Cash buyers offer less than market value — but after Title 5, lead paint deleading, commissions, and carrying costs, your net can be surprisingly close. Here's how the math works in Massachusetts.
Cash buyers use a simple formula to calculate what they'll offer:
| After-Repair Value (ARV) | $380,000 | Comparable renovated homes in the area |
| Investor margin (70%) | × 70% | |
| = Gross offer before repairs | $266,000 | |
| Lead paint deleading | − $18,000 | Pre-1978 triple-decker |
| Roof replacement | − $22,000 | 15+ years old, worn shingles |
| Kitchen/bath renovation | − $30,000 | Outdated fixtures and flooring |
| General repairs / contingency | − $15,000 | Unknown items |
| Cash Offer | $181,000 |
The headline cash offer looks lower than the list price. But the net to you — after subtracting what you'd spend on repairs, commissions, carrying costs, and MA-specific required items — is often much closer than it appears.
| Item | Cash Sale | Traditional Listing |
|---|---|---|
| Sale Price / Offer | $181,000 | $310,000 |
| Realtor Commissions | $0 | − $18,600 (6%) |
| Lead Paint Deleading | $0 (buyer takes risk) | − $18,000 |
| Roof / General Repairs | $0 | − $22,000+ |
| Smoke/CO Cert | − $300 | − $300 |
| Carrying Costs (60 days) | $0 | − $4,000 |
| MA Attorney | − $1,500 | − $1,500 |
| Net Proceeds | $179,200 | ~$245,600 |
In this example, a $129,000 gap in sale price becomes a $66,400 net difference. For many distressed MA properties — especially those with failed Title 5, lead paint, or significant deferred maintenance — the gap narrows further or even flips in favor of the cash sale.
We buy MA houses as-is — no repairs, no realtor commissions, no Title 5. Cash offer in 24 hours.
Call (401) 396-7427Massachusetts →Cash buyers in Massachusetts typically offer 70–85% of after-repair value (ARV) minus estimated repair costs. The formula: Offer = ARV × 65–75% − Estimated Repairs. MA-specific costs that reduce offers include failed Title 5 septic ($15,000–$75,000+), lead paint deleading ($10,000–$30,000), and underground oil tank removal ($2,000–$50,000+). These costs come out of the offer because the cash buyer takes on all of them — you pay nothing.
Yes — a cash offer will be below full market value. Cash buyers price in the risk of buying as-is, rehab costs, and their profit margin. However, the net proceeds from a cash sale are often close to a traditional listing after subtracting commissions (5–6%), MA attorney fees ($1,500–$3,000), carrying costs during listing ($1,500–$3,000/month), and required repairs. On a distressed property with $60,000 in needed repairs, the net from a cash sale can approach or exceed the net from a traditional listing.