Sell Your Apartment Building, Duplex, or Fourplex for Cash

Owning rental property in the Mahoning Valley can be a good investment. It can also wear you down. Late rent, turnover, repair calls at 10 p.m., rising costs, and buildings that need more work every year add up. If you own a duplex, triplex, fourplex, or a small apartment building with up to about 20 units in Trumbull or Mahoning County and you’re ready to be done, Lighthouse Offers can make you a cash offer on it as-is, tenants and all.

We’re a local buying company. Lighthouse Offers is run by Nate, who is from Warren. When you call, you’ll talk to Nate directly, not a call center.

Request a cash offer on your building or call (330) 203-1778.

Why Selling a Small Multifamily Is Different

Selling a single-family home is one thing. Selling a building full of tenants is another. A traditional sale usually means:

Showings in occupied units. You have to give notice, coordinate with tenants, and hope the units look presentable. Tenants may not cooperate, and some may decide to move out.
Buyer inspections of every unit. Each unit becomes a list of repair requests.
Waiting on a buyer to close. Deals on rental buildings can drag on for months, and some fall apart late.
Commissions and fees that come out of your proceeds.

When you sell directly to us, there’s no listing, no parade of buyers through your tenants’ homes, and no commission.

We Buy Rental Buildings As-Is, With Tenants in Place

You don’t need to empty the building, fix it up, or wait for leases to end. We buy with tenants in place, and we buy in any condition. That includes buildings with:

Below-market rents. Maybe you’ve had long-term tenants you never raised on, or rents simply haven’t kept pace. That’s fine. Tell us what the units bring in today.
Deferred maintenance. Old roofs, aging boilers or furnaces, outdated electrical, worn-out kitchens and baths, porches and stairs that need attention.
Vacancies. One empty unit or several. Vacant units cost you money every month, and we’ll factor them into our offer instead of asking you to fill them first.
Code violations. If the city has cited the property, let us know up front. We’ll take it into account when we look at the building.
Problem tenants or rent behind. Tell us what’s going on, and we’ll talk it through honestly.

What a Seller Said

“Nate was great to work with! He was excellent at communication, on time with payment, and even gave us some flexibility with moving our tenant out. I would definitely work with him again!”

â€“ Sophia H., Google review

Who We Help

Tired landlords

You’ve been doing this for years and you’re ready for your weekends back. Selling to us is a clean exit with a closing date you choose.

Out-of-state owners

Managing a building in Youngstown or Warren from another state is hard. You depend on property managers and contractors you can’t easily check on, and every problem comes to you by phone. We’re local, we’ll go see the building in person, and we’ll keep you updated as we move toward closing.

Heirs and estates

If you inherited a rental building, you may have inherited tenants, leases, and repairs along with it. Estates in Trumbull County go through the Trumbull County Probate Court at 161 High Street NW in Warren, and in Mahoning County through the Mahoning County Probate Court at 120 Market Street in Youngstown. We can work alongside the executor and estate attorney and buy the property as-is, so the family doesn’t have to become landlords.

Owners behind on taxes

If property taxes on the building have fallen behind, the county treasurer can eventually pursue tax foreclosure. Selling first can let you pay what’s owed at closing. See our avoiding foreclosure page if you’re facing foreclosure for any reason.

How It Works

1. Send us the basics. Use our cash offer form or call. Tell us where the building is and what’s going on.

2. We review the numbers. We’ll look at the information you send and ask follow-up questions.

3. We see the property. We like to meet owners face to face and see buildings in person. We’ll keep it low-key and work around your tenants. There’s no open house and no stream of strangers.

4. You get a fair cash offer. Our offer is based on the location, condition, repairs needed, income, and comparable sales. We’ll explain how we got to the number.

5. Close on your schedule. We close at a local, reputable title company. That can happen quickly for situations that qualify, or on a date that works better for you. You pay no commissions or fees, and we typically cover the closing costs.

More detail on our process is on How We Buy Houses.

What to Send Us for a Faster Offer

The more we know up front, the faster and more accurate our offer can be. If you have it, send:

Property address and the number of units
Unit mix (for example, two 2-bedroom units and two 1-bedroom units)
Current rents for each unit, and which units are vacant
Lease terms: month-to-month or leases, and when they end
Security deposits held
Utilities: which ones you pay and which the tenants pay
Annual expenses: property taxes, insurance, water/sewer, trash, and any other regular costs
Known repairs or issues: roof, mechanicals, code violations, open permits
Any rent that’s past due

Don’t have all of that? That’s OK. Send what you have, and we’ll work through the rest together.

Where We Buy Multifamily Property

We buy duplexes, triplexes, fourplexes, and small apartment buildings throughout Trumbull and Mahoning counties, including Warren, Niles, Youngstown, Austintown, Boardman, Girard, Struthers, Hubbard, and Newton Falls. We also buy in Portage and Summit counties.

Multifamily Seller FAQ

Will you tell my tenants you’re buying the building? We’ll coordinate with you on how and when tenants find out, and we’ll keep any visit low-key.

Do my tenants have to move out? No. We buy with tenants in place.

Will you buy a building with code violations or major repairs? Yes. We buy as-is, in any condition. Just let us know what’s going on.

Do I need perfect records? No. Send what you have. Rent amounts and basic expenses are a great start.

Is there any obligation? None. You’re free to say no to our offer.

Ready to Sell Your Rental Building?

Request your no-obligation cash offer or call (330) 203-1778 to talk with Nate.