Free tool
Cash offer calculator
See the range a cash buyer is likely to offer, and what you would actually keep compared with fixing up and listing. Change any number.
Your house
What it would sell for fixed up. Check recent sales of updated homes nearby.
Everything a buyer would fix before reselling or renting it.
Your payoff amount. Use 0 if you own it free and clear.
Listing assumptions +
Carrying cost means mortgage payment, taxes, insurance and utilities while you wait.
Typical investor cash offer
$185,000 to $215,000
70% to 80% of after-repair value, minus repairs. A rule of thumb many investors start from, not a quote.
Cash in your pocket after payoff: $65,000 to $95,000
Compared with fixing up and listing
Fix up and list
$244,500
About 4 months
Cash sale, as-is
$185,000 to $215,000
Often 1 to 3 weeks
| Sale price after repairs | $300,000 |
| Repairs | - $25,000 |
| Commissions (5.5%) | - $16,500 |
| Other seller costs (2%) | - $6,000 |
| Carrying costs (4 mo) | - $8,000 |
| Listing proceeds before payoff | $244,500 |
| After paying off what you owe | $124,500 |
Listing could net about $29,500 to $59,500 more, if the repairs go to plan and the house sells in 4 months. That gap is the price of speed and certainty.
Estimates only. Real offers depend on your house, your local market and each buyer. Commissions are negotiable and vary. This tool does not account for capital gains taxes, transfer taxes or seller concessions.
How the calculator works
The cash offer range uses a rule of thumb many investors start from: 70% to 80% of after-repair value, minus repairs. The lower end is the classic “70% rule” used by house flippers. Buyers who plan to rent the house out, or who work in tight markets, sometimes pay more. Read how cash buyers calculate offers for the full breakdown.
The listing side subtracts repairs, agent commissions, other seller closing costs and the cost of carrying the house while you fix and sell it. Since the 2024 National Association of Realtors settlement, commissions are more openly negotiable, so set the percentage you expect. Compare both paths in our cash offer vs. listing guide.