Honest comparison
TrueCap vs DealCheck: which rental analyzer fits you?
DealCheck has been a great option for investors for years. We built TrueCap because we wanted some things DealCheck doesn't do — and because we believe the free tier should be honestly useful, not a trial wall. Here's the honest comparison so you can pick the right tool for your style.
No card · No signup needed to use the analyzer · Cancel anytime
TL;DR
Pick TrueCap if
- You want a fully usable free tier with no analysis limits.
- Your free analyses should feel like the real product, not a teaser.
- You want explicit benchmarks ("Above 8% — top quartile") inline with each metric.
- You want a portfolio rollup across saved deals.
- You want a deal score with a plain-English breakdown.
- You prefer transparent open-data sources (HUD, FRED, state tax) you can audit.
Pick DealCheck if
- You want native iOS + Android apps (TrueCap is PWA-only today).
- You're heavily invested in listing-import workflows.
- You already have a paid DealCheck plan and the muscle memory.
- You want a tool with a longer track record in the BRRRR community.
Feature-by-feature
Where we have one, where they have one, where it's a wash.
| Feature | TrueCap | DealCheck |
|---|---|---|
Free tier depth | Full underwriting (cap rate, CoC, DSCR, NCF, monthly cash flow) — no signup | Limited free analyses per month; signup required |
Address auto-fill | HUD rent + FRED rate + state property tax, live | Property auto-import from listing sites |
10-year projection | Pro — full rent + expense + appreciation compounding | Built-in; one of the strongest views |
Tax strategy modeling | Pro — depreciation, interest deduction, after-tax CF, bracket-aware | Basic tax view |
Exit scenarios | Pro — sell-at-year-N modeling with equity + IRR | Available |
Sensitivity grid (stress test) | Pro — rent ±10%, vacancy ±5pp, rates ±1pp in one view | Not a primary feature |
Max allowable offer (MAO) solver | Pro — works backward from target return | Available |
BRRRR analyzer | Yes — capital-recovered focus + ARV-driven refi math | Yes — long-standing BRRRR support |
Fix-and-flip analyzer | Yes — ARV, holding cost, profit modeling | Yes |
Shareable read-only deal links | Pro — clean public URL with metrics + branding | Available in some tiers |
PDF report export | Pro — multi-page lender-ready report | Yes — long-standing PDF feature |
Mobile-first UX | Designed mobile-first — works great at the showing | Has mobile apps (iOS + Android) |
Saved deal portfolio rollup | Yes — total CF, weighted cap rate across saved deals | List view; no portfolio aggregate |
Cash flow waterfall visualization | Yes — see where every rent dollar goes | Standard line-item breakdown |
Deal score + plain-English verdict | Pro — 0-100 score with subscore breakdown + explanation | Color-coded indicators |
Open data sources cited | HUD FMR + FRED + state tax — every assumption traceable | Listing-import + custom data |
Pricing transparency | Free + monthly Pro on /pricing, no card to start | Tiered plans (Starter / Plus / Premium) |
Native iOS/Android apps | PWA — installable to home screen, no app-store delay | Native apps |
Pricing, plan limits, and exact feature availability change. DealCheck details based on publicly available product info as of 2026. See dealcheck.io for their current state.
When investors actually switch to TrueCap
- "I want the free tier to actually be useful." TrueCap's free analyzer is the full thing — cap rate, CoC, DSCR, NCF, address auto-fill, every operating expense, all of it. No signup wall, no analysis count limit. Pro adds power (sensitivity, exit scenarios, tax strategy, share links, PDFs) but the underwriting itself is free.
- "I want benchmarks inline, not in a separate doc." Every metric tile shows you what tier you're in ("Above 8% — top quartile") without leaving the analysis. Pulls from the same engine that drives the score.
- "I run a portfolio." Saved deals get a rollup header (total cash flow / weighted cap rate / weighted CoC) — feels like running a book, not a notebook.
- "I want to understand the score, not just trust it." Click "Why this score?" on any analysis and see the contribution from each subscore plus what would move the number.
Try TrueCap free — see if it fits your workflow.
Free covers cash-flow analysis (cap rate, CoC, DSCR, NCF) — enough to underwrite. Pro unlocks share links, PDF exports, 10-year projections, tax strategy, sensitivity, deal score, MAO, and the strategy analyzers. No card to start. Cancel anytime.