Where your rent goes, year after year — T2 in Le Mée-sur-Seine — micro-foncier · ID 03Micro-foncierRent split → money lost / capital repaid / cash kept

This page shows where each year's rent goes: the money lost, the capital repaid and the cash kept after tax. Result for year 1: of €7,260 rent, €8,404 is lost, €3,121 repays the loan and €4,265 of cash after tax is missing (paid from your pocket) — profit -€1,144, -15.75% of the rent.

Where each number comes from

Each link opens the page that calculates that figure.

Cash flow before tax (rent − costs − loan payments) Cash Flow
Income tax, social contributions and cash flow after tax Taxable income × (your bracket + 17.2%), CSG tax back the next year
Loan paid off (equity built) Equity from Loan

Year:

Part 1. From the rent to the money lostLost_t = running costs + loan interest + tax of the year

The running costs and the loan interest are the ones of the cash flow page; the tax of the year comes from the tax page. Added together they are the red top part of each bar: money that is spent and never comes back.

Year	Rent of the year¹	Loan interest	Borrower insurance	Taxe foncière	Co-ownership charges	Home insurance, accountant, bank fees²	Income tax + social contributions of the year (net of credits)³	Money lost⁴
1	€7,260	€3,972	€132	€900	€1,020	€144	€2,235	€8,404
2	€7,369	€3,866	€132	€918	€1,040	€144	€2,172	€8,273
3	€7,479	€3,756	€132	€936	€1,061	€144	€2,205	€8,235
4	€7,592	€3,643	€132	€955	€1,082	€144	€2,238	€8,194
5	€7,705	€3,525	€132	€974	€1,104	€144	€2,271	€8,151
6	€7,821	€3,404	€132	€994	€1,126	€144	€2,305	€8,105
7	€7,938	€3,279	€132	€1,014	€1,149	€144	€2,340	€8,057
8	€8,057	€3,149	€132	€1,034	€1,172	€144	€2,375	€8,005
9	€8,178	€3,015	€132	€1,054	€1,195	€144	€2,411	€7,951
10	€8,301	€2,876	€132	€1,076	€1,219	€144	€2,447	€7,893
11	€8,426	€2,732	€132	€1,097	€1,243	€144	€2,484	€7,832
12	€8,552	€2,584	€132	€1,119	€1,268	€144	€2,521	€7,768
13	€8,680	€2,431	€132	€1,141	€1,294	€144	€2,559	€7,700
14	€8,810	€2,272	€132	€1,164	€1,319	€144	€2,597	€7,629
15	€8,943	€2,108	€132	€1,188	€1,346	€144	€2,636	€7,553
16	€9,077	€1,938	€132	€1,211	€1,373	€144	€2,675	€7,474
17	€9,213	€1,763	€132	€1,236	€1,400	€144	€2,716	€7,390
18	€9,351	€1,582	€132	€1,260	€1,428	€144	€2,756	€7,302
19	€9,491	€1,394	€132	€1,285	€1,457	€144	€2,798	€7,210
20	€9,634	€1,200	€132	€1,311	€1,486	€144	€2,840	€7,113
21	€9,778	€1,000	€132	€1,337	€1,516	€144	€2,882	€7,011
22	€9,925	€792	€132	€1,364	€1,546	€144	€2,925	€6,904
23	€10,074	€578	€132	€1,391	€1,577	€144	€2,969	€6,792
24	€10,225	€356	€132	€1,419	€1,608	€144	€3,014	€6,674
25	€10,378	€127	€132	€1,448	€1,641	€144	€3,059	€6,550

Part 2. A loan payment splits into interest and capitalPayment = Interest + Principal (+ Insurance); Profit = Principal + Cash flow

Only the interest part of the loan payment is lost; the capital repaid lowers what you owe the bank, so it is yours. That is why the profit (rent − costs) is larger than the cash flow by exactly the capital repaid.

Year	Loan interest	Capital repaid¹	Cash flow (before tax)²	Profit (before tax)³
1	€3,972	€3,121	-€2,030	€1,092
2	€3,866	€3,227	-€1,959	€1,268
3	€3,756	€3,337	-€1,888	€1,449
4	€3,643	€3,451	-€1,816	€1,635
5	€3,525	€3,568	-€1,742	€1,826
6	€3,404	€3,690	-€1,668	€2,021
7	€3,279	€3,815	-€1,593	€2,222
8	€3,149	€3,945	-€1,518	€2,427
9	€3,015	€4,079	-€1,441	€2,638
10	€2,876	€4,218	-€1,363	€2,855
11	€2,732	€4,361	-€1,285	€3,077
12	€2,584	€4,510	-€1,205	€3,305
13	€2,431	€4,663	-€1,124	€3,539
14	€2,272	€4,822	-€1,043	€3,779
15	€2,108	€4,986	-€961	€4,025
16	€1,938	€5,155	-€877	€4,278
17	€1,763	€5,331	-€793	€4,538
18	€1,582	€5,512	-€707	€4,805
19	€1,394	€5,700	-€621	€5,079
20	€1,200	€5,894	-€533	€5,360
21	€1,000	€6,094	-€445	€5,650
22	€792	€6,301	-€355	€5,946
23	€578	€6,516	-€264	€6,252
24	€356	€6,737	-€172	€6,565
25	€127	€6,967	-€80	€6,887

Part 3. What is left for you: capital repaid + cash = profitRent = Lost + Principal + Cash after tax; share kept = Profit after tax ÷ Rent

The cash kept after tax is the cash flow minus the tax of the year. What is left for you, the profit after tax, is the capital repaid plus that cash — the top of the green part of the bar — and equally the rent minus the money lost. The share of the rent you keep is that profit divided by the rent, shown next to the year when you point at the chart.

Rent of the year€7,260
−Money lost€8,404
=Profit after tax(-€1,144)

\text{Profit after tax} = \text{Rent of the year} - \text{Money lost}

= \text{\text{€}7{,}260} - \text{\text{€}8{,}404}

= -\text{\text{€}1{,}144}

Capital repaid€3,121
+Cash kept after tax(-€4,265)
=Profit after tax(-€1,144)

\text{Profit after tax} = \text{Capital repaid} + \text{Cash kept after tax}

= \text{\text{€}3{,}121} + \left(-\text{\text{€}4{,}265}\right)

= -\text{\text{€}1{,}144}

Year 1: of the €7,260 rent, nothing stays yours — the money lost is €1,144 more than the rent (-15.75% of the rent).

Rent (Year 1)€7,260

Money lost (Year 1)€8,404

Capital repaid€3,121

Cash kept after tax-€4,265

Profit after tax-€1,144

Share of the rent you keep-15.75%

Year	Rent of the year	Money lost¹	Capital repaid	Income tax + social contributions of the year (net of credits)²	Cash kept after tax³	Profit after tax⁴	Share of the rent you keep⁵
1	€7,260	€8,404	€3,121	€2,235	-€4,265	-€1,144	-15.75%
2	€7,369	€8,273	€3,227	€2,172	-€4,131	-€904	-12.26%
3	€7,479	€8,235	€3,337	€2,205	-€4,092	-€755	-10.10%
4	€7,592	€8,194	€3,451	€2,238	-€4,053	-€602	-7.94%
5	€7,705	€8,151	€3,568	€2,271	-€4,014	-€446	-5.78%
6	€7,821	€8,105	€3,690	€2,305	-€3,974	-€284	-3.63%
7	€7,938	€8,057	€3,815	€2,340	-€3,933	-€118	-1.49%
8	€8,057	€8,005	€3,945	€2,375	-€3,893	€52	0.65%
9	€8,178	€7,951	€4,079	€2,411	-€3,852	€228	2.78%
10	€8,301	€7,893	€4,218	€2,447	-€3,810	€408	4.91%
11	€8,426	€7,832	€4,361	€2,484	-€3,768	€593	7.04%
12	€8,552	€7,768	€4,510	€2,521	-€3,726	€784	9.17%
13	€8,680	€7,700	€4,663	€2,559	-€3,683	€980	11.29%
14	€8,810	€7,629	€4,822	€2,597	-€3,640	€1,182	13.41%
15	€8,943	€7,553	€4,986	€2,636	-€3,596	€1,389	15.54%
16	€9,077	€7,474	€5,155	€2,675	-€3,553	€1,603	17.66%
17	€9,213	€7,390	€5,331	€2,716	-€3,508	€1,823	19.78%
18	€9,351	€7,302	€5,512	€2,756	-€3,463	€2,049	21.91%
19	€9,491	€7,210	€5,700	€2,798	-€3,418	€2,281	24.04%
20	€9,634	€7,113	€5,894	€2,840	-€3,373	€2,521	26.17%
21	€9,778	€7,011	€6,094	€2,882	-€3,327	€2,767	28.30%
22	€9,925	€6,904	€6,301	€2,925	-€3,280	€3,021	30.44%
23	€10,074	€6,792	€6,516	€2,969	-€3,234	€3,282	32.58%
24	€10,225	€6,674	€6,737	€3,014	-€3,186	€3,551	34.73%
25	€10,378	€6,550	€6,967	€3,059	-€3,139	€3,828	36.88%

A negative cash kept after tax is drawn below zero on the chart: the rent did not cover all the costs and the capital repaid, and the difference came out of your pocket.

The interest on your rental account (earned, or paid to a lender) and the flat tax on the interest earned are not on this chart; the tax shown is the year’s income tax and social contributions as worked out for your regime: see “Your wealth over time”.

Each amount in the worked lines is rounded to the cent, so a line can differ by €0.01.

Part 4. Month by month (year 1)

Year 1 in detail — the year picked above: the rent, the costs and the profit of the year, then what you pay every month.

Rent, costs and profit (Cash Flow & Profit)

Rent per month¹Total Income — Monthly
€660
Cash flow before tax, per month²Cash Flow — Monthly
-€169
Profit per month (income − costs, before tax)³Profit — Monthly
€91
Rent per year (months actually rented)⁴Total Income — Annual
€7,260
Cash flow before tax, per year⁵Cash Flow — Annual
-€2,030
Profit per year (income − costs, before tax)⁶Profit = Total Gain — Annual
€1,092
…kept as cash⁷…of which kept as cash
-€2,030
Of which used to pay down the loan⁸
€3,121

	T2 in Le Mée-sur-Seine — micro-foncier · ID 03
Rent per month¹Total Income — Monthly	€660
Cash flow before tax, per month²Cash Flow — Monthly	-€169
Profit per month (income − costs, before tax)³Profit — Monthly	€91
Rent per year (months actually rented)⁴Total Income — Annual	€7,260
Cash flow before tax, per year⁵Cash Flow — Annual	-€2,030
Profit per year (income − costs, before tax)⁶Profit = Total Gain — Annual	€1,092
…kept as cash⁷…of which kept as cash	-€2,030
Of which used to pay down the loan⁸	€3,121

Your tax this year (micro-foncier, the statement year)

Rent collected¹rent as entered × months rented, grown each year
€7,260
− The tenant’s charges included in the rent²recoverable charges (provisions), not taxed
-€495
= Gross rent (micro-foncier)³revenus bruts fonciers, excluding charges
€6,765
− Flat 30% allowance⁴abattement forfaitaire: replaces every cost, interest and works
-€2,030
= Taxable income⁵70% of the gross rent
€4,736
Income tax⁶taxable income × your bracket (TMI)
€1,421
Social contributions (17.2%)⁷taxable income × 17.2% (prélèvements sociaux on rental income)
€815
Cash flow before tax⁸cash flow: rent − every cost − the loan payment (same figure as above, Month by month)
-€2,030
CSG tax back received (from last year)⁹last year’s taxable income × 6.8% × your bracket
€0
Cash flow after the yearly tax¹⁰cash flow − income tax − social + CSG tax back received
-€4,265

	T2 in Le Mée-sur-Seine — micro-foncier · ID 03
Rent collected¹rent as entered × months rented, grown each year	€7,260
− The tenant’s charges included in the rent²recoverable charges (provisions), not taxed	-€495
= Gross rent (micro-foncier)³revenus bruts fonciers, excluding charges	€6,765
− Flat 30% allowance⁴abattement forfaitaire: replaces every cost, interest and works	-€2,030
= Taxable income⁵70% of the gross rent	€4,736
Income tax⁶taxable income × your bracket (TMI)	€1,421
Social contributions (17.2%)⁷taxable income × 17.2% (prélèvements sociaux on rental income)	€815
Cash flow before tax⁸cash flow: rent − every cost − the loan payment (same figure as above, Month by month)	-€2,030
CSG tax back received (from last year)⁹last year’s taxable income × 6.8% × your bracket	€0
Cash flow after the yearly tax¹⁰cash flow − income tax − social + CSG tax back received	-€4,265

Every year: Your tax each year →

What you pay every month (Obligations)

Loan payment (interest + principal + insurance)¹Loan payment (P+I+Insurance)
€602
Building charges (syndic)²
€85
Property tax (taxe foncière)³
€75
Home insurance(given)
€10
Accountant fees(given)
€0
Bank fees(given)
€2
Total per month⁴TOTAL MONTHLY OBLIGATION
€774

	T2 in Le Mée-sur-Seine — micro-foncier · ID 03
Loan payment (interest + principal + insurance)¹Loan payment (P+I+Insurance)	€602
Building charges (syndic)²	€85
Property tax (taxe foncière)³	€75
Home insurance(given)	€10
Accountant fees(given)	€0
Bank fees(given)	€2
Total per month⁴TOTAL MONTHLY OBLIGATION	€774

Loan principal/interest (the “Your inputs and one-off costs” section's loan repayment schedule) reflect Year 1's figures — for a bank-stated loan, the bank's payment, split into interest and principal as in the projection; property tax/syndic reflect Year 1's figures grown at their own rates (the “Your inputs and one-off costs” section). Insurance, accountant, and bank fees have no growth assumption in this model, so they stay at their entered monthly amount every year. The income tax and social contributions above are paid once a year, not monthly.