TrueCap vs Cozy: Cozy moved to Apartments.com. Here's what replaced it.
By TrueCap · built by a Philadelphia rental investor
Cozy.co was property management software whose core features were free for landlords: listings, tenant screening and online rent collection. CoStar Group, the owner of Apartments.com, bought Cozy in 2018, and Cozy moved to Apartments.com in mid-2021. Cozy's own answer to what replaced it was Apartments.com's rental tools. TrueCap does a different job: it underwrites a property before you buy it. For listings, screening and rent collection, compare Apartments.com with TurboTenant, Avail or RentRedi. Here's the breakdown.
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TL;DR
Use TrueCap when
- You're evaluating a property before making an offer.
- You want cap rate, DSCR, cash flow, projection.
- You want a free tier that doesn't cap analyses.
To replace what Cozy did
- For listings, applications and rent collection (Cozy's old core): Apartments.com, where Cozy moved, or TurboTenant, Avail or RentRedi.
- For accounting + Schedule E: Stessa, Baselane, or Landlord Studio.
- For tenant screening only: RentSpree.
Feature-by-feature
What Cozy offered, from its own site before it moved, beside what TrueCap does. No row picks a side: Cozy is no longer offered.
| Feature | TrueCap | Cozy |
|---|---|---|
| Status | Active | Moved to Apartments.com in mid-2021 |
| Lifecycle stage | Pre-purchase — underwrite the deal | Was property management software for rentals you own |
| Cap rate / CoC / DSCR analysis | Yes — full engine, free tier | Not on the feature list Cozy published |
| 10-year projection | Pro — rent + expense + appreciation | Not on the feature list Cozy published |
| Starting values (rent/rate/tax) | HUD rent + FRED rate + manual local property tax | Offered rent estimates for pricing a listing |
| Rental listing distribution | No | Listings were syndicated to Doorsteps.com and Realtor.com |
| Online rental application | No | Each listing had a built-in rental application |
| Online rent collection | No | Was free for landlords; tenants paid free from a checking account |
| Tenant screening | No | Credit reports from Experian; background checks via Checkr |
| Free tier | Yes — core cap rate, CoC, DSCR, and cash flow | Core features were free for landlords |
| Pricing | Free core; paid Pro — see live pricing | No subscription; applicants paid for their screening reports |
Cozy details are from Cozy's own site as the Internet Archive saved it: the features page (May 2020), the tenant screening page (September 2020) and the homepage after the move (August 2021). The 2018 purchase is from CoStar Group's announcement.
Replacing Cozy in 2026
- Pre-purchase underwriting. TrueCap's free core screen covers editable cap rate, DSCR, and cash flow; 10-year projections are a Pro feature.
- Listings + applications + rent collection (Cozy's old core). Apartments.com's Rental Manager is where Cozy moved. TurboTenant and Avail each publish a free plan with listings, screening and online rent collection; RentRedi publishes paid plans with unlimited units.
- Accounting + tax-time Schedule E. Stessa, Baselane, or Landlord Studio. Each publishes a free plan; check each pricing page for the plan that includes the Schedule E report.
- Tenant screening only. RentSpree (a $0 Basic plan; screening is priced per report, and you choose whether the applicant pays) or the screening built into TurboTenant or Avail.
Only need the underwriting piece? The free break-even calculator tells you how long a property takes to return your cash, and the full TrueCap analyzer turns an address into cap rate, cash-on-cash return, and DSCR. All of that is free, as Cozy's core features were. Our guide on 60-second underwriting walks through the workflow end-to-end.
Common questions about TrueCap vs Cozy
Quick answers to the questions investors comparison-shopping these tools actually ask.
What happened to Cozy.co?
CoStar Group, the owner of Apartments.com, bought Cozy in 2018. Cozy moved to Apartments.com in mid-2021: by August 2021 its homepage said Cozy had moved to Apartments.com, that most Cozy accounts had moved with it, and that rentals on accounts that were not moved could no longer be managed on Cozy.
Is TrueCap a Cozy alternative?
Not for the work Cozy did. TrueCap calculates cap rate, DSCR and cash flow on a property you're considering buying. For Cozy's actual core (listings, applications, rent collection), look at Apartments.com, TurboTenant, Avail or RentRedi.
What's the best free Cozy alternative for rent collection?
TurboTenant and Avail publish free operational features, while RentRedi publishes flat-rate paid plans for unlimited properties and units. Compare current rent collection, lease, listing, screening, support, and payment terms on each official pricing page before choosing a Cozy replacement.
Did Apartments.com replace Cozy?
Yes, by Cozy's own account. In August 2021 Cozy's homepage said it had moved to Apartments.com and listed the tools there: listings, renter applications with screening reports, leases, rent payments, and expense and maintenance tracking. See Apartments.com's Rental Manager for what it offers today.
Can I use TrueCap + a Cozy replacement together?
Yes. TrueCap's free analyzer covers the underwriting before you buy. TurboTenant and Avail each publish a free plan with listings, screening and online rent collection, the work Cozy's free features did after you bought.
On price, plainly
Tools in this space run from free to well above TrueCap. 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.