How We Buy Your House — and How We Calculate Your Offer
We're going to show you the actual math behind every cash offer we make. No black box. No low-ball mystery. Just a simple formula you can verify yourself.
Get My Cash Offer →Free · No obligation · Takes 90 seconds
4 Steps From First Call to Cash in Hand
No banks. No agents. No inspections. Just a straightforward process designed around your timeline.
Tell Us About Your Property
Takes 90 secondsFill in our quick form or call us at (937) 598-2274. We ask only the basics — address, your situation, rough condition. No inspection required. No commitment. Completely confidential.
- Property address & basic condition
- Your timeline — no rush, you decide
- Any unique circumstances (liens, probate, tenants)
We Run the Numbers — Transparently
Within 15 minsMike comes out to see the property. We calculate what it would sell for fully renovated (the ARV), subtract repair costs, our selling costs, and our minimum profit. That math gives us your offer — no guessing, no games.
- After-Repair Value (ARV) researched from comps
- Repair cost estimate done on-site
- Formula is shown to you — you see everything
Receive Your Written Cash Offer
No obligation, everYou get a written, no-obligation offer based purely on the math. You are free to say no — zero pressure. We will explain every number and answer every question before you decide.
- Fair offer based on transparent ARV formula
- Written & valid — no verbal tricks
- Zero obligation to accept
You Pick the Closing Date
7 days or 6 months — your callIf you accept, we close at a reputable local title company. You choose the date. Need cash in a week? Done. Need time to move? No problem. We even pay all typical closing costs — that's more money in your pocket.
- Close in as little as 7 days
- Stay in the house rent-free while you move
- We pay all closing costs
Show Me the Numbers
We're transparent about how every offer is calculated. Here's the exact formula we use — the same math we'll show you in person.
What your house would sell for if it were fully renovated — HGTV ready.
What it costs us to get it to that renovated condition.
Agent fees, closing costs, taxes, holding costs — all the stuff you DON'T pay.
We're a business. But we keep this lean — because we need you to say yes.
THE FORMULA
Real Example: Let's Run the Math
A house that needs work lists at $200,000 but requires repairs, agent fees, and months of waiting. Here's how the numbers actually compare.
| Traditional Listing | EZ Sell Cash Offer | |
|---|---|---|
| Sale Price | $200,000 | $130,000 |
| Agent Commission 6% | −$12,000 | $0 |
| Closing Costs | −$4,000 | $0 |
| Repairs Required | −$25,000 | $0 |
| Carrying Costs (6 mo.) | −$9,000 | $0 |
| Time & Stress | 6+ months of showings & uncertainty | ✓ 7 days |
| Net to Seller | $150,000 | $130,000 |
BOTTOM LINE
Less hassle. Same money in your pocket.
No repairs · No commissions · No months of waiting
Example numbers. Your actual figures depend on your home's condition and location — we'll walk through every number with you.
Why Our Offer Is Often More Than You'd Expect
Most people assume cash buyers lowball. Here's why that's often backwards.
Traditional As-Is Value vs. Our Offer
Imagine your house in rough shape is worth $50,000 as-is, but would sell for $200,000 renovated. A retail buyer can't finance it. You can't afford to fix it. We can offer you $80,000 — that's $30,000 more than any traditional buyer would pay today.
The Math Works Because We Do the Heavy Lifting
We offer based on the renovated value because we will do the renovation. You skip the contractors, the inspections, the open houses, and the months of waiting. We take all of that on — that's what our profit covers. You get cash fast with zero hassle.
Everyone Wins — That's the Only Deal We Do
We need you to say yes. That means our offer has to work for you, not just us. If the numbers don't make sense for your situation, we'll tell you honestly and help you think through other options. No pressure. No tricks.
EZ Sell vs. Listing With an Agent
I didn't think anyone would give me a fair price because of all the repairs needed. Mike sat down with me, walked me through his numbers, and showed me exactly how he got to his offer. I understood it completely. I didn't feel taken advantage of — I felt like someone finally treated me honestly.
Debra C.
Dayton, OH · Sold in 11 days
Common Questions
Ready to See Your Number?
Tell us about your property and we'll show you the math. Free, no obligation, no pressure.
No repairs · No commissions · No closing costs · Close in 7 days