This home requires significant renovation work. The full scope of repairs will not be known until work begins — once walls and systems are opened up, additional needs often surface. This condition is the primary driver behind every number in this presentation. All three options account for it differently, and we want you to understand exactly how before you decide.
We believe you deserve to know exactly what goes into our offer — not just the number. Below is the actual math behind our cash price. We are not hiding our position. We want you to understand our risk so you can make the right decision for yourself.
| What We Pay You | |
| Your cash at closing | $182,500 |
| Closing costs we absorb (not charged to you) | ~$7,000 |
| Our total acquisition cost | ~$189,500 |
| Repairs & Renovation | |
| Estimated repair costs | $60,000–$75,000 |
| Potential unknowns once work begins | Additional risk |
| Holding Costs (6–9 Months) | |
| Flood insurance & homeowner's insurance | Monthly |
| Electricity & water | Monthly |
| Property taxes | Monthly accrual |
| Repair phase (est. 3–4 months) | — |
| Resale phase (est. 4–5 months) | — |
| Costs to Resell at Higher Price | |
| Realtor fees & closing costs on resale | ~$17,000 |
| Target resale price after renovation | $325,000–$330,000 |
| Our Estimated All-In Cost | ~$280,000–$285,000 |
| Best-Case Profit (if everything goes perfectly) | ~$43,500 |
That best-case profit of ~$43,500 represents our potential return after 6 to 9 months of ownership, carrying the full weight of renovation risk, market risk, and the uncertainty of what we find once the walls come open.
In today's market, most buyers do not pay full asking price. If we sell for less than $325,000 — or if repairs run over budget — that margin shrinks fast. We are experienced enough to know that not many projects go exactly as planned.
We think we can make it work. But we are not getting rich on your home. We are absorbing real risk in exchange for the certainty and convenience we offer you. That is the honest trade being made when you accept a cash offer.
If our margin concerns you, the Concierge option gives you $17,500 more with zero additional hassle on your end — because a different type of investor, one built for this scale, can absorb the same risk at a lower required return.
We are not just buyers — we are connectors. When a property does not fit perfectly within our own buy-box, we match it with the right investor from our network who is better positioned to take it on. You get the same guaranteed terms. We earn a sourcing fee from that investor, not from you.
This is not a referral to a stranger. We stay involved, we vet the buyer, and we ensure the transaction closes exactly as agreed.
If you choose to list, we price the home at $225,000 — not because that is what this neighborhood sells for, but because this property requires extensive repairs. Any buyer at $225,000 is absorbing that full renovation burden themselves. The market analysis below shows exactly where comparable homes have sold and how we arrived at this number.
| Address | Status | Beds | Bath | Sq Ft | Price | $/Sq Ft | Date |
|---|---|---|---|---|---|---|---|
| 4 Court Louise, St. Augustine | Sold | 2 | 1 | 1,529 | $226,000 | $148 | Feb 2026 |
| 4 Oak St, St. Augustine | Sold | 2 | 1 | 1,008 | $299,900 | $298 | Nov 2024 |
| 4½ Sylvan Dr, St. Augustine | Sold | 2 | 1 | 771 | $340,535 | $441 | Jun 2025 |
| 36 Park Ave, St. Augustine | Active | 2 | 1 | 784 | $399,000 | $508 | Listed 2026 |
| 14 Beacon St — Subject Property | As-Is | 2 | 1 | ~1,200 | $225,000 | $188 | Proposed 2026 |
The three sold comps above range from $226,000 to $340,535 — and the active listing at 36 Park Ave is asking $399,000 for a fully updated 784 sq ft home. These prices reflect properties that have already been repaired, renovated, or are in move-in condition. The gap between those prices and $225,000 is the cost of the renovation burden being transferred to the buyer.
A buyer purchasing 14 Beacon at $225,000 still faces $60,000–$75,000 in repairs before the home can be occupied or resold at market value. That puts their all-in cost at $285,000–$300,000 — in line with where other updated 2/1 homes in the neighborhood have recently sold. The $225,000 list price is not a discount on the neighborhood; it is a price that accounts for the full repair scope any buyer must absorb.
Byron charges 2% to list. Under current NAR settlement guidelines, buyer's agent compensation is negotiated separately. Here is how each scenario affects your bottom line.
| Sale Price | |
| Purchase Price | $225,000.00 |
| Title & Escrow Costs | |
| Owners Title Insurance | $1,200.00 |
| Documentary Stamps / Transfer Tax | $1,575.00 |
| Closing / Settlement | $395.00 |
| Search & Exam | $100.00 |
| Municipal Lien Search | $150.00 |
| ID Verification | $20.00 |
| Wire Fee — Payoff | $10.00 |
| Wire Fee — Proceeds | $10.00 |
| Commission | |
| Listing Broker Compensation (2%) | $4,500.00 |
| Buyer's Broker Compensation | $0.00 |
| Prorations | |
| Property Taxes Proration (est.) | $2,616.99 |
| Total Selling & Escrow Costs | $10,576.99 |
| Estimated Net to Seller | $214,423.01 |
All figures are estimates only and are not to be construed as actual closing figures. Unpaid taxes, liens, or mortgages will be deducted from proceeds at closing. Estimated closing date: July 18, 2026.