Three things move a Panhandle cash offer more than square footage does. The first is an insurance claim that is open, or closed but unrepaired. A buyer needs to know whether the claim money was spent on the work, whether the permits were pulled and closed out, and who keeps any remaining proceeds at closing. That last point is a contract term, not an assumption — get it written down either way.
The second is the age and condition of the roof, because it decides what the next owner can insure and at what price. A buyer who cannot get a reasonable quote prices that risk into the offer. Having the permit history and the install date ready removes the guesswork, and guesswork is always priced against you.
The third is the flood zone and, where one exists, the elevation certificate. Insurance cost is part of what any future buyer can afford, so it is part of what a cash buyer will pay today.
That is also how you spot a lowball wearing an 'as-is convenience' label. A fair discount can be explained line by line: the roof, the claim risk, the insurance cost, the holding time. Ask the buyer to itemize, and ask to see what the property would list for so you know the size of the trade. Then read the terms — a long inspection period with a fully refundable deposit is not a firm offer, it is an option to renegotiate after you are off the market.