Time to Sell? Swansea SFH

[Janet Runes]

I am looking for advice on how to sell a property without making the tenant move out for a rehab. I’d like to sell it as is with a $25k price concession for rehab needs. Is that something that happens? How and where do I list it? I’d like the tenants to be able to stay until a new owner takes over.

I own a ~1,015 sq ft, 3/1.5, single-family home with 1-car garage in Swansea. The backyard is big enough for an ADU with access from the alley. It is mechanically sound with new roof and siding in 2017. The tenants have been in place for about 12 years, so it does have wear and tear. They are month-to-month and pay below market rate.
I would prefer to sell it in its current condition and estimate that a diy remodel would top out at $15k. It needs new carpet, everything needs to be painted, the bathtub needs to be reglazed, and some of the outlets are still 2-prong. That would get it rental-ready. To get it homeowner ready would probably be another $8k for some kitchen updates.

A very similar house down the street sold for $455k in August. I would like to offer mine for $395k as a private sale. I am happy to consider listing with a realtor, but the price would have to increase to accommodate commissions.

I’m open to any and all advice from the community. Thanks so much.