Spreadsheet
You build the model.
- Best when
- Full control over formulas, layouts, and one-off deal structures.
- Tradeoff
- You own the setup, data entry, formula maintenance, and interpretation.
Why TrueCap — vs spreadsheets, DealCheck & BiggerPockets
Why TrueCap
Choose the workflow that fits how you invest.
These tools overlap. The meaningful difference is how they move you from a listing to a decision—not whether one can win every feature row.
Traditional analysis software
It calculates the deal.
- Best when
- Mature calculators, listing imports, mobile apps, and established workflows.
- Tradeoff
- The user may still need more setup and interpretation before choosing a next step.
TrueCap
It turns the deal into a decision.
- Best when
- An address-first screen connected to Buy Box, Max Offer, downside, and presentation.
- Tradeoff
- It is intentionally opinionated and is a first-pass decision tool, not a replacement for due diligence.
A deliberately fair comparison
DealCheck may fit better if you want
- Native iOS and Android apps.
- Established listing-import and property-comparison workflows.
- Its Offer Calculator and custom purchase-criteria workflow.
Verify on DealCheck's official pricing, Offer Calculator, and criteria pages.
TrueCap may fit better if you want
- A no-signup, address-first screen with editable sourced assumptions.
- An opinionated verdict tied to your Buy Box.
- Max Offer, downside, and an offer-ready decision package in one sequence.
BiggerPockets may fit better for its community and education ecosystem; see its official Rental Property Calculator.
Common questions
The questions every investor asks first.
Is TrueCap really free?
Yes. The cash-flow analyzer - cap rate, CoC, DSCR, monthly cash flow, address auto-fill, the 0-100 Deal Score, and a plain-English verdict - is free forever and unlimited. No card required. Free even saves up to 5 deals. Pro adds editing + unlimited saved deals, compare deals, Deal Decision Pack PDFs, a personal buy box (your criteria, checked on every deal), and the advanced modules (BRRRR + Fix-and-Flip, Sensitivity, 10-year projections, illustrative tax impact, and modeled exit comparisons).
Do I need a credit card?
No. The free analyzer needs zero signup and zero card - type an address and go. You only create an account if you want to save deals or unlock Pro.
How accurate is the auto-fill?
Rent starts from a HUD area benchmark (ZIP-level when available, otherwise county-level), not a property-specific rent comp. The rate starts from FRED's national owner-occupied 30-year benchmark, not an investor lender quote. Property tax uses a state effective-rate estimate. Every field is editable - replace screening defaults with local comps, the actual tax bill, insurance, and written loan terms before making an offer.
Can I edit the assumptions?
Yes - every number is editable. TrueCap pre-fills rent, rate, tax, and expense defaults so you get an instant first pass, then you can change financing, expenses, and growth assumptions under “Improve accuracy” and rerun in a click.
What do I get with a Deal Decision Pack?
A complete one-property decision report: deterministic Max Offer, Deal Doctor rent/rate thresholds, assumptions, verdict, cash flow, cap rate, DSCR, downside scenario, 10-year projection, illustrative tax impact, modeled exit comparisons, and Deal Score. No account or subscription.
When should I upgrade to Pro?
Use Free to screen unlimited deals. Use a Deal Decision Pack when you need Max Offer and the complete decision report for one property without a subscription. Upgrade to Pro for an interactive Max Offer workflow, Buy Box screening, downside testing, unlimited saves, comparisons, reusable assumptions, branded reports, and unlimited exports. Pro is month-to-month - cancel anytime.
How does the Pro trial work?
Stripe collects a card at checkout. Eligible first-time subscribers get full Pro access for 14 days. Subscription billing starts after the trial unless you cancel first. Returning subscribers start paid access immediately and are not eligible for another free trial.
Does this work for BRRRR or fix-and-flip deals?
Yes. Pro includes the BRRRR analyzer (cash-out refi math, post-refi cash flow, infinite-return alerts), the Fix-and-Flip analyzer (net profit, ROI, annualized ROI, break-even ARV), and the Rehab Cost Estimator (sq-ft-based defaults for every common work item).
Is this financial advice?
No. TrueCap surfaces the math you'd compute yourself - accurate formulas and market-data defaults - but every assumption is editable and the decision is yours. It's a calculator, not a financial advisor.
Still have a question? Email us.
See it on your own deal.
Type an address — get cap rate, cash flow, DSCR, and a plain-English verdict in 60 seconds. No card, no signup.
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