How we calculate our cash offers

Do you have a highly distressed property or perhaps just prefer cash now?

Our process for cash offers

Our cash offers are based on your home's "ARV"

ARV stands for “After Repair Value.” This simply means we look at what the value of your home would be, completely renovated. Once you’ve read through what it costs to sell a home on this website, you’ll be able to see a short summary of what we (and our investors) invest into homes like yours. Based on the costs involved to maximize the value of the home, we perform a comparative market analysis for your neighborhood and formulate your offer.

How our competition buys homes

How desperate are you?

Many North Carolina professional home-buyers boast offers in 24 hours (without ever seeing the home) and the ability to close within 7 days. Your first question might be asking, “How is that possible without an inspection?” In reality, they are providing an offer based on the seller’s level of desperation and then after signing a contract, trigger inspection contingencies to further reduce an already unfair offer. They’re counting on you being desperate enough to just take whatever reduced offer they give you.

sell my house for cash fast charlotte NC

Barring any new substantial discoveries when our contractor comes to inspect the house, we won’t be changing our cash offer. That’s because, during your Property Appointment, we know how to calculate the repairs and modifications to maximize your home’s value. The Residential Buyer stays in business by getting fair offers accepted and helping seller’s take the path that’s actually best for them.

Summarizing The Approach



We (and our investors) make money on cash offers by increasing property value. This is why it’s vital for us to come view your home before giving you an offer. When myself or someone from my team schedules an appointment at your home, we’re there to review the property so we can calculate the costs involved to maximize the value of your home. There is value to be found in every home, which is why we are able to provide an offer to anyone. That means that we don’t just buy “ugly” homes, we even buy new construction homes.


To put it simply (and without spreadsheets), we analyze the most expensive comparable homes in your neighborhood. With our experience in home improvements, we are able to calculate what your home would be worth after making upgrades to the property (redo the roof, add on a 4th bedroom, landscape the front/back yard, renovate the kitchen, modernize fixtures etc). The difference between the current state of your property and its upgrade potential is where we make our money, so this is why ARV is so essential.


With a completed market analysis and Property Appointment, we’re now able to prepare an offer that works for us. We will send you the offer the same day or within 24hours of your Property Appointment. If the offer works for you, then great! We’ll set the the closing date that works best for you and you’ll have cash in your hand on the closing date. We don’t give you an offer based on how desperate you may or may not be, we make offers based on the costs required to achieve that ARV while making a profit.

Let's Define The Terms

How We Calculate Your Cash Offer

[After Repair Value]
[Cost of Repairs]
– [Selling Costs] 
-[Our Profit]
[Your Offer]

After Repair Value

This is what the market value of your house will be AFTER we buy and renovate the house. Think “HGTV shows” about flipping homes, except with really nice homes as well.

Cost of Repairs

This is the cost of all the small/large repairs as well as the upgrades we would make to your home after purchasing it.
Holding Costs Etc.

Selling Costs

We do not need a real estate agent when we buy your house for cash, but after renovating your home, we hire real estate agents to help us maximize the value of the home. Beyond that, it includes everything else we reviewed in "How Much it Costs to Sell Your Home" Page, including closing costs, taxes, holding costs, marketing, photography of the home, staging the home etc. To give you a fixed number for our calculations (below), we’ll put this in at 11% of ARV.
Hold Your Breathe...

Our Profit

Here’s where we break the bad news: we’re a business. That means, in order for us to exist, we don’t just pay contractors, plumbers, real estate agents etc for the fun of it. We also make money when we maximize the value of homes.
Mic Drop

Your Offer

Here's the part where you weigh your options and make a decision. We're with you to help consider the alternatives but ultimately, here is where you have to figure whether you are ready to take our cash offer for your home or go through the listing process instead. Keep reading below to dive into the ACTUAL numbers.
Let's Dissect Our Calculations


Let’s review a REAL example. We’ll assume you own a home that’s worth $415k after it’s fully renovated and upgraded. The natural question you’re probably asking is, “How much would my house sell, as-is?” Well, let’s say you have a house that’s in rough condition and after contacting an agent they tell you that fair market value (FMV) for the home would be $300k as is. We would come in to see what needs to be upgraded on the property (for what buyers are currently looking for).

To maximize the value of the home we find that we need to fix the foundation, replace the roof + windows, and also need granite countertops (because the neighbor across the fence that sold his house for $415K also has granite countertops), renovate the kitchen, hardwood floors, remove wallpaper, replace the cabinets etc. From that we closely estimate our COR (Cost Of Repairs). For the sake of this conversation, let’s say that number is $70k in repair costs.

Alright, Let’s Calculate The Cash Offer For Your House:













[ARV] – [COR] – [Selling Costs] – [Our Profit] = [Your Offer] 
[$415] – [$70k] – [$45k] – [$35k] = [Your Offer] 
YOUR OFFER = $265k


REMEMBER: if you listed your property, you would have had to cover your own selling costs.

That means that after your selling costs (11%), your take-home money would be $267k ($300k – 11% Selling Cost = $267k). Compare that $267k against the $265k offer we just offered you.


$2,000 is a chunk of change, but consider the 6+months and the level of uncertainty with listing your home, the contingencies and the work involved. By now you might be understanding why so many homeowners take cash offers on their homes from us.

Skip the 4-6+ month listing process in addition to the 2-4 months it’ll take to renovate the home and the uncertainty of whether or not you’ll even be able to sell the home.

So now you have a decision to make: take $265k now, or list it and after selling costs, take home $267k within 6-10+ months.

Now, Consider THIS Example


There Are Situations In Which Selling Your House For Cash Is MORE Profitable.

Let’s make this a little more interesting: what if the cost of repairs was $60k instead of $70k?

Now, Let’s Re-Calculate The Cash Offer For Your House:













[ARV] – [COR] – [Selling Costs] – [Our Profit] = [Your Offer] 
[$415] – [$60k] – [$45k] – [$35k] = [Your Offer] 
YOUR OFFER = $275k 

That is $8,000 MORE than what you would have made if you had decided to list your house.

If we worked like our competitors, you would have gotten a lower offer on the house. Thankfully, we do not make offers based on how desperate you are or some percentage of the After Repaired Value. We simply add the numbers up trying our best to give you the highest possible offer we can make, to make sure the contract will be signed so that we can get started on our next deal.

Don’t Get Stuck in a Listing Agreement Until You Discover the Best Option For You

We want you to have the information to make an intelligent, well-informed decision about how to sell your North Carolina home.

Here’s the highlights of the benefits to getting a cash offer from us: 

  • There are no commissions or agent fees to worry about.
  • We’ll buy your home TODAY instead of having to wait 6+ months to complete the listing/closing process.
  • We don’t have finance contingencies since we’re buying the home in cash.
  • No bank-required appraisal needed since we’re paying all-cash
  • You will know the exact closing date right away… because you choose it!
  • We don’t even need you to clean up. Simply take the items you want to keep, and we will handle the rest.
  • You won’t have to worry about the sale falling through and having to re-list your home. We have the funds available now to purchase your house.

Cash offers aren’t for everyone. We listen to your situation and help come up with a solution, even if that means referring you to a vendor. If you prefer to call us directly, you can reach us at (704) 396-4411 send an email to [email protected]. If you find that we’re not the right option and you’d like to get your home listed instead, we’ll be happy to refer you to the best real estate agents in the area.

How to List your house with a real estate agent

Sell on Terms instead

  • If your home is in move-in-ready condition, we can possibly buy it for market value
How to get the highest price for your home.