The problem is - there is no willing and able buyer out there. The market has changed. This is the reason that some houses don't sell no matter how much exposure they get and no matter how well the comparative market analysis is carried out. The solution is to wait until more buyers come into the market or drop the price to move the property into a different market segment. Sellers restrict the actual price for which properties sell.
Sellers control the asking price.
If it is too high it will reduce exposure at the very least some potential buyers will not even look. Location affects price. Any house will sell in any location at some price. There is a price at which any house will not sell in any location. Condition affects price.