Get a Cash Offer for Your Arizona Home

What a real cash offer looks like

"Cash offer" gets used loosely in the real estate market. Some operators quote a number, then renegotiate after inspection. Some quote conservatively then bid higher. Some are wholesalers who can't actually close. Our offers are simple: one written purchase agreement, one number, no inspection-based reductions, no last-minute changes.

Our typical offer falls between 65-80% of after-repair value depending on property condition. The percentage is higher for clean-condition properties (less rehab cost for us) and lower for distressed ones (more rehab cost). The math is consistent and explainable.

How the offer is built

We start with comparable sales in the immediate area (typically 1-mile radius, 6 months). We adjust for your property's specific characteristics (square footage, bed/bath count, lot size, condition).

We then estimate rehab cost — what we'd need to spend to bring the property to market-ready condition for resale. Higher rehab cost = lower buy price; lower rehab cost = higher buy price.

We factor in holding cost (taxes, insurance, utilities, HOA) for the 4-8 months we'd own the property during rehab and resale.

We factor in resale transaction costs — commissions on the resale side, title fees, etc.

The remaining number, after a target return on capital, is our buy price. It's underwriting, not a guess.

What our offer includes

• Specific dollar amount in writing
• No buyer financing contingency (we close cash)
• Closing timeline you choose (7 days minimum, no maximum)
• All standard closing costs paid by us
• No service fees, no listing fees, no repair credits
• Standard Arizona purchase agreement language

What our offer doesn't include

• Inspection contingencies that let us renegotiate later
• Appraisal contingencies (we don't need an appraisal)
• "Right of assignment" — we close ourselves, we don't sign and shop the deal
• Hidden fees deducted at closing

Three ways to compare our offer to alternatives

Vs. listing with an agent. Listing typically nets 15-25% more in dollars but adds 60-90 days, pre-list repairs, commissions, showings, financing risk, and inspection renegotiation. We've written the math here.

Vs. iBuyer offer (Opendoor / Offerpad). iBuyers typically headline 10-15% higher than us but charge 5% service fees plus repair credits, narrowing the gap. They also decline 30-50% of properties they're shown. Detailed comparison here.

Vs. other independent cash buyers. Pricing across the independent investor category typically varies 5-15%. We're competitive but not always the highest. Honest review of competitors here.

Real cash offers we've made — example math

Three anonymized examples from 2024-2025 to give you a sense of how the numbers work:

Example 1 — Phoenix 1980s ranch. ARV: $415,000. Condition: dated kitchen and master bath, original carpet, 5-year-old HVAC, roof at 7-year remaining life. Estimated rehab: $42,000. Our offer: $295,000 (71% of ARV). Closed in 18 days.

Example 2 — Mesa 2005 production build. ARV: $445,000. Condition: well-maintained, updated within last 3 years, current HVAC. Estimated rehab: $14,000 (paint, carpet, minor cosmetic). Our offer: $355,000 (80% of ARV). Closed in 12 days. The cleaner condition pulled the buy price toward the high end of our range.

Example 3 — Tucson 1965 mid-century. ARV: $310,000. Condition: knob-and-tube electrical, single-pane windows, evaporative-cooler-only HVAC, original kitchen and bath. Estimated rehab: $58,000. Our offer: $198,000 (64% of ARV). Closed in 24 days. The heavy rehab cost pulled the buy price below our typical range floor.

What changes the offer up or down

Within the 65-80% ARV band, the specific percentage depends on several factors:

• Condition. Cleaner properties = higher percentage. We're paying for less rehab.
• Neighborhood velocity. Fast-moving neighborhoods (Gilbert, Chandler, parts of Phoenix) support higher buy prices because our holding time is shorter. Slower-moving areas (rural AZ, some older Phoenix zips) get a slightly lower buy price.
• Property type. Single-family typically pays higher than condos (lower HOA risk) or mobile-on-land (different exit market).
• Title complexity. Probate, lis pendens, judgment liens, IRS liens — anything that adds title work or risk to our underwriting moves the number down.
• Tenant situation. Owner-occupied is the simplest. Properties with leases require honoring the lease through term or negotiating an early termination, which affects our resale options.

Why our day-one offer holds 90%+ of the time

The most common complaint sellers have about cash buyers is the post-inspection price drop. A buyer quotes $300K, then after their inspection comes back with "we need to reduce to $282K because of the roof." That pattern has burned a lot of sellers and built widespread skepticism.

We avoid it by doing the inspection ourselves before contract — that's what the walk-through is for. By the time we put a number in writing, we've already seen the property's actual condition. The only times our day-one number moves is when something material was hidden or undisclosed: a foundation problem under carpet that we couldn't see, a permitting issue surfaced by title work, or seller-claimed updates that weren't actually completed. Those situations are rare; we estimate they affect 5-8% of our deals.

How to get your cash offer started

Call (602) 555-0100. We answer Mon-Sat 8am-8pm. Tell us about your property in 5 minutes. We'll quote a range on the call, schedule a walk-through within 24-72 hours, and deliver a written offer within 24 hours of the walk.