It seems everything is, "a chore" or ,"too hard". So just put it on the market and expect to get low ball or no offers.
You ignored a rental property for a decade, what did you expect?

You need a good real estate agent (or three) to give advice.

You can paint the kitchen cabinets, and probably the rest of the house as well. The agent will suggest the color. Carpet replacement is probably next on the list, and clean everything.

Of course real estate is local so talk with a local person!

Agent said to replace the carpeting in the worst bedroom and have the rest cleaned. After looking at it today in daylight we decided it all has to be replaced. Cleaning is one thing but with the burn marks, itÂs beyond cleaning. The carpeting was new 5 years ago but in my opinion it canÂt be saved. The agent said spend $500 and then list it $20,000 below the next comparable. But I donÂt see how thatÂs possible. $500 doesnÂt even come close. ItÂs the largest unit, and no other 3 bedroom has come on the market for over 3 years (so that would be pre-downturn prices).

Carpet is $2000, painting is another $2000. Beyond that itÂs hard to know what is worth doing. ThatÂs why I thought IÂd ask here about what kind of cosmetic improvements make a difference and which buyers donÂt mind doing or would rather do. If it were me buying IÂd rather fix it up my way, but I donÂt know how common that sentiment is.

And ron6519, if you couldnÂt be helpful, why did you bother to reply? Excuse me, we didnÂt ignore it! I asked for practical advice, not condemnation. Everything was maintained as well as possible. Especially considering the tenants were elderly (and quirky) and did not want to be disturbed. Even replacing a ceiling light fixture required making numerous appointments which then were broken because one or the other one were sick or not home. Replacing the hot water heater they turned the installers away 3 times. They smoked (and said they didnÂt) and set the place on fire, more than once, it looks like. They took down all the smoke detectors. The extent of the wear and tear we did not know until we got in there last week and finally saw it empty. They had so much furniture you couldnÂt see the walls. What we spent on new appliances alone over the last 4 years, added to expenses, exceeded the rent we collected.

Next time you have an elderly tenant and let them rent below market value (because you feel sorry for them), let them pay late every month (because you feel sorry for them), and can seldom get in there to do anything, letÂs see how well you can keep your place up.

klaire2001, thanks for being constructive. Painting the cabinets sounds promising. If we can get the tacky damaged varnish scraped off that might be a good option.

I was a real estate broker for 17 years and rented and renoed for decades.

Replace the cultured marble top. They're cheap.

If it's hardwood, forget the carpet; if carpet, replace it.

Repair the cabinets professionally. Or don't bother.

And remember: Neutral colours. (Even if you prefer daisy yellow or carnation red.)

If you ant top dollar you need top condition.

If you want to attract lowball offers, sell it 'as is.'

I have spent many years purchasing beat up properties form landlords, estates, and older folks who have not done any maintenance or improvements in the past 10-20, even 30 years.

They often seem shocked at the low value they are offered, and I have had a few offers rejected, only to be approached weeks or months latter asking if I am still interested in purchasing.

I usually give the place an even more thorough examination to see if I missed anything the first go round.

Good condition gets higher and faster offers.

Do you want a good offer or are you looking to get rid of it? I you want a good offer, you are going to have to do the work. Not giving you cr*p, just telling you from experience that a little work can be turned into some money. Rip out the carpet, primer and then paint the walls neutral colors, paint the cabinets, replace the cultured marble countertop, tear down the mirror or put trim up if you want (I'd tear it down and get something at Lowe's or something at an auction or estate sale to replace it.), then replace the carpet. You would be surprised at what you can find cheaper if you look around a bit.

Just for the record, I've been watching and helping my mom turn around rentals and other rough properties. She has had some real interesting renters, too. Unless you have to sell, you may find out that it makes more sense to fix it up and re-rent to a much better family until the market picks up in a year or so. Just remember that rentals are a business and while it doesn't pay to be heartless, it helps to think like a businessman and have a iron clad lease agreement.

Good luck and don't let someone else polish a jewel you could make shine.

I like Peanutmom's advice - are you looking to offload or do you want a good offer? With the problems fixed, does the place have a good layout and flow, or is anyone going to look at it and think, 'oh boy, gotta make that bathroom ensuite, gotta open up the kitchen to the dining room.."?

Also, who is the primary market for your place? Is it retired people who want to move in to a place where no work needs to be done, or is it a starter-home or transitioning area where you'll get people who are motivated to do renovation and not put off by cosmetic flaws?

Answering some of those questions might help to guide you towards how much to put out now to improve the place.

Good luck!