I Can Buy Now is a real buyer desk, not a lead funnel. Send photos, the condition, and a close date. You get a range built from as-repaired value minus the work, the hold, and the risk — written down, with the math shown. No "we'll send a crew to paint." If the house is a problem, that problem is already in the bid.
No obligationNo fees to youWe pay title & standard closingYou pick the dateKept brand — a live operating business
The number, explained
An offer is arithmetic, not a mood.
Every bid starts at as-repaired retail (ARV) — what the house sells for fixed up, on the open market. Then we subtract the cost to get it there and the risk we carry while we do. What is left is cash you can take today.
Offer vs retail
72¢
Starting point on the dollar of ARV. Turnkey homes ride higher; heavy rehabs ride lower. Condition moves this.
Where the 28¢ goes
Repairs 40
Hold 22
Close speed 18
Risk 20
Weights are illustrative; your file sets the real split.
Speed vs certainty
A faster, cleaner close lets us pay for certainty — not for fantasy repair budgets.
Worked example: a 3/2 that needs a kitchen and a roof
ARV $265,000 · est. repairs $42,000 · projected hold 4 months · target margin at our risk level. Our written range came back $171,000–$179,000 — roughly 66¢ on the ARV dollar because the roof and kitchen are real money, not cosmetics.
If the same house only needed paint and carpet, the range moves up toward 74–76¢ because the work shrinks and the hold gets shorter. That is the whole trick — there is no trick.
66¢
How condition slides the number
Condition
Cents on ARV
Turnkey / rent-ready
74–78¢
Cosmetic (paint, floors)
70–74¢
Systems (roof, HVAC, kitchen)
64–70¢
Heavy (foundation, fire)
55–64¢
We will always show you which bucket we put the house in and why.
The process
Five steps, and you can stop at any one.
Nothing here is a trap. Every step ends with you holding more information than you started with.
1 · Send the fileAddress, a dozen phone photos, and what you know is wrong with it. Ten minutes in chat.
2 · We build the rangeWe pull comps, estimate repairs from your photos, and return a written range — usually within two hours on a complete file.
3 · We walk it onceOne visit or a live video walk to confirm condition. We do not tour three times to wear you down.
4 · You pick the dateClose in 7 days if the title is clean, or 60 days out if you need to find the next place. Your calendar, not ours.
5 · Title and wireA licensed title company handles closing. Funds wire the day we close. No repair holdbacks, no last-minute retrade.
We do not lock you into anything to see a number. If retail is the better move for you, we will say so out loud.
What "capable buyer" actually means
Six things we do that a lead form cannot.
We commit our own capital
Ranges come from a desk that closes deals, not from an assignment we hope to flip to a stranger later.
The math is on the page
ARV, repair estimate, hold, and margin — every input shown, so you can push back on a line instead of arguing with a vibe.
Your close date, not ours
Need cash Friday, or need to stay through the school year? Pick the date and we build the paperwork around it.
No repair theater
We never send an inspector to "find" $30k of problems and shave the price the day before closing. The number holds.
We buy the hard stuff
Tenants in place, code liens, hoarder cleanouts, fire and water damage. Complexity lowers the number; it does not scare us off.
A person answers
You talk to the same buyer from first message to wire. No handoff to a call center reading a script.
Where we close
Six metros we know block by block.
We only bid where we can actually value a house and put a crew on it. Outside these? We will tell you honestly and often refer you to someone local.
Metro
Where we're strong
Avg days to close
Files last 90 days
Columbus, OH
Hilltop, Whitehall, Reynoldsburg
8
41
Indianapolis, IN
Near Eastside, Beech Grove, Lawrence
7
53
Kansas City, MO
Northland, Ruskin Heights, Blue Springs
9
37
Greenville, SC
Berea, Wade Hampton, Simpsonville
8
22
Tucson, AZ
Flowing Wells, Midvale Park, Drexel Heights
10
19
Birmingham, AL
Center Point, Roebuck, Bessemer
9
26
Offer volume by week
Ranges we returned across all six metros, last 14 weeks. Darker means a heavier week.
Where our dollars land
Share of homes we bought last quarter, by condition bucket.
18%Turnkey
39%Cosmetic
31%Systems
12%Heavy
Anonymized recent files
Real closes, addresses blurred to the block.
We only publish the block, never the door. Numbers are actuals rounded to the nearest thousand.
File
Area
Condition
Est. ARV
Our range
Days to close
ICB-2291
4100-block Maple Ridge Dr, Columbus
Systems — roof, kitchen
$265,000
$171k–$179k
7
ICB-2318
800-block Beech Grove Ave, Indianapolis
Cosmetic
$188,000
$136k–$142k
6
ICB-2342
1200-block N Ruskin Way, Kansas City
Heavy — fire damage
$210,000
$118k–$127k
11
ICB-2377
300-block Wade Hampton Blvd, Greenville
Turnkey, tenant in place
$242,000
$183k–$189k
9
ICB-2401
5600-block Flowing Wells Rd, Tucson
Cosmetic + code lien
$231,000
$158k–$164k
14
ICB-2418
700-block Center Point Pkwy, Birmingham
Systems — HVAC, foundation
$176,000
$104k–$112k
8
Notice the fire file and the foundation file sit well below 72¢ — that gap is real cost, not a lowball. Notice the turnkey file lands near 78¢. Same math, different houses.
Who this is for
We are a great fit for some sellers, and honestly wrong for others.
We buy from you when…
The house needs work you do not want to fund or manage.
You value a certain date over squeezing the last few percent.
You inherited a property two states away and just want it handled.
There is a tenant, a lien, or a title wrinkle scaring off retail buyers.
You would rather skip showings, staging, and financing fall-through.
The property has a tenant, a lien, or a title wrinkle scaring off retail buyers.
You'd trade a few percent of price for the certainty of a signed, funded date.
We'll tell you to skip us when…
The house is retail-ready and you have 45–60 days — list it, you'll net more.
You need top dollar and the market is hot in your ZIP.
A local agent already has a strong cash-heavy buyer pool.
You are only "testing a number" with no intent to sell — that's fine, but a broker CMA is cheaper for you.
What a clean 7-day close looks like
File in, range out
You send photos and condition; we return a written range the same afternoon.
Walk & agree
One walkthrough confirms condition; we sign a plain-English purchase agreement.
Title opened
The title company starts the search and orders the payoff.
Clear to close
Title comes back clean; we confirm your wire instructions.
Funds wire
You sign, we fund, and the keys are yours to hand over whenever you're ready.
Median time to first number
About 2 hours on a complete file — the clock above is set to our all-metro median.
Range spread, last 12 files
Our ranges have tightened as we've priced more homes in these six metros.
In sellers' words
Two people who took the cash — and one who didn't.
"I had my dad's house 900 miles away and a probate court date. They gave me a number the first night, walked it once, and closed on the day I asked for. No games about the roof."
— Denise R., inherited property, Kansas City
"What sold me was that they told me I'd probably net more listing it, and only bought it when I said I couldn't wait for showings with a newborn. Honest is rare in this corner."
— Marcus & Tia, relocation, Columbus
We keep the "we told them to list it instead" note in every file. If we can't be the better option, we'd rather be the honest one.
What it costs you
The seller side is designed to be boring.
You are not buying a service; you are selling a house. Here is exactly who pays for what.
Get a range$0
Written offer range
Repair & ARV breakdown
No obligation, ever
Standard close$0to you
We pay title & escrow
We pay standard closing costs
No agent commission
No repair holdbacks
You still owepayoff
Your mortgage payoff
Any liens on title
Prorated taxes to close date
If a specialty item comes up — a survey, an unusual lien release — we tell you before it hits the settlement statement, never after.
Straight answers
Frequently asked, honestly answered.
Is the range the final offer?
The written range is our honest bracket before we walk the house. After one walkthrough to confirm condition, we lock a single number inside that range. We do not "discover" new problems the day before closing to shave it — the number holds unless something material was hidden.
Why is your offer below what Zillow says my house is worth?
Zillow-style estimates assume a fixed-up house sold with an agent over weeks of showings. We buy as-is, pay cash, cover closing, and take the repair and hold risk. That's the ~28¢ gap on the ARV dollar — and if your house is turnkey, the gap is smaller.
How fast can you actually close?
Seven days is typical when the title is clean and you're ready. Probate, liens, or tenant situations add time, and we'll give you an honest estimate up front. We will never promise a "24-hour miracle" close — that's not how title works.
Do I have to clean it out or make repairs?
No. Take what you want and leave the rest. As-is means the cleanout, the repairs, and the junk in the garage are our problem, and they're already priced into the number.
Are you the buyer, or are you flipping my contract to someone else?
On these six metros we buy for our own book with our own funds. If a file ever falls outside our footprint and we'd need a partner to close it, we tell you that in writing before you sign anything.
What if I get a higher offer from another buyer?
Show it to us. If it's a real, funded cash offer with terms you can verify, we'll either match the parts that make sense or tell you honestly to take it. We're not interested in winning by being the only number in the room — we'd rather you make a good decision than a fast one.
Do you buy anything besides single-family houses?
Yes — condos, townhomes, duplexes, and small multifamily up to four units, plus manufactured homes on owned land. Land-only and larger commercial buildings fall outside this desk, and we'll say so rather than string you along.
Seller intake
Send the facts. Get a range. Argue with the math.
Tell the desk your address, condition, and the date you'd like to be done. We'll come back with a written range and show our work.
