Investment review

3905 Sutter Street

Virginia Beach, VA 23462 · 10653483

Deterministic analysisSUCCEEDEDCanonical property connected

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

Asking price$364,900

Total capital needed$127,172

Monthly cash flow$-919

DSCR0.53×

Identity and physical facts

Property and listing

Bedrooms: 3CANONICAL_FACT
Bathrooms: 2CANONICAL_FACT
Square feet: 1,866CANONICAL_FACT
Year built: 2004CANONICAL_FACT
Property type: Subtype unverifiedCANONICAL_FACT
Lot size: Not capturedPending enrichment
MLS: 10653483DETERMINISTIC

Low, high, and recommended monthly rent

Rental estimate

Low rent: $2,100Rental market review
High rent: $2,750Rental market review
Recommended rent: $2,300Rental market review
Confidence: 65.00%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: $72,98020.00% of asking price
Rehabilitation budget: $18,245APPROVED_ASSUMPTION
Closing costs: $10,947APPROVED_ASSUMPTION
Purchase cash before reserves: $102,172Down payment + rehabilitation + closing costs
Initial property reserve: $10,000APPROVED_ASSUMPTION
Initial business reserve: $15,000APPROVED_ASSUMPTION
Total capital needed: $127,172Purchase cash + property reserve + business reserve
Loan amount: $291,920Purchase 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: $1,942Calculated result
Property taxes: $273Calculated result
Insurance: $152Calculated result
HOA: $392CANONICAL_FACT
Property management: $23010.00% of recommended rent
Maintenance reserve: $1155.00% of recommended rent
Vacancy reserve: $1155.00% of recommended rent
Operating costs: $1,277Taxes + insurance + HOA + management + maintenance + vacancy
Total monthly costs: $3,219Principal and interest + operating costs

Step 3 · Return after costs

Investment returns

Cash flow, income, coverage, and return measures

Monthly cash flow: $-919Recommended rent - total monthly costs
Annual cash flow: $-11,031Monthly 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.: $12,274Annual rent - annual operating costs
Rent-to-price: 0.63%Calculated result
Cash-on-cash return: -8.67%Calculated result
Capitalization rate: 3.36%Calculated result
Debt-service coverage: 0.53×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: White Oaks Elementaryrein
Middle school: Larkspur Middlerein
High school: Green Runrein
Walk score: Not capturedPending enrichment
Bike score: Not capturedPending enrichment
Transit score: Not capturedPending enrichment
Flood zone: Not capturedPending enrichment
Zoning: PDH2rein
Parking: Attached,Driveway,Four or more Spaces,Garage,Two Car Garage,Oversized,Garage Door Openerrein
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.
Unknown Property TypeUnknown property type: verify property type before offer consideration.
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

OneHome MLS PortalCURRENT

ID 1190744029

Open source ↗Verified 2026-09-18T06:21:26.000000+00:00

City of Virginia Beach Real Estate AssessorCURRENT

ID 14860396650015

Open source ↗Verified 2026-09-18T06:19:13.000000+00:00

RedfinCURRENT

ID 10653483

Open source ↗Verified 2026-09-18T06:19:13.000000+00:00

REIN MLSCOMING_SOON

ID 434-1190744029

Open source ↗Verified 2026-09-16T04:03:56.163685+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	2026-09-19T02:26:32.863073+00:00	gtp-calc-v1
Enrich Onehome Context	ENRICHED	2026-09-18T06:21:26.000000+00:00	0 resolved · 0 unresolved
Enrich Public Records	ENRICHED	2026-09-18T06:19:13.000000+00:00	6 resolved · 0 unresolved
Acquire Listing Evidence	ENRICHED	2026-09-18T06:19:13.000000+00:00	4 resolved · 0 unresolved

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