Pools in general aren't worth much ....
Families with kids don't like the fear and the potential liability, seniors don't like the fear in general and the rest don't like the high cost of upkeep after they've experienced one ... they're almost like a Ping Pong table or a pool table, what are they worth.? -- in this case it's an "above ground pool' and they are worth less than zero ... it sounds like the deck is worth more money than the pool..
Landscaping can be a whole other deal based on the dimensions, lights, plants, etc ... I've seen $1,500 in landscaping bring an extra $8,000 to the table .. that said, there's a big difference between bringing the property to "average market", or making it a showcase home ....
More important than anything is you are not represented. A good Buyer Agent will provide up to date comparables of recent solds in the area, will make sure decks and anything else are up to code, facilitate a home inspection, negotiate on your behalf, and much more. As Ruth states, if the seller is not negotiable or holding back information, move on - there are thousands of listings available in Westchester or Putnam County!
I agree with Gail - pools are as much a liability as an asset and add little value to the home because many people want to take them out for fear of an accident or because they are so expensive to maintain.
Sometimes, in general, good landscaping does add substantial value to a home. It's one of those things that, if the house really had poor or no landscaping previously, good landscaping can return 100% of its value. Remember, though, that landscaping has to be maintained.
As for the pool, even an above ground pool, subtract several thousand dollars from the property's value. Pools are a pain; they're expensive to maintain; they turn a lot of buyers off; and parents fear their children will drown. It's also what's termed an "attractive nuisance."
Get solid comps on the property. (Also, make sure the kitchen work was done to code, and that the proper permits were pulled.) Add a bit for the landscaping (if it's truly attractive and you're willing to maintain it). Then subtract for the pool.
Hope that helps.
The value of a house is based on extremely recent sales in the immediate area. There is always a range in a neighborhood. The nicer condition of the property/house, the higher up on the range will you find the house.
When you sell as a FSBO or purchase on your own from a FSBO, you leave yourself exposed to an unbelievable amount of risk...Realtors spend years of training, education and experience and need licensing for a reason.