House for sale • 816 m² without real estate, Bavaria

This property combines income security, robust tenant structures, and sustainable quality in one of Arnstorf’s most central locations.

The building complex comprises eleven fully leased units with around 815 m² of usable space: three established commercial units on the ground floor, seven residential units spread between the main building and a separate annex (maisonette), as well as a separately rented utility space on the ground floor.

The property achieves a total warm rent of €8,052 per month (approximately €96,624 annually). After deducting operating costs, a net rental income of about €6,426 per month remains.

The commercial tenants benefit from long-term locations and contractual stability:

- Bakery operating at this location for about 20 years with a strong customer base

- Sports bar & café/bistro with a lease running until 2030 and an automatic extension of 5 years, each with an indexed rent clause

The building was comprehensively modernized in 2016 – including a new gas condensing central heating system, roof refurbishment, and high-quality attic conversion. In 2018, a high-performance solar thermal system was added, which sustainably reduces heating and hot water costs.

Eight of the eleven units are rented with flat-rate service charges – simplifying administration and providing additional free liquidity in the ongoing cash flow.

Key Facts:

- Fully leased – 11 units / approx. 815 m²

- Total warm rent €8,052 per month / €96,624 per annum

- Net rental income approx. €6,426 per month / €77,112 per annum

- Long-term, indexed commercial leases with extension options

- Fully modernized (heating, roof, solar thermal)

- Flat-rate service charges – simplified administration

- Potential for rent adjustments with market-based re-leasing

- Courtyard with approx. 10 parking spaces

- Sale without buyer’s commission

Central prime location with optimal microlocation and excellent transport connections.

The property is located on Pfarrkirchener Straße, one of the most important main traffic routes in Arnstorf, just a few steps from the market square. The location combines high visibility, strong foot traffic, and perfect local amenities – an ideal environment for both residential and commercial use.

Microlocation – everything within walking distance:

- Market square: approx. 100 m

- Supermarket & drugstore: right around the corner

- Pharmacy, doctors, café, and bakery: in the immediate neighborhood

- Fitness studio and bus station: directly across the street

- Banks and restaurants: within walking distance

Transport connections:

- B388: less than 1 minute

- B20: approx. 8 minutes

- A92 (junction Landau/Isar): approx. 25 minutes

- Landshut approx. 50 min. | Passau approx. 45 min. | Munich approx. 90 min.

Macro location:

Arnstorf (approx. 7,000 inhabitants) is located in the Rottal-Inn district, a robust economic region with a healthy diversity of industries and a low unemployment rate. The proximity to commercial areas and industrial companies ensures continuous demand for residential and commercial spaces.

Surrounded by the picturesque Rottal hill country, Arnstorf offers an excellent combination of infrastructure, leisure, and education. Thermal baths, cycling and hiking trails, as well as cultural offerings, create a high value in living and leisure.

The high-traffic central location with a generous plot area of approx. 700 m² also provides long-term further urban development potential.

Modernized building services – thoughtful, efficient, and future-proof.

Heating & Energy:

- In 2016, a renewed gas condensing heating system was installed in the main building

- In 2018, an additional solar thermal system was added to significantly reduce heating and hot water costs

- Separate oil heating system in the annex with individual controls

- Complete renewal of heating pipes and radiators

Roof & Conversion:

- In 2016, a new, thermally insulated roof with attic conversion and 4 dormer windows was installed

Building Structure:

- Main building: Ground Floor (3 commercial units) / First Floor (3 apartments) / Attic (3 apartments)

- Annex: Maisonette approx. 142 m² (1 residential unit; division into 2 units conceivable) plus expandable attic

Plot & Parking:

- Approx. 700 m² plot with 10 car parking spaces in the courtyard

Features:

- Modern electrical and sanitary installations, fully developed infrastructure

- Large storefront windows in the commercial units

- Flooring: laminate and tiles

- Basement available, balcony/terrace/loggia, storage room

Condition:

The property is in good condition with manageable maintenance requirements. The windows on the first floor of the main building could be modernized in the medium term. In the annex, the roof (for which an offer is already available) and windows could be renewed. Otherwise, there are typical age-related signs of use.

Sale without commission – no buyer’s fee.

Management & Income Efficiency:

Eight of the eleven units are billed via flat-rate service charges. This significantly simplifies management and creates additional free liquidity in the ongoing cash flow.

The commercial tenants have long-term, indexed contracts with an automatic extension option until 2030 – ensuring predictable income with built-in inflation protection.

Development Potential:

- Annex: Possibility to subdivide and convert the attic into 2–3 separate residential units

- Rent adjustments upon market-based re-leasing of individual apartments

- Leasing of advertising space on the busy main street

- Installation of vending machines on the property

- External leasing of free parking spaces

No monument protection, no building lease – the property stands on its own land and offers complete freedom of design.

Documents & Viewing:

All relevant documents (rental contracts, statements, modernization and energy documentation) are fully available and will be provided after signing a confidentiality agreement. Viewings are possible by appointment while respecting the interests of the tenants.