No Mystery Numbers — We Show Our Work
How We Calculate Your Cash Offer.
Most investors won’t tell you this. We will. Understanding how your offer is calculated means you can make an informed decision — not a pressured one. Here’s exactly what goes into every number we put in front of you.
The 5 Things That Determine Your Offer
After Repair Value (ARV)
This is what your home could sell for if it were fully repaired, updated, and listed on the open market. We look at comparable sales in your neighborhood — homes that have actually sold, not just listed — to determine a realistic ARV. This is the ceiling of the math.
Estimated Repair Costs
We walk through what the property needs — roof, HVAC, kitchen, foundation, cosmetics — and build a realistic repair estimate. We’ve done this hundreds of times. These costs come off the ARV. They’re also costs you don’t pay — we take them on entirely after closing.
Holding Costs
While we repair and resell the property, we’re paying property taxes, insurance, utilities, and interest on our capital. A typical repair and flip in Middle Tennessee takes 3–6 months. Those costs are real and they factor into our math.
Our Profit Margin
We’re transparent: we need to make money. We’re a business. Our typical margin is 10–15% of ARV — this covers risk, capital costs, and allows us to stay in business and help the next homeowner. We’re not here to maximize profit at your expense. We’re here to make a deal that works for both of us.
What You Walk Away With
ARV minus repairs minus holding costs minus our margin = your offer. We show you this math openly. Ask us to walk through it if anything doesn’t make sense — we will. And then compare it to what you’d net after agent commissions, repair costs, carrying costs, and months of waiting on a traditional sale. The gap is often much smaller than sellers expect.
The Honest Truth About Cash Offers
Our offers are below what you’d get listing on the open market with a ready buyer and no repairs needed. We’ll never pretend otherwise. What you’re paying for is speed, certainty, no repairs, no showings, no commissions, and no deals falling through at the last minute. For many sellers, that trade is worth it. For some, it isn’t — and we’ll tell you that honestly too.
The Real Math: Cash Sale vs. Traditional Listing
*Example only — your offer depends on your specific property. But the math is real: the gap between a cash sale and a listing is often measured in thousands, not tens of thousands. And a listing takes 3-4 months. A cash sale takes days.
Want to See the Numbers on Your Actual Property?
We’ll walk through every number with you — no mystery, no pressure, no obligation to accept.
No spam. No pressure. Our acquisitions team reviews every submission.