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Public example

Paris

48 m² · ask €485,000 · gross yield 5.2% (inputs) · DVF median reference ≈ €456,000.

Paris 11e, France

Illustrative deal · 11e Voltaire · Apartment

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Investment brief

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AI qualitative take

Four layers: calculated yields from your inputs, sourced official market data (France), explicit projection assumptions, AI qualitative analysis.

Asking EUR 485,000 (about EUR 10,104/m² for 48 m²).

Gross yield

5.2%

Price-to-rent

19.2x

Net yield

4.6%

Monthly cashflow

€1,850

Payback

21.8 yrs

Sourced market context

Official data

Public sample figures for the UI. Not a live DVF or INSEE extract.

DVF median sale price

€9,496/m²

Transactions (n)

31

DVF median change (available years)

n/a

Gap vs DVF median

+6.4%

Price at DVF median (calc.)

€455,827

INSEE vacancy

8.1% (INSEE)

Carte des loyers reference

43.80 €/m²/mo · gap 0%

Derived gross yield (DVF sale / ANIL asking rent)

5.5%

Derived price-to-rent (DVF sale / ANIL asking rent)

18.1x

Source: Demo sample. Licence Ouverte / Etalab attribution where applicable.

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

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.

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

OptimisticBasePessimistic
Net yield4.6%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 used0.0 mo/yr1.0 mo/yr3.0 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.

After the brief: what to do next

The brief is a screen, not due diligence. Tick what you still need before an offer.

Documents to request

On the visit

Questions for the agent / notary

Yield analysis

Calculated from your inputs (deterministic)

Gross yield: 5.20% (annual rent / purchase price). Net yield: 3.71% (annual rent minus charges / purchase price). Net-net yield: 3.71% (after vacancy buffer and debt service when provided). Monthly cashflow (unlevered): EUR 1,850. Payback (unlevered): 19.2 years. Note: figures are calculated from your inputs only. They are not market averages.

Market assessment

Qualitative AI assessment (not a market measurement)

Qualitative: central Paris micro-apartment with strong tenant demand patterns typical of dense arrondissements. No numeric location score. Cite live DVF median and gap vs purchase €/m² on real memos. 10-YEAR PROJECTION Assumptions (not market forecasts): rent growth 2.0%/yr; value growth 0.0%/yr. Year 1: cumulative rent EUR 25,200; property value EUR 485,000; total ROI 5.2%. Year 10: cumulative rent EUR 275,948; property value EUR 485,000; total ROI 56.9%. Value growth basis: user/product assumption 0.0%/yr.

Risk assessment

Qualitative AI assessment (not a market measurement)

Rent control / regulatory constraints: HIGH. Micro-surface liquidity: MEDIUM. Charges and copropriété surprises: MEDIUM.

Market intelligence

Qualitative AI assessment (not a market measurement)

France-covered pattern: live product attaches DVF comps with n= sample size, INSEE vacancy, and Carte des loyers reference when the address geocodes. This public sample is illustrative of that structure.

Strengths

Qualitative AI assessment (not a market measurement)

High rental demand micro-segment Walkable urban location Clear price gap signal if DVF median is below asking

Analysis summary

Asking EUR 485,000 (about EUR 10,104/m² for 48 m²). On live France memos, gap vs DVF median and price at median (median €/m² × surface) are calculated when DVF is available. Illustrative calculated reference near EUR 9,500/m²: about EUR 456,000 (median × surface; not an offer instruction). Identified risks: rent control / regulatory constraints; micro-surface liquidity; charges and copropriété surprises. For a formal counter-offer letter drafting tool, see NegotiQ (negotiq.stackedge.ai).

Disclaimer

For informational purposes only. Not financial, tax, or investment advice. Market figures only when sourced from DVF, INSEE, or Carte des loyers.

Deal details

LocationParis 11e, France
Purchase price€485,000
Size48 m²
Monthly rent€2100/mo
Monthly charges€250/mo
FinancingMortgage 80%

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