Comparable Sales
Recent nearby sales with similar size, age, style, lot, and location—not active listing prices.
No mystery math
The Honest Answer: A Cash Offer Is Not Retail Price.
It is the renovated resale value minus the real cost, time, and risk required to get the property there. We would rather show you the math than hide behind “our proprietary formula.”
A traditional listing may produce more money. Our offer is designed for sellers who value an as-is sale, a certain closing, no commission, and no months of repair work or buyer financing risk.
Five real inputs
What Actually Moves Your Offer
We do not apply one blanket percentage to every home. A clean house in a stable neighborhood is a different project from a property with structural damage, title complications, or a six-month renovation.
Current Condition
Roof, foundation, mechanicals, water damage, layout, finishes, code issues, and cleanout.
Project Cost
Local labor, materials, permits, contractor overhead, and a realistic contingency for surprises.
Time and Carry
Financing, property taxes, insurance, utilities, lawn or snow care, and the expected project timeline.
Market and Risk
Resale demand, price volatility, construction uncertainty, and the return required to take the project on.
Illustrative example
A $350,000 Renovated Home Does Not Create a $350,000 Cash Offer
The buyer still has to purchase the property, complete the work, carry it, and sell it. Here is what the math might look like on a hypothetical Minnesota project.
These round numbers are for education only—not an offer, appraisal, or estimate for your property. Every house and market is different.
Hypothetical project
Example only · rounded numbers
+Expected renovated resale value$350,000
−Renovation and cleanout$45,000
−Purchase and resale transaction costs$28,000
−Financing and holding costs$15,000
−Risk reserve and required profit$32,000
Illustrative cash offer$230,000
Compare net, not headlines
Cash Offer vs. Traditional Listing
A cash offer usually sacrifices some potential upside in exchange for certainty and convenience. The right choice depends on your property, available cash, timeline, and tolerance for work and risk.
| Question | Direct cash sale | Repair and list |
|---|---|---|
| Headline price | Lower because project costs and risk are built into the offer | Potentially higher if the renovation and retail sale succeed |
| Upfront cash | No repair, staging, or cleanout spending required | Seller may fund repairs, preparation, utilities, taxes, and insurance |
| Fees and costs | No agent commission or service fee; we cover standard seller closing costs | Commission, seller closing costs, concessions, and repair requests may apply |
| Timeline | Choose a closing date from 7 to 90 days after title is ready | Preparation time plus market time and buyer financing |
| Certainty | Direct buyer, written terms, no retail financing contingency | Subject to showings, inspection, appraisal, financing, and market response |
| Best fit | Speed, certainty, condition issues, privacy, or convenience matter most | Maximizing potential net is worth the time, cash investment, and uncertainty |
How we choose comparable sales
The Zestimate Is Not the Answer. Neither Is the Highest Active Listing.
We focus on homes that actually sold, then adjust for the differences a real buyer would notice. The best comparable may be one block away—or a little farther if it matches the property much better.
See homes we actually purchased →Recently sold
Closed transactions are stronger evidence than optimistic asking prices.
Truly comparable
Similar neighborhood, style, size, age, lot, bedrooms, baths, and utility.
Condition adjusted
A fully renovated sale is not directly comparable to a house needing major work.
Current market
Demand, inventory, seasonality, and recent price movement affect expected resale.
What you receive
A Number You Can Question—and Walk Away From
We want you to compare the offer intelligently. Ask about the resale value, repair budget, buyer identity, proof of funds, title company, closing costs, and any right the buyer has to cancel or assign.
“No” is an acceptable answer. Requesting an offer does not obligate you to sell, and we will not pretend a direct cash sale is right for every homeowner.
Your written offer should make clear:
- ✓ The purchase price and closing date
- ✓ That the property is being purchased as-is
- ✓ Who pays standard closing costs
- ✓ Any inspection or cancellation rights
- ✓ The actual buyer and whether assignment is permitted
- ✓ How title, mortgage payoffs, liens, and prorations are handled
Offer questions
Before You Compare Buyers
Do you use the “70% rule”?+
No single percentage fits every Minnesota property. We evaluate relevant sold homes, the actual scope of work, transaction and holding costs, market risk, and the return required for that specific project.
Is the highest cash offer always the best offer?+
No. Compare the written terms, inspection and cancellation rights, proof of funds, closing costs, buyer identity, and whether the buyer intends to close or assign the contract. An impressive number is meaningless if that buyer cannot or will not close.
Can your offer change after the walkthrough?+
Our goal is to inspect before issuing the final written offer. A price should only be revisited when a material condition, title issue, or fact is substantially different from what was available during the evaluation. We do not use a high initial number as bait.
Will listing usually produce a higher price?+
A successful retail listing may produce a higher gross price. Compare the likely net after repair costs, commission, concessions, closing costs, carrying time, and financing or inspection risk. If listing is clearly the better fit, we will say so.
What still comes out of my proceeds at closing?+
Your mortgage payoff, valid liens, delinquent taxes, agreed prorations, and seller-specific obligations are normally paid from sale proceeds. We do not charge an agent commission or service fee and cover standard seller closing costs for our direct purchase.
Now apply the math to your house
Start With the Property Address.
We will review the home, explain the inputs, and provide a written offer you can compare with your other options. Nothing is submitted until you complete both steps.
Get Your Free Written Offer
Address first. Then choose how and when we contact you.