Decision pack
Paris 11e, France
Share the bank pack and offer language, not the full brief.
Asking EUR 485,000 (about EUR 10,104/m² for 48 m²).
Bank pack
What a lender can scan in 20 seconds. Not a credit opinion.
Monthly cashflow
-€420
Ask
€485,000
Sourced median
€455,827
Gap
+6.4%
Financing
Mortgage 80%
Combined stress
Stress: breaks
Gross yield
5.2%
Price-to-rent
19.2x
Net yield
4.6%
Levered cashflow
-€420
Offer language
Four lines you can send the agent. Sourced DVF gap only. Not a commitment.
Offer on Paris 11e, France: €455,827 vs ask €485,000
Hello, I reviewed Paris 11e, France listed at €485,000.
Sourced DVF median for similar sales is about €455,827 (gap +6.4%, n=31).
I can offer €455,827, subject to visit and documents. That is about €29,173 below the ask.
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.
Above the sourced median. A calculated reference at median is €455,827. Gap to close: €29,173.
You pay
€485,000
At DVF median
€455,827
Gap
+6.4%
Sample confidence
High (n ≥ 20) · n=31
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: 1.0 mo/yr
| Optimistic | Base | Pessimistic | |
|---|---|---|---|
| Net yield | 4.6% | 4.6% | 3.9% |
| Net-net | -1.0% | -1.5% | -3.3% |
| Monthly cashflow (levered) | -€420 | -€420 | -€886 |
| After 30% illustrative tax (30%) | €1,295 | €1,176 | €785 |
| Vacancy used | 0.0 mo/yr | 1.0 mo/yr | 3.0 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: -€630Breaks (cashflow < 0)
- Rate +2 ppLevered cashflow: -€841Breaks (cashflow < 0)
- Vacancy +6 monthsLevered cashflow: -€420Breaks (cashflow < 0)
- Works +15% on priceLevered cashflow: -€761Breaks (cashflow < 0)
- All shocks togetherLevered cashflow: -€1,455Breaks (cashflow < 0)
The combined shock turns levered cashflow negative. Reprice or pass.
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.