What a buyer list actually wants to see

Address, and the exact one

Not the street, not the block, the address. Every buyer's first move is to pull it up themselves, and a submission without one reads as somebody protecting a deal from the people who might buy it. If you are worried about being cut out, that is what the contract is for.

Your number and the ARV, separately

What you are asking, and what you believe it is worth finished, with the comps you used. Buyers will check the comps and some will disagree, which is fine. What loses their attention is an ARV with nothing behind it.

A scope, even a rough one

Roof, mechanicals, kitchen, baths, flooring, and anything structural. It does not have to be a contractor's bid. A list with rough numbers against it tells a buyer you have walked the house, and that alone puts your deal ahead of half the submissions in the inbox.

Photographs of the bad parts

Everyone sends the front elevation. Send the basement, the panel, the water heater, the bathroom that is not finished. Buyers assume that anything they cannot see is worse than it is, so hiding the rough rooms costs you more than showing them.

The contract dates

Closing date, inspection period if any is left, and whether it can be extended. This is the single most common omission and it is the one that wastes the most time, because a buyer will work a deal for two days before discovering it closes on Thursday.

Occupancy

Vacant, owner-occupied, or tenants. If there are tenants, whether they are on a lease and whether they know. This changes who the buyer is, not just the price, and it is not something to leave for the walkthrough.

Say what is wrong with it

Every deal has something. Foundation movement, a roof at the end of its life, a bedroom with no closet, knob and tube wiring. Naming it yourself costs you a little on price and buys you enormous credibility, because the buyer now believes the rest of what you wrote. Hiding it costs you the deal on the walkthrough and the next three deals on reputation.

One submission, not a drip feed

Send everything at once. A submission that arrives as six messages across an afternoon gets worked in the gaps between complete ones, because each message is another thing somebody has to reconcile. Assemble it, then send it.

Comps, not opinions

Attach the three or four sold comps you used and say why you picked them. A buyer disagreeing with your comps is a conversation you can have. A buyer with no idea where your ARV came from just discounts it and moves on, and you never find out that is what happened.

What the buyer is going to ask anyway

Taxes, any HOA, whether the utilities are on, roof age, heating type, and whether there is a basement and what state it is in. Six lines. Putting them in the first message saves a day of back and forth, and a day is often the whole difference between a deal that sells and a contract that expires.