Sell Your House Fast in Dayton, OH. Old, Empty or Damaged, We Still Buy It.
Victorian houses in South Park and McPherson Town, rentals that have sat empty since the last tenant left, homes with fire or water damage. We buy Dayton houses as they are, send a written offer within one business day, and let you set the closing date.
- ✓ Cash offer within one business day
- ✓ Your closing date, your choice
- ✓ No agent commission to you
- ✓ We buy as-is
- ✓ Licensed Ohio closing agent
Prefer to talk first? Call us at (833) 330-1625
Tell us the Dayton address. We will tell you what we would pay.
Written offer within one business day. No obligation.
Your information is kept private and never sold to third parties.
Eagle Cash Buyers pays cash for Dayton, Ohio houses as they stand, including vacant, damaged and century-old homes. Give us the address and a written offer follows within one business day, with weekends not counted, so a Friday evening request is answered on Monday. You pay no commission. Closing usually takes 21 to 42 days, on a date you choose.
What People Say About Working With Us
Eagle Cash Buyers were the best company that I have worked with. The process took about 6 weeks and was closed. Everything was upfront and I was told what was being done every step of the way. This company is highly recommended.
We sold our home to Eagle Cash Buyers. We needed to sell to an investor because we could not afford the cost of repairs. Eagle Cash Buyers stuck to the agreed on price even after finding more damage with the house than originally discussed. Oren communicated with us every step of the way. Thanks to Eagle Cash Buyers for buying our house and helping us move on with our life.
Eagle Cash Buyers helped me to stop a foreclosure. My home was 2 days away from an auction. For a company who invests in buying homes for profit they helped my family keep mine. So grateful.
I have an excellent experience! Very streamlined and simple. A great pleasure!
4.5 from 40 reviews on Google · more reviews · read them all on Google
Hear It From Sellers
Sellers we bought from, in their own words. Under a minute and a half.
Who You Are Dealing With
- 43 states, Ohio among them. We are not a one-county operator and not a lead broker who sells your details on.
- 4.5 stars across 40 Google reviews. Not all of them are five stars. You can read them yourself before you call.
- A named company with a named founder. Who we are, and Oren Sofrin, who founded and runs it.
- Closings handled by a licensed Ohio closing agent. Settlement happens the way any Ohio sale does, with a recorded deed.
- No obligation. An offer is an offer. Turn it down and nothing happens.
Dayton Homeowners We Help
Often the problem is the house. It might be a Victorian that needs a roof, a rental nobody has lived in for a year, or a parent's place off North Main that the family cannot keep up. Sometimes it is a set of orders from Wright-Patterson. If you are weighing a cash sale in Ohio, here is how we handle the common ones.
PCS Orders Out of Wright-Patterson
If you bought in Dayton while stationed at Wright-Patterson Air Force Base, orders can arrive before the house is ready to list. We can buy it as-is while you are still packing. Most closings take 21 to 42 days, so tell us your report date on the first call and we will say straight away whether it fits.
Related guide: Selling Your Home Before a Job Relocation
A Historic District House That Needs Real Work
Much of the housing in South Park, the Oregon District and McPherson Town went up in the late 1800s. Houses of that age can need a new roof, rewiring or foundation work, and in Dayton's locally designated historic districts, many exterior changes need a Certificate of Appropriateness from the city before work starts. You can skip all of that. We buy the house in its current state and deal with the permits ourselves.
A House That Has Been Empty for Months
A vacant house still costs you money every month. Utilities, property taxes and insurance premiums keep coming, and many standard homeowner policies limit coverage once a house has been vacant for a while; check your policy. Break-ins and burst pipes are more likely when nobody is checking on the place. We buy vacant Dayton houses as they are, contents and all. Nothing needs clearing.
Fire, Water or Storm Damage
A kitchen fire or a flooded basement can leave a house that many lenders will not finance until it is fixed. That usually shrinks the buyer pool to people paying cash. We price the damage into the offer. How any open insurance claim is handled is written into the agreement, so ask us and your insurer before you sign.
Related guide: How to Sell a House As Is
Inherited the Family House
Plenty of Dayton homes pass to children who live somewhere else and have no plan for them. If the estate is in Montgomery County Probate Court, the executor or administrator the court appointed signs the sale, and depending on the will the sale may also need the court's approval. A probate attorney can confirm what applies. We can wait for that and time the closing around it.
Related guide: How to Sell an Inherited House
A Rental You Are Finished With
Maybe it is a double near the University of Dayton or a single-family in Riverdale. Tenants can stay. You do not have to move anyone out before selling to us, because the buyer takes the property with the lease in place and the tenants' rights intact. Existing leases generally carry over to the buyer at closing, and security deposits transfer with them.
Related guide: Selling a Rental Property With Tenants
Tell us about the property and you will hear back within one business day. Send it on a weekend and that means the next business day. There is no pressure either way.
Get My Cash OfferWhat the Numbers Actually Look Like - Cash Sale vs. Listing vs. Instant-Offer Programs
Sellers in Dayton are right to ask about the net rather than the headline offer price. On a typical listing, agent commission, closing costs, the Ohio Conveyance Fee and repairs can all come out before you see a dollar. Here is how the three paths compare.
| Cost or Factor | Eagle Cash Buyers (Cash Sale) | Traditional Listing (Agent) | Instant-Offer Program (iBuyer) |
|---|---|---|---|
| Agent Commission | None - $0 | Negotiable, not fixed. For illustration only, a typical 5% to 6% commission on a $300,000 sale is about $15,000 to $18,000 | Usually none, though a service fee often applies |
| Repairs Before Sale | None - we buy as-is | Often paid by you before listing, or given back in price, and buyers' inspections often ask for more | Often deductions for repairs after the inspection |
| Ohio Conveyance Fee | In Montgomery County the conveyance fee is $3 per $1,000 of the sale price, plus $0.50 for each parcel transferred, and it shows on the settlement statement before closing (mcohio.org, checked September 2026). Your share is paid from your proceeds, as set out in the purchase agreement and shown on your settlement statement | The same tax applies | The same tax applies |
| Seller Closing Costs | We pay the closing costs, except your share of any transfer tax. Your mortgage payoff, any liens and prorated property taxes are paid from the sale proceeds. | Title, recording and closing fees, plus prorations; amounts vary by contract | A service fee set by each platform |
| Days to Close | Most close in 21 to 42 days, or later if you need more time; you pick the date | Weeks on the market, then weeks more to close, and a financed buyer's loan can still fall through | Set by each platform, and instant-offer programs buy only in some areas |
| Showings and Inspections | No public showings. Walkthroughs and any reinspection are as set out in the agreement | Multiple showings, buyer inspection, possible renegotiation after inspection | Usually a company inspection, often with repair deductions |
| Financing Contingency Risk | No buyer mortgage contingency. Other contract terms still apply | Buyer financing can fall through weeks into the process | Low risk, but platform rules apply |
| Condition Required | We buy as-is - no updates needed | Buyers and agents expect move-in or near-move-in condition for top dollar | Varies - iBuyers often exclude significant distress |
Your actual net depends on your loan payoff, prorations and contract terms. We walk through it with you before you sign anything. Instant-offer terms vary by company and change often.
Skip the listing process. Close on your schedule, in Dayton, with no agent commission and the closing costs covered, apart from your share of any transfer tax.
See What We'd PayThree Steps, From First Call to Closing
Sellers ask whether a cash sale is complicated. Usually it is not: we work with established Ohio closing agents who coordinate the paperwork, and you sign in person or remotely, as the closing agent arranges. Here is how it runs.
Tell Us About Your Property
Call us at (833) 330-1625 or fill out the form on this page. We ask a few basic questions: the address, the condition and your situation. No obligation, no hard pitch. Tell us what you know about the roof, plumbing, foundation and any past damage. See how our closing process works, start to finish.
Receive Your Cash Offer Within One Business Day
We look at the property, recent comparable sales in Dayton, and the repair costs, which we take off the price rather than asking you to do the work. You get a written cash offer with no agent commission. It shows the price, the contingencies and your estimated net before you sign. To weigh it against a traditional sale, our Ohio page sets out what a listing costs.
Pick Your Closing Date and Get Paid
Once you accept, we open title or escrow with the closing agent, who handles the title search, the loan payoff and the closing paperwork. The Ohio Conveyance Fee and every other cost are shown on your settlement statement before closing. Most sales close in 21 to 42 days, depending on when the title work clears, or later if you need more time; you pick the date. Anything that could change the price after we agree is written into the agreement, so you can see it before you sign.
How to Check Out Any Cash Buyer in Dayton
These questions apply to us too. Any buyer should answer them plainly.
- Ask for proof of funds. A real buyer can show a bank letter or statement quickly. Ask us the same question. If we assign the contract, ask the closing buyer for theirs too.
- Ask whether they intend to assign the contract. Our answer: Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. Assignment itself is not the problem. What matters is whether the right to assign is disclosed, whether the buyer stays accountable under the agreement, and whether the closing structure and deadlines are clear before you sign. Ask any buyer to put those terms in writing.
- Never pay anything up front. No application fee, no inspection fee, no processing fee. If money is moving from you to the buyer before closing, stop.
- Look the company up. Search the buyer's name in the business registry of the state where it was formed, and check that it is active. Eagle Cash Buyers, LLC is registered in Ohio.
- Get the whole offer in writing before you sign, including who pays closing costs and what happens if the buyer walks.
Where We Buy Houses in Dayton and Montgomery County
We buy all over Dayton, from the historic districts ringing downtown to Belmont on the southeast side and Riverdale up North Main Street. The ZIP codes listed below are a sample, not a boundary. Anywhere in the city, or anywhere else in Montgomery County, send us the address. We also buy houses in Shiloh, about 3 miles away.
Neighborhoods and areas in Dayton
Oregon District
Just southeast of downtown, and one of the earliest surviving mixes of houses and shops in Dayton, with buildings dating from the 1820s to 1915. It is both a National Register district and a locally designated historic district. In Dayton's locally designated historic districts, many exterior changes need a Certificate of Appropriateness from the city before work starts.
South Park
South of downtown and just north of the University of Dayton campus. Most of its homes went up between the 1880s and the early 1900s, in Italianate, Second Empire, Romanesque Revival and other Victorian styles. South Park is a locally designated historic district.
Five Oaks
A neighborhood of early 1900s homes, many of them Craftsman houses, bungalows and Tudors. The city lists Five Oaks as a locally designated historic district.
Wright-Dunbar
Grew up as a streetcar suburb in the half century after the Civil War and became part of Dayton in 1869. Most of its houses are one- or two-story frame homes, and the neighborhood also holds the Wright Cycle Company building, a National Historic Landmark. Wright-Dunbar is also a locally designated historic district.
Grafton Hill
Sits on the hill overlooking downtown, with the Dayton Art Institute at the top. Its tree-lined streets hold Neoclassical, Tudor, Craftsman and other older homes. Grafton Hill is both a local and a National Register historic district.
McPherson Town
North of downtown in a bend of the Great Miami River, roughly bounded by Main Street, the river and I-75. Most of the houses standing today were built between 1880 and 1900, largely in Victorian styles. It is on the National Register and is also a locally designated district.
Huffman Historic District
Immediately northeast of downtown in the Historic Inner East. Most of its houses date from 1870 to 1890, in Italianate, Neoclassical and other Victorian styles, and were built for everyone from laborers to executives. Huffman is on the National Register, and the Historic Inner East is locally designated.
Belmont
A residential neighborhood in the southeast corner of the city. Its housing runs from Cape Cods, bungalows and Foursquares to ranches, cottages and a few mid-1800s homes. With that much variety on neighboring streets, we price each house on its own condition and on recent sales of similar homes nearby.
Riverdale
A north-central neighborhood just west of the Stillwater and Great Miami rivers, with North Main Street running through it. It is mostly residential, with bungalows, American Foursquares, and a mix of single-family and multi-family homes. If you own one of the multi-family houses with tenants in it, you can sell it to us with the leases in place.
Neighborhood details are drawn from public sources, including en.wikipedia.org, daytonohio.gov, liveindayton.org and nps.gov. Conditions vary from house to house.
Main ZIP codes: 45402, 45403, 45404, 45405, 45406, 45409, 45410, 45414, 45417, 45420
We also buy in nearby communities
Ready to Sell Your Dayton Home - Without the Commission or the Repairs?
We buy as-is for cash in Dayton, from South Park and the Oregon District up to Riverdale and out to Belmont, and anywhere else in Montgomery County, so there is nothing to fix or clean up first. There are no repairs to schedule, no agent commission and no buyer mortgage contingency. You get a written offer within one business day and a closing date you choose, handled by an Ohio closing agent.
We buy houses in Dayton, OH and throughout Montgomery County. Cash offer within one business day. Most sales close in 21 to 42 days, or later if you need more time. No obligation to accept.
Dayton Seller Questions, Answered Plainly
Before You Take a Cash Offer on a Dayton House
Auditor values, PCS timelines, historic district repairs, empty and damaged houses, and what an assignment means for you.
Is your offer based on the Montgomery County Auditor's value?
No. The Auditor's figure exists for property tax and often sits some distance from what a buyer would pay. We start from what the house would sell for once it is fixed up, based on recent sales of similar homes near you, and then subtract the repairs, the cost of holding it while the work gets done, and our margin. We walk you through the after-repair value and the repair estimate behind the offer.
Do you buy the old houses in South Park, the Oregon District and Five Oaks?
Yes. We also buy in Grafton Hill, Wright-Dunbar, McPherson Town, the Huffman area, Belmont, Riverdale and downtown. Dated wiring, old boilers and slate roofs do not put us off. In Dayton's locally designated historic districts, many exterior changes need a Certificate of Appropriateness from the city before work starts, and once we own the house that paperwork becomes our job rather than yours.
I have PCS orders out of Wright-Patterson. Can the closing fit my report date?
Often, yes. You get a written offer within one business day, and most closings then take somewhere between 21 and 42 days, depending mainly on how quickly the title company clears its search. Tell us your report date on the first call. If it is tighter than that range, we will say so up front.
Can selling my Dayton house to you stop a foreclosure?
A sale may help avoid a foreclosure sale if it closes in time and the proceeds are enough to satisfy the required payoff, or if the lender gives written approval to accept less. In Ohio, a foreclosure generally goes through the court. We cannot promise to stop or postpone a foreclosure; that depends on the lender or servicer, the court, the timing and whether the transaction closes. Contact us as early as possible and bring every notice you have so we can tell you whether our expected timeline appears workable. A HUD-approved housing counselor or an attorney licensed in Ohio can explain your legal options and deadlines. Our Ohio page explains how the foreclosure process generally works in the state.
Do I have to go through probate before I can sell an inherited house in Dayton?
It depends on how title was held and Ohio law. Property held in the deceased owner's name alone may require probate or another estate procedure before anyone has authority to sign a deed. Property held in a trust or with survivorship rights may pass outside probate. A probate or estate attorney licensed in Ohio should confirm who has authority and which procedure applies. We can evaluate the property and make an offer while that is being established, but we cannot close until someone has legal authority to sign.
Can I sell my Dayton house with a lien or back taxes on it?
Often, yes. Delinquent property taxes and many recorded liens can be paid from the sale proceeds at closing, provided there is enough equity and the required payoff or release can be obtained. The title search or other closing review will identify items that must be paid, released or otherwise resolved. A disputed lien, an unavailable payoff or debts exceeding the available proceeds can delay or prevent closing unless the issue is resolved or the creditor agrees to another arrangement. Tell us what you know upfront so the closing professional can investigate it early.
The house has been empty for a year and has water damage. Will you still buy it?
Yes. Long vacancy, water damage and mold do not stop us, and you do not need to fix or clean anything first. The written agreement spells out the walkthrough, the inspection rights and any other conditions, so you know exactly what could change the price.
Do you buy mobile or manufactured homes in the Dayton area?
Yes, when the land is part of the sale. If you own the manufactured home and the lot it sits on, in Dayton or anywhere else in Montgomery County, we can make an offer on the two together. A mobile home in a park or on a rented lot is not something we buy.
Will Eagle Cash Buyers buy my house itself, or assign the contract?
Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. The agreement also states the price, closing date or timeline, contingencies and other material terms. The closing is handled by the title company, escrow holder, settlement agent or closing attorney used for the transaction.
What is the fastest way to sell a house in Dayton?
For most sellers it is a cash sale, because nobody is waiting on a buyer's mortgage approval, an appraisal or a lender's repair list before the deal can close. With us you have a written offer within one business day. Most closings then take 21 to 42 days, and you pick the date. The offer costs nothing, and you are free to turn it down.
What makes a house hard to sell, and does that stop you?
Lenders are usually the problem. A house with a failing roof, foundation movement, fire damage or no working kitchen often cannot be financed, which means most buyers who need a mortgage simply cannot close on it. A cash buyer can. We factor the repairs into the price instead of asking you to make them.
Who pays closing costs when I sell my Dayton house to you?
We pay the closing costs on a sale to us, except your share of any transfer tax, and the purchase agreement sets this out. Eagle does not charge you an agent commission on a direct sale to us. Your mortgage payoff and any liens, delinquent taxes, HOA or association balances, agreed prorations and other seller obligations are deducted from your proceeds when applicable. The closing professional provides a settlement statement showing the charges and credits before closing. Transfer, deed, conveyance or similar taxes vary by state and locality. For a sale in Dayton: in Montgomery County the conveyance fee is $3 per $1,000 of the sale price, plus $0.50 for each parcel transferred, and it shows on the settlement statement before closing (mcohio.org, checked September 2026), subject to the purchase agreement.
Eagle Cash Buyers is not a law firm, title company or tax advisor. This information is general and is not legal, title or tax advice. Laws, procedures and transaction costs vary by state and locality, and the purchase agreement and closing documents control each transaction.
