“We Buy Houses!”
“Fast Cash, No Repairs!”
“Sell Your Home AS-IS!”
You’ve probably seen these phrases on postcards, flyers, or letters stuffed into your mailbox. The pitch is always the same: someone wants to buy your house for cash — no inspections, no open houses, no hassle. Sounds tempting, right?
But what do you do if you actually are interested?
Whether you’re looking to sell or just curious, here’s how to handle a cash offer smartly, especially in the Sacramento market where these offers are getting more aggressive by the month.
Step 1: Understand Who Sent It
Before you even consider calling the number, do some digging.
Look for red flags:
- No company name or website
- Only a first name or initials (“Mike B.” or “Local Investor Group”)
- A Gmail/Yahoo email
- Urgency tactics like “Call today or lose the offer!”
These are often wholesalers — people who get your house under contract just to sell that contract to someone else. They’re middlemen, not actual buyers.
Pro Tip: Google their phone number, email, or any name on the letter. See if they’ve been flagged for shady practices.
💬 Step 2: Don’t Call Yet — Talk to a Local Agent First
If you’re even slightly interested in selling, don’t go it alone.
Call a local agent (like Suneet Agarwal) who can:
- Tell you your actual market value
- Run comps in your neighborhood
- Tell you if the offer is fair — or a massive lowball
We’ve seen clients leave $40K–$100K on the table because they took a mailer offer without checking.
Even if you do want a fast, as-is sale, there are legit cash buyers who’ll pay closer to market value. You just have to know where to look.
Step 3: Ask These Questions Before You Respond
If you still want to contact the sender, don’t get caught off guard. Ask:
1. Are you the actual buyer or a wholesaler?
A real buyer has proof of funds and will close in their own name. A wholesaler will try to flip your contract.
2. How did you determine the offer amount?
Most of them haven’t even stepped foot on your street. The number is just bait.
3. Can I see your proof of funds?
If they hesitate — red flag. A legit buyer will send you a bank statement or lender letter right away.
4. Are you waiving inspections and contingencies?
Some cash offers still come with hidden clauses that let them walk away last minute. Get it in writing.
The Risks of Accepting a Mailbox Cash Offer Blindly
- Underselling: You could leave tens of thousands on the table
- Legal traps: You may sign away rights or lock yourself into a contract you can’t break
- Repair surprises: “No repairs” may not mean what you think — they might still nickel and dime you after an inspection
- Backouts: Wholesalers often bail last-minute if they can’t find a buyer for your contract
And worst case? You’re stuck in limbo, off the market, while the “buyer” tries to flip your house to someone else.
Better Alternatives If You Do Want to Sell Fast
Even if you’re in a rush, you’ve got options:
1. Use a Legitimate Local Cash Buyer Program
People like Suneet’s team work with real investors — no sketchy letters, no games. You’ll get:
- A verified offer
- No repairs or open houses
- A real person guiding you
Learn more here → Sacramento Cash Offers
2. Go on market with investor targeting
List the home for a few days as a “fixer special” or “investment opportunity.” This can drive multiple cash offers and let the market decide your price — not some guy with a P.O. box and a printer.
How to Protect Yourself
✔️ Get everything in writing
✔️ Run the offer past a real estate agent or attorney
✔️ Never sign on the spot — that’s pressure tactics
✔️ Don’t feel guilty for saying no or walking away
✔️ Remember: cash doesn’t always mean better — net proceeds matter more
Real Example:
One of our clients received a postcard offering $280K for their home. They almost took it — until we ran comps.
Their house was worth $385K.
Even after accounting for repairs and agent commissions, they walked away with $75,000 more in their pocket.
Final Thoughts: Don’t Get Hustled By the Envelope
Getting a cash offer in your mailbox can feel flattering, especially if you’re overwhelmed, grieving, relocating, or just tired of your house.
But that letter isn’t a gift — it’s a pitch. And the person who sent it? They’re hoping you’re too overwhelmed or uninformed to ask the right questions.
Don’t be that seller.
Before you pick up the phone, call a real local expert. We’ll walk you through your options — including legit cash offers — and make sure you don’t get screwed.
Want a no-pressure consultation to compare your mailbox offer to market value?
Book a call with Suneet Agarwal’s team — no strings, just smart advice.
Do check out or blog on the Sacramento neighborhoods worth your money here!
