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*Over 6% return* Residential and commercial building in Eppingen.
Brettenerstrasse 37, 75031 Eppingen – Baden-WürttembergFor sale is a compact residential and commercial building located in the city center of Eppingen. The property comprises a total of three units, all currently rented, with a total area of approximately 90 m². The space is divided into two residential units and an established hair salon on the ground floor. Each unit has approximately 30 m² of usable space. The property is ideal as an investment and stands out for its attractive combination of residential and commercial use. All units have been rented for many years and generate stable rental income. The current annual net rent is €12,120, consisting of €5,400 in commercial rent and €6,720 from the two residential units. There is potential to increase the rent to approximately €15,000 per year through adjustments. The asking price is €199,000. This results in a current yield of approximately 6.10%. Taking into account the tax depreciation possibilities (2% per year), a potential yield including tax savings is approximately 7.5%. The building has a basement and includes a vaulted cellar. The property is heated by an oil heating system, which was newly installed in 2017.
**Features / Highlights**
**Conclusion**
Attractive investment property with stable rental income in the sought-after city center of Eppingen. The combination of residential and commercial use, as well as the existing development potential, offer a solid investment opportunity with a long-term perspective.
Are you interested in this house?
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Object Number
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OM-456515
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Object Class
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House
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Object Type
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Multi-family house
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Is occupied
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Occupied
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Handover from
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Immediately
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Purchase price & additional costs
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purchase price
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199.000 €
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Purchase additional costs
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approx. 12,990 €
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Total costs
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approx. 211,989 €
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Breakdown of Costs
* Costs for notary and land register were calculated based on the fee schedule for notaries. Assumed was the notarization of the purchase at the stated purchase price and a land charge in the amount of 80% of the purchase price. Further costs may be incurred due to activities such as land charge cancellation, notary escrow account, etc. Details of notary and land registry costs
Does this property fit my budget?
Estimated monthly rate: 791€
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Details
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Condition
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Well-kept
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Number of floors
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3
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Usable area
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118 m²
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Bathrooms (number)
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3
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Bedrooms (number)
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3
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Flooring
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Laminate, Tiles, Vinyl / PVC
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Heating
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Central heating
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Year of construction
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1850
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Equipment
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Basement
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Infrastructure
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Pharmacy, Grocery discount, General practitioner, Kindergarten, Primary school, Secondary school, Middle school, High school, Comprehensive school, Public transport
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Information on equipment
* 3 rented units
* 2 apartments + 1 hair salon
* Located in the city center of Eppingen
* Total area: approximately 90 m²
* Long-standing rental agreements
* Potential for rent increases
* Partially underground (vaulted cellar)
* Good rental potential due to its central location.
Location
The property is located in a central, downtown area of Eppingen. All essential amenities are conveniently accessible on foot. Supermarkets, a shopping center, restaurants, cafes, doctors' offices, and both primary and secondary schools are located in the immediate vicinity.
The property's excellent transport links, with two train stations within the city limits, are particularly attractive. The combination of a central location and well-developed infrastructure makes the property consistently appealing to both residential and commercial tenants.
Location Check
Energy
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Energy efficiency class
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H
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Energy certificate type
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Demand certificate
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Main energy source
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Oil
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Final energy demand
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370.60 kWh/(m²a)
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Energieausweis
Miscellaneous
Tax Advantage for Investors (Guaranteed Higher Depreciation):
Because this property is a charming half-timbered house, I offer the buyer an exclusive added value to optimize the return:
Before the purchase, I will commission and pay for a professional residual useful life assessment (prepared by a certified expert in accordance with DIN EN ISO/IEC 17024). What does this mean for you as the buyer, given this purchase price (€199,000)? Normally, the tax office assumes a standard residual useful life of 40 to 50 years for older properties (corresponding to an annual depreciation rate of 2% to 2.5%). The assessment will provide legally sound evidence of the actual, reduced residual useful life of this historic building. This will significantly increase your annual tax depreciation. Here is a concrete example for this property:
Standard depreciation (without assessment): Assuming a building value of approximately €150,000 over 40 years = €3,750 depreciation per year. With a residual useful life assessment:
If a realistic residual useful life of, for example, 20 years is demonstrated, the depreciation rate increases to 5% per year. With the same property value, you can suddenly deduct €7,500 per year. This generates an additional €3,750 in tax-deductible business expenses from the first year, which directly reduces your taxable income. The valuation report will be fully provided to you upon purchase, so you can submit it directly to your tax office. The property is fully rented, with its two compact apartments (approximately 30 square meters each) and the commercial unit (approximately 30 square meters), offering a solid and crisis-resistant structure. Viewings are possible by prior arrangement.
Broker inquiries not welcome! According to § 7 UWG, unsolicited contact by brokers without the express consent of the recipient is prohibited!
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Offer from: Dominique Neiss
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