TrueCap vs Avail: underwrite the deal, then run the rental
Avail is the DIY-landlord stack: list the unit, screen tenants, sign a state-compliant lease, collect rent online, handle maintenance. TrueCap models whether the reviewed assumptions produce cash flow. Many independent landlords use TrueCap during due diligence and Avail after closing.
Free analyzer: no card or signup
TL;DR
Use TrueCap for
- Underwriting before you make an offer.
- Comparing 2–3 deals you're seriously considering.
- 10-year cash flow + appreciation projection.
- Stress-testing rent, vacancy, and rate assumptions.
- Generating a shareable read-only deal analysis for partners or lenders.
Use Avail for
- Listing a vacant unit across major rental sites.
- Online rental applications + TransUnion-powered screening.
- State-specific lease templates with online signing.
- Online rent collection (ACH is free).
- Tenant maintenance requests + ongoing ops.
One way to think about it: TrueCap is the diligence tool you use during the LOI / inspection period. Avail is the operations stack you set up the week after you close.
Feature-by-feature
Most rows show clear specialization — TrueCap for underwrite, Avail for ops. Where both have something, the difference is usually scope.
| Feature | TrueCap | Avail |
|---|---|---|
Lifecycle stage | Pre-purchase — underwrite the deal | Post-purchase — operate the property |
Cap rate / CoC / DSCR analysis | Yes — full engine, free tier | Not modeled |
Cash flow projection | Pro — 10-year with rent + expense + appreciation | Not modeled |
Sensitivity grid | Pro — rent ±10%, vacancy ±5pp, rate ±1pp | Not modeled |
Secondary Screening Index | Free — 0-100 triage score + factor breakdown | Not applicable |
Rental listing distribution | No | Yes — syndicated to Realtor.com, Apartments.com, Zillow, etc. |
Online rental application | No | Yes — customizable forms |
Tenant screening (credit/criminal) | No | Yes — TransUnion-powered |
Online lease signing | No | Yes — state-specific lease templates |
Online rent collection | No | Yes — ACH (free) and card |
Maintenance request workflow | No | Yes — tenant portal |
Pricing (entry tier) | Free for underwriting | Free Unlimited tier + Unlimited Plus ~$7/unit/mo (as of 2026) |
Free tier covers core job | Yes — core cap rate, CoC, DSCR, and cash flow | Yes — listing, basic lease, ACH rent collection |
Starting values (rent, rate, tax) | HUD rent + FRED rate + manual local property tax | Not applicable |
Multi-property dashboard | Yes — portfolio rollup of saved deals | Yes — multi-unit ops dashboard |
Owned by Realtor.com | No (independent) | Yes (since 2020) |
Avail details based on publicly available product info as of 2026. See avail.co for their current state.
The DIY landlord workflow: TrueCap + Avail
- Source the deal (Zillow, MLS, wholesaler, off-market).
- Underwrite in TrueCap. Paste the address; HUD area rent and the FRED owner-occupied rate can pre-fill; property tax remains a manual local input. Check cap rate, CoC, DSCR, monthly cash flow against benchmarks. Sensitize the inputs. Save the deal.
- Verify the material inputs and record your decision. If you proceed, the transaction and closing workflow happens outside TrueCap.
- Set up the property in Avail. List vacant units, accept online applications, screen tenants with TransUnion, sign a state-specific lease online.
- Collect rent + handle ops in Avail. ACH rent collection is free; tenants submit maintenance requests through the portal.
- Annual review back in TrueCap. Re-run the underwrite with actuals from Avail to see how the property is performing vs the original projection — and feed that learning into the next acquisition.
Want to start with just the underwrite? Two free screens — the 1% rule calculator and the gross rent multiplier calculator — size up a listing in seconds, and the full TrueCap analyzer computes cap rate, cash-on-cash, and DSCR from an address. Our guide on 60-second underwriting walks through exactly what to do.
Common questions about TrueCap vs Avail
Quick answers to the questions investors comparison-shopping these tools actually ask.
Is TrueCap an Avail alternative?
Can TrueCap do what Avail's listing or screening does?
Is Avail free? Is TrueCap?
Does Avail's calculator replace TrueCap?
Avail is owned by Realtor.com — does that matter?
Sources & methodology: Feature and pricing rows reflect Avail's publicly listed information, last reviewed June 2026. Vendors change features and prices often — verify current details on Avail'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 Avail'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?
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TrueCap free covers cap rate, CoC, DSCR, NCF, and monthly cash flow and plain read-only share links. Pro adds 10-year cash-flow and equity projections, sensitivity, Offer Ceiling, co-branding, and included PDFs. New one-time PDF checkout is temporarily unavailable. No card to start.