Cash offer
Tell me about the house. I’ll tell you what I can pay.
No realtor. No cleanup show. Call (870) 219-2255 or send the form. I read every one.
- (870) 219-2255Call or text. I answer, not a call center.
- Often 7–10 daysLocal title company. Fast is available, not mandatory.
- As-is. No realtor fees.I’m the buyer. Closing-cost lines go in the written agreement.
- 4 sellers, in their wordsMark Eastman: “I just did business with Rusty on the sale of my hou…”
- No fees and no commissions from me. You see one cash number.
- I buy houses as-is: repairs, tenants, inherited, sitting listings.
- Cash. No bank. No “the loan fell through” two days before closing.
- You pick the close date. Need to stay a bit after? We can talk.
- I buy in Jonesboro and Paragould. You deal with me.
I buy in Jonesboro, Paragould, Brookland, and Bono. Close and you can often stay until you find the next place. Betty in Paragould did. I even helped her move. Mark Eastman sold me a Paragould house and said he’d recommend me anywhere.
After you send the form I read the address, what’s going on, and how to reach you. If I can make an offer, you hear the number and the work behind it. If I can’t, I say that. You can still say no before you sign anything. Closings I do are at Lenders Title in Jonesboro, not a mobile notary and a hope.
What “send the form” actually starts
The form is two short screens: the property, then how I reach you. I read every one. I do not feed it to a national call center. If the house is in Jonesboro, Paragould, Brookland, or Bono, I can usually tell you quickly whether I even look at that kind of file.
A cash offer is not a listing. It is not a contract until we both sign one. You are asking me what I can pay as-is. I am asking whether I can take the repairs, the title, and the timeline. If either side is a no, we stop. No hounding.
If we agree, title opens at Lenders Title in Jonesboro. Clean title often closes in about 7-10 days. Need time to move, wait on probate, or stay a short stretch after funding? Ask before we write it. Betty in Paragould stayed a couple of weeks. I helped her move.
I work this market regularly. I do not live in Arkansas full-time. About a week a month I am on the ground when deals need me. You still get me on (870) 219-2255 the rest of the month.
If any of this is your week, I can help.
I buy houses from people who are done dealing with the house. That’s the whole business.
- Inherited houseProbate, siblings, a house that still gets bills.Read more →
- Tired rental / bad tenantsThe rent stopped. The headaches didn’t.Read more →
- Foreclosure pressureNotices getting loud. A date beats a listing maybe.Read more →
- DivorceOne number. One close. Once the people on the deed can sign.Read more →
- RelocatingA job date, not a 90-day listing.Read more →
- Vacant houseLawns, utilities, city notices, break-in risk.Read more →
- Fire or heavy repairsAs-is. You don’t have to rebuild first.Read more →
- Probate / title questionsCraighead and Greene County: authority first, dumpster later.Read more →
Jonesboro · Paragould · Northeast Arkansas
Cash sale vs listing it
Retail can net more if the house is ready and you can wait. A lot of files I see aren’t that stack. Here’s the actual trade, without invented ratings or “homes bought” counts.
| Traditional listing | Sell to me for cash | |
|---|---|---|
| Time to close | Weeks of showings, then a buyer’s loan | Often 7–10 days once title is clean |
| Commissions | Typically 3–6% off the top | None from me. I’m the buyer. |
| Repairs & prep | Paint, dumpster, inspector punch list | As-is. Leave the junk. |
| Certainty | Financing can fall through before closing | Cash. No lender in the middle. |
| Who you deal with | Agent, strangers, and a maybe buyer | Me. (870) 219-2255. |
What happens next
01
You send the address
Street, city, what’s going on, when you want to be out. Form below or call. I read these myself.
02
I look at the house and call you back
Condition, location, comps, what I’ll have to put into it. If I can make an offer, you’ll hear the number and how I got there. If I can’t, I’ll say that too.
03
If you accept, we open title
Local title company in Craighead County or Greene County. Clean title often closes in about 7–10 days. You pick a later date if you need one. You can still walk away before you sign a contract.
If you’re hesitating, that’s normal
- Is this going to be a lowball?
- I buy under retail. That’s how I pay for repairs and risk. I’ll show the math. If a listing is the better path, I’ll say so. No pressure.
- Do I owe you anything for the offer?
- No. The form is not a listing agreement and not a contract. You can say no.
- The house is a mess / inherited / occupied.
- That’s most of the files. As-is. Tell me the truth on day one so we don’t waste a week.
- Are you even a real person?
- Yes. Rusty. (870) 219-2255. I work this market regularly. I don’t live in Arkansas full-time. About a week a month I am on the ground when deals need me.
- What happens after I send the form?
- I read it. If I can look at making an offer, I call or text you back about the house. If I need a photo or a walk-through, I say so. Nothing about sending the address lists the house or obligates you to sell.
- Where do we close?
- Lenders Title in Jonesboro. You sit at a table, sign, and funds go through title. Clean title often closes in about 7-10 days. Need longer? We pick a later date.
- Who pays closing costs?
- I do not promise that on this page. It belongs in the written purchase agreement. What I can tell you: there is no realtor commission on my offer because I am the buyer. You still need to understand any mortgage payoff.
More answers on the FAQ page. Ready for a number? The form is above, or call.