PricingMethod
Unified PropTechUSA.ai Net Offer Sheet
How our indices come together into a single, seller-facing offer with transparent line-items and guardrails.
Table of Contents
- Why Inspections Derail Deals (and How to Stay on Track)
- Live Inspection Strategy Lab (Interactive App)
- Plot Twist #1: Bats in the Attic (and Other Wildlife)
- Plot Twist #2: Basements & Water (Leaks, Sump, Mold)
- Plot Twist #3: Big Saves (When You Don’t Have Time to Fix)
- Timeline Math: Financed vs. As-Is Cash
- Net Proceeds Worksheet (What You Keep)
- 60-Second Overview (Video)
- Inspection Twists — FAQ
- Get Help or a Written As-Is Offer
Why Inspections Derail Deals (and How to Stay on Track)
Financed buyers often use inspections to renegotiate. That’s not evil; it’s the structure. Lenders require habitability, appraisers flag safety items, and underwriting prefers tidy reports. When the report isn’t tidy, timelines stretch, re-trades appear, and certainty drops. In contrast, a true as-is cash path prices repairs up front so you skip the drama and move straight to title milestones.
- Certainty first: Decide whether you want to fix or sell as-is before the narrative runs away from you.
- Write it down: Put agreements, credits, and access plans in writing. Surprises love ambiguity.
- Use a net sheet: Compare options by what you keep, not list price fantasies.
As-Is
No repairs, no showings
7–14d
Typical cash close after clear title
Transparent
Comps + repair math up front
Nationwide
All 50 states
Live Inspection Strategy Lab (Interactive App)
Plug in your inspection twist, timeline, and repair budget. The lab shows a suggested path (traditional, hybrid, or as-is cash), along with a quick glance at timeline pressure and net-proceeds risk.
No credit pull
No obligation
Education first
This lab is an educational tool, not a formal quote. For a written as-is offer, scroll down or hit Ask a Question.
Suggested Path
Balanced profile: you likely have time to fix a few items and still keep an as-is option in your back pocket.
Estimated Close Window
30–35 days
Traditional financed buyer with repairs and re-inspection.
Repair Spend Before Closing
Medium
Budget likely needed for remediation, receipts, and photos.
Net Proceeds Risk
Moderate
Re-negotiations after inspection could chip away at your number.
- Lock in your top priority: time, net, or simplicity. That choice drives all the others.
- Get at least one written bid for the biggest item so nobody is guessing in the dark.
- Ask for both a traditional and an as-is net-sheet so you can compare what you keep—not just list prices.
Plot Twist #1: Bats in the Attic (and Other Wildlife)
Bats, raccoons, squirrels—if it’s warm and quiet, critters will try to move in. Inspectors flag droppings, staining, insulation damage, and entry points. Financed buyers may demand remediation, sealing, and re-inspection. That’s time and money you may not plan to spend.
Two Paths
- Fix & proceed: Hire licensed wildlife removal, seal entries, replace contaminated insulation, document with receipts and photos, allow re-inspection.
- As-is cash: Price the remediation up front, skip re-inspection cycles, and move directly toward clear title.
Seller Script
“We discovered bat activity in the attic. We’ve obtained a written remediation bid and factored it into our as-is price. If timing allows, we’ll include sealing and a cleanup receipt; otherwise we’ll credit appropriately so we can stay on schedule.”
Plot Twist #2: Basements & Water (Leaks, Sump, Mold)
Water is the ultimate plot device. It shows up late, causes panic, and invites new characters called “secondary damage.” Inspectors look for moisture readings, efflorescence, sump health, downspout grading, and microbial growth. Financed buyers may request drain-tile scopes, mold testing, and mitigation plans.
Fix & Proceed (When You Have Time)
- Address exterior sources first (grading, gutters, downspouts)
- Service or replace sump pumps; add battery backup
- Remove wet materials; dry and remediate properly
- Provide receipts, humidity logs, and a re-inspection window
As-Is Cash (When the Clock Is Ticking)
- Obtain a mitigation estimate; bake it into price
- Disclose known issues in writing (protects everyone)
- Move forward with title while buyer plans post-close repair
Pro tip: If you must show during wet season, run dehumidifiers and capture before/after readings. Numbers beat adjectives.
Plot Twist #3: Big Saves (When You Don’t Have Time to Fix)
Sometimes the calendar, capital, or logistics say “not now.” That’s when an as-is cash route shines. The goal isn’t to ignore problems—it’s to price them, disclose them, and still hit your milestone dates.
Foundation Hairline → Big Fear
Inspector flags settling crack. Traditional: structural engineer + repair + re-inspection. As-is: conservative assumption applied; clear photos and disclosure; closing stays on track.
Roof at End-of-Life
Traditional: repair quotes, insurance negotiation, escrow holdbacks. As-is: bid baked into price; buyer schedules reroof post-close.
Plumbing Gremlins
Traditional: camera scope, leak fixes, mold checks. As-is: scope estimate included; moisture reading disclosed; post-close plan acknowledged.
Need a path that respects your timeline—and your sanity?
Timeline Math: Financed vs. As-Is Cash
| Stage | Financed Buyer | As-Is Cash (Local Home Buyers USA) |
|---|---|---|
| Offer Accepted → EMD | Day 0–3 | Day 0–1 |
| Open Title & Order Payoffs | Day 1–2 | Day 1 |
| Inspection Window | Days 3–10 (possible re-trade) | Priced in / often N/A |
| Appraisal | Days 5–12 | N/A |
| Repair Credits / Re-inspection | Days 10–16 | N/A |
| Title Commitment | Days 5–10 | Days 3–7 |
| Clear to Close | Days 12–25 | Days 5–10 |
| Signing & Funding | Days 20–35 | Days 7–14 |
Variations: HOA/COA estoppels, municipal certs, tenant law, and probate steps may add time. A written milestone calendar keeps everyone honest.
Net Proceeds Worksheet (What You Keep)
Print, screenshot, or copy this into a note. Adjust carrying costs based on the number of weeks each path requires.
| Line | Value | Notes |
|---|---|---|
| Contract Price | $__________ | Headline number |
| – Title/Escrow/Recording | ($__________) | Varies by state |
| – Transfer / Local Taxes | ($__________) | Split varies locally |
| – HOA/COA Certificates | ($__________) | Estoppel/resale package |
| – Mortgage Payoff(s) + Per-Diem | ($__________) | Title confirms |
| – Repair Credits / Post-Close Plans | ($__________) | Traditional often needs these |
| – Carrying Costs (X weeks) | ($__________) | Taxes, insurance, utilities |
| = Estimated Net | $__________ | What you keep |
60-Second Overview (Video)
How our as-is process stays fast, fair, and transparent—even when inspections add twists.
Keep the Plot — Skip the Drama
Want certainty without juggling repairs? Get a written as-is offer in 24 hours and a milestone calendar you can count on.
Inspection Twists — FAQ
Wildlife Do I have to remove bats before selling?
In financed deals, probably yes—buyers and underwriters expect remediation and sealing with documentation. As-is cash can price the work instead and close now, but disclose in writing for everyone’s protection.
Water Will a small leak kill my deal?
Not necessarily. Provide a licensed bid and moisture readings. Traditional buyers may request repairs or credits; as-is cash often absorbs it into price and proceeds on schedule.
Timing Can we still close fast with issues?
Yes—if the buyer is cash, the math is upfront, and title is clean. Many as-is cash deals close in 7–14 days after clear title.
Safety How do I avoid wire fraud?
Confirm wiring by calling the title company at a verified number (not from an email). We never email new wire instructions near closing—always verify by phone.
Ask a Question or Get a Written As-Is Offer
Share your inspection twist—attic wildlife, basement water, roof, or anything else. Required fields marked *
