Offer Lab · underwriting
At $150K the flip clears $50.9K, and $42.9K if repairs hit $50K.
WHAT THIS ISThe numbers behind an offer: nearby sales, repair estimate from the seller's photos, and every exit Luther could take.
WHAT SONAR IS DOINGAdjusting comparable sales, pricing repairs room by room, and stress-testing the offer against value and cost swings.
WHY IT MATTERSLuther walks in with a number that survives bad news, and the seller gets a written offer the same day.
Sales within 0.5 mile · 12 months
SubjectSold
4 closest used for value; 6 more shown for context.
ARV
$264K
range $251K–$276K
$ per sf
$186
nearby median $183
Days on market
41
DFW Aug: 58
Parcels: DCAD · Roads: Census TIGER · sales SPECIMEN
Price against size34 sales · band = ±1 error
Repairs from photos$42.0K
Roof · partial replace
photo: tarp, missing shingles
Kitchen · cabinets, counters
photo: 1990s finishes
Flooring · 1,100 sf LVP
rule of thumb $7/sf
Back bedroom · drywall, ceiling
photo: water stain
Paint, fixtures, cleanout
standard
Flip profit at a $150K purchaseafter 8% selling and holding costs · outlined = base case
| ARV $244K | ARV $254K | ARV $264K | ARV $274K | ARV $284K | |
| Repairs $34K | +40K | +50K | +59K | +68K | +77K |
| Repairs $42K | +32K | +42K | +51K | +60K | +69K |
| Repairs $50K | +24K | +34K | +43K | +52K | +61K |
Written offer termsDraft for Luther to sign
Price
cash · ceiling $156K
Close
10–30 days
seller picks the date
Condition
As-is
no repairs, no cleanout
Title
Heirs sign
taxes paid at closing
Written offer goes out Thu 2:00 after the walk-through. The letter repeats that the family can list with an agent instead.