⚡ Instant Offer Estimate

Explore Your Cash or Creative
Offer Options

Cash Offers, Subject To, and Seller Financing — calculated instantly. Free and no-obligation.

⚠ All figures are estimates only. Final offers subject to full property review, title, and underwriting. Not a binding agreement.

💵 Offer Calculator: Cash Offer
Estimated value after all repairs
Total cost to bring to market

Estimated Cash Offer

$0 estimate
After Repair Value (ARV)
What the house sells for after repairs—
Estimated repairs—
Agent commission when we resell (6%)
6% of ARV—
Closing costs (2%)
2% of ARV—
Insurance during renovation (1.5%)
1.5% of ARV—
Hard-money points (3%)
3% of the loan: ——
Lender underwriting fee
Flat fee—
Loan interest, 6 months (12%/yr)
Interest-only payments on the loan—
Potential profit
Subject to the final repair cost and other unknown expenses.—
Estimated Offer Price —

The loan covers the purchase price plus repairs, so points and interest depend on the offer itself. The calculator solves for the exact number.

⚠ Estimate only. Final offer may vary after property inspection, title review, and market verification. Not a binding agreement.

Want to Receive Your Offer?

Submit your info and tell us what you are looking for. We will send a written offer within 24 hours.

Tell us the address and your numbers. We reply within 24 hours.

✓ Request Received!

Our team will contact you within 24 hours with your written offer.

🏠 Offer Calculator: Subject To
What this property can rent for

Subject To Deal Structure

Rule A
Selling Price—
Existing Mortgage Balance—
Equity Spread—
Monthly Payment (taken over)—
Estimated Monthly Rent—
Estimated Cash Flow—
👥 Agent Commission—
💰 Cash to Seller—
📄 Seller Financing Portion—
Total Cash Needed at Closing—
📌 Seller Financing Balloon Payment Due in 7 Years

⚠ Subject-to structures are estimates based on inputs. Final terms depend on lender, title, existing loan, and property condition. Not a binding agreement.

Want a Better Offer?

Tell us what terms you are looking for. Creative financing may allow for stronger offers.

Tell us the address and your numbers. We reply within 24 hours.

✓ Request Received!

Our team will contact you within 24 hours with your written offer.

📄 Offer Calculator: Seller Financing
0% — No Down20% — 0% Interest
At 0% down: 5% interest rate. At 20% down: 0% (principal only). Rate adjusts proportionally.

Seller Financing Structure

$0 /month
Selling Price—
Down Payment—
Loan Amount—
Interest Rate—
Loan Term30 Years
Estimated Monthly Payment—
Estimated Monthly Rent—
Estimated Cash Flow—
Total Needed at Closing—
📌 Loan structured over 30 years. Final terms subject to negotiation and approval.

⚠ Seller financing estimates are indicative only. Final structure subject to seller approval, title, and signed agreement. Not a binding agreement.

Want a Better Offer?

Tell us what terms you are looking for. Creative financing may allow for stronger, more flexible offers.

Tell us the address and your numbers. We reply within 24 hours.

✓ Request Received!

Our team will contact you within 24 hours with your written offer.

About Acorn House Acquisition

We Buy Houses Fast — Cash or Creative Finance.

We are a group of real estate investors helping homeowners sell their properties quickly and without stress.

We buy houses using both cash offers and creative solutions, depending on what works best for your situation.

Our main markets are Florida and North Carolina, where we have helped more than 100 homeowners successfully sell and move forward with their lives.

Our team includes highly trained and professional transaction coordinators who make sure everything is handled properly from start to finish. We have been operating in this business for many years and have closed over 100 transactions through licensed title companies.

“Their team was professional and responsive throughout the entire process. They demonstrated a strong understanding of creative real estate solutions…”

— Amy Z. · Google review
5+
Years Operating
2
States Active
100%
Licensed Title
View Our Full Track Record →
★★★★★
“We were in foreclosure w/an auction scheduled and he was able to buy our home and avoid the auction… Daniel is the best and he came through when 3 others failed us.”
Stephanie M. — Google review
★★★★★
“Daniel had taken on the settlement of my father’s estate by helping me sell my dads house… he goes the extra mile to make sure everything is done correctly and legally.”
Ken B. — Google review
★★★★★
“Their team was professional, responsive, and easy to work with throughout the transaction. Communication was excellent, and the closing process was smooth from start to finish.”
Jennie F. — Google review
Talk Directly to Our Team

We Respond Within Hours

Have a question about the calculator, a deal to submit, or just want to talk through your options — our acquisitions team picks up the phone.

5 Team Members Ready
Acquisition managers & transaction coordinator
Same-Day Response
Usually within 1–2 hours during business hours
See Why Agents & Sellers Trust Us →
Call or Text(786) 982-8464
Emailinfo@acornhouseacquisition.com
North Carolina Office19825-B North Cove Rd #1041
Cornelius, NC 28031
Florida Office5342 Clark Rd #1273
Sarasota, FL 34233
Call Us Now Send Us an Email
Common Questions
Enter the After Repair Value (ARV) and the estimated repairs. The Offer Calculator subtracts the repairs, the 6% agent commission and 2% closing costs when we resell, 1.5% insurance during the renovation, our hard-money loan costs (3 points, a $2,500 underwriting fee and 6 months of interest at 12% a year), and a potential profit, which depends on the final repair cost and other unknown expenses. You see every line. The final offer is confirmed after we see the property.
A Subject To purchase means Acorn House Acquisition takes ownership of your property while your existing mortgage stays in place. We take over the payments going forward. This allows sellers with little or no equity to exit without bringing cash to the closing table — all closed through a licensed title company.
Seller financing means the seller acts as the lender. Instead of getting a bank loan, the buyer makes monthly payments directly to the seller. We offer flexible down payment options from 0% to 20%, with interest rates that adjust proportionally — from 5% at 0% down to 0% at 20% down.
We can close cash transactions in as little as 7 days. Subject To and seller financing transactions typically close in 14 to 21 days. We work around the seller's timeline and can accommodate faster closings for foreclosure situations.
Zero fees, zero commissions, and we cover all closing costs. The offer we make is exactly what you receive at closing — nothing deducted, nothing hidden. If you are represented by a real estate agent, we honor their commission in full.
Yes. We buy homes in any condition — no repairs needed. Foundation issues, roof damage, fire damage, deferred maintenance — leave everything as-is and we handle everything after closing. No staging, no showings, no open houses.

Important Disclosures: All calculations are estimates only and do not constitute a binding offer or agreement. Final offer terms are subject to in-person inspection, title review, property condition, market conditions, insurance, taxes, existing liens, and full underwriting review. Cash offer, subject-to, and seller financing structures may change after due diligence. Acorn House Acquisition LLC is a principal real estate investment company and is not a licensed real estate broker. By submitting your information you agree to be contacted by our acquisitions team.

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© 2026 Acorn House Acquisition LLC · All calculator results are estimates only · Not a binding agreement