One form. One walkthrough. Both numbers in writing.
Most sellers get handed one number and a deadline. This is the sequence that gets you two, on the same house, with the math attached.
Step 1: One form
Address, city, who is living in the house, and what condition it is in. Two minutes. No photos to upload, nothing to fix first, and no pressure to decide anything.
If there is a court date, a trustee sale date, or a move-out deadline, put it in the notes. The walkthrough and the paperwork get scheduled around it.
Step 2: One walkthrough
No algorithm prices your house sight unseen. A professional comes out and looks at the roof, the panel, the plumbing, the unpermitted back house, the tenant situation, the contents in the garage.
From Claremont, an Inland Empire walkthrough happens fast. If you live out of state, access, utilities, and lockouts are handled locally, and photos and video come back to you so you can see the condition the offer is based on.
Step 3: Two numbers
The as-is cash offer and the open-market read, side by side, each with the comparable sales used and the deductions listed line by line, ending in your net.
You keep that report whether you sell, list, or do nothing at all.
Offer sheet
- Property
- your address here
- Written after
- the in-person walkthrough
Two numbers on the same house 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 Carrying costs Carrying costsStop at closing Carrying costs while listedyour number here Commissions Closing costsyour number here Commissions and closing costsyour number here Net to you Net to youyour number here Net to youyour 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.
Step 4: Your call
Take the cash and set your own closing and move-out dates, including a written rent-back. Or, when the open market nets more, get handed to a designated local expert who works your blocks, with the market read already written down.
What we look at on the walkthrough
Each item below moves one or both numbers, and each one that does is written on the sheet so you can see by how much.
- Roof
- Age, layers and leaks. A roof a lender's appraiser will flag comes off the cash number as a line item and off the market number as a repair before listing.
- Electrical panel
- Original, undersized or recalled panels and old wiring. Insurers and lenders care, so the cost shows up on both columns.
- Plumbing
- Galvanized supply lines, cast-iron drains, the sewer lateral. Hidden until someone runs the water and looks.
- Foundation
- Slab cracks, raised-foundation settling, drainage. The one item where a small crack and a structural problem price very differently.
- Permitted vs. unpermitted square footage
- Converted garages, back houses and enclosed patios are priced as they actually exist; the deduction for missing permits is listed.
- Occupancy and lease status
- Owner, family, tenant or vacant. A tenant stays when the house is bought subject to the lease, and the lease terms move the number.
- Contents volume
- What is left inside and what it takes to clear it. Contents can stay; the cost of clearing them is a line on the offer.
- Code notices
- Open violations, red tags and unpaid city fines, each accounted for rather than required to be fixed first.
- Access
- Lockboxes, gates, slopes, shared driveways. How hard the house is to reach and work on changes what a buyer will pay.
What we do not do
- We do not price houses off a website estimate.
- We do not hand you one number and a deadline.
- We do not tell you to list when cash nets you more.
- We do not tell you to sell to us when listing nets you more.
Next: what the two numbers are, or start with the form.
Send the address. Get both numbers.
A professional walks the house in person, then you get both numbers in writing with the comps, the deductions, and your net.
Rather talk it through? Call or text (909) 498-3977
Based in Claremont. Nothing to fix, clean, or empty first.