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Honest comparison

TrueCap vs Cozy: Cozy shut down. Here's what replaces it.

Cozy.co was a free landlord ops platform — listings, online applications, rent collection — until Apartments.com acquired and shut it down in 2022. If you landed here looking for an alternative, the honest answer is: no single tool replaced it. TrueCap covers pre-purchase underwriting (a Cozy didn't do that), and you'd pair it with TurboTenant, Avail, or RentRedi for the operations Cozy used to handle. Here's the breakdown.

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TL;DR

Use TrueCap when

  • You're evaluating a property before making an offer (Cozy didn't do this).
  • You want cap rate, DSCR, cash flow, projection.
  • You want a free tier that doesn't cap analyses.

Use Cozy when

  • For listings + applications + rent collection (Cozy's old core): TurboTenant, Avail, or RentRedi.
  • For accounting + Schedule E: Stessa, Baselane, or Landlord Studio.
  • For tenant screening only: RentSpree.

Feature-by-feature

Side-by-side on every dimension that matters for a comparison-shopping investor.

FeatureTrueCapCozy
Status
Active
Shut down June 2022
Lifecycle stage
Pre-purchase — underwrite the deal
Was post-purchase landlord ops
Cap rate / CoC / DSCR analysis
Yes — full engine, free tier
Not modeled (was ops only)
10-year projection
Pro — rent + expense + appreciation
Not modeled
Address auto-fill (rent/rate/tax)
Yes — HUD + FRED + state property tax
Not applicable
Rental listing distribution
No
Was syndicated to Apartments.com etc.
Online rental application
No
Was customizable
Online rent collection
No
Was ACH free
Tenant screening
No
Was TransUnion-backed
Free tier
Yes — full underwriting math
Was free
Pricing
Free; Pro $19/mo
Was free (shut down)

Cozy details based on publicly available product info as of 2026. See cozy.co for their current state.

Replacing Cozy in 2026

  1. Pre-purchase underwriting (Cozy never did this). Use TrueCap (free). Cap rate, DSCR, cash flow, projection.
  2. Listings + applications + rent collection (Cozy's old core). TurboTenant (most Cozy-like free tier), Avail (Realtor.com-owned), or RentRedi.
  3. Accounting + tax-time Schedule E. Stessa, Baselane, or Landlord Studio. All have free or low-cost tiers.
  4. Tenant screening only. RentSpree (tenant pays, free for landlord) or any of the above bundled solutions.

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 Cozy

Quick answers to the questions investors comparison-shopping these tools actually ask.

What happened to Cozy.co?
Cozy.co was acquired by Apartments.com (a CoStar Group property) in 2018 and shut down in June 2022. Users were migrated to Apartments.com Rental Manager, which kept some of Cozy's core features (listings, applications, rent collection) under the Apartments.com brand. Many ex-Cozy users found the migration painful and went elsewhere.
Is TrueCap a Cozy alternative?
Only for the underwriting part — TrueCap calculates cap rate, DSCR, cash flow on a property you're considering buying. Cozy never did that. For Cozy's actual core (listings, applications, rent collection), you'll want TurboTenant, Avail, or RentRedi.
What's the best free Cozy alternative for rent collection?
TurboTenant has the strongest free tier (free ACH rent collection, free basic lease, free listings). Avail also has a free tier with free ACH. RentRedi is more feature-rich but charges (~$20/month). For most ex-Cozy users, TurboTenant is the closest free replacement.
Did Apartments.com replace Cozy?
Technically yes — Apartments.com Rental Manager kept the listings + applications + rent collection workflow. Many ex-Cozy users felt the rebrand was awkward and the UX worse. The free tier is more limited than Cozy's was. If you tried it and it didn't work, TurboTenant or Avail are typically the next stops.
Can I use TrueCap + a Cozy replacement together?
Yes — that's the recommended stack. TrueCap (free) for pre-purchase underwriting, plus TurboTenant or Avail (free) for post-purchase ops. Together they replicate Cozy's old free-tier coverage and add the underwriting layer Cozy never had.

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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