Investment review
4514 Renwood Court
Virginia Beach, VA 23462 · 10655263
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: Same-community Marlwood2200 is the strongest physical annual asking-rent match at3BR2.5/1600 versus1614. Use2200 base, with1813 exact-subject Redfin AVM downside and2600 renovated Ocean Lakes garage townhouse as broader upside alternative, not an invented adjustment or assured lease. Only two defensible annual unfurnished rentals were verified after the retained bounded source sweep; do not force a third from an unverified lease term. Independent Homes rental evidence supports the package beyond Redfin. Confidence45percent and explicit scenarios preserve uncertainty.
Uncertainty and due diligence: Qualified AI estimate, not verified market median, achieved rent or guarantee. Only two suitable annual leases; upper comp is renovated with garage in different submarket. Older source sweep observation times are preserved. Local manager Campus2200/1638 lacked duration; Padmapper corroboration and undisclosed-address offers do not resolve third comparable. False risk flags mean no affirmative source evidence of those conditions, not certified absence; HOA rental permissions, insurance, hidden systems and actual rehab require diligence. Contingent listing may not be available. Deterministic low/base/high scenarios use unchanged GTP thresholds.
| Scenario | Monthly rent | Monthly cash flow | DSCR | Cash-on-cash | Conditional recommendation |
|---|---|---|---|---|---|
| Low / downside | $1,813 | $-464 | 0.70× | -4.62% | REJECT |
| Base | $2,200 | $-155 | 0.90× | -1.54% | REJECT |
| High | $2,600 | $165 | 1.11× | 1.64% | CONSIDER |
Identity and physical facts
Property and listing
- Bedrooms
- 3CANONICAL_FACT
- Bathrooms
- 2.5CANONICAL_FACT
- Square feet
- 1,614CANONICAL_FACT
- Year built
- 1987CANONICAL_FACT
- Property type
- TownhouseCANONICAL_FACT
- Lot size
- Not capturedPending enrichment
- MLS
- 10655263DETERMINISTIC
Low, high, and recommended monthly rent
Rental estimate
- Low rent
- $1,813Qualified AI rental estimate — conditional analysis; not fully verified market rent
- High rent
- $2,600Qualified AI rental estimate — conditional analysis; not fully verified market rent
- Recommended rent
- $2,200Qualified 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
- $58,00020.00% of asking price
- Rehabilitation budget
- $29,000APPROVED_ASSUMPTION
- Closing costs
- $8,700APPROVED_ASSUMPTION
- Purchase cash before reserves
- $95,700Down payment + rehabilitation + closing costs
- Initial property reserve
- $10,000APPROVED_ASSUMPTION
- Initial business reserve
- $15,000APPROVED_ASSUMPTION
- Total capital needed
- $120,700Purchase cash + property reserve + business reserve
- Loan amount
- $232,000Purchase 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
- $1,544Calculated result
- Property taxes
- $224Calculated result
- Insurance
- $121Calculated result
- HOA
- $27CANONICAL_FACT
- Property management
- $22010.00% of recommended rent
- Maintenance reserve
- $1105.00% of recommended rent
- Vacancy reserve
- $1105.00% of recommended rent
- Operating costs
- $811Taxes + insurance + HOA + management + maintenance + vacancy
- Total monthly costs
- $2,355Principal and interest + operating costs
Step 3 · Return after costs
Investment returns
Cash flow, income, coverage, and return measures
- Monthly cash flow
- $-155Recommended rent - total monthly costs
- Annual cash flow
- $-1,858Monthly 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.
- $16,664Annual rent - annual operating costs
- Rent-to-price
- 0.76%Calculated result
- Cash-on-cash return
- -1.54%Calculated result
- Capitalization rate
- 5.75%Calculated result
- Debt-service coverage
- 0.90×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
- 4 / 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.
- High RehabHigh rehab review required: estimated rehab exceeds $25,000. Confirm scope, contractor pricing, contingency, timeline, reserve impact, and execution risk before offer submission.
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 49433276
Open source ↗Verified 2026-10-14T02:29:38.037282+00:00Homes.comCURRENT
ID w517jks9s5g96
Open source ↗Verified 2026-10-02T05:22:00.000000+00:00City of Virginia Beach Real Estate AssessorCURRENT
No provider ID
Open source ↗Verified 2026-10-02T05:20:00.000000+00:00OneHome MLS PortalCURRENT
ID 1191791262
Open source ↗Verified 2026-10-02T05:18:00.000000+00:00REIN MLSACTIVE
ID 434-1191791262
Open source ↗Verified 2026-10-01T19:12:57.209368+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 | 2026-10-14T12:23:30.821649+00:00 | gtp-calc-v1 |
| Acquire Listing Evidence | ENRICHED | 2026-10-14T02:29:38.037282+00:00 | 3 resolved · 0 unresolved |
| Acquire Listing Evidence | ENRICHED | 2026-10-02T18:11:10.000000+00:00 | 3 resolved · 0 unresolved |
| Acquire Listing Evidence | ENRICHED | 2026-10-02T05:22:00.000000+00:00 | 2 resolved · 0 unresolved |
| Enrich Public Records | ENRICHED | 2026-10-02T05:20:00.000000+00:00 | 13 resolved · 0 unresolved |
| Enrich Onehome Context | ENRICHED | 2026-10-02T05:18:00.000000+00:00 | 1 resolved · 0 unresolved |
Source facts remain traceable. Missing or conflicting evidence is not converted into an investment conclusion.