As-is homes
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 see it
What this usually looks like.
Some houses need more than paint. A sagging foundation wall. A roof past its life. A kitchen fire. A basement that took on water. A house that's been vacant for years.
We buy houses like that. Here's the honest part: the more work a house needs, the lower our offer, because we have to pay for that work. You won't hear "any condition, top dollar" from us. You'll see each repair as its own line, with what we expect it to cost.
This sounds like you if
- A home inspection or a buyer's lender flagged big repairs
- The house has fire, water or storm damage
- There's a city code violation or a condemned notice
- You can't afford the repairs, or don't want to manage them
Fire, water and storm damage
Talk to your insurer before you talk to us.
The policy and the claim belong to you. Some owners settle the claim, keep the insurance money and sell the house as it stands. Others sell first. Both can work, and the offer changes depending on which one you pick. We'll show you both numbers side by side.
- Board-up and tarp costs show up as their own repair line
- We price smoke and water damage after we've seen it, never from photos
- Code violations and condemned notices go on the title company's list, and we handle them
How we handle it
Three things we do differently.
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A line-item repair estimate
Roof, foundation, systems and finishes, each priced from what our contractors charged on recent jobs.
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No cleaning, no fixing first
Don't spend money getting it ready. We price the house the way it stands today.
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Insurance claims, either way
If there's fire or storm damage, talk to your insurer first. We can buy before or after a claim settles, and we'll explain how it changes the number.
The math on an example house
Repairs: foundation piers $14,000, roof $12,000, furnace and AC $8,000, kitchen $12,000, floors and paint $9,000, clean-out $3,000.
Example: 3-bed ranch in Florissant, foundation and roof
- After-repair value What it would sell for, fixed up $175,000
- Minus Repairs Priced line by line at the walk-through $58,000
- Minus Our costs to buy, hold and resell Closing, taxes, insurance, utilities, resale fees $21,900
- Minus Our margin About 10% of the after-repair value $17,500
- Equals Example cash offer $77,600
Our example offer
$77,600
Paid in 10 to 30 days
Listing as-is, estimated net
$101,000
In 2 to 4 months, after fees
Example figures for illustration only. Your offer depends on your house and recent sales near it.
Questions people ask about this
Will you lower the offer after the walk-through?
Our written offer comes after the walk-through, so it already counts what we saw. We only change it if something new turns up that neither of us knew about, like a cracked sewer line on a camera scope, and we show you the evidence.
Do you buy houses with code violations?
Yes. Open violations go on the title company's list, and we handle them after we buy. The cost of fixing them is one of the repair lines in your offer.
What about fire-damaged houses?
Yes. Talk to your insurance company before you sell, because the policy and the claim belong to you. We can make an offer either way.
Other situations we buy in
Get started
See your own 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