YoC 1970, 251m² living, 585m² plot; 25.560,- € rent p.a.
ZIP Code: 63110
City or town: Rodgau
Number of residents whole community: 48.000
County (Kreis): Offenbach
Federal country: Hessen
Asking Price: € 595,000.00
Price per sqm living or other space: € 2,370.00
Parking possibility: Two garages
Brokerage commission to be paid by buyer incl. VAT (% of notarized purchase price): 5.95 %
Total commission: 5.95 %
Commission payable by: Buyer
Note on the commission: The buyer pays at the conclusion of the notarial deed a commission in the amount of 5.95% of the authenticated purchase price.
Type of Land plot: Building and surrounding property
Size of Landplot: 585.00 m²
Quality of living area: Elevated location
Does the property have oversize or is it additionally buildable:
In a nutshell:
The best investment is a well-rented property with reliable tenants.
Year of construction: 1970
Detailed description of the object:
This well maintained building has a very nice, large and green plot with two garages and an equipment storage room. The driveway is neatly paved. The front door is an extra reinforced security door. The ground floor (mezzanine) flat has four rooms, a large west-facing balcony, a bathroom, a guest toilet and a large kitchen that can accommodate the whole family. It is in good condition.
The upper floor (1st floor) has a similar layout as the ground floor, also with a balcony facing west and in good condition. Here, the landlord has installed a high-quality kitchen.
The flat in the attic has three rooms, kitchen, bathroom and a large balcony to the south. This flat is in a very good and well-kept condition. In the hallway of this flat there is an insertion staircase to the unused attic room.
The floors are partly covered with laminate, PVC or tiles. Walls are mainly woodchip, painted by the tenants. Windows are partly with (partly electric) shutters.
Comments regarding parking situation:
The two garages were rented by the ground floor tenant. The other two tenants park on the street.
Further property data: The house is in good, well-kept and partly modernized condition.
Type and age of windows:
Some of the windows were renewed in 2020 (courtyard side bathrooms and WCs). In the attic, the balcony door and two windows were renewed as part of the comprehensive renovation (2021). In each case, plastic windows with double insulating glazing.
All other windows are wooden windows with double glazing. The age is unknown. Replacement is recommended in the course of the next few years.
Year of essential refurbishment of the special property (apartment): 2021
Kind and extent of refurbishments:
The apartment on the top floor was completely renovated in 2021 and all south-facing window elements were renewed there. The front door has been renewed. In 2010 a new heating boiler (central heating) was installed. Repairs were carried out immediately if necessary. The exterior facade has no visible defects.
Other data to the property:
According to the GEG, the buyer must insulate either the roof or the top floor ceiling within two years so that a heat transfer coefficient of 0.24 W/m²K is achieved. It is recommended to insulate the storey ceiling, including replacement of the insertion staircase with a new, insulated one.
Kitchen built in: Yes
Notes regarding built-in kitchen: The fitted kitchen on the first floor belongs to the landlord; on the other two floors, the tenants have installed a kitchen themselves.
Cellar layout: Each flat has its own slatted storage room. Furthermore, there is a common laundry room with connection possibilities for three washing machines and dryers; a drying room and a bicycle room.
Room layout: The layout of the apartments is family-friendly.
Type of energy performance certificate: Residential building demand certificate
Residential Building - Final Energy Value: 168.00 kW/m²a
Primary energy demand: 187.00 kW/m²a
Main energy source: Natural gas
Year of construction of building according to EPC: 1970
Year of Construction of the heat generator according to EPC: 2010
Energy consumption for hot water included: included
Energy efficiency class: F (< 200)
Year of system installation comment: Gas central heating Buderus condensing with hot water tank
Date of Energy Performance Certificate: 13 Sep. 2021
Type of heating and warm water preparation: Gas
Air condition: No
Special electrical installations: Partly shutters
Security installations: Security front door
Billing for heating and hot water: Takes place after consumption by the property management
Photovoltaics available?: No
Solar collectors for hot water available?: There are two hot water collectors on the roof (installation and maintenance by Wagner in Dudenhofen; built in 2009).
Description of location:
The house is in a pure residential area, with mostly 1-3 family houses in the surrounding neighborhood. Overall family-friendly, medium-sized upscale residential area.
City district: Dudenhofen
Public transport connection:
Bus is within easy walking distance. The nearest S-Bahn station (S 1) is 1.4 km away; about a fifteen-minute walk.
Connection to traffic routes by car:
Only a few minutes to the A3 motorway, to Frankfurt International Airport or to downtown Frankfurt or Offenbach.
General noise level of location: Quiet
Supplement to noise level: It is a generally quiet residential area.
Child friendliness of the location: There is enough space for children and the offers in the community are good. Playground, tennis court and sports field within walking distance.
Development of bicycle routes: You can easily reach the shopping areas of Dudenhofen or Nieder-Roden by bike.
Schools, kindergardens ect.: Good overall offer in Rodgau.
Shopping facilities: Large supermarkets are available as well as smaller retailers; easily accessible by bike.
MFH Number of residential floors total: 3
Living area: 251.00 m²
Type of construction: Solid construction
Number of flats (apartments) in building: 3
Number of flats (apartments) per full size storey: 1
Attic storey developed: Yes
Basement (cellar area): Full basement
General information on the renting situation: All three apartments in the house are solidly rented.
Current net rent per month: € 2,130.00
Further information on the net rental income:
The annual net rent is €25,560. An adjustment in the direction of the usual market rent is possible; it is based on the legal requirements. With the current net rent, the return (purchase price to cold rent) is 3.84%.
Is the property fully rented out: Yes
Detailed rental schedule: Ground floor: 680,- € (87,4 m² = 7,78 € /m²)
Upper floor: 720,- € (87,4 m² = 8,24 € /m²)
Top floor: 630,- € (76,3 m² = 8,26 € /m²)
Ground floor two garages: 100,- €
Total living space: 251,10 m²
The ground floor rent was increased by 10% in 2021. The maximum increase within three years is 20%; according to our research, Rodgau is not subject to a rent brake and does not (yet) have a qualified rent index.
According to the rental value calculator (Hessisches Landesamt für Bodenmanagement und Geoinformation), the local rent for ground floor and first floor is € 8.90 / m² floor area, for first floor € 9.15 / m² floor area.
All these data are without guarantee!
We do not have a current survey of the living space.
Disabled accessible: No
Is there a person lift?: No
Barrier free?: No
Stepless access: No
Other specifications: The annual statement of the additional costs is drawn up by a property management company.
What else you need to know: The ground floor tenant has taken on some caretaker duties, such as garden maintenance in return for using the garden.
What is the outstanding feature of this property: Good tenants and a good location in Frankfurt
About reason for sale: Age reasons
Appointments for viewings: We have to agree with the tenants in good time beforehand
Note regarding the photos: (c) Peter Talkenberger
Contents and advertising statements: The descriptions made in this exposé have been prepared to the best of our knowledge and belief on the basis of conversations, studies of property documents, building descriptions, information provided by the seller, minutes of the owners' meetings (in the case of condominiums), research on the Internet with regard to connection location, traffic, schools, etc.. Notices with advertising attributes often also represent a personal opinion of the seller or copywriter, and are not to be understood as a declaration of quality in the sense of §§ 433ff BGB. Inadvertently incorrect or false statements will be corrected by us immediately after a hint or discovery by us. Advertising statements serve to arouse interest and emotions. Buyers must inform themselves in detail about the actual condition of an object brokered for sale, if necessary also by consulting an expert, civil engineer or architect. Verbal statements made on the telephone or at viewing appointments by the broker or employee are considered non-binding and may also be incorrect if based on misunderstandings. An interested party should always obtain written evidence of important statements about the condition, quality or legal status of a property. In particular, statements about expansion, extension, new construction, deconstruction of an object, which fall within the scope of building authorities and building inspection authorities, are not binding on our part. For this purpose, written inquiries must be made to the responsible authorities if this is deemed necessary. A preliminary building application or a preliminary permit application should be made in consultation with an architect (an owner's power of attorney is required for this).