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Honest comparison

TrueCap vs TurboTenant: underwrite the deal, then manage the tenant

TurboTenant handles the landlord operations stack after you own the property — listing, screening, leases, rent collection, maintenance requests. TrueCap is the pre-purchase underwriting calculator that decides whether the property is worth buying in the first place. They don't compete; they cover different halves of the rental lifecycle.

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TL;DR

Use TrueCap when

  • You're evaluating a property before making an offer.
  • You want cap rate, DSCR, cash flow, 10-year projection.
  • You want a deal score + plain-English verdict.
  • You're comparing 2-3 deals side-by-side before deciding.

Use TurboTenant when

  • You already own a rental and need to list it for tenants.
  • You want online applications + tenant screening through TransUnion.
  • You want online rent collection (ACH free) + maintenance request tracking.
  • You need state-compliant lease templates with e-signature.

Feature-by-feature

Side-by-side on every dimension that matters for a comparison-shopping investor.

FeatureTrueCapTurboTenant
Lifecycle stage
Pre-purchase — underwrite the deal
Post-purchase — operate the property
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
Sensitivity grid
Pro — rent ±10%, vacancy ±5pp, rate ±1pp
Not modeled
Rental listing distribution
No
Yes — syndicated to Zillow, Realtor, etc.
Online rental application
No
Yes — customizable forms
Tenant screening
No
Yes — TransUnion-backed
Online lease signing
No
Yes — state-specific templates
Online rent collection
No
Yes — ACH free, card fee
Maintenance request workflow
No
Yes — tenant portal
Free tier
Yes — full underwriting math
Yes — listings + lease + ACH rent collection
Address auto-fill (rent/rate/tax)
Yes — HUD + FRED + state property tax
Not applicable
Multi-property dashboard
Yes — portfolio rollup of saved deals
Yes — multi-unit ops dashboard
Pricing (paid tier)
Pro $19/mo for projections + tax + share + PDF
Premium ~$8-12/mo per unit (as of 2026)

TurboTenant details based on publicly available product info as of 2026. See turbotenant.com for their current state.

How DIY landlords use both

  1. Source the deal. Zillow, MLS, wholesaler, off-market.
  2. Underwrite in TrueCap. Address auto-fills HUD rent, FRED rate, state tax. Check cap rate, CoC, DSCR. Sensitize the inputs. Save the deal.
  3. Make the offer and close. TrueCap is done; your transaction takes over.
  4. Set up the property in TurboTenant. List the unit, accept applications, screen tenants with TransUnion, sign a state-specific lease online.
  5. Operate in TurboTenant. Collect rent via ACH (free), handle maintenance requests through the tenant portal, track payment history.
  6. Annual review in TrueCap. Revisit the saved analysis to compare actuals vs the original underwrite. Apply that learning to the next acquisition.

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 TurboTenant

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

Is TrueCap a TurboTenant alternative?
No — different stages. TurboTenant operates rentals you own (listing, screening, leases, rent collection). TrueCap underwrites rentals you're considering buying (cap rate, CoC, DSCR, cash flow, projection). Most DIY landlords end up using both.
Is TurboTenant really free?
TurboTenant's core landlord features (listings, applications, ACH rent collection, basic lease) are free. They monetize through premium add-ons (~$8-12/unit/month for advanced features like financial reporting, maintenance tracking, and faster ACH) and tenant-paid services (screening fees, card payment fees). For most small landlords, the free tier is usable.
Does TrueCap have rent collection or tenant screening?
No, and we're not planning to. Rent collection is a regulated payments product (NACHA rules, late-fee automation) and tenant screening is FCRA-regulated. We don't build there. TurboTenant, RentRedi, and Avail all specialize in those workflows.
Is TurboTenant or Avail better?
Close call. TurboTenant has a stronger free tier; Avail (acquired by Realtor.com) has slightly tighter listing distribution. Both are solid choices for small landlords. The decision usually comes down to feel of the UI — try the free tier of each. TrueCap is upstream of both regardless.
Can I afford TrueCap + TurboTenant?
Yes. TurboTenant free + TrueCap free covers a lot. When you need TrueCap Pro features ($19/month) and TurboTenant Premium (~$8-12/unit/month), one property runs about $27-31/month total. That's less than a single hour of property management.

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