What value may these items add to an appraisal?

[Nick R.]

Hi all,

I had an appraisal done this past July when I refinanced and it came in at $177,000. I'm planning on selling the property now and since the appraisal was done I've made a few improvements and would like some opinions on what you think the property may now appraise for. Here's a list of the improvements:

-Replaced the roof

-Landscaped the front yard with new sod, shrubs, flowers, mulch, etc.

-Added a closet to the Mother-in-Law bedroom

-Replaced the water heater

Now, I realize these items won't add tens of thousands of dollars to the value but am thinking of listing the house for $184,900 which is near the higher end of the market for this neighborhood; I think I could list it for $189,900 and still draw interest but I'd like to sell ASAP. Should I get an offer for $185k, it should not have much of a problem appraising for at least $180k (given the recent improvements), correct?

What are your thoughts?