Know the highest price that still meets your targets before you write the offer.
Paste a listing. See whether the rental works at asking, whether it meets your Buy Box, the Offer Ceiling for your targets, and what could break the deal. Every assumption is labeled and yours to change.
Cash flow · Cap rate · Cash-on-cash return · DSCR · Deal score · Offer Ceiling
A listing link fills in the address. You enter the asking price and bedrooms; a paid Pro or Agent Pro plan can fill them.
Free. No account. Your first full decision is included. A free account adds a 21-day trial with 3 Pro analyses and 1 comparison, no card. A rerun with changed inputs counts as a new analysis.
Pick your strategy
The analyzer is the same; each page shows how the numbers apply to the way you buy.
Buy-and-hold
Stabilized rentals for cash flow and equity: cap rate, cash-on-cash, DSCR, downside, the Offer Ceiling, and a 10-year projection.
For buy-and-hold investorsHouse hacking
Two to four units, owner-occupied: your unit's cost against the rent from the others, with low-down-payment financing modeled honestly.
For house hackersBRRRR
Research each stage with the rehab estimator, the ARV calculator and the analyzer: rehab budget, ARV, DSCR on the refinance, stabilized returns. No integrated lifecycle model is offered yet.
Read the BRRRR guideFix and flip
Rehab, ARV, and 70%-rule screening for early research. A complete flip model also needs time, financing, and selling costs; the guide says where.
Read the 70% rule guide
Free screens the deal. Pro answers four questions on every deal.
- Does it meet my Buy Box?
- Your cash-flow, cash-on-cash, DSCR, cap-rate, and price targets, checked on every deal with the reason for a miss.
- What is my Offer Ceiling?
- The highest price that still meets your targets under the assumptions shown.
- What could make it fail?
- Rent, vacancy, rate, and price stressed against the assumptions that drive the decision.
- Can I defend it?
- Save unlimited deals, compare up to four, and hand a lender or partner a report with the assumptions and risks intact.
Where the starting numbers come from
- Rent
- HUD rent benchmark (ZIP-level when available, otherwise the HUD Fair Market Rent area; when an address has no county match, a statewide HUD figure, labeled as such). Check it against local comps.
- Mortgage rate
- FRED 30-year fixed mortgage series, with its date shown; replace it with your lender's quote.
- Property tax
- TrueCap does not auto-fill property tax from a state average or parcel source.A blank property-tax field uses a TrueCap default of 1.1% of purchase price — replace it with your local number.
The questions investors ask first.
Still have a question? Email us.
Why not just use a free calculator?
Most free calculators stop at metrics. Your first TrueCap decision also shows Buy Box fit, the Offer Ceiling (the highest price that still meets your targets), downside checks, and next steps.
What does the auto-fill provide?
Rent starts from a HUD benchmark (ZIP-level when available, otherwise the HUD Fair Market Rent area; when an address has no county match, a statewide HUD figure, labeled as such), not a property-specific rent comp. The rate starts from FRED's national 30-year benchmark, not an investor lender quote. Property tax is a local number: enter the annual bill or a reviewed rate. Until you do, the model labels its 1.1% tax assumption as a default to replace. Swap every starting assumption for property-specific evidence before you act on a decision.
Is TrueCap really free?
Yes. Your first complete decision needs no account or card. Create an account for a 21-day free trial with no card: 3 Pro analyses and 1 comparison. A rerun with changed inputs counts as a new analysis. Pro is for knowing what to offer on every deal: Buy Box fit, the Offer Ceiling, downside checks, comparisons, and reports.
Do I need a credit card?
No. The first complete decision needs no signup or card. Creating an account starts a 21-day free trial with no payment method and no automatic subscription.
Can I edit the assumptions?
Yes. Every number is editable. TrueCap starts rent and rate from labeled HUD and FRED benchmarks, keeps property tax as your local input, and marks every default so you can replace it. Change financing, expenses, and growth under “Review assumptions,” then rerun.
When should I upgrade to Pro?
Upgrade when you want the Offer Ceiling and downside checks on every deal after the free trial, plus saved deals you can edit, comparisons, your Buy Box, and reports. Monthly Pro can be cancelled anytime.
How does the free trial work?
Create an account and you get 21 days, 3 Pro analyses and 1 comparison. A rerun with changed inputs counts as a new analysis. No card is collected, nothing auto-renews, and checkout shows the amount before a paid subscription begins.
Is this financial advice?
No. TrueCap applies documented formulas to your inputs and labeled benchmarks. Every assumption is editable, every output is an estimate, and the decision is yours.
Paste a listing. See if it works before you write the offer.
Working with investor clients as an agent? See TrueCap for agents