Screen the acquisition free. Model the full flip with Pro.
Run the rental fallback screen free. Pro adds ARV, rehab, holding costs, profit, break-even ARV, sensitivity, and Offer Ceiling.
Free screen: no card or signup
What flippers actually use TrueCap for
Four questions every flip pivots on. TrueCap answers each of them in seconds.
Estimate rehab cost without a contractor walk
Sq-ft-based defaults for cosmetic, kitchen, bath, and systems work. Mid-market 2024-26 contractor pricing. Override line-by-line if you have actual bids.
Solve an Offer Ceiling at your target margin
Offer Ceiling = (ARV × target margin) − rehab − closing − holding − selling. It is the highest modeled acquisition price that meets the target margin under the assumptions shown, and updates as ARV or rehab changes.
Stress-test before you commit
Sensitivity grid shows how the deal looks if ARV comes in 10% low, rehab is 20% over, or holding stretches an extra month. The 'will this still pencil?' answer in one screen.
Compare flip vs hold for the same property
Pro models both: flip net profit vs 10-year cash flow + appreciation on a buy-and-hold. Sometimes the BRRRR is the better play and the analyzer makes that obvious.
Every number a flip pivots on
| Metric | What it tells you |
|---|---|
| ARV (After Repair Value) | Projected sale price after the renovation |
| Total rehab cost | Sum of all renovation work + contingency |
| Total holding cost | Mortgage + tax + insurance + utilities × hold months |
| Selling cost | Agent commission + closing costs at the sale |
| Net profit | ARV − everything above − purchase price |
| Cash-on-cash ROI | Net profit ÷ total cash deployed |
| Annualized ROI | Adjusts ROI for the hold length — makes 3-month vs 12-month flips comparable |
| Break-even ARV | The ARV at which net profit hits zero. Your worst-case appraisal target. |
| Offer Ceiling | Highest modeled acquisition price that meets the target margin under the assumptions shown |
Why flippers pick TrueCap
- The Offer Ceiling + sensitivity grid combination shows the highest modeled acquisition price that meets the target margin and how changes to the entered assumptions affect the result.
- Rehab estimator with sq-ft-based defaults for cosmetic, kitchen, bath, systems. Mid-market 2024-26 pricing so you can ballpark before getting a contractor on-site.
- Flip vs BRRRR side-by-side on the same property. Sometimes the right answer is to hold what you would have flipped.
- Shareable links to send the underwrite to your hard-money lender or capital partner.
Tools and guides flippers reach for first
Pre-offer, anchor your rehab budget with the how-to-estimate-rehab-costs guide and stress-test the buy with the BRRRR calculator as a hold-instead alternative. If you're hunting deeper discounts, the playbook on finding off-market properties transfers directly. Post-rehab, the cap rate calculator confirms the comps you're pricing into.
Screen the acquisition free. Unlock the flip model when you need it.
Free shows the rental fallback metrics for the property. Pro unlocks the Fix & Flip analyzer, Offer Ceiling, sensitivity, BRRRR modeling, and the full rehab estimator.