TrueCap vs BatchLeads: find motivated sellers vs underwrite the deals
By TrueCap · built by a Philadelphia rental investor
BatchLeads is a lead-generation + skip-tracing + list-pulling platform: pull motivated-seller lists, get owner contact info, and send direct mail. PropStream announced its acquisition of BatchLeads on July 7, 2025; the two are still sold separately. TrueCap is the underwriting calculator you'd use after BatchLeads surfaces a property.
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TL;DR
Use TrueCap when
- You have an address and want to underwrite it.
- You want cap rate, DSCR, cash flow, projection.
- You're not running off-market direct mail campaigns.
- You want a free tier with no monthly cap.
Use BatchLeads when
- You source off-market deals through direct mail and outbound campaigns.
- You need motivated-seller lists (quick filters, preforeclosure info, expired and canceled listings).
- You need list stacking (overlay multiple lists).
- You want owner phone numbers and emails included on every plan.
Feature-by-feature
Side-by-side on every dimension that matters for a comparison-shopping investor.
| Feature | TrueCap | BatchLeads |
|---|---|---|
| Primary purpose | Per-deal underwriting calculator | Lead gen + skip-tracing + list-pulling |
| Cap rate / CoC / DSCR analysis | Yes — full engine, free tier | Free standalone calculators; its rental calculator lists cash flow, cap rate, cash-on-cash and DSCR. Underwriting is not the core workflow |
| 10-year projection | Pro — rent + expense + appreciation | Its rental calculator has an optional appreciation step; no year-by-year projection is listed |
| Deal score (0–100) | Free — 0–100 score with factor breakdown | BatchRankAI flags homes most likely to sell (limited on Growth); it scores leads, not deals |
| Starting values (rent/rate/tax) | HUD rent + FRED rate + manual local property tax | Property data, rental estimates and comps |
| Motivated-seller lists | No | Yes: motivated-seller quick filters, preforeclosure info, expired and canceled listings |
| Skip tracing | No | Yes — owner phone + email |
| Direct mail + SMS campaigns | No | Yes: direct mail built in; SMS through a third-party integration, not on Growth |
| Stacked / multi-criteria lists | No | Yes: list stacking and deduplication |
| Free tier | Yes — core cap rate, CoC, DSCR, and cash flow | 7-day free trial; plans from $119 a month billed monthly (as of October 2026) |
| Pricing (entry tier) | Free core; paid Pro — see live pricing | Growth $119 a month billed monthly, with owner phone numbers and emails included (as of October 2026) |
| Shareable read-only deal link | Free — read-only public link; Pro adds co-branding | Print-ready comp reports to share with sellers and buyers; its free calculator lets you export the data |
BatchLeads details checked against batchleads.io's pricing, feature, and rental property calculator pages in October 2026. See BatchLeads' pricing page for current plans.
How BatchLeads and TrueCap fit together
- Pull motivated-seller lists in BatchLeads. Use its quick filters, preforeclosure info, and expired or canceled listings. Stack lists as needed.
- Skip-trace + outreach (mail / calls / SMS). BatchLeads includes owner contact data on every plan and direct mail in the app; SMS runs through a third-party integration on its higher plans.
- Seller responds with an address. Now you have a real deal.
- Underwrite in TrueCap. Paste the address; review the editable HUD rent and FRED rate benchmarks, enter local property tax, then run cap rate / DSCR / cash flow.
- Verify, then record your decision. Use TrueCap's Offer Ceiling (in your first free decision) to find the highest price that still meets your targets.
Need to triage a list before you start dialling? Work out your maximum bid on a distressed lead with the free 70% rule calculator, then paste the address into the full TrueCap analyzer for cap rate, DSCR, and cash flow. Our guide on 60-second underwriting walks through the workflow end-to-end.
Common questions about TrueCap vs BatchLeads
Quick answers to the questions investors comparison-shopping these tools actually ask.
Is TrueCap a BatchLeads alternative?
No — they solve different problems. BatchLeads finds motivated-seller leads and gives you owner contact info. TrueCap underwrites the property once you have the address. The two do different jobs and can be used together.
BatchLeads vs PropStream — which one?
PropStream announced its acquisition of BatchLeads on July 7, 2025, and the two are still sold as separate products. Which one costs less depends on the plan and the billing term, so compare the two current pricing pages. BatchLeads' plan table lists list stacking, direct mail, and owner contact data on every plan.
Does BatchLeads underwrite deals?
Its core job is leads and contact data. BatchLeads also publishes free standalone calculators: its rental property calculator lists cash flow, NOI, cash-on-cash return, cap rate, and DSCR. TrueCap adds labeled starting values, a Deal score, and, in your first free decision, the Offer Ceiling: the highest price that still meets your targets.
How does TrueCap's address auto-fill compare to BatchLeads' property data?
Different scope. BatchLeads says it covers more than 150 million U.S. properties, with property characteristics, sale history, loan information, and preforeclosure info. TrueCap provides editable HUD rent and FRED owner-occupied rate benchmarks while keeping property tax as a manual local input. The two products serve different, potentially complementary jobs.
Can I use BatchLeads + TrueCap together?
Yes — BatchLeads surfaces off-market leads, and TrueCap screens the assumptions you enter. The Deal score helps you triage the list, and the Offer Ceiling shows the highest price that still meets your targets.
On price, plainly
Tools in this space run from free to well above TrueCap — check BatchLeads's live pricing for their current number. What TrueCap's price buys is the decision layer, not more calculation: an Offer Ceiling for your targets, Buy Box fit 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.
Screening listings for investor clients? TrueCap for agents keeps a client roster and screens each deal against the Buy Box of the client you assign it to.
Underwrite the next deal — free.
TrueCap free covers cap rate, CoC, DSCR, and monthly cash flow. Your first complete decision also includes the Offer Ceiling. Pro adds 10-year cash-flow and equity projections, sensitivity, the Offer Ceiling, co-branded share links and PDF reports; see live pricing for current terms. No card to start.
About TrueCap
TrueCap is built by one person, a rental investor in Philadelphia. It started as the tool he wanted for his own underwriting — a way to get from an address to a source-labeled first-pass answer — and it's still how he runs the deals he considers.