Start from the deal, not the seller's anchor
The asking price is information, not permission. Build the offer from supported value, rent, expenses, repairs, financing, time, and the return required for the risk. If those assumptions do not support the price, the offer should say so in the math.
A useful investor offer has three parts: the number you would love, the number you can defend, and the price where you stop chasing. PropLurk is built around keeping those numbers attached to the analysis that created them.
For a rental, the limiting factor might be DSCR, cash flow, or cash-on-cash return. For a flip or wholesale deal, it might be ARV, rehab, holding costs, resale costs, and required profit.
A better way to structure the offer range
- Conservative offer: works if repair scope expands, rent is softer, or financing gets worse.
- Base offer: matches the most defensible assumptions from the current evidence.
- Stretch offer: only works if you can name the upside or strategic reason.
- Walk-away price: the number where a good lead becomes a bad acquisition.
What to document before sending it
- The rent, comp, or income support used for the value.
- The repair and capital costs that reduce your offer ceiling.
- The financing assumption and whether DSCR still works.
- The counteroffer history so you can see if the seller is moving toward a real deal.
Build the offer from the analysis.
PropLurk lets you compare lower, at-value, above-value, and counteroffer scenarios without losing the original underwriting.