How to assess the value of a for sale by owner

[Rene M.]

Hello all,

A friend of mine is selling his house and does not have it on the market yet.

He offered it to me for 450k - 12k Cash at closing.

He would list it for 490k, hopping to sell for 480k which would be one of the highest prices in the neighborhood in Mount Pleasant. Sales in the last 2 years we’re between 380 - 480k

He has only 1800 square feet, which is smaller than most of the houses which sell for 425++ and then have 2200++ square feet.

He has paid of solar panels for which he paid 50k (I know it's a scam and they are worth only 25...) And has a saltwater pool for which he paid 50k. Roof is 10 years old and AC form 2002.

I don't know how realistic 480k is but since he is my friend I can negotiate as I usually would.

Is there a way to find a realistic valuation which makes sense for both so we can save 30k on realtors?

How much value does a saltwater pool and solar system add??

Please don’t contact me to list his house - he already has a realtor who is a good friend if he was to put it on the market.

Location: Mount Pleasant, SC