Local cash buyer · St. Louis since 2014
Sell your house as-is. See the math first.
We buy houses across St. Louis for cash, on the date you pick, with no fees. Every offer shows what the house is worth fixed up and every dollar we subtract. And if listing with an agent would net you more, we'll tell you.
4.8 from 96 sample reviews
- Years buying in St. Louis
- 12
- Houses bought
- 240+
- Every offer stays open
- 14 days
- Fees or commissions
- $0
- Offer math in writing
- No fees or commissions
- You pick the closing date
- Local title company closes
- Offers stay open 14 days
- We'll tell you if listing nets more
- Leave what you don't want
How it works
Four steps. One visit. No pressure.
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Step 1: Tell us about the house
Five quick steps online, or a 10-minute call. Address, condition, timeline. No photos needed.
10 minutes
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Step 2: We walk through it once
Andre or Marcus visits for 30 to 45 minutes. No cleaning, no staging. Tenants get 24 hours' notice.
30 to 45 minutes
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Step 3: You get the offer and the math
A written offer within 48 hours, with every line shown. It stays open 14 days while you think.
Within 48 hours
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Step 4: You pick the closing date
A local title company closes and pays you by wire or check. As soon as 10 days, or up to 90.
10 to 90 days
Why people call us
Five situations we know well.
Most people who call us aren't selling a perfect house on a relaxed schedule. Pick the one that sounds like yours.
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Sell your house fast
A new job, a move, a divorce or a deadline. Close in as little as 10 days, or on the date you pick.
How we handle it
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Inherited homes
A parent's house, a full basement and family in three states. We work around probate, not over it.
How we handle it
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Behind on payments
Before you talk to any buyer, call a free HUD-approved housing counselor. Then, if selling makes sense, we'll show you the numbers.
How we handle it
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Houses that need work
Roof, foundation, fire, water or forty years of stuff. We buy houses that need real work, and we price that work line by line.
How we handle it
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Tired landlords
Sell a rental with the tenants still in it. Leases and deposits transfer at closing, and nobody gets evicted to make the sale work.
How we handle it
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Not sure which one you are?
Most houses fit two or three of these. Call and describe it in your own words. If we're not the right fit, we'll point you to who is.
(314) 555-0136
The walk-through
One visit, from a person who'll still pick up the phone later.
Andre or Marcus comes out once. We look at the roof, the basement, the furnace and the panel, take a few photos, and answer your questions on the spot. Then we go price the repairs with real numbers from recent jobs.
- Same two people, from the first call to the closing table
- Tenants get 24 hours' notice, and we're polite about it
- Leave the dishes in the sink. We're pricing the house, not judging it
- Written offer within 48 hours, with every line shown
The offer math
Where your offer comes from.
Every cash buyer uses some version of this formula. Most just don't show it to you. We print it on every offer, so you can check it, argue with it, or take it to an agent and compare.
- 1 After-repair valueWhat the house would sell for, fully fixed up, based on recent sales nearby.
- 2 RepairsEach job priced on its own line, from what our contractors charged on recent work.
- 3 Our costsClosing, five months of taxes, insurance and utilities, and the fees to resell it.
- 4 Our marginAbout 10% of the after-repair value. It's how we stay in business, and it covers surprises.
Example: a 3-bed brick bungalow in South City
- After-repair value What it would sell for, fixed up $220,000
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Minus Repairs
Priced line by line at the walk-through
$41,000
- Roof tear-off and new shingles$11,000
- Kitchen: cabinets, counters, appliances$14,000
- Electrical update and new panel$6,000
- Floors and paint throughout$8,000
- Clean-out, permits, small fixes$2,000
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Minus Our costs to buy, hold and resell
Closing, taxes, insurance, utilities, resale fees
$27,500
- Buying and closing (1.5%)$3,300
- Holding for about 5 months (4%)$8,800
- Reselling: commission and fees (7%)$15,400
- Minus Our margin About 10% of the after-repair value $22,000
- Equals Example cash offer $129,500
Example figures for illustration. Your after-repair value, repairs and offer depend on your house and recent sales near it.
Cash offer or listing?
Sometimes the honest answer is: list it.
Same $220,000 example house. Listing as-is usually puts more money in your pocket. A cash sale buys you speed, certainty and no showings. Here's the trade in plain numbers.
| Example house | Our cash offer | Listing as-is |
|---|---|---|
| Sale price | $129,500 | About $175,000 |
| Commission and closing costs | $0 from you | About $12,250 |
| Money in your pocket | About $129,500 | About $160,000 |
| Time until you're paid | 10 to 30 days | 2 to 4 months |
| Showings, repairs, inspections | None | Yes |
List with an agent when
- The house needs paint, carpet or small fixes, not a roof or a foundation
- You can wait 2 to 4 months and handle showings
- A regular buyer's lender would approve the house as it is
- Getting the most money matters more than getting it fast
A cash offer makes sense when
- The house needs big repairs a buyer's lender won't accept
- You need a firm date, or you can't do months of showings
- The house is inherited, vacant or full of belongings
- Certainty matters more to you than the last dollar
Recent purchases
Real kinds of houses. Example numbers.
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Example purchase
Bevo Mill
3-bed brick bungalow, 1926
Inherited. Three siblings, two out of state.
- Fixed-up value
- $190,000
- Repairs
- $46,000
- Offer
- $101,200
Closed once the court gave the estate authority to sell. Keepsakes boxed and shipped to the family.
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Example purchase
Florissant
3-bed ranch, 1958
Foundation wall bowing, roof leaking.
- Fixed-up value
- $175,000
- Repairs
- $58,000
- Offer
- $77,600
Two buyers' lenders had already turned it down. We closed on the seller's date.
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Example · we said list it
Lindenwood Park
3-bed brick, well kept
Relocating for work in 90 days.
- Fixed-up value
- $255,000
- Repairs
- $9,000
- Our number
- $188,600
We didn't buy this one. Our number was far below what an agent could get, so we said list it. They did, and netted much more.
All purchases on this site are examples with illustrative figures, shown to explain how we price.
Seller reviews
240 houses, one kitchen table at a time.
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My mom's house had 50 years in it. Tasha's crew found the photo albums I'd given up on and mailed them to me in Denver. The offer sheet showed every repair, so my brothers and I didn't fight about the number.
Denise W.Bevo Mill · Inherited home
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Marcus came out, looked around and said, honestly, you should list this. I did, and got way more than a cash offer would have been. Weird review for a home buyer, but they earned it.
Kim T.Lindenwood Park · Got told to list
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Their offer was lower than I hoped. But Andre showed me the foundation quote and the roof quote line by line, and the math was fair. Closed on the day I asked for.
Luis M.Florissant · Foundation problems
Good to know
Questions, answered.
Fees, timing, and how we make money, in plain language.
Still unsure?
Call and talk it through. Asking costs nothing, and nobody will call you back five times.
(314) 555-0136How do you come up with your offer?
We start with what the house would sell for after it's fixed up (the after-repair value), based on recent nearby sales. Then we subtract the repairs, our costs to buy, hold and resell, and our margin. Every one of those lines is on your written offer.
Why is a cash offer lower than what an agent says my house is worth?
Because we pay for the repairs, the holding costs and the resale costs, and we need a margin to stay in business. If your house needs little work, that gap is big, and listing usually makes more sense. We'll tell you that.
Do I pay any fees or commissions?
No commission and no fees to us. We pay the title company's closing fees. Like any sale, your mortgage and any liens get paid off from the sale money, and property taxes are split by date.
Will you lower the offer later?
Only if something turns up that neither of us knew about, like a sewer line break found on a camera scope. If that happens, we show you the evidence and you can walk away.
Do you ever sell my contract to another investor?
Rarely. Most houses we renovate and resell, and some we keep as rentals. If we ever plan to assign your contract to another buyer, we tell you in writing before you sign, not after.
I'm behind on my mortgage. Should I call you?
Call a HUD-approved housing counselor first. They're free. If selling turns out to be your best option, we're happy to show you the numbers.
Get started
Get the numbers. Then decide.
Call or fill in five quick steps. You'll get a written offer with the math, and it stays open for 14 days. If listing would net you more, we'll say so.
When we answer
- Monday to Friday
- 8 a.m. to 6 p.m.
- Saturday
- 9 a.m. to 1 p.m.
- Sunday
- Closed
Leave a message after hours and we call back the next morning.
Or start online
Five short steps: the address, the condition, your timeline, how to reach you, and a review. About three minutes.
Get my cash offer4400 Chippewa St, Suite 3, St. Louis, MO