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Honest comparison

TrueCap vs Yardi Breeze: pre-purchase calculator vs full PM platform

Yardi Breeze is the small-business version of Yardi's enterprise PM platform — built for residential landlords managing 1-100 units. Tenant management, rent collection, accounting, owner reports. TrueCap is the pre-purchase underwriting calculator that decides which properties to add to that portfolio. Different stages, complementary tools.

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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, projection.
  • You haven't yet reached 1-5 units (Yardi Breeze starts to make sense above that).
  • You want a free tier — no commitment.

Use Yardi Breeze when

  • You own 5-100 units and need PM-grade ops + accounting.
  • You need rent collection, lease management, work orders, owner reports.
  • You want Yardi-level data quality but priced for small portfolios.
  • You may manage on behalf of other owners.

Feature-by-feature

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

FeatureTrueCapYardi Breeze
Lifecycle stage
Pre-purchase — underwrite the deal
Post-purchase — operate the portfolio
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 (projection)
Yes — actuals + Schedule E reports
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 + lease management
No
Yes — designed for 1-100 units
Online rent collection
No
Yes — ACH + card
Maintenance request workflow
No
Yes — work-order tracking + vendor mgmt
Owner / partner portals
No
Yes — multi-owner statements
Full GL accounting
Forward projection only
Yes — chart of accounts, balance sheet, 1099s
Free tier
Yes — full underwriting math
No — paid only (demo available)
Pricing (entry tier)
Free; Pro $19/mo
~$1-2/unit/month with $100 minimum (as of 2026)
Built for solo investors (1-30 doors)
Yes
Yes — 1-100 sweet spot

Yardi Breeze details based on publicly available product info as of 2026. See yardibreeze.com for their current state.

How small portfolios use both

  1. Underwrite the next acquisition in TrueCap. Cap rate, DSCR, cash flow, projection.
  2. Close + onboard the property in Yardi Breeze. Set up the unit, accept applications, start rent collection.
  3. Operate in Yardi Breeze. Rent comes in, expenses get logged, owner reports build themselves.
  4. Annual review in TrueCap. Pull Yardi Breeze actuals; re-run TrueCap with real numbers. Use the delta as input 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 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. Landlords with 5-100 units typically use both.
Yardi Breeze vs Buildium — which one?
Close call. Yardi Breeze inherits Yardi's enterprise data quality + reporting at small-business pricing. Buildium has a slightly cleaner UX and a larger ecosystem of integrations. Both serve 5-100 unit landlords. Pricing structures differ; demo both before committing.
Does Yardi Breeze have a free tier?
No — paid only with a demo. Pricing starts around $1-2/unit/month with a $100 minimum (as of 2026), which means even with 1 unit you'd pay $100/month. For solo landlords below 50 units, TurboTenant or Avail (both free) are often more practical entry points.
Can Yardi Breeze underwrite new deals?
No — it's operational only. 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?
Typical signal: 10+ units, you want owner reports for partners or LPs, and you've outgrown TurboTenant's accounting features. Below that threshold, the $100/mo minimum at Yardi Breeze isn't worth it.

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