Property registry

2253 Reuben St · Unit B, Virginia Beach, VA

Unit · Parcel 14979296730000 · Parent building

Rental eligibility

Eligible · Duplex Unit

Captured municipal class and exact listing types; existing AI parent relationship where present

Apartment complexes are excluded. A duplex unit's rent supports its parent property; it does not establish separate unit saleability.

AI screening judgments

AI judgment · medium confidence · screening only

Association: Unit B Ã‚Â· Parcel 14979296730000

The listing explicitly identifies unit B at 2253 Reuben Street. The city record for that exact base address and 1950 building describes a duplex with four bedrooms and two full baths, while the rental reports two bedrooms and one full bath. Preserve unit B separately and infer its parent parcel for screening.

Evidence and reasoning

Decided 2026-10-06T23:47:24.300416+00:00 · Codex AI agent · 01a11368-93d1-76c3-bcde-da66757a8720:pilot-ai-resolution

{
  "agent": {
    "model": "exact_model_identifier_not_exposed",
    "name": "Codex AI agent",
    "run_id": "01a11368-93d1-76c3-bcde-da66757a8720:pilot-ai-resolution"
  },
  "alternatives_considered": [
    "Leave the rental wholly unassociated",
    "Attach the unit directly as the assessed building property"
  ],
  "confidence": "MEDIUM",
  "decided_at": "2026-10-06T23:47:24.300416+00:00",
  "display_address": "2253 Reuben Street Unit B",
  "disposition": "AI_RESOLVED",
  "evidence_refs": [
    "19af35de4c3805db070ce8a5b4a3237fffc60ee3698825a276df7a37122d2b81",
    "00bca6b97d8a7993caf86a3f73b1802002fb1d63475114b8c0504b8d2d6472c2"
  ],
  "field": "association",
  "investment_verification_required": true,
  "limitations": [
    "Parent association and unit label are AI inferred; legal unit status and ownership interest are unverified",
    "Do not inherit whole-building beds, baths, taxes or floor area as unit-level values"
  ],
  "policy_version": "vb-pilot-ai-screening-v1",
  "provenance": "AI_DECISION_MADE",
  "rationale": "The listing explicitly identifies unit B at 2253 Reuben Street. The city record for that exact base address and 1950 building describes a duplex with four bedrooms and two full baths, while the rental reports two bedrooms and one full bath. Preserve unit B separately and infer its parent parcel for screening.",
  "selected_value": {
    "parcel_id": "14979296730000",
    "relation": "UNIT_OF_PARCEL",
    "unit": "B"
  },
  "target_id": "rein:10656575",
  "target_kind": "EPISODE",
  "use_scope": "SCREENING_ONLY"
}

Rental asking-price history

Asking prices are not achieved rents. Removal is not proof of a signed lease.

Date	Source	Status	Asking rent	Listing episode
2026-10-07T03:45:21.746000+00:00	rein	ACTIVE	$1,350 · month	rein:10656575
2026-10-06T23:05:32.306000+00:00	rein	ACTIVE	$1,350 · month	rein:10656575

Preserved source evidence

rein · 2026-10-07T03:45:21.746000+00:00

Source page

{
  "bedrooms": 2,
  "city": "Virginia Beach",
  "full_baths": 1,
  "furnished": null,
  "lease_months": null,
  "limitations": [
    "No unit area displayed; parent/building square footage is not inherited.",
    "Existing unit-to-saleable-parent association retained."
  ],
  "mls": "10656575",
  "observed_at": "2026-10-07T03:45:21.746Z",
  "postal_code": "23454",
  "property_type": "Duplex",
  "rent_cents": 135000,
  "rent_period": "MONTH",
  "short_term": null,
  "source": "rein",
  "source_locators": [
    "Exact address includes B; FOR RENT header and Active MLS",
    "Interior Details Bedrooms Total 2 and Bathrooms Full 1",
    "Description available now"
  ],
  "square_feet": null,
  "state": "VA",
  "status": "ACTIVE",
  "street": "2253 Reuben Street",
  "unit": "B",
  "unit_status": "KNOWN",
  "url": "https://www.rein.com/property/2253-Reuben-Street-B-Virginia-Beach-VA-23454/434-1192085979",
  "year_built": 1950
}

vb_assessor · 2026-10-06T23:10:35.817000+00:00

Source page

{
  "address": "2253 Reuben St, Virginia Beach, VA, 23454-4442",
  "areas": [
    "1,352 SF"
  ],
  "assessment": "$262,600",
  "assessment_history": [
    [
      "2027",
      "$195,000",
      "$67,600",
      "$262,600",
      "$0.97",
      "$2,547.22"
    ]
  ],
  "bedrooms": [
    "4"
  ],
  "class_description": "107 Duplex",
  "full_baths": [
    "2"
  ],
  "half_baths": [
    "-"
  ],
  "neighborhood": "Gatewood Park Duplex",
  "observed_at": "2026-10-06T23:10:35.817Z",
  "parcel_id": "14979296730000",
  "source": "vb_assessor",
  "url": "https://propertysearch.virginiabeach.gov/#/property/14979296730000",
  "years_built": [
    "1950"
  ]
}

rein · 2026-10-06T23:05:32.306000+00:00

Source page

{
  "available_on": null,
  "bedrooms": 2,
  "full_baths": 1,
  "furnished": null,
  "half_baths": null,
  "lease_months": null,
  "mls": "10656575",
  "observed_at": "2026-10-06T23:05:32.306Z",
  "postal_code": "23454",
  "property_type": "Duplex",
  "rent_cents": 135000,
  "rent_display": "$1,350/mo",
  "rent_period": "MONTH",
  "short_term": null,
  "source": "rein",
  "square_feet": null,
  "status": "ACTIVE",
  "street": "2253 Reuben Street",
  "term_signals": [
    "Available now."
  ],
  "unit": "B",
  "unit_status": "KNOWN",
  "url": "https://www.rein.com/property/2253-Reuben-Street-B-Virginia-Beach-VA-23454/434-1192085979",
  "year_built": 1950
}

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