Are you considering selling your home quickly and wondering about the best options? 365 Property Buyers has emerged as a popular choice for homeowners looking to sell their properties for cash, especially those in distressing situations. This company promises a hassle-free experience with cash offers typically made within 24 to 48 hours, allowing sellers to bypass the lengthy traditional selling process. However, while the convenience is appealing, many potential sellers are left questioning whether these cash offers are fair or simply lowball bids.
Understanding 365 Property Buyers
365 Property Buyers is a real estate company based in Cabot, Arkansas, specializing in purchasing properties quickly for cash. They focus on distressed or hard-to-sell homes, such as those impacted by foreclosure, tenant issues, probate, or needing significant repairs. Their goal is to offer homeowners a hassle-free alternative to traditional real estate transactions by purchasing properties as-is and without requiring repairs, inspections, or realtor commissions. But the burning question remains: Do they really offer fair prices, or are their cash offers consistently below market value?
The Cash Offer Process
The cash offer process at 365 Property Buyers is designed to be simple and efficient. It begins with the initial contact, where homeowners can either submit an online form or make a phone call to provide basic details about the property. Following this, the company conducts a property evaluation. This typically involves a remote analysis using market data, with the option of an in-person inspection if needed. Once the evaluation is complete, an offer is presented within 24 to 48 hours. This offer comes with no obligations, allowing homeowners to consider the proposal without any pressure to accept immediately. The streamlined approach ensures that sellers receive a quick, transparent, and stress-free experience.
💡 Quick Tip: Always request a detailed breakdown of how they arrived at their offer price.
How 365 Property Buyers Determine Cash Offers
When selling to 365 Property Buyers, it’s essential to understand how their cash offers are determined. The formula they use ensures a balance between market value and their business needs:
Market Value – (Repair Costs + Business Expenses + Profit Margin) = Cash Offer
Sample Calculation:
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- Market Value: $300,000
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- Repair Costs: $20,000
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- Business Expenses: $15,000
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- Profit Margin: $30,000
Final Cash Offer: $235,000 (approximately 78% of the market value)
This approach reflects their commitment to covering necessary repairs and operational costs while ensuring profitability. Sellers benefit from a quick, no-hassle sale without needing to pay agent commissions or closing fees, although the final offer is typically lower than what they might receive in a traditional sale.
🔍 Industry Context: Most legitimate cash buyers offer between 75-85% of market value.
Pros and Cons of 365 Property Buyers
Pros
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- Quick Closings: Offers the flexibility to close within 7 to 28 days, allowing sellers to choose a convenient closing date
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- No Repairs Needed: Purchases properties “as-is,” meaning sellers do not have to spend time or money on repairs, inspections, or staging
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- Zero Fees or Commissions: No realtor commissions, service fees, or closing costs, helping sellers keep more money from the sale
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- Convenient for Distressed Properties: Ideal for those dealing with foreclosure, probate, tenant issues, or urgent relocations
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- Positive Reputation: Receives high ratings on Google and other platforms, with clients praising their transparency, professionalism, and communication skills
Cons
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- Lower Cash Offers: Typically offers between 50% to 70% of the property’s market value to account for repairs, business expenses, and profit margins
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- Limited Market Reach: Although they operate in Arkansas, their service coverage across the U.S. is limited compared to national cash buyers
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- Not Ideal for Market-Ready Homes: Homeowners with properties in good condition may find the offers less competitive compared to traditional sales through agents
Real Customer Experiences
User Rating: ⭐⭐⭐⭐ (4/5 stars average based on aggregated reviews)
Positive and Negative reviews:
Customers of 365 Property Buyers consistently highlight positive aspects of their experience, including the company’s quick and efficient process. Many sellers appreciate the professional and knowledgeable staff, who are known for their clear and transparent communication. The ability to close quickly, often within a reliable and predictable time frame, is another common point of praise. Sellers have found the company’s willingness to explain various options helpful, especially when dealing with distressed or hard-to-sell properties
However, some concerns have also been noted. Initial cash offers tend to be lower than expected, typically ranging between 50% and 70% of the property’s market value. While this is offset by the convenience of avoiding repairs, fees, and commissions, some homeowners have felt the need to negotiate for a better deal. Additionally, while many customers report timely responses, others have experienced variable response times, particularly during the negotiation process
Alternatives to Consider:
When deciding between 365 Property Buyers and other selling options, it’s essential to consider how each alternative aligns with your goals and property’s condition.
Working with a traditional real estate agent offers the potential for a higher sale price by listing the property on the open market. However, the process takes longer—typically between 30 to 90 days—and sellers must account for agent commissions and closing fees. This approach works well for homeowners with time to wait for the best offer and properties in good condition that will appeal to buyers without significant repairs
Another strategy involves comparing offers from multiple cash buyers to increase leverage. This can result in a better price through competition, but cash buyers generally still offer less than the property’s full market value. Sellers may also encounter variations in service quality among different buyers, making it essential to evaluate each company’s reputation carefully
For those seeking full control over the selling process, the For Sale By Owner (FSBO) route might be appealing. FSBO eliminates agent commissions, potentially maximizing profits, but it requires more effort from the seller. This includes handling marketing, showings, and legal paperwork independently, which can be time-consuming and challenging without professional assistance
Making Your Decision
365 Property Buyers might be the right choice for you if you need to sell your property quickly. This can be especially helpful in situations like relocation, financial hardship, inheritance, divorce, or the risk of foreclosure. If your property requires significant repairs that you’re not prepared to manage, or if you prioritize convenience and a hassle-free process over maximizing profit, 365 Property Buyers can provide a suitable solution.
Offer Evaluation Formula
Use this formula to assess the fairness of a cash offer:
Fair Offer = (Market Value × 0.80) – Estimated Repair Costs
Example:
- For a property valued at $250,000 with $20,000 in required repairs:
- Fair Offer Range: $180,000 – $200,000
Tip: If the offer falls significantly below this range, it could indicate a lowball offer.
Bottom line:
365 Property Buyers offers a legitimate service that can be valuable in specific situations. While their offers are typically below market value, this is standard for the cash-buying industry. The key is understanding whether the convenience and speed they offer outweigh the reduced sale price for your specific situation.
Take Action
- Get a free market analysis from a local realtor
- Request offers from multiple cash buyers
- Calculate your bottom-line needs
- Consider your timeline requirements
- Review all terms carefully before accepting any offer
Remember: The best decision is an informed one. Take time to understand all your options and don’t feel pressured into accepting any offer that doesn’t meet your needs.