## Every day is We Buy Houses day at OfferMarket

 

This article shall serve as notice that every day at OfferMarket is 'We Buy Houses' day. As long as you ask yourself or Google "what is we buy houses", OfferMarket needs to be top of mind. We Buy Houses is taking on a new meaning thanks to our super modern technology and ridiculously simple real estate transaction process.

 

## How does we buy houses work?

 

We buy houses is a saying used by real estate wholesalers who want to put your house under contract with a cash offer and then sell the contract to an actual buyer. Some [real estate wholesalers](https://www.offermarket.us/guides/wholesale-real-estate-101) will tell you that they are the actual buyer, others will be honest and let you know that they have cash buyers to whom they will assign the contract.

 

## Does OfferMarket actually buy houses?

 

At OfferMarket, we buy houses differently. The 'we' in by 'we buy houses' is our nationwide network of qualified buyers who submit offers directly to you on our real estate marketplace. Here, buyers compete and you get a fair price. Learn more about [how OfferMarket works](https://www.offermarket.us/frequently-asked-questions/how-does-offermarket-work).

 

We are also directly buying select rental properties for our own rental property portfolio. That's right, if you [create your free listing](https://www.offermarket.us/sell) on our platform, we may provide you with a direct purchase offer where we are the actual buyer and we close in under 30 days because we buy houses for cash.

 

## Where do we buy houses?

 

OfferMarket is a technology-driven online marketplace. We buy houses everywhere in the United States.

 

## Some of the real estate markets we buy houses in:

 

- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- [Maryland](https://www.offermarket.us/we-buy-houses/baltimore-md)
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Utah
- Vermont
- Virginia
- Washington
- [Washington, D.C.](https://www.offermarket.us/we-buy-houses/washington-dc)
- West Virginia
- Wyoming

 

## We Buy Houses AS IS, In Any Condition! 🏚️

 

From turnkey to teardown, we buy houses in any condition. Even if your house looks like this...

 

<iframe width="560" height="315" src="https://www.youtube.com/embed/Sy8RMWsR_Qw" frameborder="0" allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen></iframe>

 

If your home looks like the inside of the one in this video, and you're thinking to yourself "man, I need to sell my house fast", you should stop reading and create your free listing on OfferMarket.

 

​We buy houses in any condition. We buy houses in poor condition. Selling a house in poor condition is our specialty. Wondering [how to sell a house in poor condition](https://www.offermarket.us/guides/selling-a-house-in-poor-condition)? Read our guide!

Every day is 'We Buy Houses' day at OfferMarket. How does we buy houses work? Learn more.

Every Day is We Buy Houses Day at OfferMarket

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'We Buy Houses' Day - Real Estate Blogs - OfferMarket

Announcing 'We Buy Houses' Day

Unfortunately, there are many things that can bring down property value. It helps to categorize these items into as follows: 

 

1. Property-centric
2. Market-centric

 

## Property-centric home value destroyers

 

Property-centric items that bring down your home's value are much more in your control than market-centric items, so it's important to make sure you are alert and maintain your property proactively before small issues become big, expensive problems.

 

## Roof leaks, water intrusion, foundation issues

 

Roof leaks that go unaddressed can cause major property damage (water damage, mold growth) that can quickly destroy the value of your home. Foundation issues that result in water intrusion or structural instability can be very costly and hazardous. Other items that result in water intrusion and biological growth (mold) include separated siding, unsealed entryways and windows.

## Pest infestation

 

Termite damage bed bugs can require substantial and expensive remediation. Rodent infestation can cause structural damage due to chewing through hard to access places. Rodents can also cause electrical wiring damage. 

 

Thus, [mice removal](https://www.peststrategies.com/pest-guides/rat-and-mouse-guides/mice-removal/) is essential to protecting your home.

 

It's important to be proactive to address pest concerns. If you are managing a rental property, remind your tenants every month that they are required to communicate and maintenance and pest related concerns proactively.

 

## Tenants with poor hygiene

 

As you might imagine, poor hygiene can cause pest infestation, foul odors and other issues that can bring down the value of your property.

 

## Tenants who damage or neglect the property

 

If you lease your house to people who break things or don't report maintenance issues, you can expect costly repairs that you may be left on the hook for.

 

## Delinquent tenants

 

It may be costly and time consuming to evict delinquent tenants. These are commonly the same people who damage or neglect the property. That's why it is so important to thoroughly screen prospective tenants.

 

The list goes on, and the message should be clear: *an ounce of prevention is worth a pound of cure.*

 

## Market-centric home value destroyers

 

Market-centric factors can be much harder to control for and avoid.

 

## Economic downturn

 

Whether local to your community or city, or nationwide (i.e. 2008 financial crisis), economies can experience short term shocks and longer-term structural issues which will be discussed below. When this happens, the price people are able and willing to pay for your house may be less than in the recent past.

## Rising interest rates

 

When interest rates increase, the interest payments for new mortgages goes up. Buyers can't afford the same purchase price range as when interest rates and their associated monthly payments are lower. As a general rule of thumb, rising interest rates will cause home prices to decline.

 

## Population decline

 

Related to the concept of economic downturn, when a local market experiences a declining population, it means there will likely be an imbalance of the supply of houses relative to the demand for houses. Housing demand and home prices may further decline, as many buyers become hesitant to purchase houses in markets where the proverbial bottom is unknown.

 

## High property taxes

 

High taxes can lead businesses and residents to relocate elsewhere, resulting in lower demand for housing inventory.

 

## High crime rate

 

Crime is directly correlated with property values. When crime goes up, people put their houses up for sale, high supply and low demand means property values go down.

 

## Poor governance

 

Corruption and unreliable city services can make would-be homebuyers look elsewhere. Lower demand for your house means a lower price.

 

## Low quality public schools

 

Many parents and guardians of children approaching or in the K-12 age range are sensitive to the quality of public schools. If your home is in a school district that is experiencing a decline in rankings, there will be lower demand for your home -- lower demand means lower property value.

 

As with property-centric home value destroyers, the list of market-centric home value destroyers continues on and is closely inter-connected. 

 

Before buying a house, understand the property and market-based factors that can bring down property value and do your research!

Things that lower property value fall into property-based and area-based categories. Learn more at OfferMarket.

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What brings down property value? - OfferMarket FAQs

What brings down property value?

## Are you able to lend on rural properties?

 

We can't lend on rural properties. How can I find out, if my property is rural? Here are more detail on how to verify if your property is rural in our [Rural Designation Search Tools](https://www.offermarket.us/blog/rural-designation-search-tools). The 2 search tools are hosted by USDA Rural Development Property Eligibility and CFPB Rural and Underserved Areas Checker. Both of the tools must flag the property as none rural for it to be eligible for our funding. Use these instruction to find out [if your property is considered rural](https://www.offermarket.us/blog/rural-designation-search-tools)

 

## What areas do you do serve in Arkansas? 

 

We work with all properties in Kentucky that have a non-rural designation. Use this [rural designation search tool](https://www.offermarket.us/blog/rural-designation-search-tools) to see if your property is considered rural.

 

## What areas in Arkansas are booming? 

 

Arkansas's rental market is experiencing steady growth due to a combination of factors, including affordable cost of living compared to national averages, moderate job growth in sectors like healthcare and construction projected over the next 5 years, and limited housing supply putting upward pressure on rents, particularly for single-family homes.

 

1. Northwest Arkansas (Fayetteville/Springdale/Rogers):

 

The Northwest Arkansas region, including Fayetteville, Springdale, and Rogers, is experiencing moderate population growth, with an estimated 20,000 new residents expected in the next 5 years, driven by major employers like Walmart headquarters and the University of Arkansas.

 

- 72701 (Fayetteville): Home to the University of Arkansas, creating high demand for rentals near campus. Major employers include the University and Walmart. Rents could potentially increase by 3-5% annually.
- 72764 (Springdale): Industrial center with Tyson Foods headquarters and other manufacturing facilities. Rents could potentially increase by 2-4% annually due to steady job growth.
- 72756 (Rogers): Growing suburban area with a mix of families and young professionals. Major employers include Walmart and retail/service businesses. Rents could potentially increase by 2-4% annually due to steady demand.

 

2. Central Arkansas (Little Rock/North Little Rock):

 

Central Arkansas, including Little Rock and North Little Rock, is experiencing slow but steady population growth, with an estimated 10,000 new residents expected in the next 5 years. Major economic drivers include state government, healthcare (UAMS Medical Center), and finance sectors.

 

- 72201 (Downtown Little Rock): Revitalized downtown area with a growing entertainment district and job opportunities. Major employers include UAMS, banks, and state government. Rents could potentially increase by 2-4% annually as demand rises from young professionals.
- 72207 (Chenal): Upscale suburban area with excellent schools. Major employers nearby include healthcare facilities and corporate offices. Rents could potentially remain stable or increase slightly by 1-2% annually due to limited availability.
- 72118 (North Little Rock): Family-friendly area with a growing population. Major employers include manufacturing facilities and retail/service businesses. Rents could potentially increase by 2-4% annually due to steady demand.

 

3. Fort Smith:

 

Fort Smith is experiencing moderate population growth, with an estimated 5,000 new residents expected in the next 5 years. Major economic drivers include manufacturing (aerospace and automotive industries) and healthcare (Mercy Fort Smith).

 

- 72901 (Downtown Fort Smith): Undergoing revitalization with new developments. Major employers include Mercy Fort Smith hospital and manufacturing companies. Rents could potentially increase by 2-4% annually as demand rises.
- 72903 (Greenwood): Suburban area with excellent schools and proximity to major employers. Rents could potentially increase by 2-3% annually due to steady demand from families.
- 72916 (Barling): Growing suburban area with a mix of young professionals and families. Major employers include manufacturing facilities and retail/service businesses. Rents could potentially increase by 2-4% annually due to steady demand.

 

## How do DSCR loans work in Arkansas?

 

The overall process of getting a DSCR Loan in Arkansas is approximately as follows. You submit an application for a loan (you can get started on your loan with an [instant quote](https://www.offermarket.us/loan)) answering 14 questions about your property. An instant quote will tell you if you qualify for the loan in under 1 minute of your time. It will also show you the a preliminary interest rate and loan amount. Once you select desired LTV (which can be changed later), your quote will be converted to a Loan File for processing purposes.

 

You will have to submit documents as part of your Loan File for underwriting. Documents we may ask for will include personal and property documents such as purchase contracts, current leases, borrowing entity documents, deeds, title work (we will engage a title company or an attorney on your behalf to draw up these documents), background and credit reports (that we will order), bank statements for liquidity verification as well as other documents that may be applicable to your specific deal. Full list of requirements can be found here in [DSCR loan requirements](https://www.offermarket.us/blog/dscr-loan-requirements).

 

We will also handle all the aspects of scheduling and appraisal for you. Please note that we have a promotion, where new clients receive a 100% refund at closing for their appraisal and existing clients forever get a 50% refund for their appraisal at closing as our way to say thank you for allowing us to partner with you! Once all the loan documents are submitted, the Loan File goes through underwriting, at which point the underwriting committee may ask for additional documents depending on their discretion. Once the committee receives all the documents and approves the file, closing can be scheduled.

 

The closing, will be handled by the title company or at the office of closing attorney. Once closing is complete, funds will be wired. Post closing, the loan will be entered into servicing and you will receive information regarding setting up auto-pay or other options that may be available for your loan depending on the specific servicer's capabilities.

 

## Can you lend on properties worth less then $100k?

 

In short, no, appraisal as is value must come in at above 100k. We can only lend on properties that are less then $100k if they are in a portfolio with other properties and the portfolio's total as-is value on the appraisal is above $250k. In order to qualify for our loans, the property must appraise for at least $100k as-is at the time of the appraisal, however, total loan amount may be less then 100k, minimum loan amount is $55k.

 

## Do you do cash out refi no seasoning for Arkansas loans?

 

We do offer refinance options with no seasoning requirements. Here is the general criteria for cash out refi no seasoning for Arkansas loans. Easiest way to see if you qualify is to answer a few question in our [online quoter](https://www.offermarket.us/loans). It will compare all of our lending criteria against your answers and give you a response in under 1 minute without you needing to read anything. If in case you want to do it the hard way, please read on to see some of the guidelines below with a [full list of our requirements here](https://www.offermarket.us/blog/cash-out-refi-no-seasoning).

 

Minimum loan amount has to be above $55,000. Minimum As-Is value on the appraisal has to be $100,000. Between 1-4 units. Must have an active lease with proof of security deposit collected. Property condition must be [C4 or better](https://www.offermarket.us/blog/property-condition-ratings-c1-c2-c3-c4-c5-c6). Minimum credit score of 680. Credit score between 680 to 699, gets maximum LTV of 70%, credit score of 700+ gets maximum LTV of 75%. Max LTC, 100% (less than 90 days seasoning), 140% (90 to 179 days seasoning). Minimum verified rehab, 20% of purchase price (less than 90 days seasoning), n/a (90+ days seasoning). Minimum verified rehab, is an improvement that has been done to the unit to verify increase in as-is value in such as short period of time (less then 90 days) to justify the no seasoning period. Origination fee of 1 to 2 points depending on the loan amount to keep the lights on. Lender fee, $1,995 (doesn't go to OfferMarket), includes multiple fees to several different 3rd party verification services, necessary to certify the information in the Loan File for closing. Appraisal at AMC market price, we also have a promotion that new clients get 100% of their appraisal refunded at closing and 50% refund for existing clients. Time to close, 20-25 days.

 

I know this is a lot of information. You don't have to lift a finger to calculate any of this to see if you qualify, all you have to do is answer 14 simple questions about your deal and we will tell you if we are a good fit for you and what kind of deal we can offer you. To get an answer on your specific situation, please answer 14 simple questions here in our [online quoter for Arkansas DSCR loans](https://www.offermarket.us/loans).

 

## Do I need to have my property insured to qualify for funding?

 

Yes, but if you don't already have insurance, we can roll it into the lending process with no extra charge or effort to you. Our insurance team works with thousands of carriers and is intimately familiar with the insurance requirements of your loan. They will be able to ether talk to the agent of your choice or find the most competitive offer without our network of carriers to complement your loan with no extra effort or expense to you. If you already have insurance, you should get an instant quote to see if we can offer you a more competitive rate and save you thousands of dollars over the lifetime of your policy. [Get you instant insurance quote](https://www.offermarket.us/insurance) here.

 

## What are the best DSCR Lender Arkansas?

 

There are many DSCR lenders in Arkansas and you have many options to get your loan funded. As fellow rental property investors, we built OfferMarket to be a low cost DSCR lender. We believe you should never have to wonder if you're getting the best possible terms from your lender. You should never need to waste time negotiating. That's why we provide you with our best possible term sheet every single time -- you get our lowest rate and lowest fees.

 

Your first loan with OfferMarket is the start of a long term relationship. It's our opportunity to provide you with remarkable value and prove that we deserve to be your partner on your real estate investing journey. We feel a sense of obligation to prove we deserve your business on each and every loan.

DSCR Loan Arkansas offers real estate investors the opportunity to secure financing based on debt service coverage ratio to optimize their investment returns.

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DSCR Loans Arkansas for Rental Property Investors

DSCR Loan Arkansas

Grow your real estate investing business with the most competitive DSCR loan product. OfferMarket also provides DSCR rental loans, bridge loans, hard money, fix & flip, rehab, ground up construction loans.

Rental Loans

#### What are comps?

 

Comps are a real estate valuation method using comparable properties as the basis for estimating the value of a subject property. Running comps is a skill that anyone can learn and a skill that improves with practice and repetition. Producing accurate and conservative comps is extremely important to avoid real estate investments that do not provide a satisfactory return on investment.

 

#### How to run comps?

 

To run comps, you should find 3 to 5 properties within a 1 mile or less radius that have sold within the last 6 months and match the profile of the subject property you are valuing (i.e. year built, number of bedrooms, number of bathrooms, sq. ft., lot size, stories). If these constraints are not practical, then you can expand your radius and timeline.

 

Next you add or subtract value from your subject property based on objective differences between the subject and the comparable property. For example, remove $10,000 if the comparable property has a new roof and the subject property needs a roof replacement.

 

#### How accurate are Zillow and Redfin estimates?

 

In some cases Zillow's Zestimate and Redfin's estimated house values are accurate but they do not have enough knowledge of the property condition to provide an accurate or relevant estimate in many cases. These estimates are especially inaccurate for houses that were built more than 30 years ago. You will notice these estimates are more reliable for communities built recently by a common builder with similar floor plans and lot size.

Comps are a real estate valuation method using comparable properties as the basis for estimating the value of a subject property.

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What are comps?

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