TrueCap vs Reonomy: residential underwriting vs commercial intelligence
Reonomy is commercial real estate intelligence — property data, owner contact info, debt + transaction history, tenant rosters across 50M+ CRE properties. Used by CRE brokers, lenders, and institutional investors for prospecting + due diligence. TrueCap is a residential rental underwriting calculator — single-family, small multifamily, owner-occupant. Different asset classes, different jobs.
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TL;DR
Use TrueCap when
- You underwrite residential rentals (SFR, small multifamily, owner-occupant).
- You want cap rate, CoC, DSCR, cash flow on specific addresses.
- You're not pursuing commercial deals.
- You want a free tier — no enterprise contract.
Use Reonomy when
- You source commercial real estate deals.
- You need CRE owner contact info for outreach.
- You research CRE debt + transaction history for due diligence.
- You're an institutional investor, broker, or lender working in CRE.
Feature-by-feature
Side-by-side on every dimension that matters for a comparison-shopping investor.
| Feature | TrueCap | Reonomy |
|---|---|---|
Primary asset class | Residential (SFR, small multifamily, owner-occupant) | Commercial (office, retail, industrial, multifamily 5+) |
Primary use | Per-deal underwriting (model cash flow and returns) | CRE property + owner intelligence (find + research) |
Cap rate / CoC / DSCR analysis | Yes — full engine for residential | Not modeled (intelligence only) |
10-year projection | Pro — rent + expense + appreciation | Not modeled |
Starting values (rent/rate/tax) | HUD rent + FRED rate + manual local property tax | CRE property data only |
Commercial property data (50M+ properties) | No — residential focus | Yes — best-in-class CRE coverage |
Owner contact info | No | Yes — phone + email for CRE owners |
Debt + transaction history | No | Yes — mortgage + sale history |
Tenant rosters (CRE) | No | Yes — tenant lookup |
Free tier | Yes — full residential underwriting | Paid only (enterprise pricing) |
Pricing | Free core; paid Pro — see live pricing | Custom (typically $300+/mo enterprise) |
Reonomy details based on publicly available product info as of 2026. See reonomy.com for their current state.
Where investors use both
- If you do residential and commercial. TrueCap for residential underwriting; Reonomy for CRE prospecting + due diligence.
- Purely residential investors. Reonomy is overkill — residential MLS, PropStream, or DealMachine fit better. TrueCap handles the underwriting.
- Purely commercial investors. Reonomy + a CRE-specific underwriting tool (Argus, RealNex). TrueCap isn't built for CRE.
Only need the residential underwriting? How to calculate cap rate covers the formula Reonomy assumes you already know, and what is a good cap rate frames the result against real market ranges. For the full residential underwrite — cap rate, cash-on-cash, DSCR and a 10-year projection — start with the TrueCap analyzer.
Common questions about TrueCap vs Reonomy
Quick answers to the questions investors comparison-shopping these tools actually ask.
Is TrueCap a Reonomy alternative?
Reonomy vs PropStream — which one?
Is Reonomy enterprise-only?
Does Reonomy do underwriting?
Should solo investors care about Reonomy?
Sources & methodology: Feature and pricing rows reflect Reonomy's publicly listed information, last reviewed June 2026. Vendors change features and prices often — verify current details on Reonomy'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 Reonomy'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.
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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.