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Honest comparison

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 is the calculator that decides whether the property you're considering will cash flow in the first place. Most independent landlords end up using both — TrueCap during due diligence, Avail after closing.

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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.

FeatureTrueCapAvail
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
Tax strategy modeling
Pro — depreciation + interest + after-tax CF
Not modeled
Deal score + plain-English verdict
Pro — 0-100 score + Strong / Solid / Mixed / Marginal / Negative
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 — full underwriting math
Yes — listing, basic lease, ACH rent collection
Address auto-fill (rent, rate, tax)
Yes — HUD + FRED + state 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

  1. Source the deal (Zillow, MLS, wholesaler, off-market).
  2. Underwrite in TrueCap. Paste the address; HUD rent, FRED rate, and state property tax pre-fill. Check cap rate, CoC, DSCR, monthly cash flow against benchmarks. Sensitize the inputs. Save the deal.
  3. Make the offer and close.
  4. Set up the property in Avail. List vacant units, accept online applications, screen tenants with TransUnion, sign a state-specific lease online.
  5. Collect rent + handle ops in Avail. ACH rent collection is free; tenants submit maintenance requests through the portal.
  6. 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? Try the cap rate calculator, cash-on-cash calculator, or the full TrueCap analyzer. 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?
No — they cover different stages. Avail is post-purchase landlord operations: listing, screening, leases, rent collection, maintenance. TrueCap is pre-purchase underwriting: cap rate, CoC, DSCR, projection, deal score. Most independent landlords end up using both.
Can TrueCap do what Avail's listing or screening does?
No. TrueCap doesn't distribute listings, run credit reports, or store rental applications. Those are FCRA-regulated workflows we don't build. Avail (and similar tools) are the right place for that. TrueCap is explicitly the "decide if the deal works" layer.
Is Avail free? Is TrueCap?
Avail's "Unlimited" tier is free for landlords and includes listings, lease signing, and ACH rent collection. "Unlimited Plus" is ~$7/unit/month (as of 2026) for advanced features. TrueCap is free for the underwriting math; Pro is $19/month for projections, sensitivity, tax strategy, deal score, and share/PDF features. Both have legitimately useful free tiers.
Does Avail's calculator replace TrueCap?
Avail has some basic financial views in their landlord dashboard (rent collected, payment history) but they don't do underwriting — no cap rate, no DSCR, no 10-year projection, no sensitivity, no deal score. Their financial views are for what's happening on properties you own. TrueCap models what will happen on properties you're considering.
Avail is owned by Realtor.com — does that matter?
Functionally not much for most landlords — Realtor.com acquired Avail in 2020 and the product has continued. It does mean listings distribute well through Realtor.com's reach. TrueCap is independent, which some investors prefer for underwriting because we have no listing-side incentive (we don't benefit from any deal happening — only from giving you a good number on it).

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.

See Pro pricingRun a deal now