Free tool
How an as-is cash offer is actually calculated.
Direct buyers all work from the same basic formula: what the house would sell for fixed up, minus what it costs to get there and to buy, hold, and resell it. This tool shows the math so nothing feels like a black box.
Results
Enter your numbers and press Calculate. Nothing here is an offer or an appraisal.
How it's calculated
The math, in plain language
Formula
- As-is offer = after-repair value − repair cost − purchase closing costs − holding costs − resale costs − buyer's profit.
- After-repair value comes from recent sales of renovated, similar homes nearby — not from an online estimate of your house as it sits.
- Repair cost is the biggest variable. Foundation, roof, and systems dominate it; cosmetics are cheap by comparison.
Assumptions and limits
- Defaults are illustrative. Real buyers' holding periods, financing costs, and margins vary — and so does the ARV they use.
- Resale costs include the commission and closing costs the buyer pays when they sell the renovated house, which is why they come out of your price.
- The range shown is a simple ± band, not a prediction.
- This tool is for general planning only. It is not an offer, an appraisal, or legal, tax, or financial advice. Results depend entirely on the numbers you enter.
FAQ
Common questions
How do I find the after-repair value?
Look at recent sales of renovated homes on your street or nearby with similar size and lot. An agent can pull these, and we'll show you the ones we use if you request an offer.
Why does the buyer's profit come out of my price?
Because the buyer is taking on the repair risk, the money, and the time. Any investor — or any owner who renovated and resold — would need the same return to make it worthwhile.
My repair estimate is a guess. Does that matter?
Yes, a lot. Try a low and a high number to see the range. On a walkthrough we estimate repairs line by line and show you the list.
Will your actual offer match this calculator?
Not necessarily. This is a teaching tool with your inputs; our offer uses our comparable sales, our repair estimate, and our costs. Request one to compare.
Keep going
Related tools and guides
More free tools
- Repair first or sell as-is?
Renovate-then-list net versus sell-as-is net, including overruns, time, and selling costs.
- Cash offer vs. listing calculator
Side-by-side net proceeds: a cash offer today versus listing with an agent after costs and time.
- Cost to sell a house
Every common selling cost itemized — commission, closing, prep, concessions, holding — and your resulting net.
Houston guides
- Sell house as-is
What “as-is” means in Texas, what you still have to disclose, and what condition really does to the price.
- Cash home buyers
How direct buyers calculate offers, what to ask any cash buyer, and red flags to watch for.
- House that needs repairs
Fix-and-list versus sell-as-is: which repairs pay back, which don't, and how to compare the two honestly.
Want to discuss an actual offer?
The calculator uses your guesses. We use real comparable sales and a walkthrough. Enter the address — it's free and there's no obligation.