How We Calculate Your Cash Offer
Our cash offer starts with what your house would sell for after it’s fixed up, its after-repair value (ARV). We then subtract the repairs it needs, the costs to buy, hold and resell it, and our margin. Many investors use the “70% rule” as a starting point: about 70% of ARV, minus repairs. Our number moves up or down with the home’s condition, location and your timeline.
The formula
A worked example
A Las Vegas house that would sell for $400,000 once updated, and needs $40,000 of work:
| Line | Amount | What it covers |
|---|---|---|
| After-repair value | $400,000 | Recent sales of comparable updated homes nearby |
| Repairs | −$40,000 | Roof, HVAC, flooring, paint, kitchen, whatever the house needs |
| Buying, holding and resale costs | −$40,000 | Closing costs we pay, financing, taxes, insurance and utilities during the work, and resale costs |
| Margin for profit and risk | −$80,000 | Covers surprises (hidden damage, market changes) and keeps us in business |
| Cash offer | ≈ $240,000 | No commissions, repairs, cleanout or closing costs for you |
The honest comparison: listing the same house
| Line | Amount |
|---|---|
| Sale price after you make the repairs | $400,000 |
| Your repairs | −$40,000 |
| Agent commissions (about 5–6%) | −$22,000 to −$24,000 |
| Seller closing costs and concessions | −$6,000 to −$10,000 |
| Payments and utilities while it’s listed | −$5,000 or more |
| Approximate net | Roughly $320,000 |
If your house is in good shape and you can wait a few months, listing usually puts more money in your pocket. A cash sale makes sense when the repairs are more than you can take on, the house is full of belongings, there are tenants or code issues, you’re behind on payments, or you need a certain closing date.
What raises our offer
- Fewer repairs needed, or recent big-ticket updates (roof, HVAC, water heater)
- Clear title, with no liens or ownership questions
- Flexible timing on your end
- Vacant and accessible for our contractors’ walkthrough
Who actually buys your house
Fast Ready Offer works with several funding partners and uses different LLCs to fund purchases. Sometimes we close in one of our own entities. Sometimes we assign our purchase contract to a funding partner, who closes on the same terms. Either way, the price and terms in your contract don’t change, and we’ll tell you up front which may apply.
Licensing disclosure
Taylor Prince, Joe Herrera, Whitney Ganci, Brant Graves and Aaron Crowther hold Nevada real estate licenses. When Fast Ready Offer buys a house, we’re buying for our own account as principals, not representing you as your agent. You’re welcome to have your own agent or attorney review any offer.
Our promise
- No obligation: an offer is just an offer
- No fees or commissions charged to you
- We’ll explain our numbers line by line if you ask
- Close through a licensed title company on the date you choose