Get a cash offer for a rental property.
Tired of the calls, the turnover, the late rent. Enter the address and see a real cash number. We buy with tenants in place or vacant.
Being a landlord is a job. If you're done, we'll take over.
Most rental-property sellers we talk to fall into two groups. Group one: landlords who've owned for 5–20 years, watched a 2BR duplex go from $900 rent to $1,600 rent, and are tired of midnight calls, eviction filings, and the 2020s' regulatory shifts (tenant-protection ordinances, source-of-income laws, right-to-repair acts — every major metro has its own version). Group two: accidental landlords who inherited a rental or bought one during a job relocation and don't want the business anymore.
A rental with a tenant in place sells to a different buyer pool than a vacant rental. Vacant sells to flippers who want to rehab and resell at retail. Tenanted sells to buy-and-hold landlords who want the cash flow. Both are real buyer pools in every major US market. The prices land slightly differently.
If you're doing a 1031 exchange for the tax deferral, the timeline and paperwork are more complex but still fully doable on a cash sale. We've done them.
Your stage sets your buyer pool and your offer range.
What a cash buyer actually pays here.
The pricing framework depends on the buyer type. A flipper buyer prices off ARV (post-rehab retail value) minus repair cost and margin — the standard 65–75% of ARV. A buy-and-hold buyer prices off net operating income and cap rate — they want the NOI to divide into the purchase price at an acceptable cap (small multi-family caps typically land at 6–9% nationally as of 2025–2026, with higher caps in Midwestern and Sun Belt markets and lower caps on coasts).
Example A (flipper): $260,000 ARV on a 2BR single-family in Indianapolis, IN, $22,000 in turnover repairs, vacant. Math: $260,000 × 0.72 = $187,200, minus $22,000 = cash offer around $165,000.
Example B (buy-and-hold on tenanted duplex): $30,000 annual NOI (after vacancy, repairs, taxes, insurance). At an 8.5% cap, price = $30,000 / 0.085 = $353,000. The higher of the two offers is what you see.[1]
Cash vs. listing — here's how long each takes.
If the tenant is staying, closing is 21–30 days. We notify the tenant of the ownership change per your state's landlord-tenant statute and security deposit transfer rules; leases transfer as-is. If the tenant is leaving, we time closing to post-move-out. No need to empty the house for us.
With work before listing, photos, time on market, and inspection risk. On a tight timeline, a listing usually doesn't close in time — you'd want cash or a hybrid strategy.
When cash is NOT the right move on a rental property.
If the NOI is strong and the property is in good shape, the cap-rate math on the retail market (listed to investors with an agent) usually beats cash by 5–10%. An MLS listing with financials on the cover sheet reaches more buyers and gets a better cap.
If you're doing a 1031 exchange to defer capital gains and your replacement property is clear, listing gives you 3–4 more weeks to coordinate the identification and closing windows. Cash speed might actually hurt the exchange timing if the replacement isn't ready.
And if the rental produces meaningful cash flow and you don't have a pressing reason to exit, hiring a property manager for 8–10% of rents usually fixes the 'tired landlord' problem without selling. Less upside if you love the house; more upside if you just hate the phone calls.
Cash offer · List with agent · Hire a property manager.
The questions homeowners ask us first.
See your cash offer.
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