Install new boiler before listing?
I'm wondering what everyone's thoughts are on replacing major mechanicals (water heater & boiler) before listing.
We plan to list (and hopefully sell) our home next spring. I started going thru the house with a critical eye, making a list of 'to do' items to fix/replace/update to work on over the winter before listing next spring.
I noticed some corrosion on our (gas) hot water heater. The occasional drip from the relief valve down pipe has caused some rust on the exterior jacket of the water heater. Maybe a 2-3" spot. Had it looked at. It's only surface damage. Inner tank still looks fine. It's 12yo and nearing the end of its expected life, but still works fine and probably would for a while more. But I fear the rust might raise suspicions during showings or inspection and lower sell price.
Thinking about replacing the water heater, I then notice it's sitting next to our ~25yo boiler. Again, it works fine, has been regularly maintained and serviced. But looking at it with 'buyers eyes', I see a 25 yo boiler that'd most likely need replacing in 5-10 years.
So my options are to do nothing, just replace the water heater, or go the "Full Monty" (new 96% condensing boiler with indirect water storage tank). Financially speaking, $0, $1000, or $8000. As I see the risks, it's either lose money on the sale due to end-of-life mechanicals, or upgrade but not make the money back at sale time due to the buyer not placing any value on new mechanicals.
Thoughts? Anyone gone thru similar decisions?