How Much Will an Investor Pay for My House in 2024?

When considering selling your home, it’s essential to understand the difference between market value and investor offers, as well as the process of selling to an investor.

Comparing market value vs. investor offers involves recognizing that market value is the estimated amount a buyer would pay in a traditional sale, often influenced by comparable home sales in your area. In contrast, house investors are typically lower, accounting for the need to resell quickly or make repairs.

From our six years of experience in the real estate market, we have found that the process of selling to an investor is often faster and more convenient.

House investors typically provide cash offers and can close deals quickly, sometimes within a few days, making it an ideal option for those needing a quick turnaround. Data shows that homes sold to investors close, on average, 30% faster than traditional sales, providing a streamlined solution for sellers.

Disclaimer: The information provided in this article is for educational purposes only and should not be construed as legal advice. We are not experts in legal matters, and readers are encouraged to seek the proper professional legal counsel for specific guidance.

Key Takeaways

  • Faster Sales: Selling to investors often results in quick, cash-based transactions, sometimes closing within a few days.
  • Lower Offers: Investor offers are usually lower than market value due to the need for quick resale or repairs.
  • Convenience: Selling to an investor can eliminate the need for repairs, agent fees, and lengthy marketing processes.

Factors That Determine the Offer Price for Your Home

  • Condition of the Property: Homes that need extensive repairs or renovations will typically receive offers that are 10-30% lower than market value, as investors factor in the costs of these improvements.
  • Location: Properties in desirable neighborhoods or areas with high demand can attract offers up to 15% higher than those in less desirable locations.
  • Market Conditions: In a seller’s market, you might receive offers close to or even above market value. In a buyer’s market, offers could be 10-20% below market value due to increased supply and lower demand

Negotiation Tips for Sellers

  • Know Your Property’s Worth: Research comparable home sales in your area.
  • Understand Investor Types: Tailor your negotiations based on the investor’s strategy.
  • Highlight Strengths: Emphasize your home’s best features and recent improvements.
  • Be Open to Counteroffers: Engage in back-and-forth negotiations to reach a favorable deal.

Preparing Your Home for Sale to an Investor

  • Clean and Declutter: Make your home presentable, even if selling as-is.
  • Highlight Key Features: Showcase aspects that might appeal to investors. • Provide Transparency: Be upfront about any issues to build trust and avoid complications.

When Will Investors Be Willing to Pay More for a Property?

Real estate investors

Selling your house to an investor is a straightforward, simplified process that can save you both time and money upfront. These cash buyers skip straight to the purchase – after an inspection – and eliminate the expense and time commitment of working with real estate agents. 

Working with a real estate investor makes a lot of sense in situations:

  • You are interested in a speedy, cash transaction.
  • You have inherited a home that you don’t have the time or the resources to address and that you’re ready to put behind you.
  • Your property is run down and in no condition for the real estate market.
  • Your home is in danger of foreclosure, and you’re interested in cutting your losses. 

How to find the right real estate investors for you? At SoCal Home Buyers, we buy houses for cash in Southern California, and we work quickly. This is how it goes:

  • We’ll send our in-house inspector to assess the value of your home in a no-obligation inspection at a time that’s convenient for you. 
  • We’ll carefully consider the value of your home in relation to any repairs and updates that need to be done.
  • Since we buy houses as-is, we then factor in the costs – in terms of both time and money – associated with getting your home ready for the market.
  • From her, we ll make a fair offer that reflects the overall value of your home minus repair costs. 
  • If you accept our all-cash offer, we’ll buy your home quickly – allowing you to walk away in as little as a week – from start to finish – with cash in the bank.  

As trustworthy house investors, we generally pay slightly less than a home’s fair market value, but we also eliminate all the following expenses and frustrations:

  • The need to spend money on making repairs or upgrades
  • The need to hire a real estate agent, and to pay the hefty commission, closing costs, and fees that come with that
  • The need to clean your home from top to bottom and stage it for what can feel like an endless string of viewings and open houses
  • The need to deal with the potential buyers providing proof of funds or to worry about their financing falling through

If your goal is to move your home quickly, time really is money. The longer the property stays on the market, the more expenses you will face, including the cost of utilities, home insurance, and upkeep and maintenance. Additionally, we ensure that the paperwork for selling a house without a realtor in California is ready to go, so there are no delays. 

The cost to sell a house in California is considerable. Going through a real estate investor like SoCal Home buyers, however, allows you to bypass much of the expense, effort, and investment of time that is usually associated with listing your home in Southern California, and it may be the answer you’re looking for.   

House Flippers

A house flippers is an investor who buys homes to flip, which means that time is of the essence. They look for properties they can sink some renovations into – often doing the work themselves – before turning around and negotiating a deal with a homebuyer for the fair market value of home.  

Flippers live by the rule of buying as low as possible and flipping as high as possible as a means of compensating them generously for the financial risks they assume. In fact, many house flippers employ what is known as a 70 percent rule. This means they never pay more than 70 percent of the property’s after repair value, which includes subtracting the cost of all needed repairs from the home’s final cost. 

For example, if the flipper who is considering buying your home determines they’ll need to sink about $50,000 into it before they ultimately move it for $500,000, their calculation process will look like something this:

  • Their starting price will be 70 percent of that $500,000 value, which amounts to $350,000. 
  • That $50,000 in repairs will then be subtracted right off the top. 
  • This leaves you with an offer of $300,000 on your $500,000 home. 

In other words, while working with a flipper can leave you with a fast cash offer, it’s likely to be one of the lowest offers on the market.  


When you work with an iBuyer, you work with a different type of investor that is more like a hybrid. They are online companies that buy homes in some markets, which include Southern California. iBuyer investors buy houses sight-unseen, and they make offers that are non-negotiable. This means they are unlikely to budge on the amount they offer you – regardless of your negotiation skills.

While iBuyers do pay cash, they only buy houses that they are interested in on the spot, and your house may not be what they’re looking for. An additional point to keep in mind is that iBuyers are invested in purchasing homes they know will move, and this means a home that’s in need of a considerable amount of work is unlikely to make the grade. 

Even if an iBuyer does make you an offer, however, it’s likely to be on the lower end. To make things even more challenging, their fees can exceed those charged by real estate agents.

We buy houses companies

We’ve all seen the signs out there that say We buy houses! and We’ll buy your ugly house! And some are more legitimate than others. There are legitimate we buy houses companies that do pay cash for houses, but there are also a lot of house-buying scams that often mimic the same approach. 

If the property investors are on the up-and-up, all of the following should apply:

  • They have a well-designed website that provides you with a considerable amount of information about their company and their purchasing process. 
  • They have a transparent purchasing process in place. 
  • They have a physical address or are a national company that is well-represented online. 
  • They invite you to contact them and will not cold call you. 

Legitimate we buy houses companies tend to be national companies with franchisees in different areas throughout the country, including Southern California. These real estate investing companies are looking to make a profit quickly, which translates to some of the lowest offers out there.  

A homeowner who knows their home isn’t ready for the open market may turn to a we buy houses company in a kind of last ditch effort. They don’t have the time or money to get their house ready to list, so they turn to such companies out of desperation – thinking they have no other options. In the process, they receive a seriously reduced price that generally ranges from 50 to 70 percent of their home’s value. A Southern California real estate investor is often a better choice  

Rental Property Investors

Rental property investors invest in homes that will generate rental income over time. In other words, they are not motivated to move things as quickly as possible, which can lead to somewhat higher offers. The rental market is booming – in Southern California and across the nation – and rental property investors are generally in it for the long run. 

To estimate how much a rental property investor will pay, consider how much your home would bring on the rental market and work back from there. These investors typically look for a purchase price that follows the two percent rule. This means that, if your home would likely bring in $4,000 a month in rent – for example –the investors won’t go over – or are unlikely to go over – $200,000 ($4,000 is 2 percent of $200,000). Your property, however, may be worth considerably more. 

Generally, rental property investors don’t buy homes that need a lot of work but are, instead, looking for properties that can begin generating income as quickly as possible. Because they focus on long-term investments, these buyers may pay more than house flippers, but the offers they make can be affected by a range of factors that include the location, the home’s age, maintenance requirements, and more.

What do investors look for when buying a house?

How much an investor will pay when buying a house is directly affected by their goals in relation to the purchase. For example, rental property investors are focused on generating steady income while house flippers are focused on speedy sales. Regardless of intent, however, the basics when it comes to what investors are looking for don not vary much. 


The phrase location, location, location isn’t seared on your brain for no reason. The location of your home will play a key role in exactly how interested investors are in your property. The hotter the location, the greater the interest – and the more the investor is likely to pay for your house. Never underestimate the value of a prime location.

The amount of work the home needs

Some buyers are more than willing to buy houses as is – regardless of their condition – and a prime example is real estate investors like SoCal Home Buyers. We buy homes for cash in Southern California exactly as they are, and our seamless process couldn’t be easier. 

While house flippers don’t shy away from homes that need work, they balance that in relation to the amount of time and financial resources they’re willing or able to put into the property. Many other investors, such as iBuyers and rental property investors simply aren’t interested in homes that need much work.

The condition of the home

Investors also pay attention to the home’s condition, which includes its overall appearance and any updates that are needed to add value. A home that’s in perfect condition typically leads to a higher offer than a home of similar value that has a more bedraggled look.

If the home has reached the hoarder stage, fewer investors will be interested, but a local real estate investor who pays cash for homes just the way they stand could make you an offer.

The property’s value

One of the primary concerns when it comes to what an investor will pay for a home is the property’s value. The value of your home is directly related to the amount that similar properties in similar condition and in similar locations are selling for. If repairs are needed, they come right off the top of that value, and if there are no homes in similar condition to compare to, you’ll need to account for that as well.

When will investors be willing to pay more for a property?

Investors will generally pay more for a home or another kind of property when the cap rate is higher. What is a cap rate in real estate? The cap rate is a tool for comparing the value of various real estate investments. This rate represents the financial yield the investor will realize over a one year period for cash purchases – rather than investments purchased with loans.

The cap rate is usually calculated by dividing the net operating income (NOI) – or the amount the property brings in over the course of a year – by the full market value, and the higher the number, the better. When the cap rate is favorable, investors are likely to pay more.

While the cap rate applies to properties that generate income upon purchase such as rental properties, it easily translates to investment properties that are intended for sale. Investors are generally willing to pay more when they’re banking on a higher return.

Why Investors May Pay More:

  • Prime locations.
  • Highly desirable properties.
  • Homes that meet the specifications of what’s in high demand. 

I’m looking for a home investor to buy my house, can you help?

At SoCal Home Buyers, we can help. We are home investors who pay cash for properties like yours throughout Southern California, and the process couldn’t be easier. Just take the following few steps, and things can be resolved in no time:

  1. Contact us at 951-331-3844 or fill out the short form below to request your fair cash offer. Note: If you’re dealing with liens on your property, don’t worry. We have experience handling such situations, and we’ll do our best to find a solution.
  2. Await our prompt response to discuss your property and the liens in greater detail and schedule a one-time inspection. Note: Dealing with liens requires a comprehensive understanding of the situation, and our team will work closely with you to assess the property’s condition and lien status.
  3. Our in-house inspector will assess your property and liens to determine a fair cash offer based on the market value and the lien amounts. Note: The presence of liens may impact the final cash offer, but we’ll strive to provide you with the best possible solution to resolve the liens and purchase your property.
  4. If you’re on board with the offer, we’ll work diligently to address the liens and facilitate the sale process. Note: Resolving liens can involve negotiations and legal procedures, which may extend the timeline. We’ll work with you to find the most suitable closing date.

Throughout the process of selling your house with liens, we’ll handle the complexities and work towards resolving the liens to ensure a smooth transaction. While liens can add intricacies to the selling process, our experienced team is here to guide you through the steps and find a solution that works best for you.

Reach out to us today to discuss your situation further and learn how we can help you sell your California house with liens.

Where can I find an investor to buy my house if I’m not near you?

If your property is not in Southern California, we may still be able to help. Our comprehensive guide on how to find real estate investors walks you through the process and can help you find the right investor for you – whatever your unique situation happens to be.

How much do investors pay for houses? Our takeaways

Selling your home to an investor offers a quick and hassle-free alternative to traditional real estate sales. By understanding the factors influencing investor offers and employing strategic negotiation techniques, you can maximize the value of your property while enjoying a streamlined selling process.

At SoCal Home Buyers, we pay cash for as-is homes throughout Southern California, and we encourage you to contact us for more detailed information about your own property. The process is speedy, and once you call to set up a convenient appointment with our in-house inspector, we’ll make a fair cash offer on the spot, and if you accept, it’s as easy as that. 

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