Do you buy houses in bad condition?

Yes. We buy houses in any condition, including fire damage, water damage, foundation issues, mold, hoarder situations, and open code violations. You do not need to make repairs, clean up, or haul anything out. We walk the property as it sits and make an offer based on what we see.

How fast can you close on an as-is house?

Most closings happen in 7 to 14 days from the signed purchase agreement. When title is clean and straightforward, we can close in as few as 5 days. The timeline depends on the title company's schedule and any liens or probate items that need to clear, and we tell you upfront what your specific timeline looks like.

Do you buy inherited houses?

Yes, and this is a large part of what we do. We work directly with heirs and estate attorneys, and we can close during or after probate depending on where the estate stands. If multiple heirs are involved, we coordinate signatures and disbursements at closing so each heir receives their share from the title company.

Do you buy foreclosures or pre-foreclosures?

Yes. If you have a sale date coming up, call us as early as possible so we have time to close before the auction. We handle the payoff directly with your lender and settle the loan balance at closing from the sale proceeds. In many cases, sellers walk away with cash even when they thought they had no equity left.

Do you buy houses with tax liens?

Yes. Tax liens, mortgage liens, HOA liens, and judgment liens all get settled at closing directly from the sale proceeds. You do not need to pay anything out of pocket to clear them. The title company disburses funds to each lienholder, and whatever remains after payoffs is yours.

What areas do you buy in?

We buy across South Louisiana, the Alabama Gulf Coast, and the Florida Panhandle. In Louisiana that includes Jefferson Parish, Orleans Parish, Metairie, New Orleans, Kenner, Uptown, and Mid-City. On the coast we cover Baldwin County (Gulf Shores, Orange Beach) and the Florida Panhandle (Fort Walton Beach, Escambia County, Okaloosa County).

Do I pay any fees or closing costs?

No. There are no agent commissions, no listing fees, no closing costs charged to you, and no repair credits taken out of your proceeds. The offer we give you is the amount you receive at closing, minus only any liens or payoffs owed on the property itself.

How is your cash offer calculated?

The math is simple and we show it to you: after-repair value (ARV) minus renovation cost minus a fair profit for our work equals your offer. ARV comes from recent comparable sales in your neighborhood. Renovation cost comes from what the property actually needs to be resold. We walk you through each number so you understand exactly how we got to the offer.

Do you require an inspection before making an offer?

No formal inspection is required. We walk the property ourselves, usually in 20 to 30 minutes, and factor condition into the offer at that point. Because we buy as-is and take on the repair risk ourselves, we do not send inspectors back for renegotiation after the offer is signed. The price we agree to is the price we close at.

How do I know you actually have the cash to close?

We provide proof of funds in writing before you sign anything, either a bank statement or a letter from our banking partner showing available cash for the purchase. We close with our own capital, not a mortgage or hard money loan, so there is no financing contingency and no lender who can back out at the last minute. If the title company confirms our funds are in escrow, closing happens on the date agreed.

Selling an Old Irish Channel Shotgun As-Is

By Andrew Rodriguez & Tony Bertucci

Request a cash offer for your Irish Channel shotgun

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Selling an old Irish Channel shotgun as-is means selling a house that has already outlasted most of the people who built it. Many of the single and double shotguns between Magazine Street and the river went up in the second half of the 1800s for dock workers and their families, and plenty still carry their original framing and millwork. That history is part of the appeal, and part of the repair list. Here is where these houses came from, what the historic district rules do and do not cover, what a century-old shotgun usually needs, and how an as-is cash sale works.

Call 504-920-4747 anytime. No obligation to accept an offer.

Where the Irish Channel shotgun came from

The Irish Channel grew up inside the City of Lafayette, a separate town incorporated in 1833 just upriver from New Orleans. Between 1833 and 1852, Lafayette’s working waterfront was a major source of jobs, and in the 1840s it drew large numbers of Irish immigrants, many of them fleeing the potato famine. They lived alongside German and Italian immigrants, native-born Americans and free people of color, most of them working the docks. New Orleans annexed Lafayette in 1852.

The houses followed the work. Builders put up simple wood-frame shotguns, single and double, on narrow lots often about 30 by 120 feet, and some streets still hold rows of identical houses built at the same time by the same builder. Most of the surviving buildings date to the second half of the 1800s, with Greek Revival and Victorian details and a huge variety of stock millwork on the front. Older pieces survive too, like 2219 Rousseau Street, an Egyptian Revival building from 1836 that served as Lafayette’s courthouse.

The culture runs just as deep. According to the city’s historic district description, every member of the Original Dixieland Jazz Band, the first jazz band to make a phonograph record, came from the Irish Channel, and the neighborhood’s St. Patrick’s Day parade still throws cabbages, potatoes and carrots along with the beads.

Is your Irish Channel shotgun in a historic district?

Probably, but which kind of district matters. The Irish Channel has been a city local historic district under the Historic District Landmarks Commission (HDLC) since 2002. The HDLC lists its street boundaries as Magazine Street, Delachaise Street and Jackson Avenue, and above Chippewa Street the lots fronting Jackson Avenue belong to the Lower Garden District instead. Separately, the Irish Channel Area Architectural District is listed on the National Register of Historic Places.

The two work differently. In local historic districts, the HDLC regulates changes to building exteriors, reviews new construction and demolition requests, and can cite owners for demolition by neglect. National Register status, administered through the State Historic Preservation Office, mostly matters for tax credits on income-producing property and for federally funded projects. How much exterior work needs HDLC review depends on the district, so check your address with the HDLC before you plan new windows, siding or a demolition. Selling the house is not something the HDLC reviews.

If an HDLC application stalled or a violation is open, disclose it. We can take it over as the buyer.

What a 100-year-old Irish Channel shotgun usually needs

Century-old shotguns tend to share the same list:

Foundation. Many sit on brick piers. Piers settle, sills rot where water collects, and floors start to slope from front to back.
Termites. Formosan termites are common in New Orleans and can hollow out sills, joists and trim long before the damage shows.
Wiring. Knob-and-tube circuits, an old fuse box, or a small panel feeding modern appliances.
Roof. An older roof can bring questions from insurers and leaks into the ceilings below.
Plumbing and additions. Old drain lines, a camelback or rear addition built without a permit, a kitchen moved more than once.

On a traditional sale, the buyer’s inspection usually finds most of these, and the renegotiation starts there. On an as-is cash sale, they simply come with the house.

Irish Channel shotgun doubles, tenants and inherited houses

A double brings its own questions. One side may be rented and the other vacant, or the whole house may have been converted to a single years ago. We buy doubles with a tenant in place; bring the lease and we will plan around it.

Many Irish Channel shotguns are also inherited. In Orleans Parish, successions run through Civil District Court, and heirs generally need a judgment of possession, or court authority for a succession representative, before they can sell. You can still get a written offer while that is in progress. Our guide for heirs of an inherited Garden District house covers successions and out-of-state heirs in more detail.

Selling an old Irish Channel shotgun as-is: listing or a cash sale

Listing can make sense if the house is in good shape, you have time, and you are ready to handle repair requests after inspection. If the house needs foundation, termite or wiring work, has an open HDLC question, a tenant, or a succession still in progress, a cash sale may be simpler: no repairs, no showings, no commissions, and a closing date you choose once title is clear. You can leave behind anything you do not want to move.

As-is does not erase the duty to disclose known defects. Louisiana generally requires a property disclosure document completed in good faith, with some exemptions such as certain succession sales, so ask your closing attorney which rules apply to you.

For more, see our Uptown New Orleans cash home buyer page and our Uptown New Orleans cash-buyer guide.

Selling an Irish Channel shotgun: frequently asked questions

Do I need HDLC approval to sell my Irish Channel shotgun?

No. A sale on its own is not something the HDLC reviews. The HDLC regulates exterior changes, new construction and demolition in local historic districts. If an HDLC application or violation is open on the house, disclose it to the buyer.

Will you buy an Irish Channel shotgun with foundation or termite damage?

Yes. We buy Irish Channel shotguns as they stand, including sloping floors, rotted sills, termite damage, old wiring and roof leaks. You do not need to repair anything first.

Can I sell a shotgun double with a tenant on one side?

Yes. Send us the lease and the rent details, and we will plan the walkthrough and the closing around the tenant.

Does selling as-is mean I do not have to disclose problems?

No. As-is means you are not making repairs. It does not remove the duty to disclose known defects. Louisiana generally requires a property disclosure document completed in good faith, with some exemptions, so ask your closing attorney which rules apply.

I inherited an Irish Channel shotgun. Can I sell before the succession is finished?

You can start. Closing happens once a judgment of possession, or court authority for a succession representative, lets the heirs sign. We can agree on terms in writing and hold them while your attorney finishes.

How do I get an offer on my Irish Channel shotgun?

Call 504-920-4747 or fill out the form on this page. We walk the house, then put an offer in writing. There is no obligation to accept it.

Talk to a local buyer about your Irish Channel shotgun

Call 504-920-4747 or use the form above for a written as-is cash offer on your Irish Channel shotgun.

General information, not legal advice.