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Honest comparison

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 is the pre-purchase underwriting calculator that decides whether the property is a good deal in the first place. Different jobs. Many agents and investors use both.

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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.

FeatureTrueCapRentSpree
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
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
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 — full underwriting math
Yes — tenant pays for screening (typical)
Pricing model
Free; Pro $19/mo
Tenant typically pays $30-40 per application
Shareable read-only analysis
Pro — public URL + 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

  1. Underwrite the deal in TrueCap. Either you (the agent) or your buyer client runs the address. Generates a defensible analysis to share.
  2. Buyer makes the offer + closes.TrueCap's job is done.
  3. List the unit + accept applications in RentSpree. Agent or owner posts the listing; applicants submit + pay for their own screening.
  4. Review screening reports + select a tenant. TransUnion-backed credit, criminal, eviction records arrive in your inbox.
  5. Sign the lease. RentSpree integrates with several lease providers; pair with TurboTenant or Avail for state-specific templates.

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 RentSpree

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

Is TrueCap a RentSpree alternative?
No — different jobs. RentSpree is tenant screening + rental applications for properties you own or manage. TrueCap is pre-purchase underwriting for properties you're considering buying. Agents who help clients with both ends of the workflow often use both.
Does TrueCap screen tenants?
No — we don't pull credit, criminal, or eviction reports. That's FCRA-regulated and outside our scope. For tenant screening, RentSpree, TurboTenant, Avail, RentRedi, or TransUnion direct are the right tools.
Is RentSpree really free?
It's free for the landlord/agent — the tenant typically pays $30-40 per screening package. RentSpree also offers premium tiers for agents that bundle additional tools (e-signature, listing syndication, etc.) starting around $20/month.
RentSpree vs TurboTenant — which one?
TurboTenant bundles screening into a broader landlord stack (listings, applications, leases, rent collection). RentSpree is more focused on screening + applications and is popular with realtors managing rentals on behalf of clients. Both are reasonable for small landlords; agents lean RentSpree.
Can a realtor use both TrueCap + RentSpree?
Yes — that's a common combination. 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 are agent-friendly.

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