Honest comparison

TrueCap vs Arrived: direct ownership vs fractional shares

Q: Is TrueCap an Arrived alternative?

Not really — entirely different ownership models. Arrived: fractional shares (passive). TrueCap: underwriting whole rentals you buy directly (active). The decision is which investing model fits.

Q: Why would I buy a rental directly when I could use Arrived?

Three reasons: control over property and market, potentially different direct-ownership tax treatment, and cash-flow control. Depreciation, interest, and 1031 eligibility depend on the property, transaction, and taxpayer; verify them with licensed professionals. Tradeoff: you do the work or pay a PM.

Q: Why would I use Arrived instead of buying a rental directly?

Three reasons: low minimum ($100 vs ~$20k+ down), zero work (no sourcing/underwriting/management), and diversification. Tradeoff: less property control and the investment's own tax reporting rather than every treatment that may apply to direct ownership.

Arrived is a fractional rental investing platform — buy shares of single-family rentals starting at $100, with Arrived handling acquisition, financing, property management, and eventual sale. TrueCap is the underwriting calculator for investors buying rental properties directly with their own financing. Totally different ownership models — but investors deciding between active and passive real estate evaluate both.

See TrueCap pricing

Free analyzer: no card or signup

TL;DR

Use TrueCap when

You want direct ownership and control of the property.
You want direct-property control and will verify depreciation, interest, and any 1031 eligibility with tax professionals.
You're willing to do the underwriting + sourcing work yourself.
You have $20k+ in capital and want to deploy in one property at a time.

Use Arrived when

You want passive exposure to rental income without doing the work.
You want to start with $100, not $20k+.
You're fine giving up depreciation + 1031 for simplicity.
You want diversification across multiple properties without buying them.

Feature-by-feature

Side-by-side on every dimension that matters for a comparison-shopping investor.

Feature	TrueCap	Arrived
Ownership model	Direct ownership of whole property	Fractional shares of a property
Cap rate / CoC / DSCR analysis	Yes — full engine, free tier	Not applicable (you don't own debt)
10-year projection	Pro — rent + expense + appreciation	Forward dividend + appreciation forecast
Secondary Screening Index	Free — 0-100 triage score + factor breakdown	Not applicable
Minimum to start	Down payment on a whole property (~$20-50k typical)	$100 per share
Time commitment	Active — you find, underwrite, close, manage (or hire PM)	Passive — Arrived handles everything
Liquidity	Low — property sale takes months	Limited secondary market (Arrived's platform)
Control over property choice	Total — you pick everything	Curated by Arrived; you pick from their listings
Cash flow vs growth	You design — fixed-rate mortgage, cash-flow focused	Depends on Arrived's deals (mix of yield + appreciation)
Tax reporting	Not modeled in TrueCap; direct owners arrange taxpayer-specific reporting	Investment-specific tax reporting
Pricing / fees	Free core; paid Pro — see live pricing	1% AUM + property mgmt fees baked into yield

Arrived details based on publicly available product info as of 2026. See arrived.com for their current state.

When to use which (or both)

If you want full control + tax benefits → direct ownership. TrueCap helps you underwrite the property; you arrange financing + take ownership.
If you want passive exposure with minimal effort → Arrived. Pick properties from Arrived's marketplace; collect quarterly distributions; let them handle everything.
If you want both → split the portfolio. Many investors run 1-3 direct properties (cash flow + tax benefits) AND keep some money in Arrived (diversification + passive). TrueCap helps with the direct side; Arrived handles the passive side.

Prefer to underwrite a whole property yourself? The free 1% rule calculator gives you a pass/fail read on a single listing; when you want the cap rate and monthly cash flow behind that screen — the numbers Arrived abstracts away — the full TrueCap analyzer derives them from an address. Our guide on 60-second underwriting walks through the workflow end-to-end.

Common questions about TrueCap vs Arrived

Quick answers to the questions investors comparison-shopping these tools actually ask.

Is TrueCap an Arrived alternative?

Not really — they're entirely different ownership models. Arrived sells fractional shares of single-family rentals (passive). TrueCap is the underwriting calculator for investors buying whole rental properties directly (active). The decision isn't which to use — it's which investing model fits you.

Arrived vs Fundrise — which one?

Fundrise is more diversified (commercial + multifamily + residential) and has been around longer. Arrived is single-family-rental-focused and has the lowest minimums ($100). For SFR exposure specifically, Arrived is the more direct play. For diversified real-estate exposure, Fundrise.

Why would I buy a rental directly when I could use Arrived?

Three reasons: control (you pick the property + market), potentially different direct-ownership tax treatment, and cash-flow control. Direct ownership does not guarantee that every deduction or a 1031 exchange applies; eligibility depends on the property, transaction, and taxpayer, so verify it with licensed tax and legal professionals. Tradeoff: you do the underwriting + management work (or pay a PM).

Why would I use Arrived instead of buying a rental directly?

Three reasons: low minimum ($100 vs ~$20k+ for a direct down payment), zero work (no sourcing, no underwriting, no management), and diversification (split your capital across multiple properties without buying multiples). Tradeoff: you give up direct property control and receive the investment's own tax reporting rather than automatically receiving every tax treatment that may apply to direct ownership.

Can I use TrueCap to evaluate an Arrived property?

Not directly — Arrived shares aren't an underwriting problem in TrueCap's sense (you're not modeling cap rate, DSCR, or your own financing). TrueCap is for direct ownership where you control the inputs. For Arrived properties, evaluate them on Arrived's published projections (yield + appreciation forecast) and your own diversification goals.

Sources & methodology: Feature and pricing rows reflect Arrived's publicly listed information, last reviewed June 2026. Vendors change features and prices often — verify current details on Arrived's own site. Where TrueCap claims “sourced defaults,” that refers specifically to an editable HUD area-rent benchmark and the FRED owner-occupied 30-year mortgage-rate benchmark. Property tax is a manual local input with a disclosed generic fallback, not a state-data auto-fill.

On price, plainly

Tools in this space run from free to well above TrueCap — check Arrived's live pricing for their current number. What TrueCap's price buys is the decision layer, not more calculation: an Offer Ceiling under your selected targets, rule-fit results for your Buy Box with reasons, the downside stress test, and assumptions that are source-labeled instead of silently defaulted. Whether that workflow justifies the price depends on your volume, verification process, and existing tools.

Ready to run a real deal and compare the screening results yourself?

Free 60-second analysis with labeled starting assumptions and no signup. Pro calculates the highest modeled Offer Ceiling that still meets your selected targets under the assumptions shown.

Analyze a property free

Underwrite the next deal — free.

TrueCap free covers cap rate, CoC, DSCR, NCF, and monthly cash flow. Pro adds 10-year cash-flow and equity projections, sensitivity, Offer Ceiling, co-branded share links, and PDF reports with Pro; see live pricing for current terms. No card to start.

See Pro pricing Run a deal now