How do cash home buyers evaluate properties in Columbus Ohio? It starts with what a house will sell for after repairs called the ARV or after repair value. My company then subtracts repair costs, purchasing, holding, resale costs, and minimum profit. That number is the most I can pay or the maximum purchase price.
At EasySell Cash Homebuyers, I walk the house myself and can usually give you an offer within about 24 hours. My name is Marc Van Steyn, and this post shows how each part of the formula works and when I’ll tell you to list it on the open market instead.
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How Do Cash Home Buyers Evaluate Properties in Columbus Ohio?
Any cash buyer evaluates a house by comparing it with nearby sales, estimating the repairs, and working out what’s left after the buyer’s costs and profit.
Before the appointment, I review nearby sales in the micro market or within 3 miles. During the walkthrough, I estimate repairs and explain how they affect the price.
I compare the house with nearby closed sales of similar age, size, condition, and location. A renovated sale only supports the after repair value if the finished house will be comparable. I’m a licensed agent with MLS access, so I show the homeowner the comps I used. It’s the same idea behind a comparative market analysis.
If you’re comparing offers from cash home buyers in Columbus Ohio, a percentage alone doesn’t explain a lot. Many cash buyers work off a percentage of ARV rather then a formula like I use. In my experience, flat percentage offers come most often from virtual cash buyers who haven’t seen the house.
How Is a Cash Offer Calculated From the After Repair Value?
Your offer equals the after repair value minus repairs, purchase costs, holding costs, resale costs, and my minimum profit. The result is the maximum I can offer.
The ARV, is the estimated resale price after the planned repairs and updates. I run a for profit business, and I tell homeowners that at the start. I can’t pay the renovated resale price and still cover repairs, expenses, and make a profit.
This formula is how I price a house I plan to renovate and resell. If I’m buying it as a rental, I also evaluate rent, operating expenses, financing, and the return on the money invested.
These figures are ballpark estimates, and they change from house to house. My purchase costs run about $4,500 to $5,000 on a typical deal. Holding costs include financing or the cost of using my own money, property taxes, insurance, utilities, and maintenance. They grow the longer a renovation project takes, and how long a renovated house is likely to take to sell affects that estimate. I budget about 8.5 percent of the projected resale price for selling expenses, which covers transfer fees, real estate commissions, and other title and closing costs.
What Do Cash Buyers Look For When They Walk Your House?
The condition of the house determines my repair budget. During the walkthrough, I check the roof, foundation, HVAC, plumbing, and electrical systems. Paint and carpet often cost less than major system repairs, but the total depends on the size and condition of the house.
I estimate repair costs as I walk through. I bring a contractor on larger projects or when I need a closer look at a foundation problem or other high ticket items.
The homeowner doesn’t have to fix anything, I buy the property as is. They also don’t have to clean the house out, and they can leave behind any personal items.
What Will You Net From the Sale?
Your proceeds are the purchase price minus your mortgage payoff, other liens, property tax prorations, and any other agreed deductions. We pay the closing costs, title fees, and transfer fees described in the purchase contract. Any unpaid association dues or assessments you’re responsible for under the contract also come out of your proceeds. The title company confirms the final figures before closing.
How Fast Can a Cash Home Buyer Close in Columbus Ohio?
We can usually give you an offer within about 24 hours, but plan for at least 10 business days to close. We use well known, reputable local Columbus title companies. The title company must complete its work, obtain payoffs, and resolve any issues before closing. Liens or ownership problems can cause a delay.
The houses we buy sometimes come with open code violations or contractor liens. The title company reviews recorded liens, and I usually check with the city for open building code violations. At a property closing any open liens have to be satisfied. Buying as-is doesn’t remove existing violations. If you’ve received a written building or housing code violation notice, Ohio Revised Code 5301.253 requires you to notify the buyer in writing before entering the purchase agreement.
We don’t require the homeowners to move out before closing. Sometimes if a house is occupied a homeowner needs time post-closing to vacate. In the purchase contract we agree what the move-out day and time will be and some amount of holdback until the homeowner vacates. The move out window runs from a few days to two weeks, depending on the situation. I always encourage homeowners whether you deal with my company or another that they remain in the house until it closes. This allows them to make sure the deal is done and the money is in their pocket before they move out. I’ve seen too many shady companies terminate contracts and deals the day before closing leaving the poor homeowners back a square one.
To see where a cash sale fits best, read about when a cash home sale makes sense for Columbus sellers.
Is a Cash Offer Ever the Wrong Choice for Your Columbus Home?
If the house is in good condition and you have the time and energy for showings and getting it ready for market listing it will usually net more. Ask for a net proceeds estimate and compare it to any cash offers. Include selling costs, repairs, concessions, and the cost of waiting.
With a cash sale, you may net less in return for no repairs, no showings, and an agreed closing date. That can make sense for an inherited home with heirs out of state, downsizing with a firm moving date, a property with code violations you can’t afford to fix, or a foreclosure on a tight timeline. If a foreclosure sale is scheduled, the title company and your attorney need to confirm whether the purchase can close in time.
How Do You Know a Columbus Cash Home Buyer Is Legitimate?
Do a little research. It’s pretty easy today. Does the company have a brick and mortar location? Are they a legitimate business registered with the State of Ohio? Are they affiliated with the BBB or Columbus Board of Realtors? Can they provide a legitimate proof of funds document or bank statement showing they have liquid funds to actually buy the property?
Be aware there are what are called wholesalers in our market. These people and companies have no intention of buying the property, they just want you to sign a purchase contract so they can sell that contract to a third party for a profit.
Ohio Revised Code 5301.95 took effect March 2, 2026. For residential properties with one to four dwelling units, the wholesaler must provide a disclosure separate from the purchase contract. Both parties must sign and date it before entering a binding contract. If the wholesaler fails to provide the required disclosure, the owner can cancel without penalty before closing.
Our clients feel comfortable using us because I’m a licensed Ohio real estate agent with RE/MAX Premier Choice. For our purchases, I use the Columbus REALTORS residential purchase contract. We’re purchasing your property for my business, not representing you as your listing agent. We don’t assign my contracts. We are the end buyer. I walk the property before an offer is made. There is no guess work.
Have an attorney review any contracts before you sign.
You can check any Ohio real estate license, including mine, through the Ohio Division of Real Estate license lookup. For the red flags to watch for, read how to avoid cash home buyer scams in Columbus Ohio. You can also see what sellers say in our EasySell Cash Homebuyers reviews.
If you’d like a cash offer on your Columbus home with no obligation to accept it, call me at 614-969-0624 or visit webuyhousescashohio.com. You can see how the process works before you reach out. I’ll walk the property, show you the sales I used, and tell you whether a cash sale or a listing serves you better.
Frequently Asked Questions
Who walks my house when EasySell Cash Homebuyers evaluates it?
I do, personally. I don’t send a salesperson or a third party, so we can talk through the offer quickly and accurately.
Do cash home buyers pay a percentage of ARV?
Many do but this is not a good way to operate a business. A percentage alone doesn’t explain an offer. I use a formula that starts with the ARV and subtracts repairs, purchase costs, holding costs, resale costs, and profit.
Does EasySell Cash Homebuyers pay my closing costs?
We pay the closing costs, title fees, and transfer fees described in the purchase offer. The seller pays the mortgage payoff, other liens, and property tax prorations.
Do I have to make repairs or clean out the house first?
No, we buy as is. You can leave behind any personal items you don’t want to move. Take what you want and leave the rest.
How quickly can EasySell Cash Homebuyers close?
You can usually get an offer in about 24 hours. Plan for at least 10 business days to close, because the title company must finish its work and obtain payoffs before funds are released.
Can I stay in my home until the sale is final?
Yes homeowners don’t have to move out before closing in fact I encourage it if people are still living in the house. There will be a holdback until the property is vacated which is agreed to in writing.
Is a cash offer always my best option?
No. If the house is in good condition and you have time for showings, compare your estimated net proceeds from a listing with your estimated net proceeds from the cash offer. A cash sale can make sense when repairs, timing, or distance make listing it on the open market hard.
Do you assign contracts or lower your offer after signing?
We don’t assign any contracts, we are the end buyer.
What does Ohio law require from wholesalers?
Ohio Revised Code 5301.95 took effect March 2, 2026. For residential properties with one to four dwelling units, the wholesaler must provide a disclosure separate from the purchase contract. Both parties must sign and date it before entering a binding contract. If the wholesaler fails to provide the required disclosure, the owner can cancel without penalty before closing.
About the author: Marc Van Steyn is the owner of EasySell Cash Homebuyers and a licensed Ohio real estate agent with RE/MAX Premier Choice. He’s been in real estate since 2004, with 250+ transactions and the ABR and SFR designations.
