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Honest comparison

TrueCap vs DealMachine: find leads on the street vs underwrite them at the desk

DealMachine is the heavyweight in mobile-first driving for dollars — snap a photo of a distressed property, get owner contact info instantly, send a postcard or skip-trace from your phone. TrueCap is the underwriting calculator that decides whether the addresses DealMachine surfaces actually pencil out. Different jobs; most active off-market buyers use both.

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TL;DR

Use TrueCap when

  • You've found an address and want to know if it cash flows.
  • You want a defensible analysis for a lender or partner.
  • You don't drive for dollars — you source on-market or via wholesalers.
  • You want a free tier that covers real underwriting.

Use DealMachine when

  • You actively drive for dollars and want to capture leads on the spot.
  • You need owner phone/email for direct outreach (skip tracing).
  • You're sending postcards and want automation, not a mail house.
  • You're a wholesaler or active off-market buy-and-hold investor.

Feature-by-feature

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

FeatureTrueCapDealMachine
Primary purpose
Per-deal underwriting calculator
Mobile lead generation + skip-tracing
Cap rate / CoC / DSCR analysis
Yes — full engine, free tier
Not modeled
10-year projection
Pro — rent + expense + appreciation
Not modeled
Tax strategy modeling
Pro — depreciation + interest + after-tax CF
Not modeled
Deal score + verdict
Pro — 0-100 score + plain-English verdict
Not applicable
Address auto-fill (rent/rate/tax)
Yes — HUD + FRED + state property tax
Property data only
Driving for dollars / mobile lead capture
No
Yes — photo + instant owner lookup
Skip tracing (owner phone/email)
No
Yes — built-in
Direct mail campaigns
No
Yes — automated postcards
Property data + lists
Limited (HUD FMR + FRED)
Yes — 150M+ properties, motivated lists
Mobile-first UX
PWA installable
Native app (built for mobile)
Free tier
Yes — full underwriting math
Trial only ($59-99/mo paid)
Pricing (entry tier)
Free; Pro $19/mo
Starter ~$59/mo, Pro ~$99/mo (as of 2026)
Shareable read-only deal link
Pro — public URL + branding
Internal-only data
Lender-ready PDF
Pro — multi-page report
Not the use case

DealMachine details based on publicly available product info as of 2026. See dealmachine.com for their current state.

How active investors use both

  1. Drive for dollars or pull a list in DealMachine. Snap the distressed property; pull owner contact info.
  2. Send direct mail / skip-trace / cold call. DealMachine automates the outreach campaign.
  3. Seller calls back. Now you have an address you might buy.
  4. Underwrite in TrueCap. Paste the address. HUD rent, FRED rate, state tax pre-fill. Run the analysis. Decide max offer.
  5. Make the offer.TrueCap's MAO solver (Pro) gives you a max-bid backed into from your target return.

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 DealMachine

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

Is TrueCap a DealMachine alternative?
Not really — they solve different problems. DealMachine finds motivated-seller leads via mobile driving for dollars + skip-tracing. TrueCap underwrites a specific property once you have an address. Most active off-market buyers use both.
DealMachine vs PropStream — which one?
DealMachine is more mobile-first and best for driving-for-dollars workflows. PropStream is more data-heavy with deeper public records access and richer list-pull filters. Solo investors who hunt on the road lean DealMachine; teams running large mail campaigns from a desk lean PropStream. Some wholesalers run both.
Is DealMachine worth $59-99/month?
Depends on volume. If you're sending 200+ postcards a month or actively driving for dollars several days a week, DealMachine's all-in workflow pays back quickly. If you buy 1-3 properties a year through MLS, both DealMachine and PropStream are overkill. TrueCap's $19/mo Pro is the right spend bracket for solo buy-and-hold investors.
Does DealMachine do underwriting?
No — it surfaces motivated-seller leads and contact info but doesn't model cap rate, DSCR, or cash flow on those leads. You'd use TrueCap, DealCheck, or a spreadsheet to run the numbers after DealMachine finds you a deal.
Can I use DealMachine + TrueCap on the same property?
Yes — that's the recommended workflow for off-market buyers. DealMachine surfaces a distressed property and the owner's contact info, you reach out, get a verbal price, paste the address into TrueCap and run the full underwrite. The MAO solver (TrueCap Pro) gives you a max-bid backed into from your target return.

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