No repair credits
A financed buyer inspects, then asks for money off. We inspect for our own scope and do not re-trade the price.
As-is sale · Distressed property
Sell a Chicagoland house as-is — no repairs, no inspection games.
The roof is gone, the kitchen is original, and every contractor who visits has a different number. We buy the house exactly as it stands and take the repair risk off your side of the table.
- No repairs, no cleanout
- Written offer in 24 hours
- Close in 7–14 days
The person on this page is the person who answers the phone.Marcus & Dana · (312) 555-0147
Short form · 3 fields
Ask about this property
Three fields. An owner will call you — usually within a few hours.
How we help
Why as-is matters
Practical help for this exact situation, from people who have closed these files in Chicagoland.
No contractor coordination
You do not need three bids, a permit, or a timeline. We buy the problem as it is.
Code issues are fine
Open permits, unpermitted work, and city violations get priced into the offer instead of killing the deal.
No cleaning or staging
Leave the furniture, the debris, and the garage. We handle the property after closing.
Local process
The local process for a distressed house
We walk the property with a contractor's eye, not a retail buyer's checklist. The scope is written into the offer so there is no second negotiation after inspection.
- One walkthrough — roof, mechanicals, structure, and systems
- A written repair scope reflected in the offer
- Title work that accounts for liens, taxes, and violations
- Close as-is, with no repair contingency
As-is sale · Distressed property
What a fixer really costs to sell the traditional way
A listing assumes the house can be shown, financed, and appraised. A fixer often cannot clear those hurdles without cash: a roof, a furnace, a kitchen, and the electrical panel can add up fast. Then the buyer's inspection finds more, and the price comes down again.
An as-is cash sale prices the work once. You are not managing contractors, permits, or a timeline while also trying to move. The number is lower than a renovated retail sale — but it is a number you can act on today.
What we look at during the walkthrough
We are not there to nitpick. We are there to build a realistic scope so the offer does not change later.
- 01
Roof and envelope
Roof age, masonry, windows, porches, and water intrusion.
- 02
Mechanicals
Furnace, boiler, water heater, electrical service, and plumbing.
- 03
Interior and layout
Kitchen, baths, flooring, and any structural movement.
- Open permits and violations reviewed
- Unpermitted improvements priced
- No repair contingency
- No final walkthrough surprises
Compare the options
Selling a fixer: three routes
| Comparison | DIY repairs then list | List as-is with an agent | Sell to us as-is |
|---|---|---|---|
| Money before closing | Out of pocket | Often needed | $0 |
| Time | Months | 60–90+ days | 7–14 days |
| Repair risk | Yours | Negotiated at inspection | Ours |
| Showings | Yes | Yes | No |
Every situation is different. We will tell you when a listing or another route would serve you better — even if it means we do not buy the house.
Offer estimator
A rough number, before you talk to anyone
Move the sliders to see how a Chicagoland cash offer is built. This is an educational estimate, not an appraisal — the real number comes after a walkthrough.
Estimates use a 10% holding-and-selling allowance and a 10% margin. Actual offers vary with condition, location, and market timing.
01 — Adjust your numbers
02 — Estimated cash offer
$221,000
- Home value
- $320,000
- Repairs
- −$35,000
- Holding & selling (10%)
- −$32,000
- Our margin (10%)
- −$32,000
Estimate if you listed instead
$262,600A walkthrough replaces the sliders with real comps and a real scope.
What we need from you
For a distressed property, honesty about the problems saves time and produces a better number.
Known issues
Water in the basement, a failed furnace, a roof leak — tell us before we walk in.
Permits and violations
Any open city permits, inspections, or tickets. We will price them in.
Access
A time when we can see the whole property, including the basement and garage.
Chicagoland fixer details
Chicago's older housing stock has predictable trouble spots: flat roofs, masonry parapets, rear porches, and basement flooding. Suburban ranches and split-levels have their own list. We estimate those costs from experience in the market, not from a national repair table.
- Common repairs
- Roof, masonry, porches, mechanicals, electrical, basement water
- Violations
- Open city or village violations priced into the offer
- Disclosure
- Illinois Residential Real Property Disclosure Act still applies
- Closing
- As-is; no repair credits and no inspection contingency
Local owners · every file
Why sell to us
A local buyer who shows you the math
We are not a national funnel or a wholesaler shopping your contract. We buy with our own funds, walk every property ourselves, and put the offer in writing.
- Written, itemized offer within 24 hours
- No fees, no commissions, no repair credits
- An owner answers the phone — before and after closing
- Closing dates that fit your situation, not ours
Meet the team
Local owners. One phone number.
No junior agent, no lead-routing software. The two people below underwrite your offer and show up at the walkthrough.
The person on this page is the person who answers the phone.
We walk every property ourselves. No call center, no runaround.
One number, two owners. Call or text (312) 555-0147 and you will reach one of us.
FAQ
Sell as-is: questions sellers ask
Straight answers, even when the answer is “it depends.”
01Will you lowball a house that needs a lot of work?
No. We price the actual scope and show you the math. The offer will be below a renovated retail value because the repairs, holding costs, and resale risk sit with us. If you think the scope is wrong, ask us to walk you through it.
02Do I need to fix code violations first?
No. Open violations and unpermitted work are part of the diligence. They affect the offer, but they do not stop the sale. We buy properties with active city cases.
03What if the house has fire or water damage?
Send photos and tell us what happened. We buy after fires, burst pipes, and long vacancies. If the structure is unsafe to enter, we will work with you on access and documentation before the walkthrough.
04How fast can I get an offer on this property?
Usually within one business day of the walkthrough. Send the address and a short description today, and we can normally visit tomorrow and have a written number to you the same evening.
05What fees do you charge in this situation?
None. There is no commission, no listing fee, and no application fee. We cover standard closing costs on our side. Your own obligations — payoff, unpaid taxes, liens, or attorney fees — are settled at closing.
06Do I have to repair or clean the property first?
No. We buy as-is, including deferred maintenance, code issues, and a house full of belongings. You do not need to clean, stage, or make a single repair before closing.
07Can I stay in the home until closing?
Yes. You keep possession through closing, and in many cases we can arrange a short post-closing stay so you are not rushing a move. We put those terms in writing before you sign.
08How do I start the process?
Call or text us, or use the short form on this page. You will hear from an owner — not a call center — and we will tell you honestly whether a cash sale fits your situation.
This page is general information, not legal, tax, or financial advice. Foreclosure, probate, divorce, tenancy, and code matters have their own rules — consult a licensed Illinois professional about your specific situation.
Resources
Keep reading
Short, practical guides to the decisions around this situation.
- Understand cash offers
What a cash offer is — and what it is not
The honest tradeoff between speed, certainty, and the last dollar on a Chicagoland sale.
Read more - Foreclosure
The Illinois foreclosure timeline, explained
Judicial foreclosure, the redemption period, and where a cash sale can still stop the clock.
Read more - Inherited property
Selling an inherited Chicago home
Probate, multiple heirs, and a house full of belongings — a practical path through it.
Read more
Where we buy
Chicagoland, block by block
We buy across Chicago and the surrounding suburbs. If your ZIP is nearby, call — we will tell you honestly whether we can help.
Chicago
Chicago — North Side
- 60613
- 60614
- 60618
- 60625
- 60634
- 60640
- 60657
Chicago — West Side
- 60607
- 60612
- 60622
- 60624
- 60639
- 60644
- 60651
Chicago — South Side
- 60609
- 60615
- 60619
- 60620
- 60621
- 60628
- 60629
- 60636
- 60637
- 60649
Near suburbs
- 60153
- 60160
- 60302
- 60402
- 60406
- 60409
- 60426
- 60453
- 60459
- 60804
Other situations
Not quite your case?
Most sellers are dealing with more than one thing at once. Start with whichever is loudest.
010203
Facing foreclosure
Stop the clock with a cash close before the sheriff sale — or exit cleanly if the auction is already scheduled.
Inherited a home
Settle the estate without managing repairs, showings, or a house full of belongings.
Divorce or separation
Divide the marital home quickly, privately, and without a listing that drags on for months.
Straight answers, local owners
Sell your sell as-is property without the extra work.
Send the address and your timeline. We will follow up, walk the property, and put a written cash offer in front of you within 24 hours.
“The person on this page is the person who answers the phone.”