See What an Investor Would Pay — Cash Offer Calculator
Compare a cash investor offer against listing on the open market. Our calculator uses real investor formulas including cap rate and flip profit models.
How Cash Offers Work in Illinois
Cash offers have become increasingly popular in the South Elgin and Fox Valley real estate market. Whether from individual investors, iBuyers, or investment groups, cash offers provide sellers with a fast, certain closing — typically in 7-14 days versus 30-45 days for traditional sales.
Our calculator uses two industry-standard investor models. The rental model calculates the maximum price an investor would pay based on an 8% capitalization rate — this means the investor expects an 8% annual return on their purchase price from rental income. The flip model estimates what a fix-and-flip investor would offer, accounting for renovation costs, a 30% profit margin, and approximately 6% in closing costs.
While cash offers are typically below retail market value, they offer significant advantages: no staging, no open houses, no repair requests, no financing contingencies, and a guaranteed closing date. For homeowners facing time pressure, financial challenges, or properties needing significant work, a cash offer can be the optimal choice.
Dale Weber can connect you with vetted investors in the Kane County area and help you evaluate whether a cash offer or traditional listing will net you the most money for your specific situation. Many sellers are surprised to learn that the net proceeds from a cash sale can be comparable to a traditional sale once you factor in agent commissions, closing costs, staging expenses, and the time value of money.