Buyers will only pay what they perceive to be "market value" or less. So the best thing to do is to ask your Realtor to do a market analysis, and determine what market value really is. Have them back it up with properties currently on the market (your competition) as well as recently sold properties (closeds). Look at that date carefully, and as objectively as possible.
Once you've determined your target sales price, see if after "closing costs" it covers your $118,000 and your Realtor's fees.
The only way to get a more accurate answer to your question is to contact an agent to give you a Comparative Market Analysis. I'd be happy to speak with you about that and help you with listing your home if you'd like to contact me directly.
Coldwell Banker Willis-Smith
What you describe is the perfect formula that will result in the home NEVER selling.
As Alan pointed out, none of the things you list make a hill-of-beans difference to a potential buyer. Their offer will be reflective of what the real estate market (In their opinion) dictates the value to be minus their opportunity margin. There are some buyers you 'feel lucky' and will offer 40% of value. . That is the perfect formula to NEVER buying a home.
Your analysis should look more like this:
1. Statistical value of house
2. Adjsuted value of house
3. MINUS expenses and professional fees
4. Home much YOU must BRING to closing or receive at closing.
#3 is where the seller in denial gets trapped. Don't make decisions that are in defiance of the facts.
Sellers make this mistake frequently and they come to Trulia stating, "My agent isn't working hard enough for me. No one is coming to see my house!" This outcome is ABSOLUTELY predictable.
Best of success in the sale of your New Bern home,
Annette Lawrence, Broker/Associate
Remax Realtec Group
First Look: http://youtu.be/PumYpkgybXE