An immediately income-producing defensive asset

A defensive investment is defined by its ability to generate income without relying on immediate optimization. This studio meets those criteria precisely.

Located in Mulhouse’s Saint-Georges district, a central and stable residential area, the property benefits from a durable location, with no direct overlooking and open views over municipal facilities, supporting long-term rental demand.

Property condition and building assessment

The 32 sqm studio is in sound structural condition. Finishes are clean and require only a light refresh related to current occupancy, with no underlying damage.

At building level, a limited number of items are identified over the medium to long term:

• replacement of the collective boiler
• localized roof works

Financial impact remains moderate given the size of the condominium. For the unit itself, a budget of approximately €5,000 over the next 10 years is anticipated, excluding basic refresh upon tenant turnover.

Secured rental situation

The property is already rented, with tenants in place for two years, reliable and consistent in rent payments.

• rent (excluding charges): €360 / month
• tenant charges: €100 / month
• positive cashflow: approximately €113 / month
• estimated net yield: 8.6%

The asset is profitable without any operational change, providing immediate income security.

Charges and tax structure

• total property tax: €500 / year
  • €424 borne by the owner
• non-recoverable condominium charges: €190 / year

A very light cost structure, well suited to a conservative investment strategy.

Progressive operating strategy

The chosen strategy remains cautious and controlled:

• maintain unfurnished rental while current tenants remain
• switch to furnished rental upon vacancy, with:
  • light refresh (≈ €1,000)
  • targeted furnishing
  • natural rent revaluation linked to location

No major operational or technical constraints are identified.

Entry ticket and financing

• purchase price: €29,000
• agency fees: €5,000
• notary fees: €2,700

Estimated equity contribution of around 10%, or approximately €5,000 to €6,000 out of pocket.

An exceptionally accessible entry ticket for a producing asset.

Rental management

Long-term rental management is handled by Les Clés d’Alsace, the project’s trusted and long-standing partner. Their local expertise and operational rigor ensure smooth and reliable management.

Conclusion

A simple, readable and already profitable studio. Limited works, limited risk, immediate returns and a clear path for progressive optimization.

A rational investment, well suited for investors seeking secured yield before any added complexity.