Live in one, rent the others. Do the math first.
TrueCap handles the math that makes house hacks unique: owner-occupant break-even bands, FHA 3.5% down, MIP, your-unit subsidy, and the year-2 transition when you move out.
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Why house hacks need a different analyzer
Most calculators treat every deal as pure investment. House hacks aren't — and the wrong math gets you to the wrong answer.
Owner-occupant math, not investor math
Select 'Owner-occupant' propertyType. The engine knows you live in one unit (no rent), so the deal scoring uses the right break-even bands instead of investor-style cash-flow thresholds.
FHA 3.5% down — modeled correctly
Set down payment to 3.5%, mark insurance % to include MIP (~0.55-0.85% annual). The starter 'FHA 3.5% owner-occupant' template on /dashboard/templates pre-fills the right defaults.
Multi-unit revenue, your-unit subsidy
Multi-family mode lets you set rent for each unit individually. Mark one as your unit (zero income, full carrying cost share). See how the rented units offset your housing.
Year-2 plan: move out, rent your unit
House hacks become full rentals when you move out. The 10-year projection (Pro) helps you compare: 'what if I move out year 2 and rent that unit at market?'
The house-hack workflow
- 1Open /dashboard/templates (Pro) and clone the 'House hack' or 'FHA 3.5% owner-occupant' starter — the defaults are already shaped for your strategy.
- 2Paste the listing address (the engine handles 2-4 unit multi-family automatically).
- 3Set per-unit rent for the units you'll rent out. Leave your-unit rent at $0.
- 4Hit Calculate — see your monthly out-of-pocket (the gap between rent collected and total carrying cost). Owner-occupant scoring uses the right break-even bands.
- 5Pro: open the 10-year projection. Model the year-2 transition: move out, rent your unit, watch cash flow swing positive.
- 6Save the deal. When you move out in 12-18 months, re-open and toggle propertyType to multi-family to see the post-transition numbers.
Why house hackers pick TrueCap
- Right math. Owner-occupant scoring uses ±$300/mo break-even bands, not investor $1,000/mo bands. A deal scoring 60+ as an investment might score 80+ as a house hack.
- FHA 3.5% template ready to clone. One click pre-fills the down %, MIP, term, vacancy assumption.
- Per-unit rent. Multi-family mode lets you model each unit independently — the only way to get house-hack math right.
- Transition modeling. See what happens when you move out and rent your unit at market.
- Tax treatment of owner-occupant. The Pro Tax Strategy tab handles the depreciation-on-rental-portion math correctly.
Free analyzer is enough to pick the property.
Free covers monthly out-of-pocket, cap rate, CoC for your live-in year. Pro unlocks the 10-year projection (essential for modeling the year-2 transition), tax strategy, deal score, and the saved-analyses portfolio view.