Decision pack
Marseille: Vieux-Port
Share the bank pack and offer language, not the full brief.
Asking €215,000 (~€3,909/m²). Input-based gross yield 5.5%; monthly cashflow +€395 (unlevered).
Bank pack
What a lender can scan in 20 seconds. Not a credit opinion.
Monthly cashflow
€890
Ask
€215,000
Sourced median
€233,696
Gap
-8.0%
Financing
Cash
Combined stress
Stress: survives
Gross yield
5.5%
Price-to-rent
18.3x
Net yield
5.0%
Levered cashflow
€890
Offer language
Four lines you can send the agent. Sourced DVF gap only. Not a commitment.
Interest in Marseille: Vieux-Port at €215,000
Hello, I reviewed Marseille: Vieux-Port listed at €215,000.
The ask is at or below the sourced median (€233,696, n=19). I would keep €215,000 subject to visit.
Please confirm documents and a viewing slot.
I can send the one-page decision pack. This is not a commitment.
Your price vs the market median
The height gap is the brand: how far your asking price sits from the DVF median for similar sales.
Priced below the sourced median. The gap is a buffer, not a buy order.
You pay
€215,000
At DVF median
€233,696
Gap
-8%
Sample confidence
Medium (n 8 to 19) · n=19
Gross yield lies: three operating cases
Optimistic ignores vacancy. Base uses INSEE vacancy when available. Pessimistic cuts rent 10%, lifts charges 20%, adds vacancy, and +1 pp on the rate if financed.
INSEE vacancy mapped to months: 1.3 mo/yr
| Optimistic | Base | Pessimistic | |
|---|---|---|---|
| Net yield | 5.0% | 5.0% | 4.3% |
| Net-net | 5.0% | 4.4% | 2.9% |
| Monthly cashflow (levered) | €890 | €890 | €774 |
| After 30% illustrative tax (30%) | €623 | €546 | €370 |
| Vacancy used | 0.0 mo/yr | 1.3 mo/yr | 3.3 mo/yr |
The 30% line is a labeled haircut on unlevered net after vacancy. Not tax, IR, or LMNP advice.
Does this deal survive a bad year?
Four named shocks, then all at once: rent −10%, rate +2 pp, +6 months vacancy, works +15% on price.
- Rent −10%Levered cashflow: €792Survives
- Rate +2 ppNot applicable (cash / no rate)
- Vacancy +6 monthsLevered cashflow: €890Survives
- Works +15% on priceLevered cashflow: €890Survives
- All shocks togetherLevered cashflow: €792Survives
The combined shock still leaves non-negative levered cashflow.
For informational purposes only. Not financial, tax, or investment advice. Yields are calculated from your inputs. Market comps use official DVF data when available; otherwise figures based on your inputs only. Always verify with licensed professionals before any decision.