Cash Offer Calculator — How We Determine Your Home’s Value
You deserve a clear answer to the question, “How do cash home buyers calculate offers?” At Orca Homes, we keep the process simple, fair, and transparent. Our cash offer calculator is designed to show you exactly how we determine the value of your home, step by step. No gimmicks, no hidden margins, just an honest explanation so you can make a confident decision about selling your property.
Our Step-by-Step Process
Here’s how Jessica, the owner of Orca Homes, personally calculates your cash offer:
- Property Assessment: Jessica visits your property to assess its condition and understand the scope of any necessary repairs or renovations.
- Cost Estimation: She carefully estimates the cost of all repairs, including materials, labor, and permits, keeping in mind the duration of the project as well
- Project Value Calculation: Jessica determines the potential market value of your property after all repairs are completed. This involves researching comparable sales in your area and considering factors like location, size, features, along with the projected sell date
- Financing Costs: She factors in the costs associated with financing the project, such as holding costs (taxes, insurance, utilities) and any loan fees. Although cash home buyers offer “cash”, they all use what is called “hard money” which is a high interest loan that real estate investors use to fund their projects.
- Selling costs: She also factors in the cost of buying the home initially (title & escrow fees), along with costs to sell it on the market once flipped (title & escrow fees, excise tax, agent fees, staging, photography, listing, etc.)
- Profit Margin: Orca Homes typically includes a profit margin of 5-10% of expected after repair value
- Offer Calculation: Finally, Jessica subtracts the estimated repair costs, financing costs, and profit margin from the projected after-repair value to arrive at your cash offer.
At Orca Homes, our mission is to provide homeowners with a fair, stress-free way to sell their property. We know that life’s challenges — from costly repairs to financial setbacks — can make selling a home feel impossible. That’s why we’re here: to offer solutions that give you relief, options, and a fresh start.
Why We Do What We Do
At Orca Homes, we know selling a house isn’t always easy. From costly repairs to financial stress, the process can feel overwhelming. That’s why we’re here — to give homeowners a simple, fair, and pressure-free solution.
We’re more than a business. We’re local neighbors who care about helping families in the Pacific Northwest move forward with confidence, no matter the situation.
Transparency is Key
We believe in being upfront about our process. Every homeowner we work with knows exactly how we calculate our offers. We’re happy to answer any questions you have and walk you through the details.
A Real-Life Example
Recently, we worked with a homeowner in Federal Way whose house needed $70,000 in updates. After our assessment, we estimated the after-repair value to be $375,000. Here’s how we calculated our offer:
- Estimated Repair Costs: $80,000 (including full cosmetic remodel, window replacement, bathroom updates, HVAC and new roof)
- Financing Costs: $45,000
- Profit Margin: 10% of estimated after-repair value
Calculation:
$x (After-Repair Value) – $x (Repairs) – $x (Financing) – $x (Profit) = $ 212,000
This example shows how we arrive at a fair offer while being transparent about our costs and profit margin.
Cash Home Buyers | Orca Homes is Your Trusted Partner in the Home Selling Process
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HONEST ADVICE
We cut through the complexity of a traditional sale. No real estate agents, no pushy sales tactics, no contractors, no middlemen. Just direct and honest communication, a transparent offer, and a guaranteed closing date.
HASSLE-FREE SELLING
We handle everything from start to finish. Avoid the stress of expensive repairs, listing your house, and unpredictable timelines. Sell your home as-is, in any condition, and we’ll take care of the rest so that you can move on with ease.
PERSONALIZED SOLUTION
Every homeowner’s situation is unique. Jessica takes the time to understand your needs and goals truly. With years of experience helping homeowners in Graham, we’ll work with you to create a personalized solution that meets your specific needs and timeline.
Free Consultation
We’ll provide a free consultation to discuss your situation, answer your questions, and help you explore your options.
Cash Home Buying Services
We buy houses in any condition, offering a fast and hassle-free closing process.
Cash Offer Calculator FAQs
A cash offer calculator gives you a strong estimate based on property value, repairs, and market trends. While it’s not the same as a professional appraisal, it provides a clear, transparent breakdown of how we calculate your cash offer.
No. At Orca Homes, we buy houses as-is. You don’t need to fix, update, or even clean before we make an offer.
We take into account condition of your house and calculate the cost of all the repairs and updates. We subtract those costs from the market price, and make you an offer.
In most cases, we can provide you with a cash offer within 24–48 hours of reviewing your property details.
Not at all. Our calculator and evaluations are 100% free, with no obligation to sell.
We consider the property’s condition, repair costs, recent sales in your area, and the after-repair value. We also factor in holding and selling costs, along with a modest profit margin, to arrive at a fair number.
