Our cash offer is based on your property’s After Repair Value (ARV), which is the fair market value the home would command once fully renovated to modern Massachusetts building standards and comparable local listings.

In order to provide you with a fair cash offer, we subtract the following fixed and variable costs from the ARV:

• Cost of Repairs: The actual estimated expense to modernize the home and address any deferred maintenance or structural issues.

• Holding & Selling Costs: These include the expenses we incur while owning and reselling the property, such as property taxes, insurance, utilities, and future Realtor commissions. This typically accounts for 10–12% of the resale price.

• Minimum Risk Margin: As a licensed investment firm, we factor in a profit margin (typically 15% of the ARV) to account for the financial risk and capital required to facilitate the project.

Here’s an example scenario: If your home has a projected ARV of $400,000, the calculation would look like this:

• ARV: $400,000

• (Minus) Repairs: $60,000

• (Minus) Selling/Holding Costs: $40,000

• (Minus) Minimum Profit: $40,000

• = Your Cash Offer: $260,000

Honestly depends who you work with. While not all cash offers are created equal, those from trusted cash home buying companies with a proven track record and reputation can be a viable and convenient option for homeowners. To ensure you are working with a reputable company, always verify their Better Business Bureau (BBB) accreditation and professional licensing. Pavel Buys Houses is a licensed real estate firm in the State of Massachusetts (License #9553130) with an A+ BBB rating. We have also been featured in recognized national media such as The New York Times. We prioritize ethical transparency and recommend that all sellers review our verified client testimonials and “About Us” page to understand our commitment to fair and honest transactions.

Yes. We specialize in the purchase of “hoarder houses” and properties requiring extensive cleanouts. We understand that these situations often involve sensitive circumstances, and we approach every transaction with discretion and empathy. When you sell to us, you are not required to remove a single item, clean the premises, or manage the disposal of unwanted belongings.

Our team coordinates the entire remediation process post-closing, including:

• Professional Sorting & Removal: We handle the labor-intensive task of clearing the property.

• Biohazard & Safety Remediation: We address any underlying safety or air quality issues that often accompany heavy accumulation.

• Donation & Recycling: We aim to dispose of items responsibly, coordinating with local Massachusetts charities when possible.

By assuming the logistical and financial burden of the cleanout, we allow you to focus on your transition without the physical or emotional strain of a traditional “broom-clean” sale requirement.

Selling your home to a cash buyer can be an effective strategy to avoid the long-term credit damage of a foreclosure, provided the sale is completed before the auction date. In Massachusetts, the foreclosure process can move quickly once a “Notice of Sale” is issued. Because we do not rely on traditional bank financing, we can often close in as little as 10–14 days, allowing you to satisfy your mortgage debt and retain any remaining equity. We recommend contacting us as early as possible to ensure there is sufficient time to coordinate with your lender and halt legal proceedings.

Selling for cash typically involves a trade-off: you accept a lower gross price in exchange for speed, certainty, and zero transaction costs. When you list with a real estate agent, the “higher” price is often reduced by 5–6% in commissions, 1–2% in closing costs, and thousands in holding costs (mortgage, taxes, and insurance) while the home sits on the market waiting for a qualified buyer to come along. Additionally, traditional buyers may demand repair credits after an inspection. A cash sale eliminates these variables, providing a “walk-away” number that is often comparable to your final net profit in a traditional sale, but with significantly less risk.

A no-obligation offer is a professional commitment that provides you with a formal valuation of your property without any legal or financial requirement to proceed. This allows you to explore your selling options with total autonomy. You can learn about our process in more detail here.

• Zero Commitment: Receiving an offer does not create a contract. You are free to decline the offer, negotiate the terms, or compare it against a traditional market appraisal.

• No Cost to the Seller: We provide the property assessment, market data analysis, and the formal offer entirely at our expense.

• Total Transparency: We encourage sellers to review our offer with an attorney or financial advisor. You retain the right to continue marketing your property to other buyers until a formal Purchase and Sale Agreement is mutually signed.

By providing a firm cash offer without pressure or upfront costs, we empower you to make an informed decision based on the real-world value of your property in its current “as-is” condition.