Why two numbers instead of one
A cash offer alone tells you what one buyer will pay. It does not tell you what the house would net listed, after the repairs, the months and the commissions. You need both to decide, so you get both, on the same house, in writing.
As-is cash offer
Written, with the comps we used
Line-item deductions listed
Contents stay, damage stays
You pick the closing and move-out dates
Backed by thousands of local buyers and investors
Open-market read
What the same house would likely bring listed
Comps from your blocks, not a county average
Costs to sell and net shown
Introduced to a designated local expert for your neighborhood
Recommended out loud when it nets more
How the as-is cash offer is built
A pool of thousands of local buyers and investors sits behind the offer, organized by county, price band, and appetite for condition, so the house gets competition instead of one take-it-or-leave-it figure.
The price is for the house exactly as it sits: contents inside, damage unrepaired, tenant in place if there is one, unpermitted square footage counted as it actually exists.
Condition comes off as line-item deductions (the roof, the panel, the foundation, the clean-out), each written on the sheet so you can see what it was valued at. What is left after payoff and closing items is your net.
How the open-market read is built
Comparable sales from your blocks, not a countywide average, adjusted for the condition the walkthrough actually found.
Then the cost to sell: repairs a financed buyer's lender or appraiser would likely require, clean-out and staging, commissions and closing costs.
Then time: the realistic days to prepare, list and close, and what the mortgage, taxes, insurance and utilities cost while that happens. Subtract all of it and you have a net you can put beside the cash number.
Offer sheet
- Property
- your address here
- Written after
- the in-person walkthrough
| Line item | As-is cash offer | Open-market read |
|---|---|---|
| Price | Purchase priceyour number here | Likely list priceyour number here |
| Repairs | Condition deductions, line by lineyour number here | Repairs before listingyour number here |
| Clean-out | Clean-outNot required. Contents stay. | Clean-out and stagingyour number here |
| Carrying costs | Carrying costsStop at closing | Carrying costs while listedyour number here |
| Commissions | Closing costsyour number here | Commissions and closing costsyour number here |
| Close date | Close dateThe date you pick | Close dateAfter listing and escrow |
| Net to you | Net to youyour number here | Net to youyour number here |
| Sale on your blocks | Sold | Why it compares |
|---|---|---|
| your number here | your number here | your number here |
| your number here | your number here | your number here |
| your number here | your number here | your number here |
Figures depend on the in-person walkthrough and the comparable sales on your blocks. A cash offer is generally below what the open market would bring; the open-market read is an estimate, not an appraisal.
What a designated local expert is
Sometimes the honest answer is: do not sell this house for cash. It shows well, it is financeable, and the market will pay more than any investor will. When that is what the numbers say, that is what the report says.
Then you are introduced to a designated local expert who works your specific blocks, not a regional generalist covering six counties from one office. A Pomona tract house, a Long Beach bungalow, a Rancho Cucamonga cul-de-sac, and a hillside house in Ventura all price differently, and each should get someone who has walked those streets.
The referral does not start from zero: the market read is already written down, the condition is already documented, and the agent begins with the comps and the net in hand. Listing representation is provided by independently licensed California agents under a written agreement. How the referral to a designated local expert works.
In the Claremont area that agent is Anthony Grynchal, the licensed agent behind this site (CA DRE #01873626, eXp Realty). If listing wins on a Claremont house, his own site, Mr. Claremont, shows how he prepares and lists a Claremont home.
What you keep
The written sheet: both numbers, the comparable sales used, every deduction, and your net. It is yours whether you take the cash, list with the designated local expert, or do nothing this year. There is no cost and no obligation to get the two numbers and the written report.
Ready? Send the address.
Two Numbers. Your Math. Southern California.