If you are selling a home that needs a kitchen remodel, it's fine to NOT remodel the kitchen, but your pricing of the home should account for knowing that most buyers would want to remodel the kitchen.

If you are selling a home that needs a new roof, it's fine to NOT replace the roof, but your pricing of the home should account for knowing that most buyers would want to replace the roof.

If you are selling a home that needs a fresh coat of paint everywhere inside, it's fine to NOT paint it yourself, but your pricing of the home should account for knowing that most buyers would want to paint the interior of the home.

In summary.. if your house needs some improvements or renovations... and most buyers would want to make those changes... your pricing should reflect that fact, not ignore that fact.

We will, of course, have to convert that concept and logic into numbers... but recognizing that you need to account for improvements that most buyers would want to make is the first step towards pricing your home appropriately for the market.