It needed all new hurricane impact windows (replacing Jalousie) and a new roof, current roof 50+ years old, but the place was beautiful inside with quartz kitchen etc.  

Hello all,I have a leaking UST on property I am under contract with.

You can use a % for maintenance and CapEx but, that should even be a % based on an actual figure.For example:  If you have a 15 year old roof.  

Some of the differences with SFR that make them less valuable than otherwise similar comps are location on a busy street, smaller lot, bad condition, structural defects, higher tax area, different school zones, different deed restrictions, access to main roads, rush hour traffic, obsolete or unpopular architectural style, inferior finishes, time since remodeling, age of roof, flooring, and others too numerous to mention.To get the discount to fit your formula, you’d probably need to find a house needing significantly more than $15k of work.

After an inspection we replaced the roof, downstairs flooring, upgraded electrical and plumbing, painted kitchen cabinets, glazed kitchen counter and bathroom shower tile, cleaned the remaining carpet, and painted the entire house.

The other reason I've heard is you don't want to end up getting clobbered by large capital expenses like roofs and HVAC units. 

The roof looks alright, but will need repair in 5-10 years.I think 110-115k is a reasonable valuation of the property as is.

While installing the new roof, the roofers damaged the chimney.

And, after I ranted like I did have to say, credit and currency make our world a much better place, no matter some of the shenanigans that go along with it.Scope creep...Please comment on if the general contractor who replaced the roof on comp #3 was licensed and insured when they did their work, please include a copy of that license, the insurance, and that general contractor's birth certificate, and please have it back to me by 3 pm, or fire and brimstone will erupt.

According to the seller they can be either, due to there being a firewall from floor to ceiling, but also one roof and 1 foundation.