Reccomendation for property repairs prior to sale

[Bryston Wisekal]

I am in the process of listing a rental property that I purchased a few years ago. The property is currently leased with a few months left on the lease. My realtor has informed me I have about $3k in repairs needed to sell the home based on an inspection he did with his contractor. About $1200 pertains to maintenance items such as a full AC service, a plumbing issue causing the pipes to back up periodically, as well as an issue with the water line going to street (but on my property). The Other $2700 includes repainting the home due to what appears exterior mold since the home was not sealed properly when it was originally built and painted, replacing a faulty dishwasher, some drywall repairs, and fixing a toilet and surrounding flooring. This is all on a home for under $125k.

My question is, how many repairs/maintenance items should I be taking care of before anyone even sees the property and orders their own inspection? Would it behoove me to wait until I need to fix something  because the buyers inspector found it or should I get some of the items out of the way to increase buyer appeal and make for an easier sale.

Thanks for your input!

[Patrice Boenzi]

@Bryston Wisekal I am a Realtor and Investor and I was just curious, so thank you for helping me understand the reason "why" the inspection happened before the contract.

If your GC was the one that evaluated the property, he is not an inspector (even though he may be a as knowledgeable as one) so I would do the things to make it look nice and wait until the official inspection report and then negogiate/repair items as needed upon professional evaluation.

If your target is an investor they may prefer you leave it "as-is" and then they can control the buy-in/repair/update costs to help them get the ROI they desire.

Personally, as an investor I would prefer to have it "as-is" and let me take care of the items needed in the way that best fits my budget. If you go in an over-repair/update then you box yourself into marketing your property at a certain price and you give up leverage... in my opinion. I just purchased a distressed property and they painted the living room, dining room and put in all new carpet - the rest of the house was trashed. I would have preferred to have that price off the house because I am ripping everything out and repainting anyways. Good luck!