Erreur de la base de données WordPress : [INSERT, UPDATE command denied to user 'immeublejmod1'@'10.15.20.47' for table 'wp_options']
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Erreur de la base de données WordPress : [INSERT, UPDATE command denied to user 'immeublejmod1'@'10.15.20.47' for table 'wp_options']
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Erreur de la base de données WordPress : [INSERT, UPDATE command denied to user 'immeublejmod1'@'10.15.20.47' for table 'wp_options']
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Erreur de la base de données WordPress : [UPDATE command denied to user 'immeublejmod1'@'10.15.20.47' for table 'wp_options']
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local commercial https://immeuble-de-rapport.fr Tue, 24 Jan 2023 13:00:43 +0000 fr-FR hourly 1 https://wordpress.org/?v=5.4.16 https://immeuble-de-rapport.fr/wp-content/uploads/2017/11/cropped-logo_facebook-150x150.png local commercial https://immeuble-de-rapport.fr 32 32 Comment obtenir des rendements extraordinaires? https://immeuble-de-rapport.fr/comment-obtenir-des-rendements-extraordinaires/ https://immeuble-de-rapport.fr/comment-obtenir-des-rendements-extraordinaires/#comments Thu, 16 Oct 2014 11:49:27 +0000 http://immeuble-de-rapport.fr/?p=158 Cet article s’adresse aux téméraires, courageux, aventuriers…

On me demande souvent comment j’arrive à dénicher des rendements à 2 chiffres, jusqu’à 16% brut.

La réponse est simple : N’ayez pas peur !

Osez aller là où personne n’ose investir.

L’an passé, nous avons acquis avec mon épouse un petit immeuble en Lot et Garonne.

Le bien était proposé en direct par le vendeur à 150 000 €.

Il comprend 4 appartements et un local pro loué à des professions libérales.

Il est situé dans une petite ville à la réputation sulfureuse, les faits divers y sont monnaie courante (trafic de drogue, agressions…). Le taux de chômage affole les compteurs, la ville est d’une saleté à vomir 🙁

Bref, il fallait être très naïf ou inconscient pour investir là bas !

Pourtant j’ai osé. J’ai négocié cet immeuble à 130 000 €. Il me rapporte aujourd’hui 1800 €/mois de loyer, soit un rendement brut d’environ 15%. Pas mal du tout pour un immeuble entièrement loué, en bon état et équipé de cuisines assez sympa (IKEA).

Comment est-ce possible?

Cet immeuble était en vente depuis 2 ans. Je l’ai découvert après coup. A mon avis, le vendeur était désespéré, personne n’osait prendre le risque.

Le jour de la signature chez le notaire, le vendeur m’a remis un gros dossier comprenant tous les documents de l’immeuble (baux…). Dedans, j’y ai également découvert un vieux mandat de vente d’agence immobilière proposant deux ans auparavant l’immeuble à… 230 000 € ! Ce n’était pas surréaliste, puisque, même à ce prix l’immeuble dégageait près de 9 % de rendement.

Le vendeur a donc accepté une baisse de 100 000 € pour se débarrasser d’un boulet invendable.

« Ah oui, mais toi Guillaume, tu vas galérer pour le revendre? »

Certainement, mais pourquoi revendre un immeuble qui me dégage 800 € de cashflow chaque mois ?

Pensez différemment.

 

Un immeuble de rapport dans le Lot et Garonne..

Un immeuble de rapport dans le Lot et Garonne

Autre histoire personnelle. « Ce type est pénible, il ne parle que de lui » 🙂

Promis prochainement, je vous raconterais des success story de personne comme vous et moi qui ont réussi….

Lors de l’été 2013, pendant que certains sirotaient leur Pastis au camping Les Flots Bleus, une annonce sur SeLoger  retient mon attention :

Local rénové de 8 m2 au cœur de Bordeaux, 25 000 €. Tel :xx xx xx xx

Trouver un bien à ce prix dans Bordeaux est mission impossible.

Hum, bizarre ce truc et quoi faire avec un local de 8 m2 ?

Rendez-vous pris le soir même. Je visite, j’utilise mon télémètre à 60€ (très pratique)  pour mesurer la surface du local. C’est rapide sur 8 m2. Je discute avec l’agent immobilier, fais le tour complet de la copropriété, visite les caves…

Le local est sympa, RDC sur rue, très lumineux grâce à une grande fenêtre, il possède un coin WC avec un petit lave-mains. Les murs sont fraichement repeints en blanc, un lino neuf habille le sol.

On pourrait y installer une cuisinette et en faire une micro-studette. Étudiant, j’aurais pu y vivre.

Seulement voilà, la règle est très stricte. Pour louer un bien à usage d’habitation il faut minimum 9 m2 de surface habitable et minimum 20 m3 de volume utile.

Voilà mon idée de studette morte dans l’œuf.

Voilà pourquoi personne ne voulait de ce local… sauf moi. Je fais une offre à 20 000 €. L’agent immobilier me regarde bizarrement. Il doit à ce moment penser que je suis un marchand de sommeil, que je vais louer quand même malgré l’interdiction…

L’offre à été finalement acceptée à 22 000 €.

Ce que semble avoir oublié l’agent immobilier, c’est qu’il n’est pas interdit de le louer à usage de stockage ou à usage professionnel.

Ce fut chose faite dès le lendemain de la signature de l’acte authentique.

J’ai loué ce local à une jeune diététicienne, trop heureuse de trouver un local pour s’installer à 300 €/mois.

Et moi ça me dégage un rendement de 14% brut au cœur d’une grande métropole régionale.

La façade de l’immeuble en pierre de Bordeaux

 

L'intérieur du local commercial

L’intérieur du local professionnel

Dites-moi dans les commentaires quels sont vos secrets pour dénicher des bons coups….


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