Step OneSend the address
Address, condition, timing.
2 minA clearer way to make a major property decision
Sell it. Fix it.
Or keep it.
See what each path could actually leave you with. The Property Plan compares listing as-is, taking a cash offer, renovating and selling, and keeping your San Diego property as a rental — all four, side by side, instantly.List it, take a cash offer, renovate, or keep it as a rental — see all four numbers side by side, instantly.
All four paths, instantly
Free detailed report in 1 business day
No obligation
No upfront cost. Keep the analysis either way. See an example.
Sample analysis
Your Property Plan1234 Sample Street · La Mesa
List As-IsEstimated sale price$825K
Baseline
Cash OfferEstimated cash offer$735K
All cash, close in 7 days
Highest
Renovate + SellEstimated sale price after the work$965K
$140K vs. list as-is
Keep + RentEstimated market rent$3,650
per month, property retained
Highest sale price
Renovate + Sell · +$140K$0M
Real estate underwritten
Institutional experience behind every report we send.
$0B
In SoCal sales comps
Recorded San Diego and Orange County sales in our comp database.
Free·Fast·Reliable
How the report works
No cost, no obligation, and a detailed breakdown inside one business day.
The renovation curve
There's a right amount
to spend. It isn't the most.
Renovation isn't a dial, it's a set of decisions — paint, then floors, then the kitchen. Step through the real scopes on a sample La Mesa house and watch what each one actually returns.
Sample
3 bd / 2 ba · 1,540 sq ft · built 1968 · La Mesa 91942 · as-is value $825,000
Cash in your pocket after everything
$0K
$0K added to your sale price
Kitchen + one bath
Adds a full kitchen and the primary bathroom.
Renovation budget
—
Return on your last dollar spent
—
Illustrative sample, not a specific property. Resale figures use typical La Mesa cost-versus-value recovery for a house of this age and size; every scope nets out commissions, closing costs, carrying costs and remaining inspection credits. Your report calculates where your own peak sits.
How it works
Four numbers now.
The full breakdown tomorrow.
The comparison appears on screen the moment you finish. Want the detailed version behind it? Say the word and pick how to receive it.
Step TwoSee four numbers
All four paths, side by side.
Instant
Step ThreeAsk for the detail
Pick email, text, or both.
Optional
Step FourGet full free report
Worked by hand, yours to keep.
1 dayFree · Instant on screen · No obligation
The four paths
One real house.
Run four ways.
This is a sample of what your report contains — the same property, underwritten four different ways, with every line item showing.
Most common
List As-Is
On the market in current condition. The market sets the price.
Comparable sales
1187 Elm Ridge Dr$845,000
962 Vista Grande$812,500
1440 Chase Ave$798,000
Adjusted for condition$825,000
Costs of sale
Listing agent 2.5%−$20,625
Buyer agent 2.5%−$20,625
Escrow, title, county−$12,375
Inspection repairs−$8,000
Net proceeds$763,375
Time to money45–75 days
EffortModerate
Widest buyer reach. Repairs usually get renegotiated after inspection.
Fastest
Cash Offer
What cash buyers pay for a house in this condition, closed on your date.
Typical cash terms
Typical offer price$735,000
As-is conditionNo repairs
ContingenciesNone
Discount to market−10.9%
Costs of sale
Listing agent$0
Buyer agent$0
Escrow & title (buyer-paid)$0
Repairs$0
Net proceeds$735,000
Time to money7 days
EffortNone
Cash buyers price in their own margin and repair budget. That discount is what speed and certainty cost.
Most cash
Renovate + Sell
Targeted work first, then list. Only worth it if it clears the spend.
Renovation scope
Kitchen−$32,000
Two bathrooms−$21,500
Flooring & paint−$16,000
Exterior & landscape−$9,000
Total scope−$78,500
Sale after work
Projected resale$965,000
Commissions 5%−$48,250
Escrow, title, county−$14,475
Carry, 4 months−$6,800
Net proceeds$816,975
Time to money120–150 days
EffortHigh
$78.5K in, $132.1K back out at closing — $53.6K more in your pocket than listing as-is.
Nothing to give up
Keep + Rent
Don't sell. Rent it, keep the Prop 13 basis, let equity keep working.
Monthly income
Market rent$3,650
Vacancy 5%−$183
Monthly expenses
Property tax−$95
Insurance−$145
Maintenance reserve−$300
Management 8%−$292
Utilities & misc−$317
Monthly cash flow$2,318
Per year$27,816
Equity retained$825,000
Time to first rent30–45 days
EffortOngoing
That $95 tax line is the whole story — a 1974 basis you lose the day you sell.
Illustrative sample based on typical La Mesa figures. Every property produces different numbers — yours are calculated from your address, condition and current comparable sales.
See a completed report before you give us your address.
We publish a full sample Property Plan — every assumption, every line item, every number visible. Read it first, then decide whether ours is the analysis you want on your property.
Questions
What homeowners usually want to know.
What do I get right away, and what comes later?
The moment you finish the form you'll see all four numbers on screen. That's a preliminary estimate built from public records and recent nearby sales. The full report — every comp, every line item, every assumption behind those numbers — is worked by hand and sent within one business day if you ask for it.
Is it really free?
Yes, both parts. There's no cost for the instant numbers and no cost for the detailed report, and nothing to sign to get either one.
Do I have to do anything with it?
No. Most people who request a Property Plan aren't ready to move yet — they just want to know where they stand. Reading it and doing nothing is a completely normal outcome.
How accurate are the numbers?
The instant figures are a starting point — good enough to see the shape of the decision, not precise enough to act on. The full report is where a person tightens them, and it tells you which figures carry the most uncertainty and why.
Do you need to come see the house?
Not for the report. It's built from public data, recent sales and whatever you tell us about the condition. If seeing it in person would meaningfully sharpen a number, we'll say which number and why — and that's entirely your call.
Will someone contact me?
One person reaches out once, to confirm details and answer questions. If you'd rather just have the report and be left alone, say so and that's the end of it.
How will you send the full report?
However you choose — email, text, or both. You pick when you request it.
What if I already have an agent?
Take it to them. The report is yours to keep and share with whoever you want, and the numbers are laid out so another professional can check the assumptions.
Before you list it, sell it, renovate it, or keep it
See the numbers first.
One property. Four paths. Side by side, right now.
Free · Instant on screen · Full report in 1 business day if you want it