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
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, Offer Ceiling, 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.
- A branded PDF report on every plan, including free.
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.
- Buy Box fit on every deal.
- Offer Ceiling, downside, and a decision-review package in one sequence.
- Screening for investor clients: a Buy Box per client, client-report links that open without an account, and a co-branded decision memo.
BiggerPockets may fit better for its community and education ecosystem; see its official Rental Property Calculator.
Common questions
The questions every investor asks first.
Why not just use a free calculator?
Most free calculators stop at metrics. Your first TrueCap decision also shows Buy Box fit, the Offer Ceiling (the highest price that still meets your targets), downside checks, and next steps.
What does the auto-fill provide?
Rent starts from a HUD area benchmark (ZIP-level when available, otherwise an FMR area), not a property-specific rent comp. The rate starts from FRED's national 30-year benchmark, not an investor lender quote. Property tax is a local number: enter the annual bill or a reviewed rate. Until you do, the model labels its 1.1% tax assumption as a default to replace. Swap every starting assumption for property-specific evidence before you act on a decision.
Is TrueCap really free?
Yes. Your first complete decision needs no account or card. Create an account for a 21-day free trial with no card: up to 3 Pro deals and 1 comparison. Pro is for knowing what to offer on every deal: Buy Box fit, the Offer Ceiling, downside checks, comparisons, and reports.
Do I need a credit card?
No. The first complete decision needs no signup or card. Creating an account starts a 21-day free trial with no payment method and no automatic subscription.
Can I edit the assumptions?
Yes. Every number is editable. TrueCap starts rent and rate from labeled HUD and FRED benchmarks, keeps property tax as your local input, and marks every default so you can replace it. Change financing, expenses, and growth under “Improve accuracy,” then rerun.
When should I upgrade to Pro?
Upgrade when you want the Offer Ceiling and downside checks on every deal after the free trial, plus saved deals you can edit, comparisons, your Buy Box, and reports. Monthly Pro can be cancelled anytime.
How does the free trial work?
Create an account and you get 21 days, up to 3 completed Pro deals and 1 comparison. No card is collected, nothing auto-renews, and checkout shows the amount before a paid subscription begins.
Is this financial advice?
No. TrueCap applies documented formulas to your inputs and labeled benchmarks. Every assumption is editable, every output is an estimate, and the decision is yours.
Still have a question? Email us.
See it on your own deal.
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