What would you do based on these comps???

[Michael R.]

I finally closed my first seller-financed deal last week in a great neighborhood.  The home is a 3 bed 1.5 bath tri-level w/ 1350 sqft and a 1 car garage built in 1960.  It took 2.5 months of back and forth negotiations with the seller to finally land on a 5 year term at 6% on a 20 year am for $78,000.  I would hold and rent it out, but the taxes will double after all of the senior exemptions fall off and put an end to, what would actually be, great cash flow.

The market I'm in has been on the rise for some time now and all the schools are 8/10.  I did a considerable amount of digging over the past few months while we worked on this deal and found comps that are both reassuring and confusing at the same time.  

It seems that the sale price difference between the comps that were outdated and the ones that were fully rehabbed is around 10-15k.  Sure they sold about a month or two quicker, but my holding costs are only around $800/month.  

Below are some photos of the home I purchased and some links to the comps listed below; all within a mile of mine.  

The roof and HVAC were replaced 3-5 years ago.  The exterior paint and siding are in great shape as well.

https://www.redfin.com/IL/Crystal-Lake/201-Sunset-...

https://www.redfin.com/IL/Crystal-Lake/100-N-Cryst...

https://www.redfin.com/IL/Crystal-Lake/51-Erick-St...

https://www.redfin.com/IL/Crystal-Lake/934-Notting...

-Does it make sense to do some minor things like paint, carpet, appliances, vanities, and switch the fuses for breakers before just putting it back on the market?

-Is there even a good case for doing a full update, opening up walls, and rearranging things?  It seems like I would spend 20k to make 15. 

Any advice would be greatly appreciated!