Why TrueCap
Whether you're currently using a spreadsheet, DealCheck, or BiggerPockets' calculator, here's the row-by-row truth on what each tool actually does well.
Swipe the table to compare all four →
| Feature | TrueCap | Spreadsheet | DealCheck | BiggerPockets |
|---|---|---|---|---|
| Time to first answer | 60 seconds | 2-4 hours | 5-10 min | 5-10 min |
| Free tier | Included | DIY only | Limited | Included |
| Sourced underwriting defaults (HUD rent · FRED rate · state tax) | Included | Not included | Not included | Not included |
| Cap rate · CoC · DSCR · cash flow | Included | If you built it | Included | Included |
| 10-year projection | Pro | Manual, error-prone | Included | Not included |
| Tax strategy + depreciation | Pro | Manual, error-prone | Pro | Not included |
| Sensitivity grid + MAO solver | Pro | Not included | Not included | Not included |
| BRRRR + fix-and-flip + rehab estimator | Pro | Separate sheet | Partial | Separate calc |
| Mobile / at the showing | Included | Not included | Desktop-leaning | Desktop-leaning |
| Share with lender | Pro · 1-click PDF + link | Email the .xlsx | Included | Not included |
| Compare 4 deals side-by-side | Pro | Manual copy/paste | Included | Not included |
| Starting Pro price | From $25/mo | n/a | $20/mo | n/a |
Feature and pricing rows reflect each tool's publicly listed information, last reviewed June 2026 - verify current details on each vendor's site. “Sourced underwriting defaults” means auto-filled HUD rent, the FRED 30-year rate, and state average property tax specifically; some competitors offer other property-data imports.
Common questions
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. Pro adds save/compare deals, lender-ready PDFs, and the advanced modules (BRRRR + Fix-and-Flip, Sensitivity, 10-year projections, tax strategy, exit scenarios).
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.
Rent comes from HUD Fair Market Rent for the county, the mortgage rate from the current FRED 30-year fixed series, and property tax from your state's effective rate. These are sensible market defaults, not absolutes - every field is editable, so override anything with your own numbers.
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.
A one-time, lender-ready PDF for a single deal - the full multi-page report (verdict, cash flow, cap rate, DSCR, 10-year projection, tax strategy, exit scenarios, and Deal Score). No account, no subscription. It's the fastest way to send one finished deal to a lender, partner, or client.
Use Free to analyze unlimited deals. Use the $5 PDF when you need to send one finished report. Upgrade to Pro when you want to save deals, compare properties, reuse your assumptions, brand your reports, and export unlimited PDFs. Pro is month-to-month - cancel anytime.
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).
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.
Type an address — get cap rate, cash flow, DSCR, and a plain-English verdict in 60 seconds. No card, no signup.
Run a free deal