We buy houses in any condition across the Dayton metro area. Fire damage, mold, foundation issues, code violations — it does not matter. Get a fair cash offer in 24 hours and close on your schedule.
No repairs needed. We respond within 15 minutes.
No obligation. Free offer in 24 hours. Your info is private.
Skip the repairs, skip the staging, skip the uncertainty. Here is how we buy Dayton homes in any condition.
Fill out the form or call us. Share the property address and a brief description of the condition. There is no commitment and no judgment — we have seen everything.
Preston personally evaluates your property using Montgomery County records, comparable sales, and estimated repair costs. He walks you through the math so you understand exactly how the offer was calculated.
Accept the offer and pick a closing date. As fast as 7 days, or take a few weeks — your choice. We pay all closing costs. Leave anything you do not want — we handle the cleanout.
There is no condition too bad. If the property has a legal address, we will make an offer.
Partial or total fire damage, smoke damage throughout, insurance claim complications — we buy fire-damaged homes in Dayton and handle all the remediation after closing. You do not need to deal with contractors or insurance adjusters.
Basement flooding, burst pipes, roof leaks, storm damage — water damage is one of the most expensive repairs a homeowner can face. We buy water-damaged properties and handle the mold testing, remediation, and structural repair ourselves.
Cracked foundations, bowing basement walls, settling, structural beam damage — these problems scare off traditional buyers and their lenders. We buy homes with structural issues that other buyers will not touch.
Black mold, asbestos, lead paint, radon — environmental issues can cost $10,000 to $50,000+ to remediate. We buy homes with environmental problems and handle professional remediation after closing.
Hoarding situations are sensitive and overwhelming. We buy the property as-is — no cleanout required. Leave everything. We bring in professional teams to handle the cleanup with respect and discretion.
Open code violations, condemnation notices, board-up orders — municipal code enforcement can make selling through traditional channels impossible. We buy properties with active code violations and work directly with the city to resolve them.
Original 1970s kitchens, knob-and-tube wiring, galvanized plumbing, old furnaces, single-pane windows — when deferred maintenance adds up to $30,000 or more, a cash sale often makes more sense than investing in a full renovation.
Termite damage, carpenter ant infestations, rodent damage — pest issues can compromise structural integrity and scare off conventional buyers. We buy properties with active or historical pest damage.
We have bought houses others said were unsellable. No condition is too bad. Call for a no-obligation conversation about your property.
Call (937) 907-1743 Get Cash OfferDayton's housing market presents a unique challenge for homeowners with properties in less-than-perfect condition. The city's housing stock is aging — much of it built between the 1920s and the 1970s — and buyers on the open market increasingly expect move-in-ready condition. When a home needs significant work, it sits on the MLS for weeks or months, accumulating price reductions until it either sells at a steep discount or the listing expires. For homeowners who cannot afford repairs or simply do not want to deal with the renovation process, selling as-is for cash is the fastest and most certain path forward.
In Ohio, selling a home "as-is" has a specific legal meaning. It means the seller is offering the property in its current condition and will not make repairs before closing. However, selling as-is does not eliminate your disclosure obligations. Under Ohio Revised Code Section 5302.30, most residential sellers must complete a Residential Property Disclosure Form. This form requires you to disclose known material defects — structural issues, water intrusion, environmental hazards, zoning violations, and other problems you are aware of. The key word is "known." You are not required to hire an inspector or discover problems you were not aware of. You simply must be honest about what you know.
When you sell to Hillard Home Solutions, we simplify this process. Preston reviews the disclosure form with you, helps you complete it accurately, and never asks you to fix a single item. The disclosure protects both parties — it ensures there are no surprises, and it protects the seller from future claims. We handle it professionally so you do not have to worry.
Transparency is central to how we operate. When Preston makes an offer on an as-is property, he walks you through the entire calculation. It starts with the after-repair value (ARV) — what your home would sell for in fully renovated condition, based on recent comparable sales in your neighborhood. From that number, we subtract estimated repair costs, holding costs during renovation, selling costs, and our margin. The result is your cash offer.
For example, if a home in Kettering has an ARV of $180,000 and needs $45,000 in repairs, the math looks like this: $180,000 ARV minus $45,000 repairs minus holding and selling costs minus our margin equals your offer. Preston shows you the repair estimate, the comp sales he used for ARV, and every line item. If listing the home as-is on the open market would net you more after commissions and time on market, he will tell you that. He is a licensed Realtor — he runs the numbers both ways and gives you the honest answer.
| Factor | Cash Sale to Us | Listing As-Is on MLS |
|---|---|---|
| Timeline to close | 7-21 days | 60-180 days (as-is homes sit longer) |
| Repairs before sale | None — we buy in any condition | None required, but buyers negotiate credits |
| Agent commissions | $0 | 5-6% of sale price |
| Closing costs | We pay them | Seller pays 1-3% |
| Buyer pool | Cash buyer — no financing contingency | Limited — FHA/VA loans often denied on as-is homes |
| Inspection negotiations | None — no inspection contingency | Buyers request credits or walk away |
| Showings | One walkthrough | Weeks of showings, open houses |
| Cleanout | Leave everything — we handle it | Must empty and present home for showings |
One factor many homeowners overlook: as-is listings on the MLS attract a much smaller buyer pool. Many loan programs — FHA, VA, USDA — have minimum property condition requirements. If a home fails the lender's appraisal due to structural issues, missing systems, or health and safety hazards, the buyer's financing falls through. This is why as-is homes on the MLS frequently go under contract and then fall through, sometimes multiple times, before eventually selling at a lower price. A cash sale eliminates that entire cycle.
Find out what your Dayton property is worth in its current condition. Fair offer in 24 hours, close in as few as 7 days.
Get My Cash Offer (937) 907-1743We buy as-is homes across the entire Dayton metro area and surrounding counties. Whether your property is in Old North Dayton, Belmont, Riverdale, Five Oaks, or the neighborhoods along Salem Avenue, we are active buyers in every Dayton zip code. We also cover the surrounding suburbs — Kettering, Centerville, Huber Heights, Trotwood, Riverside, Englewood, Vandalia, West Carrollton, Miamisburg, and Springboro. Beyond Montgomery County, we buy properties throughout Hamilton County (Cincinnati), Butler County, Warren County, Greene County, Clark County, and Clermont County.
Preston Hillard is a licensed Ohio Realtor with eXp Realty and an experienced cash home buyer who lives in Centerville. He specializes in complicated situations — properties with liens and title issues, tax delinquent properties, probate estates, and homes that need extensive work. If your property has problems that make a traditional sale impossible, that is exactly where we do our best work.
Common questions from Dayton homeowners about selling as-is for cash.
Get a fair, no-obligation cash offer within 24 hours. No repairs needed. Call Preston directly or fill out the form.