TrueCap vs RentSpree: underwrite the deal vs screen the tenant
By TrueCap · built by a Philadelphia rental investor
RentSpree is a rental platform for agents and landlords: listings, rental applications, TransUnion screening reports and online rent collection. TrueCap models the property's pre-purchase economics from user-reviewed assumptions. Different jobs; an agent or investor can 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, Deal score.
- 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) | Listings, rental applications, tenant screening and online rent collection |
| Cap rate / CoC / DSCR analysis | Yes — full engine, free tier | A free cap rate calculator on its site; no deal analysis on its plan comparison |
| 10-year projection | Pro — rent + expense + appreciation | Not on RentSpree's plan comparison |
| Deal score (0–100) | Free — 0–100 score with 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: credit report and background check from TransUnion |
| Online rental applications | No | Yes, on every plan, including the free Basic plan |
| Eviction records check | No | Yes: eviction history from TransUnion in each report |
| Agent / brokerage workflow | Agent Pro adds a client roster and Buy Boxes you assign to clients (up to 12 per account) | RentSpree PRO is sold for real estate agents: profile page, reviews and reference checks |
| Free tier | Yes — core cap rate, CoC, DSCR, and cash flow | Yes: Basic is $0 a month with listings, applications and online rent collection; screening is charged per report |
| Pricing model | Free core; paid Pro — see live pricing | $39.99 or $49.99 per screening report, paid by the applicant or the landlord; paid plans from $6.99 a month billed annually (as of October 2026) |
| Shareable read-only analysis | Free — read-only public link; Pro adds co-branding | N/A |
RentSpree details checked in October 2026 against RentSpree's pricing page. See RentSpree for current plans and fees.
How TrueCap and RentSpree fit together
- Underwrite the deal in TrueCap. Either you (the agent) or your buyer client runs the address. The result is an analysis you can share by read-only link.
- Buyer makes the offer + closes. TrueCap's job is done.
- List the unit + accept applications in RentSpree. Agent or owner posts the listing; applicants apply, and you choose whether they pay for the screening report.
- Review screening reports + select a tenant. The report covers credit, background and eviction history from TransUnion.
- Sign the lease. RentSpree's paid plans let you upload a lease and collect e-signatures.
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, the asking price and a bedroom count, 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?
No. They do different jobs. RentSpree is listings, rental applications, tenant screening and rent collection for properties you own or manage. TrueCap is pre-purchase underwriting for properties you're considering buying. An agent who helps clients with both ends of the workflow can use both.
Does TrueCap screen tenants?
No — we don't pull credit, criminal, or eviction reports. That's FCRA-regulated and outside our scope. RentSpree, TurboTenant and RentRedi all sell tenant screening.
Is RentSpree really free?
The Basic plan is $0 a month and includes listing syndication, rental applications and online rent collection. A screening report costs $39.99 (standard) or $49.99 (comprehensive), and you choose whether the applicant or you pay. Paid plans run from $6.99 a month (Landlord PRO, billed annually) to $19.99 a month (RentSpree PRO, billed monthly). RentSpree charges the landlord $3 per recurring rent payment, waived on Landlord PRO. Prices as of October 2026.
RentSpree vs TurboTenant — which one?
Both cover listings, applications, screening and online rent collection on a free plan. TurboTenant's paid plans add state-specific leases and e-signatures (Essentials) and accounting tools (Pro). RentSpree's Landlord PRO adds e-signatures, financial reporting and maintenance requests, and RentSpree PRO adds tools for real estate agents. Compare both pricing pages for the features you need.
Can a realtor use both TrueCap + RentSpree?
Yes. Use TrueCap to underwrite + send a deal analysis to your buyer client at the showing; use RentSpree to screen tenants once they own the property and it's time to fill the unit. Both sell a plan built for agents.
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 for your targets, Buy Box fit 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.
Screening listings for investor clients? TrueCap for agents keeps a client roster and screens each deal against the Buy Box of the client you assign it to.
Underwrite the next deal — free.
TrueCap free covers cap rate, CoC, DSCR, and monthly cash flow. Your first complete decision also includes the Offer Ceiling. Pro adds 10-year cash-flow and equity projections, sensitivity, the Offer Ceiling, co-branded share links and PDF reports; see live pricing for current terms. No card to start.
About TrueCap
TrueCap is built by one person, a rental investor in Philadelphia. It started as the tool he wanted for his own underwriting — a way to get from an address to a source-labeled first-pass answer — and it's still how he runs the deals he considers.