TrueCap vs Mashvisor: per-deal math vs market data.
Mashvisor is built around market-level data — heatmaps, ZIP-code Airbnb occupancy, comps. TrueCap is built around per-deal math — should I actually buy this specific property? Different jobs, different price points. Here's when to pick which.
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TL;DR
Pick TrueCap if
- You've found a specific property and need to decide if it pencils.
- You want a free tier that does the full underwriting math.
- You want stress-test sensitivity + tax strategy + exit modeling.
- You prefer transparent open-data sources (HUD, FRED, state tax) you can audit.
- You don't want to pay $$$/mo for market data you may not need.
Pick Mashvisor if
- You're still deciding WHICH market to invest in (heatmaps help).
- You're running an STR strategy and need Airbnb occupancy data.
- You want comparable sales (comps) data built in.
- You want to browse investment-property listings.
Feature-by-feature
Where each tool earns its keep.
| Feature | TrueCap | Mashvisor |
|---|---|---|
| Primary job | Per-deal underwriting — should I buy THIS property? | Market research — WHERE should I invest? |
| Free tier depth | Full underwriting, no signup, no analysis limit | Limited free preview; most data requires paid plan |
| Per-deal cap rate / CoC / DSCR | Yes — live as you type, with inline benchmarks | Yes — alongside market data |
| 10-year projection | Pro — full compounding with depreciation | Available |
| Market-level heatmaps | No — focused on the property in front of you | Yes — neighborhood-level cap rate + rent heatmaps |
| Airbnb / STR market data | Long-term focus; STR-specific fields coming | Strong — pulls Airbnb occupancy + ADR data by ZIP |
| Comparable sales (comps) | No | Yes — included in their data layer |
| Property listings discovery | Not the focus — start with an address you found elsewhere | Yes — investment-property marketplace |
| Tax strategy modeling | Pro — depreciation + interest + bracket-aware after-tax CF | Basic tax view |
| Sensitivity / stress test | Pro — rent ±10%, vacancy ±5pp, rates ±1pp | Not the primary use case |
| Max allowable offer (MAO) solver | Pro — works backward from target return | Not a primary feature |
| Deal score + breakdown | Pro — 0–100 score with per-subscore explanation | Their own metric |
| Free address auto-fill | HUD FMR + FRED + state tax — free, no signup | Behind paywall |
| Sharable read-only deal links | Pro — clean public URL | Account-gated views |
| PDF lender report | Pro — multi-page report | Available |
| Pricing | Free + monthly Pro on /pricing, no card to start | Tiered paid plans, generally $$$ at scale |
Mashvisor details based on publicly available product info as of 2026. See mashvisor.com for their current state.
The honest take
Mashvisor is a great tool for market research and STR-focused strategies. The trade-off is price (their data is expensive to license, so the subscription has to cover that) and depth on the per-deal math (heatmaps tell you which neighborhood; they don't tell you whether THIS specific 3-bed off Market St clears your DSCR target with the lender you're actually talking to).
TrueCap is built for the moment you have an address and need to decide. Free analyzer, no signup wall, real depth on the Pro tier. For long-term rentals especially, the per-deal math is what determines whether you're making money — the heatmaps just told you to look.
Underwriting the next deal? Start free.
TrueCap free covers cap rate, CoC, DSCR, NCF, monthly cash flow — enough to underwrite. Pro unlocks share links, PDF exports, 10-year projections, tax strategy, sensitivity grid, deal score, MAO, and the strategy analyzers. No card to start.