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Submit your address and phone number and our acquisitions team will call with a firm, no-obligation offer, usually within 24 hours.
The Formula: How Home Pros Prices Your House
Home Pros (Balint Holdings, LLC) starts every offer the same way most serious cash buyers do: with your home's after-repair value, or ARV, the price a fully updated version of your house would fetch on the open market today. From that number, we subtract what it actually costs to bring the house to that condition, plus a margin that covers our holding costs, closing costs, and profit while we own the property. In practice, that math lands most Home Pros offers between 65 and 75 percent of ARV, minus the repair budget, which is the same range we publish in our own cash offer calculator.
This is the same underwriting logic behind the maximum allowable offer, or MAO, formula used across the cash-buying and house-flipping industry: MAO equals ARV multiplied by an investor's target multiple, minus repair costs. We break the full version of that formula down, with a multi-scenario worked example, in our guide to the maximum allowable offer (MAO) formula. If you are not sure how to estimate your own ARV, our companion guide on how to calculate ARV walks through pulling comparable sales yourself.
Because Home Pros charges zero commissions and zero fees, and covers standard closing costs on every purchase, the number that comes out of this formula is also very close to what you actually net at closing, before any payoff on an existing mortgage or lien.
Two Worked Examples
The same 65 to 75 percent of ARV, minus repairs, formula applies whether a house needs light cosmetic work or major system repairs. What changes is the ARV and the repair budget, not the percentage range itself. These two hypothetical scenarios show how that plays out.
These are illustrative numbers to show the math, not quotes on a specific property. Notice the two ranges overlap: a higher-value house that needs a new roof and HVAC system can land close to the same dollar range as a lower-value house that only needs paint and carpet, because the formula nets the repair cost against the ARV rather than judging condition on its own. Run your own numbers in the cash offer calculator, or compare this to a traditional listing in our cash offer vs. listing calculator.
What Raises or Lowers Your Actual Offer
The formula gives a starting range. Where your real offer lands inside it, or whether it moves outside it, depends on specifics our acquisitions team confirms during a walkthrough and a title check.
What Raises Your Offer
- Clean, marketable title with no liens, judgments, or back property taxes
- Vacant or easy-to-show property, no tenant coordination needed
- Roof, HVAC, plumbing, and electrical in working condition
- Recent comparable sales holding flat or trending up nearby
- Flexibility on your closing date instead of a rushed timeline
What Lowers Your Offer
- Foundation, structural, or major-system failures found during walkthrough
- Open code violations, liens, judgments, or back property taxes
- Tenants in place who need relocation assistance or time to vacate
- A required close date under 7 days that limits time to verify title
- Hoarding, fire, or water damage that adds specialized cleanup costs
Run Your Own Numbers
Use the calculator below to plug in your own ARV, repair level, and state, and see an estimated cash offer range side by side with a traditional listing net. Every field is editable.
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Frequently Asked Questions
How do cash home buyers calculate their offer?
Most cash buyers start with your home's after-repair value (ARV), the price it would sell for fully renovated, then subtract your repair costs and a margin for holding costs, closing costs, and profit. Home Pros applies that same math, typically landing between 65 and 75 percent of ARV minus repairs, then gives you a firm number after a walkthrough.
Is the 65 to 75 percent range the same for every house?
The range is the starting formula, not a guarantee. Where your specific offer lands inside it depends on title condition, occupancy, the true state of the roof and major systems, and how quickly you want to close. Two houses with the same ARV and repair budget can land at different points in the range.
Does Home Pros really pay my closing costs?
Yes. Home Pros charges zero commissions and zero fees, and covers standard closing costs on every purchase. The offer number you accept is what you walk away with, minus anything you still owe on the property such as a mortgage payoff or existing lien.
What if my house needs major repairs?
Major repairs lower the repair-cost side of the formula, not necessarily your final number relative to the house's value. A higher-value home that needs a new roof or HVAC system can still land in a similar dollar range as a lower-value home that only needs cosmetic work, because the formula nets both against the same ARV based percentage.
Can my offer change after the first walkthrough?
Yes, in either direction. The number we give you within 24 hours is based on your description and public records. Our acquisitions team confirms it against the real repair scope, title, and comparable sales during the walkthrough, so it can move up or down before you sign anything.
How is this different from what a real estate agent would net me?
A traditional listing usually nets you the sale price minus repairs you pay for upfront, agent commission, seller closing costs, and the carrying costs of however long the house sits on the market before closing. A Home Pros cash offer skips repairs, commissions, and fees entirely and typically closes in 7 to 30 days.
Do you charge any fees or commissions?
No. Home Pros does not charge sellers any commission or transaction fee, and we cover standard closing costs on every purchase we make. There is no fee deducted from the offer amount you agree to.
How do I get my actual offer instead of an estimate?
Submit your property address and phone number through the form on this page, or run the numbers first in our free cash offer calculator. A member of our acquisitions team will follow up, usually within 24 hours, with a firm, no-obligation cash offer.
Written by
Trevor Rice
Co-founder and COO of Home Pros, and a licensed Texas real estate agent. Trevor built this formula's underwriting math from the same maximum allowable offer approach Home Pros' acquisitions team uses to evaluate real properties.
Updated September 20, 2026
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More Ways to Understand Your Offer
See the underwriting math in more depth, or start the process in your state.