TrueCap vs Roofstock: marketplace vs independent underwrite
Roofstock's current site offers services for individual real-estate investors. TrueCap is a separate calculator: it does not sell or certify a property, but it lets you model a potential acquisition using assumptions you can inspect and replace. Confirm Roofstock's current service and transaction terms directly.
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TL;DR
Use TrueCap when
- You want an independent underwrite of a Roofstock listing.
- You want to compare a Roofstock deal to a non-Roofstock deal head-to-head.
- You want to replace third-party assumptions with property-specific evidence and test a range.
- You want a 10-year cash-flow and equity projection, not a year-one snapshot.
- You want a Screening Index with a transparent breakdown.
Use Roofstock when
- Its current individual-investor service matches the transaction or ownership support you need.
- You have reviewed the current fees, agreements, diligence materials, and service providers.
- You understand which work Roofstock performs and which remains your responsibility.
- You have independently verified the property-specific financial assumptions.
Treat any seller, marketplace, manager, or calculator pro forma as a model rather than a promise. Verify the evidence behind rent, taxes, insurance, financing, vacancy, management, maintenance, and capital reserves, then sensitivity-test the assumptions before deciding.
Feature-by-feature
TrueCap provides an underwriting model; Roofstock's current individual-investor services should be confirmed on its official site.
| Feature | TrueCap | Roofstock |
|---|---|---|
Primary purpose | Per-deal underwriting calculator | Individual-investor real-estate services; confirm current offering |
Cost to use | Free core and paid Pro — see live pricing | Service and transaction dependent — confirm current terms |
Underwriting perspective | Separate model using editable assumptions | Materials and analysis vary by current service |
Cap rate / CoC / DSCR | Calculated from the assumptions entered | Confirm the metrics included in the current offering |
Editable assumptions | Rent, vacancy, management, reserves, taxes, financing, and more | Depends on the current product or transaction workflow |
10-year projection | Pro — rent, expense, appreciation, and equity scenarios | Confirm the analysis included in the current offering |
Sensitivity grid (stress test) | Pro — rent ±10%, vacancy ±5pp, rate ±1pp | Not modeled |
Screening Index with breakdown | Free — 0-100 screening score with subscore drill-down | Confirm any rating methodology in the current offering |
Starting data sources | Editable HUD rent and FRED rate benchmarks; manual local property tax | Review the sources and dates in the relevant materials |
Transaction services | No — analysis only | Depends on the current individual-investor service |
Property discovery | No inventory; analyze a supported address or enter inputs manually | Depends on the current individual-investor service |
Property management connection | Not included | Confirm availability and terms for the property |
Property coverage | Supported U.S. addresses with manual input fallback | Service and property dependent |
Shareable read-only deal link | Free read-only public link; Pro adds co-branding | Confirm what can be shared from the current service |
PDF report export | Included with Pro | Confirm available documents for the current service |
Mobile-first UX | PWA — install to home screen | Mobile-friendly web app |
Roofstock details based on publicly available product info as of 2026. See Roofstock's official individual-investor page for their current state.
How to review a property with your own assumptions
- Copy the listing address into the TrueCap analyzer. TrueCap starts with editable HUD rent and FRED rate benchmarks; property tax stays manual. They are starting assumptions, not property-specific quotes or guarantees.
- Replace rent with property-specific evidence. Compare current local comps, executed leases where available, concessions, condition, and seasonality. Test a range rather than using a universal percentage threshold.
- Use property- and market-specific expense evidence. Obtain current tax, insurance, management, maintenance, leasing, utility, and capital-reserve estimates, then model a reasonable range.
- Run the sensitivity grid (Pro). If the deal changes across lower rent, higher vacancy, and higher-rate scenarios. The grid is decision support, not a forecast.
- Review the Screening Index and its inputs. The secondary index is a screening aid, not a buy, decline, appraisal, or investment recommendation. Apply your own criteria and complete diligence.
Want a faster read on a Roofstock listing? The free gross rent multiplier calculator triages one in seconds, and when the listing survives that screen the full TrueCap analyzer computes cap rate and cash-on-cash return from the address. For the full workflow, our guide on 60-second underwriting walks through exactly the steps above.
Common questions about TrueCap vs Roofstock
Quick answers to the questions investors comparison-shopping these tools actually ask.
Is TrueCap a Roofstock alternative?
Are Roofstock listings actually good deals?
What is Roofstock's fee compared to using TrueCap?
Can TrueCap analyze any Roofstock listing?
Should I trust the Roofstock pro-forma cap rate?
When should I skip Roofstock and find deals elsewhere?
Sources & methodology: Feature and pricing rows reflect Roofstock's publicly listed information, last reviewed June 2026. Vendors change features and prices often — verify current details on Roofstock'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 Roofstock'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.
Pressure-test your next Roofstock deal — free.
Free covers the core underwrite and plain read-only share links. Pro adds 10-year cash-flow and equity projections, sensitivity, Offer Ceiling, co-branding, and included PDFs. New one-time PDF purchases are temporarily unavailable. No card to start.