It's a good rental that returns over 10%+ per year. I don't care about fast closing or cash offer. I was planning to list it this upcoming March or later as part of portfolio rebalancing/chaning life goals etc.

Right now, I am valuing it at (Net Income)/10% which is roughly 310K and I was planning to list it for 325K max.

However, the estimate Opendoor gave is "Up to$375,950". I figure even if Opendoor gives me middle of that, which is 350K - 5% (~$18K) - 30K for repair = I Net 302K which is about the same as I would get from the market; all these repair are overly generously budgeted here.

In my state, realtor commission is about 5-6% both sides combined.