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 (pick property + market), tax benefits (full depreciation, interest deduction, 1031 eligibility), and cash flow scale (100% to you, no shareholder split or PM fees baked in). 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/mgmt), diversification (split capital across properties). Tradeoff: lose control, depreciation, 1031, and yield to fees.

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.

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TL;DR

Use TrueCap when

You want direct ownership and control of the property.
You want full depreciation + interest deduction + 1031 eligibility.
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
Tax strategy modeling	Pro — depreciation + interest + after-tax CF	K-1 distributions; no direct depreciation control
Deal score + verdict	Pro — 0-100 score + plain-English verdict	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 benefits (depreciation, 1031)	Direct — full Schedule E treatment	K-1 pass-through; no 1031 from shares
Pricing / fees	Free; Pro $19/mo (analysis tools)	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.

Want to see just the underwriting half? Try the cap rate calculator or the full TrueCap analyzer. 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), tax benefits (full depreciation, interest deduction, 1031 eligibility), and cash flow scale (a direct rental's monthly cash flow goes to you 100%, not split with other shareholders or eaten by management fees). 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 control, depreciation, 1031 eligibility, and some yield to Arrived's fees.

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.

Underwrite the next deal — free.

TrueCap free covers cap rate, CoC, DSCR, NCF, and monthly cash flow. Pro unlocks projections, sensitivity, tax strategy, exit scenarios, deal score, MAO, PDF exports, and shareable read-only deal links. No card to start.

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