Roof, foundation, fire, water, wiring, or forty years of deferred maintenance. Sell it exactly as it stands.
Takes about 60 seconds. No obligation, no fees, no repairs.
Evansville has a lot of old housing. Beautiful, solid, and expensive to keep upright — a great deal of the stock here predates 1940, which means knob-and-tube wiring, cast iron drains, plaster, and roofs that have been patched more than once.
At some point the repair list stops being a to-do and becomes a decision. A retail buyer using an FHA or conventional loan generally cannot close on a house with an active roof leak, a failed furnace, or unsafe wiring — the appraiser flags it and the lender will not fund. That is why houses needing real work tend to sit, drop in price, and eventually sell to a cash buyer anyway, after the seller has spent months finding that out.
Active leaks, sagging rooflines, foundation cracks, settlement, bad joists.
Including houses that have been boarded up since it happened.
Wet basements and crawl spaces, which is a common Ohio River Valley problem.
Furnace, water heater, knob-and-tube, galvanized or cast iron plumbing.
Contents included. You do not have to empty it.
Open orders or citations from the city. Bring them to the table rather than hiding them.
Empty for years, possibly with copper or fixtures already stripped.
A rehab someone started, ran out of money on, and walked away from.
Here is the arithmetic people skip. Say the house would be worth $180,000 fixed up, and needs $45,000 of work.
| Fix it up and list it | Sell as-is for cash | |
|---|---|---|
| Sale price | $180,000 | Below retail — the buyer is absorbing the $45,000 and the risk |
| Repairs, out of your pocket | $45,000, paid before closing | $0 |
| Commission at ~6% | about $10,800 | $0 |
| Carrying costs during the work | Taxes, insurance, utilities for 3–6 months | Weeks, not months |
| Overrun risk | Yours. Renovation budgets are famously optimistic | Buyer's |
| Cash needed up front | Substantial | None |
Fixing it up genuinely wins if you have the $45,000 sitting available, the time, the stomach for managing contractors, and no deadline. Most people asking this question have none of those. The reason a cash offer comes in below retail is not a trick — it is that someone else is now funding the repairs and carrying the risk that they cost more than expected.
Seriously. Every dollar spent on a house you are about to sell as-is is a dollar you will not get back, and the buyer is going to redo most of it to their own spec anyway. Do not paint it, do not re-carpet it, do not fix the porch step. Do not clean it.
Effectively nothing is too bad. Our buyers purchase houses that have been condemned, gutted, burned, or vacant for a decade. The condition changes the number, not whether there is one.
No. There is no lender, so no appraisal is required. The buyer assesses the house themselves. You are not paying for reports.
Not for our sake. It can be useful for your own decision-making — knowing whether the roof is $8,000 or $25,000 helps you judge an offer — but it is not required and you should not spend money on it if it is tight.
Bring it up front. Open code enforcement orders are routine for our buyers and get factored into the offer. Hiding them just wastes everyone's time when they surface in title work.
That is fine, and it is often exactly the kind of property a cash buyer wants. It is the one type of house a traditional financed buyer almost certainly cannot purchase.
Tell us about the property and we will get you a cash offer from a local buyer. No obligation, and nothing to pay.
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