Repair Values and After Repair Value

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Good afternoon everyone,

I have a question...

I have found what I believe to be a good investment property. The asking price is $229K. I have an accepted offer of $215K. The comps for this property show a house that was sold for 300K a couple of months ago (this was the only recent comp). The property that I am referring too needs landscaping in the back and on the sides; re-painting of the master bedroom; re-paint front steps; can choose to update kitchen cabinets. The house already is newly painted, new roof, new HVAC system, etc.

Here's the thing....I estimated the repair costs at 3K. I spoke to an investor that did his due diligence and said that the property could not be raised to sell for 300K with just 3K in repairs done to it. Why is this if the comps for the area are 300k? and house does not need major rehab work?

Any opinions or thoughts will be helpful!

Thanks.