free tool · no email required
What would a cash buyer pay for your house?
Cash offers aren’t a mystery. They’re one formula: fixed-up value minus repairs minus costs minus margin. Slide the numbers, see the range a real buyer’s math lands in.
- fixed-up value (your estimate)
- $300,000
- repairs (dated, needs work)
- −$54,000
- buyer's holding & resale costs
- −$30,000
- buyer's margin
- −$18,000
- indicative cash range
- $188,000 – $208,000
illustrative only · a real offer uses your address, your comps, your repairs
Want the real number? Call (650) 540-1854 or use the form below. Written offer usually within 48 hours, no obligation either way.
How to read the range.
The fixed-up value is the only input that moves the answer the most. If you’re unsure what your house would sell for renovated, look at what similar fixed-up houses near you actually sold for in the last six months, not what they’re listed at.
Repairs are where offers diverge. Two buyers can look at the same house and write repair estimates tens of thousands of dollars apart. When an offer seems low, ask the buyer to show the repair line: a buyer who shows the math is easier to negotiate with than one who quotes a number and defends it.
The range is honest on purpose. A single number implies precision a calculator can’t have; the spread reflects that two legitimate buyers will price the same house differently.
Cash offer questions.
Is this cash offer calculator free to use?
Yes. No email, no phone number, no account. Run the numbers as many times as you want. The written offer is free too: call or send the form and you get a real number usually within 48 hours.
How accurate is the calculator?
It shows how the math works, not your exact number. The slider value you enter stands in for the after-repair value a buyer would prove with comparable sales. A real offer replaces your estimate with actual comps and a walkthrough-based repair figure, so treat the output as a range to sanity-check offers against, not a quote.
How do cash buyers calculate what they'll pay?
The standard formula: fixed-up value minus repairs minus the buyer’s holding and resale costs minus the buyer’s margin equals the offer. It’s the same shape whether the buyer is a local investor, a wholesaler, or an iBuyer: what changes is the repair estimate and the margin. Our post on how we calculate a cash offer walks the formula line by line.
What is the 70% rule, and does this use it?
The 70% rule is a house-flipper heuristic: pay no more than about 70% of a property's after-repair value minus repair costs. This calculator is more granular than the rule of thumb: it prices repairs, holding costs, and margin as separate lines so you can see each one instead of a single blended percentage.
Why is a cash offer lower than a retail listing price?
Because the buyer absorbs the repairs, the holding costs, the resale costs, and the risk that a retail seller would otherwise carry for months. The spread between the calculator's fixed-up value and the offer is the price of speed and certainty: no repairs, no showings, no financing contingency, and a closing date you pick.
Does the number here obligate me to anything?
No. It’s a planning tool. Even a written offer from InTym Properties is no-obligation: you can take it, counter it, or ignore it. If you want the real number on your specific house, call (650) 540-1854 or send the form.
The calculator is illustrative. The offer is real.
InTym Properties buys houses as-is nationwide, closes as principal or assigns to a vetted end buyer (disclosed before you sign), and puts a written offer in your hands usually within 48 hours.
Related: how we calculate your cash offer · we buy houses · sell my house fast