a house today.
a home forever.
A Steady Hand in Uncertain Times.
We provide simple, fair solutions for homeowners who feel overwhelmed by their property. Whether you’re facing repairs, probate, downsizing, or life changes, we listen carefully and create options based on your specific needs.
Our goal is to handle every situation with compassion, clarity, and integrity — restoring value to homes that may feel forgotten and bringing peace of mind to the families behind them.
Steps to a Smooth Solution
We make selling your home simple and stress-free. First, we listen to your needs and learn about your property. Next, we provide clear options and a fair offer. Finally, we handle the details and close on a timeline that works for you — giving you peace of mind every step of the way.
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Call us or submit your property address online to schedule a convenient time for a showing. We’ll connect with you and learn a little about your situation.
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We’ll visit the property and talk through realistic options based on the home’s condition and financial considerations, helping you understand what makes the most sense for you.
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If you decide to move forward, we’ll coordinate the closing process with our trusted partners. Closings can happen as quickly as you need.
Rooted in Cincinnati. Built on Integrity.
Forty-Two Twelve Inc. is built on legacy. I am a third-generation real estate owner. My grandfather worked as a janitor for years before purchasing his first property. As a young girl, I helped him clean and care for those homes, learning the value of hard work, stewardship, and integrity.
Today, our company owns his first property — a reminder of where we started and why we do what we do. We take pride in continuing that legacy while helping other families navigate their own property decisions with confidence and care.
“Our goal is simple: create honest opportunities for homeowners, buyers, and investors alike."
meet erinn
Third-Generation Owner
“Total Title and Forty-Two Twelve Inc. have worked together for the last four years. They are dedicated to a smooth and successful closing. I can confidently that their services haven’t wavered, whether a simple or complex closing. They are in a league of their own”
“I first worked with their grandparent’s. Forty-Two Twelve Inc. has kept the integrity of hard work that was established generations ago”. - Thomas C. (Client)
“Total Title and Forty-Two Twelve Inc. have worked together for the last four years. They are dedicated to a smooth and successful closing. I can confidently that their services haven’t wavered, whether a simple or complex closing. They are in a league of their own” “I first worked with their grandparent’s. Forty-Two Twelve Inc. has kept the integrity of hard work that was established generations ago”. - Thomas C. (Client)
“Forty-Two Twelve Inc. did a wonderful job with my sister’s probate house. Explaining every concern and question with patience and understanding” - Ora W. ( Client)
“We connected with Forty-Two Twelve Inc. concerning our duplex. They made sure they were ready when we were”. - Michael L. (Client)
“Forty-Two Twelve Inc. did a wonderful job with my sister’s probate house. Explaining every concern and question with patience and understanding” - Ora W. ( Client) “We connected with Forty-Two Twelve Inc. concerning our duplex. They made sure they were ready when we were”. - Michael L. (Client)
Why Families Choose Us
We provide simple, fair solutions for homeowners who feel overwhelmed by their property. Whether you’re facing repairs, probate, downsizing, or life changes, we listen carefully and create options based on your specific needs.
Our goal is to handle every situation with compassion, clarity, and integrity — restoring value to homes that may feel forgotten and bringing peace of mind to the families behind them.
Frequently Asked Questions
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We purchase homes as-is throughout the local area, including properties in probate, with liens, facing foreclosure, or in need of significant repairs.
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No repairs or updates are needed. Take the belongings you’d like to keep, and we’ll manage the rest of the process.
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Completed within 10 business days, with flexibility to accommodate extended timelines if needed.
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No. There are no additional fees from us to you. Our goal is to keep the process simple and transparent.
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Yes. Probate situations are one of our specialties. We work closely with our in-house attorneys and a trusted title company to help ensure the process is handled smoothly and the best outcome is achieved for the property.
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We believe in honesty and transparency. If we feel a different option would better serve your situation, we’ll tell you and help point you in the right direction.