Investment review

5004 Westgrove Cir

Virginia Beach, VA 23455 · 10652527

Deterministic analysisSUCCEEDEDCanonical property connected

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

Asking price$369,900

Total capital needed$128,572

Monthly cash flow$-172

DSCR0.91×

Identity and physical facts

Property and listing

Bedrooms: 4CANONICAL_FACT
Bathrooms: 2CANONICAL_FACT
Square feet: 1,325CANONICAL_FACT
Year built: 1960CANONICAL_FACT
Property type: Single FamilyCANONICAL_FACT
Lot size: Not capturedPending enrichment
MLS: 10652527DETERMINISTIC

Low, high, and recommended monthly rent

Rental estimate

Low rent: $2,395Rental market review
High rent: $2,900Rental market review
Recommended rent: $2,700Rental market review
Confidence: 75.00%Rental market review
Source-site rent estimate: $2,084zillow

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: $73,98020.00% of asking price
Rehabilitation budget: $18,495APPROVED_ASSUMPTION
Closing costs: $11,097APPROVED_ASSUMPTION
Purchase cash before reserves: $103,572Down payment + rehabilitation + closing costs
Initial property reserve: $10,000APPROVED_ASSUMPTION
Initial business reserve: $15,000APPROVED_ASSUMPTION
Total capital needed: $128,572Purchase cash + property reserve + business reserve
Loan amount: $295,920Purchase 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: $1,969Calculated result
Property taxes: $209Calculated result
Insurance: $154Calculated result
HOA: $0CANONICAL_FACT
Property management: $27010.00% of recommended rent
Maintenance reserve: $1355.00% of recommended rent
Vacancy reserve: $1355.00% of recommended rent
Operating costs: $903Taxes + insurance + HOA + management + maintenance + vacancy
Total monthly costs: $2,872Principal and interest + operating costs

Step 3 · Return after costs

Investment returns

Cash flow, income, coverage, and return measures

Monthly cash flow: $-172Recommended rent - total monthly costs
Annual cash flow: $-2,060Monthly 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.: $21,565Annual rent - annual operating costs
Rent-to-price: 0.73%Calculated result
Cash-on-cash return: -1.60%Calculated result
Capitalization rate: 5.83%Calculated result
Debt-service coverage: 0.91×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: 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: 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: City/Countyzillow
Sewer: City/Countyzillow

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.
1960 1979 PropertyAge review required: 1960-1979 property; verify major systems and maintenance history.

Weighted model

Investment score

2.08 / 5

Monthly Cash Flow11 / 5

DSCR11 / 5

Rent-to-Price Ratio22 / 5

Rehab Risk44 / 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

RedfinCURRENT

ID 49419767

Open source ↗Verified 2026-10-08T05:05:06.000000+00:00

OneHome MLS PortalCURRENT

ID 1190022309

Open source ↗Verified 2026-09-18T02:30:45.000000+00:00

City of Virginia Beach Real Estate AssessorCURRENT

No provider ID

Open source ↗Verified 2026-09-18T02:28:47.000000+00:00

ZillowFOR_SALE

ID 60653998

Open source ↗Verified 2026-09-13T14:43:14.942472+00:00

Approved inputs

Assumptions and overrides

gtp-investment-standard · version 1 · gtp-investment-worker-v4

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	2026-10-08T05:10:41.474150+00:00	gtp-calc-v1
Acquire Listing Evidence	ENRICHED	2026-10-08T05:05:06.000000+00:00	3 resolved · 0 unresolved
Acquire Listing Evidence	ENRICHED	2026-10-06T02:19:09.930261+00:00	3 resolved · 0 unresolved
Enrich Onehome Context	ENRICHED	2026-09-18T02:30:45.000000+00:00	0 resolved · 0 unresolved
Enrich Public Records	ENRICHED	2026-09-18T02:28:47.000000+00:00	6 resolved · 0 unresolved
Acquire Listing Evidence	ENRICHED	2026-09-18T02:27:49.000000+00:00	2 resolved · 0 unresolved

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