Sell Your House As-Is: No Repairs, No Cleaning, No Showings
Contents stay, damage stays, and the offer shows what each one cost in writing.
Fill out one form, then a professional walks the house in person and writes an as-is cash offer backed by a pool of thousands of local buyers and investors. The offer arrives with the comparable sales used, the line-item deductions, and the net to you written down. Nothing to fix, clean, or stage before the walkthrough.
Who this is for
- Owners who do not want to fund repairs before selling
- Sellers who do not want showings, open houses or a sign in the yard
- Houses with deferred maintenance that a financed buyer's inspection would flag
- Owners who want to know what the repairs are actually worth before deciding
Where as-is houses lose financed buyers
A financed buyer's inspection turns deferred maintenance into a repair request, and the lender's appraiser can call out health and safety items that must be fixed before the loan funds. A roof at the end of its life, an old electrical panel, a failed sewer lateral or active leaks can each become a condition of the loan.
Selling as-is on the open market is possible, and it is still disclosure-heavy: California sellers owe the buyer the statutory disclosures whatever the condition. What changes with a cash buyer is that the condition is priced once, in writing, instead of renegotiated during escrow.
The same condition, priced two ways
The cash column lists each condition item as a line-item deduction. The open-market column shows what the house would likely bring if you listed it as-is, and separately what it might bring after the repairs, with the repair cost and time subtracted. You see whether fixing first actually pays.
What this looks like in practice: a North Claremont ranch house from the late 1950s with its original panel and galvanized supply lines, where the owner wants to know whether re-piping before listing returns its cost.
Another: a Glendora house with an aging roof and a cracked driveway where the owner would rather not host months of showings.
Another: an Ontario bungalow near Euclid Avenue with a dated kitchen and baths that shows fine to an investor and poorly in listing photos.
What the offer sheet lists
Each condition item the walkthrough finds is listed with the deduction taken for it: roof, panel, plumbing, foundation, unpermitted space, contents. You keep the list either way, which is useful if you decide to repair and list instead.
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
- Who is living in the house and how access works
- Any repair bids or inspection reports you already have (optional)
- Your preferred closing and move-out dates
How the timeline works
Form, walkthrough, two numbers in writing, your decision. Nothing needs to happen to the house first. Closing follows your date once title is clear and the agreement is signed.
Common questions
Do I have to disclose problems if I sell as-is?
California sellers generally still owe the statutory disclosures, whoever the buyer is. An as-is sale changes who pays for repairs, not the duty to disclose what you know. Your own attorney or the escrow officer can confirm what applies to your sale.
Will I get less money selling as-is?
A cash offer is generally below what the open market would bring for a repaired house. The offer sheet shows the repair deductions line by line, and the open-market read shows whether fixing first would actually net you more after the cost and the time.
Do I have to clean the house before the walkthrough?
No. Contents stay, damage stays, and the walkthrough prices the house exactly as it sits.
What does the walkthrough look at?
The roof, the electrical panel, plumbing, foundation, permitted versus unpermitted square footage, occupancy and lease status, contents volume, code notices and access. Each one either moves the number or does not, and the sheet says which.
If the house is also one of these
- Fire, water and repairsCompare the cash number with what an insurance-funded rebuild would actually net.
- Unpermitted additionsThe square footage nobody permitted, priced as it actually exists.
- Full-contents houseTake what matters to you. Leave the rest where it sits.
- Sell fastWhen the calendar is the problem, the offer is written around your dates, not a lender's.
Where this comes up
- Sell as-is in Glendora
Mid-century tract houses with dated systems whose owners would rather skip months of showings.
- Sell as-is in Chino Hills
Original-condition planned-community homes with dated kitchens, baths and roofs.
City pages: Claremont, Pomona, La Verne, San Dimas, Glendora, Upland, Rancho Cucamonga, Ontario, Chino, Chino Hills.
Offer 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. Seller disclosure duties are set by California law and are not waived by an as-is sale. 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 sell as-is 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.