No Black Box
How We Calculate Your Offer
Most cash-offer companies won't show you this. We will, because our number doesn't move after you sign, and this is why.
The Four Numbers
Every Offer Comes From Four Numbers
We'll walk through each one with you on the phone before you ever sign anything.
- 1
After-Repair Value (ARV)
What your house would sell for once it's fully renovated, based on closed comparable sales in your neighborhood, not asking prices.
- 2
Renovation Cost
A real construction estimate from our own crew, CA LIC#1077593, not a guess from someone who has never repaired a house. We know what the work costs because we're the ones doing it.
- 3
Holding & Closing Costs
Property taxes, insurance, utilities, and closing costs during the time we own and renovate the property before it resells.
- 4
Our Margin
What we need to make on the project for it to make sense as a business, same as any company that has to fund, renovate, and carry a property before resale.
The Math, in One Line
Offer = After-Repair Value − Renovation Cost − Holding & Closing Costs − Our Margin
Because our renovation numbers come from the crew that actually does the work, and because we fund every deal ourselves there is no bank or outside partner to back out, there's nothing left to "discover" during an inspection a week before closing. The number we give you on day one is the number you get paid.
One more thing worth knowing: because House Junkies is part of Ulloa Investment Group, which also includes Legacy Real Estate (DRE #02165291), we can pull what your house would realistically list for on the open market and what we'd pay off-market in the same conversation. If listing nets you more, we'll tell you.
Get My Cash OfferCash Offer vs. Listing
Why Sell to House Junkies Instead of a Market Listing
Listing will get you top dollar with the right timing and a house that is market ready. For homes that need work, here is how the options actually stack up.
Selling to House Junkies
Sell It As-Is
No repairs, no cleaning, no property clean-out. Leave the house exactly how it is, and leave behind anything you do not want.
No Commissions or Fees
There is no agent to pay and nothing comes out of your check for us. The number on the offer is the number you get.
We Pay the Closing Costs
Escrow, title, and closing costs are on us, so there are no surprises at the closing table.
A Cash Offer That Holds
We close with our own capital, so there is no buyer's loan to fall through and no lender appraisal to blow up the deal.
You Pick the Closing Date
Most deals close in 14 days, as fast as 7 if you need to, or later if you need time to move.
Listing With an Agent
Repairs and Prep First
Buyers and their inspectors expect a house that is ready to go. Fixes, cleaning, and staging usually come out of your pocket.
Commissions Come Out of Your Sale
Agent commissions usually run 5-6% of the sale price, plus marketing and other costs.
Seller Closing Costs
Title, escrow, transfer tax, and any repair credits the buyer asks for after inspection get paid out of your proceeds.
Deals Can Fall Through
Most buyers need a loan. If their financing or the appraisal falls short, you can end up back on the market when you need to move.
Longer, Less Certain Timeline
Showings, offers, inspections, and loan approval often take 60 to 90 days or more, with open houses along the way.
Reviews
What People Say About House Junkies
“Had a great experience working with House Junkies Inc. Dominic Mclleland helped me purchase a distressed property and made the whole process way easier than I expected. He was easy to work…”
J N
★★★★★