You mention schools as concern. Well, if you are able to hold on a bit longer... there is a new school coming to the Old Fourth Ward. See Q+A from:
I too have sold homes in the O4W - as you know... being on Alaska Ave and closer to Inman Park is very different than other areas. It's all about Location, Location, Location.
I have to give it to you, you sound like one of the few Sellers that "get it" in this market. Keep in mind it is a "Beauty Contest and a Pricing War". If you are willing to be aggressive with the price, then the only concern you should have is the condition. Depending on what "Good Condition" means and how outdated your bathrooms are will determine how aggressive you need to price it... Keep in mind, price always overcomes condition...
Here are the statistics you should be concerned about:
1. There were 79 Sales in this Area in 2nd Quarter of 2009. [Not Bad]
2. 19 Months of Condos/Townhome Supply in this Area [Not Great]
3. Average Days on Market (DOM) = 87 Days [Not Bad]
4. Median Sales Price = $181,000
5. For every 100 Homes Listed in your Area, the Market Rejects 69 of them. [Not Great]
If the price of your Unit is around the Median ($181,000) these are very accurate numbers. The higher in price, the greater Days on Market, Failed Listings, etc. Once I know what price point we are talking about, I can fine tune these numbers.
I am currently working with some Home Owners on the Marketing Plan and Pricing Strategy for their Loft/Townhome on the corner of Edgewood Avenue and Jackson. If you would like to meet for lunch at Shauns or Ru Sans, just say the word!
President CRB CRS
Fourteen West, REALTORS