House for sale 3+1 • 90 m² without real estateBrettenerstrasse 37, , Baden-Württemberg

For sale is a compact residential and commercial building located in the central downtown area of Eppingen. The property comprises a total of three rented units with an overall area of approximately 90 m². The space is divided into two residential units as well as an established hairdresser’s salon on the ground floor. Each unit offers around 30 m² of usable space.

This property is ideally suited as an investment and impresses with its attractive combination of residential and commercial use. All units have been rented long-term, ensuring stable rental income.

The current annual net cold rent amounts to €12,120, comprising €5,400 in commercial rent plus €6,720 from the two residential units. With rent adjustments, there is potential to increase the annual rent to approximately €15,000.

The purchase price is €199,000, yielding a current return of approximately 6.10%. Taking into account tax depreciation possibilities (2% per annum), a potential return including tax savings of around 7.5% is achievable.

The building is basemented and features an arched cellar. It is heated by an oil heating system that was newly installed in 2017.

Features / Highlights

Conclusion

Attractive investment property with stable rental income in the sought-after downtown area of Eppingen. The mix of residential and commercial uses, along with the existing development potential, offers a solid long-term investment opportunity. The property is located in the central downtown area of Eppingen, with all daily necessities easily reachable on foot. Supermarkets, specialty market centers, restaurants, cafés, doctors, as well as primary and secondary schools, are in the immediate vicinity.

Particularly attractive is the excellent transport connection, with two train stations in the city area. The combination of a central location and established infrastructure makes the property permanently appealing to both residential and commercial tenants.

• 3 rented units

• 2 apartments + 1 hairdresser’s salon

• Downtown location of Eppingen

• Total area of approximately 90 m²

• Long-term rental agreements

• Potential for rent increases

• Basement (arched cellar)

• High rental appeal due to the central location

Special Tax Advantage for Investors (Higher Depreciation Secured):

Since this property is a charming timber-framed house, I offer the buyer an exclusive added value for optimizing the yield:

Before the purchase, I will commission and pay for a professional remaining useful life appraisal (conducted by an expert certified according to DIN EN ISO/IEC 17024) at my expense.

What does this mean for you as the buyer at this purchase price (€199,000)?

Normally, the tax office assumes a standard remaining useful life of 40 to 50 years for older properties (corresponding to an annual depreciation [AfA] of 2% to 2.5%). The appraisal will reliably demonstrate the actually shortened remaining useful life of the historic building, thereby significantly increasing your annual tax depreciation.

A concrete calculation example for this property:

Standard AfA (without appraisal): Assuming a building value of approximately €150,000 over 40 years = €3,750 depreciation per year.

With the remaining useful life appraisal:

If a realistic remaining useful life of, for example, 20 years is demonstrated, the AfA rate increases to 5% per annum. With the same building value, you would then depreciate €7,500 per year.

This results in an additional €3,750 in tax-deductible advertising expenses from the very first year, which directly reduces your taxable income. The appraisal will be provided to you in full upon purchase, so you can directly submit it to your tax office.

The property, with its two compact residential units (each approximately 30 m²) and the commercial unit (around 30 m²), is fully rented and offers a solid, crisis-proof layout. Viewings are available flexibly by prior appointment.