@Andrew Taylor @Andrew Taylor Kudos to taking on such a big project and sticking to it. You're a smart guy and already have some of the answers, but here's my perspective.
I'm a window and door design consultant for the number one Remodeling company in the nation.
This is just my opinion re the rehab style; it's missing a wow factor and contrasting colors. All the colors just seem to run or blend together except for the counter. Looks like pretty good quality materials except the floor as you mentioned. I would have done a dark wood floor. Front entry looks like a church entrance with that narrow archway. It's a cool style but needs modernizing. I think you have 2-3 styles mixed together that aren't complementing each other. For example The farmhouse country grids between the glass on Windows doesn't match the high end granite and fixtures. Your modern chandelier doesn't match your 1990s wood ceiling fans.
I agree with so many others on staging. It will help warm the place up, add some life and not point out anyting unusual for those Buyers who notice the little details like me 😁
The entryway looks like your typical 70s brick that's just been painted and needs something like partial cedar, wood type material boost that would match some of the other colors inside the house.
the front door with the mailbox slot doesn't work for me at all. It almost looks like you're entering a business. it may be worth it to change out that door and put something with decorative glass. Entry doors are one of the highest value ads you can do. According to Henley wood statistics, changing out or updating garage doors are the highest value-add with a 152% cost to recoup. Entry doors are about 65% and vinyl windows put 70% of the cost back into your pocket ($10,000 spent on window upgrades can recoup $7,000 which means you really only spent $3,000).
I'm not sure if you're advertising outside of Zillow and the MLS, but it may be helpful to find out if the buyers in your area are from a certain demographic and then market to them directly on Facebook, Craigslist etc. Or wherever they're hanging out. For example we have a massive influx of people coming into Idaho from California and they are the largest sector of buyers for our area. if you can't rely on your realtor you may need to start posting advertising and other places. have you advertised on BiggerPockets marketplace?
If you haven't done it yet, I would try to get at least three professionals (other than your agent) in your area, even if you have to pay them, to give their perspective and opinion.
For a higher-priced home your buyer market is much smaller, so regarding the little activity, I wouldn't be too concerned unless it's been on the market for two or three months. Have you had any open houses? That's a great way to see more activity.
There's definitely a lot of great advice on this forum and hope you can figure it out soon and sell it. It's not a bad idea to get a tenant in there to help offset that three grand each month, because going into winter slows down the opportunity to find the right buyer, but you already know that. All the best!
