Get a Second Opinion on a Cash Offer You Already Have
Somebody handed you a number and a deadline. Bring it.
If another buyer already handed you a number, bring it. The same house gets a second written offer plus the open-market read, with the comps and deductions shown so you can see where the two numbers differ and why. Plenty of sellers find out their first offer was fine, and plenty find out it was not.
Who this is for
- Sellers holding an unsigned offer from an investor, a we-buy-houses company or an iBuyer
- Sellers under a signing deadline who want the math checked
- Heirs or trustees who need a comparison for the file
Why one offer is not enough information
A single cash number with no comps and no deductions is a guess you are asked to trust. Some offers also include terms that change the real net: inspection periods that let the buyer renegotiate, assignment clauses that let the buyer resell the contract, or fees taken at closing.
A second opinion is not about beating the first number. It is about seeing what the first number assumed.
Side by side, line by line
You get a second written offer and the open-market read, both with comps and deductions, laid next to the offer you already have. Where the numbers differ, the sheet shows which assumption causes it.
What this looks like in practice: a Pomona seller holding a postcard offer with a short signing deadline and no comps attached.
Another: an Ontario seller whose first cash buyer asked for an inspection period and then lowered the price after it.
Another: a Glendora trustee who wants a second documented number before accepting the first.
What the offer sheet lists
Comps, deductions and net for the second offer, the open-market read, and a note on terms in the first offer worth asking about, such as inspection contingencies, assignment clauses or fees.
There is no cost and no obligation to get the two numbers and the written report.
How each column is built: see how both numbers are built.
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 |
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 we need from you
- The property address and city
- The offer you have, if you are comfortable sharing it
- The deadline on that offer
How the timeline works
Tell us the deadline on the offer you hold. The walkthrough and the second number are scheduled around it where possible, and if it cannot be done in time, that is said plainly.
Common questions
What if my first offer is higher?
Then it may be the right one to take, and the sheet will say so. Check that its terms let the buyer close at that price without renegotiating.
What is an assignment clause?
It lets the buyer on your contract transfer it to another buyer, often for a fee. It is legal when disclosed, but you should know whether your buyer intends to close or to resell the contract.
How do I know a cash buyer has the money?
Ask for proof of funds from a bank or lender in the buyer's name, and make sure the earnest money goes to an independent escrow company.
If the house is also one of these
- Sell as-isContents stay, damage stays, and the offer shows what each one cost in writing.
- Sell fastWhen the calendar is the problem, the offer is written around your dates, not a lender's.
- Trust saleA trustee has to explain the number later. The paperwork does the explaining.
- Behind on paymentsHow much equity survives, and which path closes before the date on the calendar.
Where this comes up
- Second opinion in Glendora
Owners, including trustees, holding a first cash offer who want a documented second number.
- Second opinion in Ontario
Sellers whose first cash buyer renegotiated after an inspection period.
City pages: Claremont, Pomona, La Verne, San Dimas, Glendora, Upland, Rancho Cucamonga, Ontario, Chino, Chino Hills.
Comments on another buyer's offer are general observations, not legal advice about that contract; have an attorney review any contract before you sign it. Nothing on this page is legal, tax or financial advice. Any offer is subject to the in-person walkthrough, title and a written purchase agreement.
Send the address. Get both numbers.
Tell us about the house and the second opinion situation. A professional walks it in person, then both numbers arrive 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.