TrueCap vs Yardi Breeze: pre-purchase calculator vs full PM platform
By TrueCap · built by a Philadelphia rental investor
Yardi Breeze is property management software from Yardi: tenant management, rent collection, accounting, owner reports. Residential pricing starts at $1 per unit per month with a $100 monthly minimum. TrueCap models the first-year economics of properties you are considering. Different stages, complementary tools.
Free analyzer: no card or signup
TL;DR
Use TrueCap when
- You're evaluating a property before making an offer.
- You want cap rate, DSCR, cash flow, projection.
- You own a few units: residential Breeze bills at least $100 a month however few units you have.
- You want a free tier — no commitment.
Use Yardi Breeze when
- You manage enough units to carry a $100 monthly minimum and need operations and accounting in one tool.
- You need rent collection, lease management, work orders, owner reports.
- You want general ledger accounting, financial statements and 1099 e-file.
- You may manage on behalf of other owners.
Feature-by-feature
Side-by-side on every dimension that matters for a comparison-shopping investor.
| Feature | TrueCap | Yardi Breeze |
|---|---|---|
| Lifecycle stage | Pre-purchase — underwrite the deal | Post-purchase — operate the portfolio |
| Cap rate / CoC / DSCR analysis | Yes — full engine, free tier | Not on Yardi Breeze's published feature list |
| 10-year projection | Pro — rent + expense + appreciation | Not on Yardi Breeze's published feature list |
| 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 + lease management | No | Yes: applications, screening and leases online |
| Online rent collection | No | Yes: debit card, credit card and ACH |
| Maintenance request workflow | No | Yes — work-order tracking + vendor mgmt |
| Owner / partner portals | No | Yes: owner reports by email or secure portal |
| Full GL accounting | Forward projection only | Yes: general ledger, financial statements and 1099 e-file |
| Free tier | Yes — core cap rate, CoC, DSCR, and cash flow | No free plan listed; demo available |
| Pricing (entry tier) | Free core; paid Pro — see live pricing | Residential: $1 per unit per month, $100 monthly minimum, annual agreement (as of October 2026) |
| Who it is for | Agents with investor clients, and buy-and-hold investors | Owners and managers of residential, commercial, affordable, self storage, association and manufactured housing portfolios |
Yardi Breeze details checked in October 2026 against Yardi Breeze's residential features and pricing page. See Yardi Breeze for current plans.
How TrueCap and Yardi Breeze fit together
- Underwrite the next acquisition in TrueCap. Cap rate, DSCR, cash flow, projection.
- Close + onboard the property in Yardi Breeze. Set up the unit, accept applications, start rent collection.
- Operate in Yardi Breeze. Rent comes in, expenses get logged, owner reports go out by email or portal.
- Annual review in TrueCap. Pull Yardi Breeze actuals; re-run TrueCap with real numbers. Use the delta as input to the next acquisition.
Want the acquisition math on its own? How to calculate NOI rebuilds the number your financial statements show after the fact, and how to calculate DSCR shows the ratio your lender checks before you get there. When it is time to underwrite the next building, the full TrueCap analyzer runs both from an address, the asking price and a bedroom count.
Common questions about TrueCap vs Yardi Breeze
Quick answers to the questions investors comparison-shopping these tools actually ask.
Is TrueCap a Yardi Breeze alternative?
No — different stages. Yardi Breeze operates rentals you own. TrueCap underwrites rentals you're considering buying. The two fit one after the other: TrueCap before you buy, Yardi Breeze once you own.
Yardi Breeze vs Buildium — which one?
We don't rank property management software. Yardi Breeze publishes residential pricing of $1 per unit per month with a $100 monthly minimum on an annual agreement (as of October 2026). Compare that with Buildium's pricing page for your unit count before committing.
Does Yardi Breeze have a free tier?
Yardi Breeze lists no free plan; it offers a demo. Residential Breeze is $1 per unit per month with a $100 monthly minimum on an annual agreement (as of October 2026), so an owner with one unit pays the $100 minimum. TurboTenant publishes a free plan if you manage a few units yourself.
Can Yardi Breeze underwrite new deals?
Yardi Breeze's published feature list covers managing properties you own: leasing, rent collection, accounting, owner tools and maintenance. It lists no pre-purchase deal analysis. Pre-purchase underwriting (cap rate, DSCR, cash flow, projection) needs a separate calculator like TrueCap, DealCheck, or your spreadsheet.
When should I upgrade from TurboTenant to Yardi Breeze?
Start from the price. Residential Breeze bills a $100 monthly minimum on an annual agreement, the same for 1 unit or 100. It earns that when you need what its feature list names, such as general ledger accounting, owner reports and 1099 e-file. TurboTenant's paid plans start at $149 a year for up to 10 units (both as of October 2026).
On price, plainly
Tools in this space run from free to well above TrueCap — check Yardi Breeze'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.