Foundation issues. Roof failure. Fire or water damage. Mold. Code violations. We buy Cincinnati houses in any condition, you don't touch a thing before closing.
A house that needs major repairs is a house that most traditional buyers won't touch, or will use to negotiate the price down so far that you'd have been better off fixing it yourself. We exist for exactly this situation. Our offer accounts for the condition. You don't pay for repairs before selling, and you don't absorb a buyer's inflated fear of repair costs.
When we say as-is, we mean it. The property does not need to be cleaned, staged, repaired, or updated before we buy it. You do not need to disclose issues and negotiate them away. You do not need to bring anything up to code. You do not need to remediate mold, treat pests, or clear out years of accumulated belongings.
You take what you want, you leave what you don't, and we handle everything after closing. That includes the cleanout, the demo work, and whatever permits and inspections are required. That is our job, not yours.
Foundation issues. Bowing basement walls, settling footings, cracked slabs, and helical pier installations: these are common in Cincinnati's older housing stock and we've seen all of them. Foundation repairs are expensive, but they don't prevent a sale with us.
Roof failure. A failed or actively leaking roof typically makes a home uninsurable and unlendable, two things that kill traditional sales. We buy with cash, so lender and insurance requirements don't apply.
Fire or water damage. Whether it's smoke damage throughout the house, structural damage from a fire, or long-term water intrusion that's affected floors and framing, we evaluate what's there and make an offer based on what it will take to restore the property.
Mold. Active mold remediation is required in most traditional sales before a lender will finance. We factor remediation costs into the offer and handle it as part of our renovation.
Code violations and unpermitted work. Additions built without permits, electrical panels that don't meet code, HVAC systems that were installed incorrectly: these show up on city records and derail financed sales. They don't derail ours.
Hoarding or significant deferred maintenance. Properties that have accumulated years of contents, or that haven't been maintained over decades, are properties we've bought many times. We bring in cleaning and demo crews. We don't expect sellers to solve this before closing.
We start with the after-repair value: what the property would sell for in good condition, based on comparable sales in your neighborhood. From that, we subtract our estimated repair costs and our margin (which covers our carrying costs and profit). The difference is what we offer.
We show you this math in writing. You'll see the comparable sales we used, our repair estimate, and how we arrived at the number. If the math doesn't work for you, there's no obligation. But at minimum, you'll understand exactly what the property is worth in its current condition to a cash buyer, and you can make an informed decision from there.
If you want to get repair bids yourself before talking to us, that's fine too. Knowing what repairs cost helps you evaluate any offer you receive, from us or anyone else.
Listing a severely distressed property creates a set of problems that compound each other. Most buyers are using financing, and lenders won't lend on properties with major structural issues, mold, or open permits. The pool of potential buyers shrinks to cash buyers only, who will offer far less than a retail buyer would. Inspection results become a negotiation tool, not information. And the longer a distressed property sits on the market, the more its public price history works against you.
We're not the right answer for every distressed property, if the condition is relatively minor, a traditional listing may net you more. We'll tell you honestly which path makes more sense for your specific situation.