How low will they go? Who knows? Make and offer and see. Some people are listing at the lowest price to begin with. The terms will also make a difference, ie. is the Seller being asked to pay some costs for the Buyer? The closing date. repairs Seller might be expected to do, etc. All of these will play a role in the final price. Frequently the closing sales price will be HIGHER than the listed price, as Seller may pay considerable amount of Buyer's closing costs & /or pre paids.
Carol Ann Sargeant, e-PRO Realtor
H& M Realty of Polk County
Cash sales have quick closings. Cash buyers who can give proof of funds will buy the property. Those who have to obtain a mortgage, although they may be PRE qualified, may have last minute problems that "disqualify" either the borrower of the property for a loan. While property is in the pending status awaiting the loan process to work through, the Seller might miss another CASH offer; therefore, Seller doesn't like to take the risk of a mortgage sale not being able to close.
Just because the listing says CASH only, IF you have excellent credit, a significant down payment, & are willing to do any repairs the house might need for the house to qualify, you might make an offer anyway - sometimes in certain circumstances people change their minds.
Ask your personal Realtor for their advice in a specific situation.