Here is exactly how we arrive at a number.
Most cash buyers will not show you this. We will, because an offer you do not understand is an offer you should not accept. This page walks through the actual arithmetic, using a real example, so you can check our work or compare us honestly against anyone else.
Four inputs. That is the whole thing.
There is no proprietary algorithm and no black box. Any investor in Washington runs some version of this same arithmetic.
After-repair value
What the house would sell for on the open market once it is fixed. We pull recent sold comps in your specific neighborhood, not citywide averages, because a Ballard number means nothing in Marysville.
Repair cost
What it actually takes to get there. Roof, foundation, systems, moisture damage, code issues. We walk the property ourselves rather than guessing from photos.
Holding and selling costs
What we spend owning it while the work happens: financing, insurance, utilities, taxes, and the commission we pay when we resell it. This is real money and it comes out of our side.
Our margin
What we need to make for the deal to be worth doing and the risk to be worth taking. We do not hide this line. Every buyer has one. Most just will not tell you the number.
What it looks like with real numbers.
A three-bedroom in a Washington neighborhood where fixed-up homes sell around $525,000, needing significant work.
This is an illustration, not a quote. Your numbers will differ, sometimes a lot. A house needing $12,000 of work rather than $78,000 produces a dramatically different offer on the same after-repair value. That is the point of showing the math: you can see which line is driving the number and ask us about it.
When listing beats us, and when it does not.
| Listing with an agent | Selling to us | |
|---|---|---|
| Sale price | $525,000 | $345,000 |
| Repairs you pay for first | − $78,000 | $0 |
| Agent commission | − $26,250 | $0 |
| Excise tax and closing costs | − $12,000 | We pay them |
| Five months of payments while it sells | − $15,000 | $0 |
| Roughly what you keep | ~$393,750 | $345,000 |
Notice that listing still wins here, by around $48,000. We are showing you that on purpose. If you can afford $78,000 of repairs up front, wait five months, and tolerate the risk that a financed buyer walks at inspection, listing is the better financial outcome and you should list. Where we win is when you cannot front the repair money, cannot wait, or the house will not pass a lender inspection at all. That is the honest trade, and anyone telling you a cash offer beats a listing on price alone is selling you something.
What actually moves your number.
Condition, honestly stated
The single largest variable. Surprises found later reduce the offer; problems disclosed up front usually do not, because we priced for them already.
What is recorded against it
Mortgage payoff, back taxes, judgment and HOA liens, and code fines all come out of proceeds. They change what you receive, not what we pay.
Access and occupancy
A house we can walk through prices better than one we cannot. Tenants, squatters, blocked rooms, and shut-off utilities all add uncertainty we have to price.
Timeline
A seven-day close costs us more to fund than a forty-five day close. If your deadline has room in it, tell us, because sometimes that is worth money to you.
Three promises about the number.
The offer comes in writing
Price, closing date, and exactly what we cover. Nothing agreed by handshake and nothing that changes after you say yes, unless we find something material we could not have seen.
We will show you the math
Ask for the comps we used and the repair estimate behind the number and we will send both. If our figures are wrong, tell us and we will look again.
No renegotiation games
Some buyers make a strong offer, then cut it days before closing knowing you are stuck. We do not. The number we put in writing is the number at the table.
Now run your own house through it.
Tell us the address and the condition and we will do the arithmetic on your property, then show you every line of it. If the answer is that you should list instead, we will tell you that too.
Get your cash offer
Written offer within 24 hours of seeing the property.
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