Investment review

4490 Blackwater Road

Virginia Beach, VA 23457 · 10653032

Deterministic analysisSUCCEEDEDCanonical property connected

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

Asking price$499,000

Total capital needed$189,670

Monthly cash flow$-904

DSCR0.66×

Identity and physical facts

Property and listing

Bedrooms: 6CANONICAL_FACT
Bathrooms: 4CANONICAL_FACT
Square feet: 4,290CANONICAL_FACT
Year built: 1940CANONICAL_FACT
Property type: Subtype unverifiedCANONICAL_FACT
Lot size: Not capturedPending enrichment
MLS: 10653032DETERMINISTIC

Low, high, and recommended monthly rent

Rental estimate

Low rent: $2,795Rental market review
High rent: $3,000Rental market review
Recommended rent: $2,900Rental market review
Confidence: 75.00%Rental market review
Source-site rent estimate: Not capturedPending enrichment

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: $99,80020.00% of asking price
Rehabilitation budget: $49,900APPROVED_ASSUMPTION
Closing costs: $14,970APPROVED_ASSUMPTION
Purchase cash before reserves: $164,670Down payment + rehabilitation + closing costs
Initial property reserve: $10,000APPROVED_ASSUMPTION
Initial business reserve: $15,000APPROVED_ASSUMPTION
Total capital needed: $189,670Purchase cash + property reserve + business reserve
Loan amount: $399,200Purchase 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: $2,656Calculated result
Property taxes: $360Calculated result
Insurance: $208Calculated result
HOA: $0CANONICAL_FACT
Property management: $29010.00% of recommended rent
Maintenance reserve: $1455.00% of recommended rent
Vacancy reserve: $1455.00% of recommended rent
Operating costs: $1,148Taxes + insurance + HOA + management + maintenance + vacancy
Total monthly costs: $3,804Principal and interest + operating costs

Step 3 · Return after costs

Investment returns

Cash flow, income, coverage, and return measures

Monthly cash flow: $-904Recommended rent - total monthly costs
Annual cash flow: $-10,844Monthly 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.: $21,027Annual rent - annual operating costs
Rent-to-price: 0.58%Calculated result
Cash-on-cash return: -5.72%Calculated result
Capitalization rate: 4.21%Calculated result
Debt-service coverage: 0.66×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: 3 / 5APPROVED_ASSUMPTION
Tenant quality: 3 / 5APPROVED_ASSUMPTION
Appreciation potential: 3 / 5APPROVED_ASSUMPTION
Neighborhood stability: 3 / 5APPROVED_ASSUMPTION
HOA impact: 5 / 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: Creeds Elementaryrein
Middle school: Princess Anne Middlerein
High school: Kellamrein
Walk score: Not capturedPending enrichment
Bike score: Not capturedPending enrichment
Transit score: Not capturedPending enrichment
Flood zone: Not capturedPending enrichment
Zoning: AG2rein
Parking: Attached,Garage,One Car Garagerein
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.
High RehabHigh rehab review required: estimated rehab exceeds $25,000. Confirm scope, contractor pricing, contingency, timeline, reserve impact, and execution risk before offer submission.
Pre 1960 PropertyAge review required: pre-1960 property; verify renovation history and major systems.
Unknown Property TypeUnknown property type: verify property type before offer consideration.

Weighted model

Investment score

1.82 / 5

Monthly Cash Flow11 / 5

DSCR11 / 5

Rent-to-Price Ratio11 / 5

Rehab Risk33 / 5

Tenant Quality33 / 5

Appreciation Potential33 / 5

Neighborhood Stability33 / 5

HOA Impact55 / 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

OneHome MLS PortalCURRENT

ID 1190733057

Open source ↗Verified 2026-09-18T06:13:01.000000+00:00

RedfinCURRENT

ID 10653032

Open source ↗Verified 2026-09-18T06:08:12.000000+00:00

City of Virginia Beach Real Estate AssessorCURRENT

ID 14807831350000

Open source ↗Verified 2026-09-18T06:08:12.000000+00:00

REIN MLSACTIVE

ID 434-1190733057

Open source ↗Verified 2026-09-15T04:06:08.493944+00:00

Approved inputs

Assumptions and overrides

gtp-investment-standard · version 1 · gtp-investment-worker-v3

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	2026-09-19T02:24:58.943950+00:00	gtp-calc-v1
Enrich Onehome Context	ENRICHED	2026-09-18T06:13:01.000000+00:00	0 resolved · 0 unresolved
Acquire Listing Evidence	ENRICHED	2026-09-18T06:08:12.000000+00:00	4 resolved · 0 unresolved
Enrich Public Records	ENRICHED	2026-09-18T06:08:12.000000+00:00	6 resolved · 0 unresolved

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