TrueCap vs RentSpree: underwrite the deal vs screen the tenant
RentSpree is the go-to tenant screening service for real-estate agents and small landlords — TransUnion credit + criminal + eviction reports, online rental applications, agent-friendly workflow. TrueCap models the property's pre-purchase economics from user-reviewed assumptions. Different jobs. Many agents and investors use both.
Free analyzer: no card or signup
TL;DR
Use TrueCap when
- You're underwriting a property before making an offer.
- You're an agent sending a deal analysis to a buyer client.
- You want cap rate, DSCR, projection, Screening Index.
- You're not the one screening the tenant.
Use RentSpree when
- You own the property (or manage it for an owner) and need to screen applicants.
- You want TransUnion-backed credit + criminal + eviction reports.
- You want tenants to pay for their own application + screening.
- You're a realtor managing rentals on behalf of clients.
Feature-by-feature
Side-by-side on every dimension that matters for a comparison-shopping investor.
| Feature | TrueCap | RentSpree |
|---|---|---|
Primary use | Pre-purchase underwriting (cap rate, DSCR, cash flow) | Tenant screening + rental applications |
Cap rate / CoC / DSCR analysis | Yes — full engine, free tier | Not modeled |
10-year projection | Pro — rent + expense + appreciation | Not modeled |
Secondary Screening Index | Free — 0-100 triage score + factor breakdown | Not applicable |
Starting values (rent/rate/tax) | HUD rent + FRED rate + manual local property tax | Not applicable |
Tenant credit / criminal reports | No | Yes — TransUnion-backed |
Online rental applications | No | Yes — customizable |
Eviction records check | No | Yes — court records |
Agent / brokerage workflow | Yes — agent persona page exists | Yes — built for realtor-managed rentals |
Free tier | Yes — core cap rate, CoC, DSCR, and cash flow | Yes — tenant pays for screening (typical) |
Pricing model | Free core; paid Pro — see live pricing | Tenant typically pays $30-40 per application |
Shareable read-only analysis | Free — read-only public link; Pro adds co-branding | N/A |
RentSpree details based on publicly available product info as of 2026. See rentspree.com for their current state.
How agents + landlords use both
- Underwrite the deal in TrueCap. Either you (the agent) or your buyer client runs the address. Generates a defensible analysis to share.
- Buyer makes the offer + closes. TrueCap's job is done.
- List the unit + accept applications in RentSpree. Agent or owner posts the listing; applicants submit + pay for their own screening.
- Review screening reports + select a tenant. TransUnion-backed credit, criminal, eviction records arrive in your inbox.
- Sign the lease. RentSpree integrates with several lease providers; pair with TurboTenant or Avail for state-specific templates.
Need only the underwriting half to send a client? Cap rate vs cash-on-cash vs DSCR explains in plain language which number answers which question — handy when a buyer asks why the deal works. The full TrueCap analyzer produces all three from an address, in an analysis you can share.
Common questions about TrueCap vs RentSpree
Quick answers to the questions investors comparison-shopping these tools actually ask.
Is TrueCap a RentSpree alternative?
Does TrueCap screen tenants?
Is RentSpree really free?
RentSpree vs TurboTenant — which one?
Can a realtor use both TrueCap + RentSpree?
Sources & methodology: Feature and pricing rows reflect RentSpree's publicly listed information, last reviewed June 2026. Vendors change features and prices often — verify current details on RentSpree's own site. Where TrueCap claims “sourced defaults,” that refers specifically to an editable HUD area-rent benchmark and the FRED owner-occupied 30-year mortgage-rate benchmark. Property tax is a manual local input with a disclosed generic fallback, not a state-data auto-fill.
On price, plainly
Tools in this space run from free to well above TrueCap — check RentSpree's live pricing for their current number. What TrueCap's price buys is the decision layer, not more calculation: an Offer Ceiling under your selected targets, rule-fit results for your Buy Box 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.
Ready to run a real deal and compare the screening results yourself?
Free 60-second analysis with labeled starting assumptions and no signup. Pro calculates the highest modeled Offer Ceiling that still meets your selected targets under the assumptions shown.
Underwrite the next deal — free.
TrueCap free covers cap rate, CoC, DSCR, NCF, and monthly cash flow. Pro adds 10-year cash-flow and equity projections, sensitivity, Offer Ceiling, co-branded share links, and PDF reports with Pro; see live pricing for current terms. No card to start.