We buy single-family rental portfolios as a principal — one closing, all-cash, no commissions. Pricing scales meaningfully with portfolio size: single properties price differently from portfolios, and larger portfolios unlock institutional-tier pricing.
Single properties and large portfolios trade in completely different markets. We price each one against the appropriate benchmark — single-property cash, small-portfolio premium, or institutional yield — so you're not comparing apples to oranges.
Priced against single-asset cash market. Anchored to ARV-adjusted basis given concentration risk on one address.
Portfolio premium kicks in. Bulk underwriting, single-closing efficiency, and yield-based math meaningfully improve your number.
Institutional pricing zone. Yield-based math dominates. Network Buyer Program often unlocks an additional pricing tier on top.
For 20+ door portfolios, the Network Buyer Program often delivers an additional 10–15% on top by routing to institutional buyers.
Every offer is grounded in two parallel valuation lenses — one based on what the property is worth on the open market, one based on the income it produces. We share both calculations with you. You see the full math.
Grounded in the After-Repair Value of the property and the cost to bring it to stabilized condition. The percentage applied scales with portfolio size — bigger portfolios earn a higher percentage of ARV.
Grounded in the verified stabilized Net Operating Income, capitalized at a yield appropriate to portfolio size. Larger portfolios earn tighter cap rates — and a higher resulting price.
For single properties we anchor to the asset lens. For portfolios, the income lens often produces a stronger number — and we offer accordingly. You always see both calculations in the LOI.
A typical "I'm done with this one" call. Owner has 6 doors total but wants to unload the headache property — single-asset pricing applies.
Built 1958 · Currently rented at $1,650/mo · Cosmetic deferred maintenance, original kitchen, soft roof.
An accidental landlord scaled to 8 doors over 15 years. Now 62, ready to redirect capital into a 1031 industrial syndication. Where portfolio-tier pricing produces a meaningfully better outcome than single-asset cash math would.
Mix of B and C-class rentals, all currently tenanted, average 4 years on books. Some deferred maintenance across the portfolio.
Using the 8-door portfolio above, here's how a direct cash close compares to listing each property to retail buyers and selling to investors via MLS.
| Direct Sale to ONM | Listed Retail (MLS) | Listed to Investors | |
|---|---|---|---|
| Estimated gross proceeds | $1,050,000 | $1,330,000 | $1,120,000 |
| Required repairs/staging upfront | $0 | $200,000 | $0 |
| Commission (6%) | $0 | $80,000 | $67,000 |
| Estimated concessions/credits | $0 | $30,000 | $15,000 |
| Holding costs over timeline | ~$5,000 | ~$45,000 | ~$25,000 |
| Estimated net proceeds | $1,045,000 | $975,000 | $1,013,000 |
| Timeline to close | 30–90 days | 6–9 months | 4–6 months |
| Deal-fall-through risk | Minimal | High | Moderate |
| Tenant disruption | None | Heavy | Moderate |
| Confidentiality | Full | Public | Public |
| Capital required upfront | $0 | $200K + carrying | $0 |
At portfolio-tier pricing, the direct path actually nets more than either retail or investor listings — without the capital outlay, six-month timeline, tenant disruption, or buyer-financing risk that public sales carry.
Most of our acquisitions start as partial portfolio sales — the one or two doors that have become a hassle. We're happy to take all of it, some of it, or just the headache properties.
Wholesalers typically tie up your property under contract and shop it to other buyers — you may not even know who's actually buying. Offer Now Michigan acts as the principal buyer with verified funds, our own balance sheet, and the intent to close ourselves. We also offer a separate Network Buyer Program that's transparent about the assignment model from day one.
Three reasons. First, bulk underwriting efficiency — the cost of due diligence and closing scales sublinearly with portfolio size. Second, single-closing certainty — an 8-deed close is one transaction's worth of risk, not eight. Third, institutional capital underwrites portfolios at tighter cap rates than single assets, which we can pass through to you in our income-lens pricing.
Yes, regularly. We coordinate directly with your qualified intermediary, accommodate identification and replacement timelines, and have closed 1031-anchored portfolio sales multiple times. Tell us at intake and we'll structure accordingly.
Standard. We close on entity-held assets, multi-entity rollups, and trust-held real estate routinely. Our title and legal partners are accustomed to complex ownership structures, and we can handle entity sales (selling LLC membership interest) where it's tax-advantageous for you.
Lease terms are honored exactly as written. Tenants are notified at closing in writing, on a coordinated schedule, with transition information for their new property manager. We don't disrupt occupancy or rent collection.
For the right portfolios, yes. We can structure with 10–25% down and a 5–7 year note at competitive rates, often net you a higher price than all-cash, and defer your capital gain. Best fit for owners not under time pressure who want yield without management.
Correct. Offer Now Michigan operates exclusively as a principal-based buyer and aggregator. We do not represent sellers or buyers as agents, do not list properties, and do not collect commissions. Every transaction is a direct purchase or an assignable contract where Offer Now Michigan is the named buyer.
Tell us about your portfolio. We'll run both pricing lenses and have a written offer in your inbox within five business days.
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