Investment review

5112 Heathglen Circle

Virginia Beach, VA 23456 · 10656623

Deterministic analysisSUCCEEDEDCanonical property connected

Policy FAIL Conditional recommendation REJECT Rating Poor Analysis completed from retained evidence and approved assumptions.

Conditional analysis — qualified AI rental estimate

This is not a fully verified three-comparable rental estimate. Confidence: 40.0%. Owner decisions remain pending.

AI_DECISION_MADE: Independent directly inspected exactsubject AVMs1660Redfin and1824Zillow bound this qualified range. Use1800base near uppermodel because updated visible kitchen/bath, but do not invent adjustment amount or call either an asking lease. Broad retained localcondoresearch did not verify a defensible annual unfurnished nearpeer set: most2BRs have extra1-1.5baths/newer/largerform, Glenwood furniture unclear, samecomplex5072availability unverified. Confidence40percent acknowledges model-only evidence, sourcegate and functional loft/onebath limitations; explicit downside to1660.

Uncertainty and due diligence: Qualified model-only AI estimate40percent; zero qualifying included annualrentals, not a verifiedrentmedian or lease guarantee. Independent Zillow observation is03:02actualtime, notretimed aftercurrentgate; freshRedfin1660supersedesold1683context. Two-bedroomone-bath1124condo/spiral-loft functionality and435HOA material. Rentalrules/reserves/assessments/insurance/sharedsystems/titleandhiddencondition unverified. False riskflags mean no affirmativeknown evidence, not certified absence. ManagerApsley2225termunknownand2.5bathnotnearpeer. AllscenariosretainunchangedGTPthresholds andownerauthority.

Scenario	Monthly rent	Monthly cash flow	DSCR	Cash-on-cash	Conditional recommendation
Low / downside	$1,660	$-1,006	0.37×	-11.11%	REJECT
Base	$1,800	$-894	0.44×	-9.87%	REJECT
High	$1,824	$-875	0.45×	-9.66%	REJECT

Asking price$299,000

Total capital needed$108,720

Monthly cash flow$-894

DSCR0.44×

Identity and physical facts

Property and listing

Bedrooms: 2CANONICAL_FACT
Bathrooms: 1CANONICAL_FACT
Square feet: 1,124CANONICAL_FACT
Year built: 1990CANONICAL_FACT
Property type: CondoCANONICAL_FACT
Lot size: Not capturedPending enrichment
MLS: 10656623DETERMINISTIC

Low, high, and recommended monthly rent

Rental estimate

Low rent: $1,660Qualified AI rental estimate — conditional analysis; not fully verified market rent
High rent: $1,824Qualified AI rental estimate — conditional analysis; not fully verified market rent
Recommended rent: $1,800Qualified AI rental estimate — conditional analysis; not fully verified market rent
Confidence: 40.00%Qualified AI rental estimate — conditional analysis; not fully verified market rent
Source-site rent estimate: Not capturedPending enrichment

Contradictory evidence

Property fact reviews

Current values appear above; each disagreement retains its source values and research decision.

Property TypeAI selected supported value

OneHome MLS Portal: Condominium
REIN MLS: Single Family Attached

Select Condo from highest ranked municipal classification independently corroborated by current Zillow subtype and OneHome common interest. Retain original broad intake and structure context.

Financial decision flow

Follow the money from purchase to return

Start with the cash needed upfront, then review monthly costs, and finish with the resulting investment returns.

Step 1 · Cash needed upfront

One-time capital needed

Purchase cash, initial reserves, and the related loan terms

Down payment: $59,80020.00% of asking price
Rehabilitation budget: $14,950APPROVED_ASSUMPTION
Closing costs: $8,970APPROVED_ASSUMPTION
Purchase cash before reserves: $83,720Down payment + rehabilitation + closing costs
Initial property reserve: $10,000APPROVED_ASSUMPTION
Initial business reserve: $15,000APPROVED_ASSUMPTION
Total capital needed: $108,720Purchase cash + property reserve + business reserve
Loan amount: $239,200Purchase price - down payment
Interest rate: 7.00%APPROVED_ASSUMPTION
Loan term: 360 monthsAPPROVED_ASSUMPTION

Step 2 · Costs each month

Monthly costs

Every recurring cost used to calculate monthly cash flow

Principal and interest: $1,591Calculated result
Property taxes: $183Calculated result
Insurance: $125Calculated result
HOA: $435CANONICAL_FACT
Property management: $18010.00% of recommended rent
Maintenance reserve: $905.00% of recommended rent
Vacancy reserve: $905.00% of recommended rent
Operating costs: $1,103Taxes + insurance + HOA + management + maintenance + vacancy
Total monthly costs: $2,694Principal and interest + operating costs

Step 3 · Return after costs

Investment returns

Cash flow, income, coverage, and return measures

Monthly cash flow: $-894Recommended rent - total monthly costs
Annual cash flow: $-10,732Monthly cash flow × 12
Annual property income before mortgage (NOI)Shows what the property earns before mortgage payments. It is used to calculate the capitalization rate and compare properties without financing differences.: $8,365Annual rent - annual operating costs
Rent-to-price: 0.60%Calculated result
Cash-on-cash return: -9.87%Calculated result
Capitalization rate: 2.80%Calculated result
Debt-service coverage: 0.44×Calculated result

Decision support

Quality, risk, and neighborhood context

The qualitative fields preserve owner and worker judgment separately from deterministic financial calculations.

Scored 1 through 5

Qualitative review

Rehabilitation risk: 4 / 5APPROVED_ASSUMPTION
Tenant quality: 3 / 5APPROVED_ASSUMPTION
Appreciation potential: 3 / 5APPROVED_ASSUMPTION
Neighborhood stability: 3 / 5APPROVED_ASSUMPTION
HOA impact: 2 / 5APPROVED_ASSUMPTION
Long-term hold quality: 3 / 5APPROVED_ASSUMPTION

Explicit review

Risk flags

Structural issues: NoAPPROVED_ASSUMPTION
Foundation issues: NoAPPROVED_ASSUMPTION
Major mold: NoAPPROVED_ASSUMPTION
Full electrical replacement: NoAPPROVED_ASSUMPTION
Full plumbing replacement: NoAPPROVED_ASSUMPTION
HOA rental restrictions: NoAPPROVED_ASSUMPTION
Unclear title or ownership: NoAPPROVED_ASSUMPTION
Depends on appreciation: NoAPPROVED_ASSUMPTION

OneHome and public records

Location context

School district: Not capturedPending enrichment
Elementary school: Not capturedPending enrichment
Middle school: Not capturedPending enrichment
High school: Not capturedPending enrichment
Walk score: Not capturedPending enrichment
Bike score: Not capturedPending enrichment
Transit score: Not capturedPending enrichment
Flood zone: Not capturedPending enrichment
Zoning: Not capturedPending enrichment
Parking: Not capturedPending enrichment
Water: Not capturedPending enrichment
Sewer: Not capturedPending enrichment

Deterministic rules

Policy findings

FAIL

Hard failures

Negative Cash FlowMonthly cash flow is below $0 minimum.
Dscr Below MinimumDSCR is below 1.00 minimum.
Rent To Price Below MinimumRent-to-price ratio is below 0.80% minimum.

Review flags

High Family CapitalHigh family capital review required: family capital required exceeds $100,000. Confirm capital availability, opportunity cost, reserve protection, and portfolio-level justification before offer submission.
Two BedroomBedroom count review required: 2-bedroom properties require stronger rentability and tenant-demand validation.
One BathroomBathroom count review required: 1-bath properties require stronger rentability and tenant-demand validation.
Small PropertySmall-property review required: below 1,200 square feet; verify tenant demand and long-term hold quality.
Condo ReviewCondo review required: verify HOA cost, rental rules, financing eligibility, insurance coverage, special assessments, and association condition.
High HoaHigh HOA review required: verify fee, rental rules, special assessments, and association condition.

Weighted model

Investment score

1.87 / 5

Monthly Cash Flow11 / 5

DSCR11 / 5

Rent-to-Price Ratio11 / 5

Rehab Risk44 / 5

Tenant Quality33 / 5

Appreciation Potential33 / 5

Neighborhood Stability33 / 5

HOA Impact22 / 5

Long-Term Hold Quality33 / 5

Lineage and audit

Evidence, assumptions, and history

These records explain where the investment values came from and preserve earlier analysis runs.

Property evidence

Connected sources

4 sources

ZillowCURRENT

ID 60664859

Open source ↗Verified 2026-10-08T09:58:37.962904+00:00

City of Virginia Beach Real Estate AssessorCURRENT

No provider ID

Open source ↗Verified 2026-10-06T14:54:12.000000+00:00

OneHome MLS PortalCURRENT

ID 1192178620

Open source ↗Verified 2026-10-06T14:53:39.000000+00:00

REIN MLSACTIVE

ID 434-1192178620

Open source ↗Verified 2026-10-06T13:12:25.352272+00:00

Approved inputs

Assumptions and overrides

gtp-investment-standard · version 1 · gtp-investment-worker-v6

Override	Reason	Actor	Effective
No owner field overrides are active.

Immutable activity

Underwriting and enrichment history

Workflow	Status	Completed or requested	Version or outcome
Investment analysis	SUCCEEDED	2026-10-14T12:30:40.501350+00:00	gtp-calc-v1
Acquire Listing Evidence	ENRICHED	2026-10-08T09:58:37.962904+00:00	3 resolved · 0 unresolved
Acquire Listing Evidence	ENRICHED	2026-10-06T14:55:21.000000+00:00	3 resolved · 0 unresolved
Enrich Public Records	ENRICHED	2026-10-06T14:54:12.000000+00:00	7 resolved · 0 unresolved
Enrich Onehome Context	PARTIAL	2026-10-06T14:53:39.000000+00:00	7 resolved · 1 unresolved

Source facts remain traceable. Missing or conflicting evidence is not converted into an investment conclusion.