the inventory in those markets. Common combo for first-time out-of-state SFR investors.

None of the three calculates whether a specific property actually cash flows under your assumptions. They surface deals; you still have to underwrite them.

That's the TrueCap job: paste the address, get HUD rent / FRED rate / state property tax pre-filled, override anything you have better data on, run cap rate / CoC / DSCR / cash flow, sensitize the inputs, decide.

Roofstock's listing pro-formas are marketing material — they assume optimistic vacancy + light capex. Mashvisor's neighborhood scores are directional, not deal-specific. PropStream gives you a lead, not an analysis. TrueCap turns any of those inputs into a decision.

• "I want to own a rental without managing the sourcing or operations." Roofstock + a property management partner.
• "I want to figure out which city / neighborhood to invest in." Mashvisor (then go local).
• "I want to find off-market deals + send direct mail." PropStream.
• "I have a deal in hand and want to know if it pencils." TrueCap (free).