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For rental investors

Know the highest price that still meets your targets before you write the offer.

Paste a listing. In about 60 seconds, 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

Analyze a property freeSee Pro pricing

Free. No account. Your first full decision is included. A free account adds a 21-day trial with 3 Pro deals and 1 comparison, no card.

TrueCap's decision view for the sample deal: the Offer Ceiling beside the asking price, cash flow after reserves, DSCR, and the best next step
Real output from the free sample deal. Run it yourself →

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 investors

House 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 hackers

BRRRR

Research each stage in the analyzer and the BRRRR calculator: rehab budget, ARV, DSCR on the refinance, stabilized returns. No integrated lifecycle model is offered yet.

Read the BRRRR guide

Fix 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. Not a recommended offer; your line, computed.

  • 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.

Compare Free and Pro →

Where the starting numbers come from

  • Rent: HUD Fair Market Rent by county or ZIP when available, labeled as a benchmark to check 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.
Read the methodology →

Common questions

The questions investors ask first.

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 area benchmark (ZIP-level when available, otherwise an FMR area), 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: up to 3 Pro deals and 1 comparison. 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 “Improve accuracy,” 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, up to 3 completed Pro deals and 1 comparison. 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.

Still have a question? Email us.

Paste a listing. See if it works before you write the offer.

Analyze a property free

Working with investor clients as an agent? See TrueCap for agents →