Investment review
1817 Riddlesworth Drive
Virginia Beach, VA 23456 · 10656072
Deterministic analysisSUCCEEDEDCanonical property connected
Conditional analysis — qualified AI rental estimate
This is not a fully verified three-comparable rental estimate. Confidence: 45.0%. Owner decisions remain pending.
AI_DECISION_MADE: Exact-subject Redfin model2157 and independent current annual Clarendon asking2300 bound a qualified range; choose2225 center, consistent with retained current manager Apsley2225 context, not an included annual comparable because term unpublished. Subject1552/1999 updated condo2BR2.5 with garage differs from newer1329 Clarendon. Do not invent adjustments or force annual terms from older withdrawn listings. Broad bounded research verified only one suitable annual unfurnished condo; confidence45percent and low/base/high scenarios disclose limitation.
Uncertainty and due diligence: Qualified low-confidence AI estimate, not three-comparable market median or achieved rent. One annual condo and exactAVM support this range. Retained manager Apsley2225 lacked lease duration; Apartments corroboration not another physical rental. Condo ownership and447monthlyHOA are material; rental permissions/reserves/insurance and hidden condition not certified. False risk flags mean no affirmative known evidence, not proof of absence. Prior source observations are preserved at their actual times; current exact subject and strongest comp renewed. Thresholds unchanged; owner decisions remain Ian's.
| Scenario | Monthly rent | Monthly cash flow | DSCR | Cash-on-cash | Conditional recommendation |
|---|---|---|---|---|---|
| Low / downside | $2,157 | $-1,130 | 0.43× | -10.44% | REJECT |
| Base | $2,225 | $-1,076 | 0.46× | -9.93% | REJECT |
| High | $2,300 | $-1,016 | 0.49× | -9.38% | REJECT |
Identity and physical facts
Property and listing
- Bedrooms
- 2CANONICAL_FACT
- Bathrooms
- 2.5CANONICAL_FACT
- Square feet
- 1,552CANONICAL_FACT
- Year built
- 1999CANONICAL_FACT
- Property type
- Low Rise CondominiumCANONICAL_FACT
- Lot size
- Not capturedPending enrichment
- MLS
- 10656072DETERMINISTIC
Low, high, and recommended monthly rent
Rental estimate
- Low rent
- $2,157Qualified AI rental estimate — conditional analysis; not fully verified market rent
- High rent
- $2,300Qualified AI rental estimate — conditional analysis; not fully verified market rent
- Recommended rent
- $2,225Qualified AI rental estimate — conditional analysis; not fully verified market rent
- Confidence
- 45.00%Qualified AI rental estimate — conditional analysis; not fully verified market rent
- 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
- $74,98020.00% of asking price
- Rehabilitation budget
- $18,745APPROVED_ASSUMPTION
- Closing costs
- $11,247APPROVED_ASSUMPTION
- Purchase cash before reserves
- $104,972Down payment + rehabilitation + closing costs
- Initial property reserve
- $10,000APPROVED_ASSUMPTION
- Initial business reserve
- $15,000APPROVED_ASSUMPTION
- Total capital needed
- $129,972Purchase cash + property reserve + business reserve
- Loan amount
- $299,920Purchase 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
- $1,995Calculated result
- Property taxes
- $257Calculated result
- Insurance
- $156Calculated result
- HOA
- $447CANONICAL_FACT
- Property management
- $22210.00% of recommended rent
- Maintenance reserve
- $1115.00% of recommended rent
- Vacancy reserve
- $1115.00% of recommended rent
- Operating costs
- $1,306Taxes + insurance + HOA + management + maintenance + vacancy
- Total monthly costs
- $3,301Principal and interest + operating costs
Step 3 · Return after costs
Investment returns
Cash flow, income, coverage, and return measures
- Monthly cash flow
- $-1,076Recommended rent - total monthly costs
- Annual cash flow
- $-12,912Monthly 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.
- $11,033Annual rent - annual operating costs
- Rent-to-price
- 0.59%Calculated result
- Cash-on-cash return
- -9.93%Calculated result
- Capitalization rate
- 2.94%Calculated result
- Debt-service coverage
- 0.46×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
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.
- 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
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
RedfinCURRENT
ID 49497697
Open source ↗Verified 2026-10-14T02:41:15.126308+00:00Homes.comCURRENT
ID 3d485m92t8n6k
Open source ↗Verified 2026-10-02T06:20:00.000000+00:00City of Virginia Beach Real Estate AssessorCURRENT
No provider ID
Open source ↗Verified 2026-10-02T06:18:00.000000+00:00OneHome MLS PortalCURRENT
ID 1191818514
Open source ↗Verified 2026-10-02T06:16:00.000000+00:00REIN MLSACTIVE
ID 434-1191818514
Open source ↗Verified 2026-10-01T19:13:20.093963+00:00Approved 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 | 2026-10-14T12:26:04.444315+00:00 | gtp-calc-v1 |
| Acquire Listing Evidence | ENRICHED | 2026-10-14T02:41:15.126308+00:00 | 3 resolved · 0 unresolved |
| Acquire Listing Evidence | ENRICHED | 2026-10-02T18:45:24.000000+00:00 | 3 resolved · 0 unresolved |
| Acquire Listing Evidence | ENRICHED | 2026-10-02T06:20:00.000000+00:00 | 2 resolved · 0 unresolved |
| Enrich Public Records | ENRICHED | 2026-10-02T06:18:00.000000+00:00 | 13 resolved · 0 unresolved |
| Enrich Onehome Context | ENRICHED | 2026-10-02T06:16:00.000000+00:00 | 1 resolved · 0 unresolved |
Source facts remain traceable. Missing or conflicting evidence is not converted into an investment conclusion.