Where your rent goes, year after year — T3 in Melun — réel foncier · ID 05Réel 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 €10,450 rent, €5,386 is lost, €4,162 repays the loan and €902 stays as cash after tax — profit €5,064, 48.45% 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%), tax saved on other income, 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	€10,450	€5,296	€180	€1,260	€1,680	€180	-€3,210	€5,386
2	€10,607	€5,155	€180	€1,285	€1,714	€180	€0	€8,514
3	€10,766	€5,009	€180	€1,311	€1,748	€180	€0	€8,427
4	€10,927	€4,857	€180	€1,337	€1,783	€180	€0	€8,337
5	€11,091	€4,701	€180	€1,364	€1,818	€180	€0	€8,243
6	€11,258	€4,539	€180	€1,391	€1,855	€180	€737	€8,881
7	€11,426	€4,371	€180	€1,419	€1,892	€180	€1,567	€9,610
8	€11,598	€4,198	€180	€1,447	€1,930	€180	€1,661	€9,597
9	€11,772	€4,019	€180	€1,476	€1,968	€180	€1,790	€9,615
10	€11,948	€3,834	€180	€1,506	€2,008	€180	€1,923	€9,631
11	€12,128	€3,643	€180	€1,536	€2,048	€180	€2,059	€9,645
12	€12,310	€3,445	€180	€1,567	€2,089	€180	€2,198	€9,659
13	€12,494	€3,241	€180	€1,598	€2,131	€180	€2,341	€9,670
14	€12,682	€3,029	€180	€1,630	€2,173	€180	€2,487	€9,680
15	€12,872	€2,810	€180	€1,663	€2,217	€180	€2,638	€9,688
16	€13,065	€2,584	€180	€1,696	€2,261	€180	€2,792	€9,694
17	€13,261	€2,350	€180	€1,730	€2,306	€180	€2,951	€9,697
18	€13,460	€2,109	€180	€1,764	€2,352	€180	€3,114	€9,699
19	€13,662	€1,859	€180	€1,800	€2,399	€180	€3,281	€9,698
20	€13,867	€1,600	€180	€1,836	€2,447	€180	€3,452	€9,695
21	€14,075	€1,333	€180	€1,872	€2,496	€180	€3,628	€9,690
22	€14,286	€1,056	€180	€1,910	€2,546	€180	€3,809	€9,682
23	€14,500	€771	€180	€1,948	€2,597	€180	€3,995	€9,671
24	€14,718	€475	€180	€1,987	€2,649	€180	€4,186	€9,657
25	€14,938	€169	€180	€2,027	€2,702	€180	€4,382	€9,640

A negative tax is a net credit (for example a deficit that lowers your tax on other income): it reduces the money lost.

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	€5,296	€4,162	-€2,308	€1,854
2	€5,155	€4,303	-€2,210	€2,093
3	€5,009	€4,450	-€2,111	€2,339
4	€4,857	€4,601	-€2,011	€2,590
5	€4,701	€4,758	-€1,909	€2,848
6	€4,539	€4,919	-€1,807	€3,113
7	€4,371	€5,087	-€1,703	€3,384
8	€4,198	€5,260	-€1,597	€3,662
9	€4,019	€5,439	-€1,491	€3,948
10	€3,834	€5,624	-€1,383	€4,240
11	€3,643	€5,815	-€1,274	€4,541
12	€3,445	€6,013	-€1,164	€4,849
13	€3,241	€6,218	-€1,053	€5,165
14	€3,029	€6,429	-€940	€5,489
15	€2,810	€6,648	-€826	€5,822
16	€2,584	€6,874	-€710	€6,164
17	€2,350	€7,108	-€593	€6,514
18	€2,109	€7,350	-€475	€6,874
19	€1,859	€7,600	-€356	€7,244
20	€1,600	€7,858	-€235	€7,623
21	€1,333	€8,125	-€112	€8,013
22	€1,056	€8,402	€11	€8,413
23	€771	€8,688	€137	€8,824
24	€475	€8,983	€263	€9,246
25	€169	€9,289	€391	€9,680

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€10,450
−Money lost€5,386
=Profit after tax€5,064

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

= \text{\text{€}10{,}450} - \text{\text{€}5{,}386}

= \text{\text{€}5{,}064}

Capital repaid€4,162
+Cash kept after tax€902
=Profit after tax€5,064

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

= \text{\text{€}4{,}162} + \text{\text{€}902}

= \text{\text{€}5{,}064}

Year 1: €5,064 of the €10,450 rent stays yours — 48.45% of the rent.

Rent (Year 1)€10,450

Money lost (Year 1)€5,386

Capital repaid€4,162

Cash kept after tax€902

Profit after tax€5,064

Share of the rent you keep48.45%

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	€10,450	€5,386	€4,162	-€3,210	€902	€5,064	48.45%
2	€10,607	€8,514	€4,303	€0	-€2,210	€2,093	19.73%
3	€10,766	€8,427	€4,450	€0	-€2,111	€2,339	21.72%
4	€10,927	€8,337	€4,601	€0	-€2,011	€2,590	23.70%
5	€11,091	€8,243	€4,758	€0	-€1,909	€2,848	25.68%
6	€11,258	€8,881	€4,919	€737	-€2,543	€2,376	21.11%
7	€11,426	€9,610	€5,087	€1,567	-€3,270	€1,817	15.90%
8	€11,598	€9,597	€5,260	€1,661	-€3,259	€2,001	17.25%
9	€11,772	€9,615	€5,439	€1,790	-€3,281	€2,157	18.33%
10	€11,948	€9,631	€5,624	€1,923	-€3,306	€2,318	19.40%
11	€12,128	€9,645	€5,815	€2,059	-€3,333	€2,482	20.47%
12	€12,310	€9,659	€6,013	€2,198	-€3,362	€2,651	21.54%
13	€12,494	€9,670	€6,218	€2,341	-€3,393	€2,824	22.60%
14	€12,682	€9,680	€6,429	€2,487	-€3,427	€3,002	23.67%
15	€12,872	€9,688	€6,648	€2,638	-€3,463	€3,184	24.74%
16	€13,065	€9,694	€6,874	€2,792	-€3,502	€3,371	25.81%
17	€13,261	€9,697	€7,108	€2,951	-€3,544	€3,564	26.87%
18	€13,460	€9,699	€7,350	€3,114	-€3,589	€3,761	27.94%
19	€13,662	€9,698	€7,600	€3,281	-€3,636	€3,963	29.01%
20	€13,867	€9,695	€7,858	€3,452	-€3,687	€4,171	30.08%
21	€14,075	€9,690	€8,125	€3,628	-€3,741	€4,385	31.15%
22	€14,286	€9,682	€8,402	€3,809	-€3,798	€4,604	32.23%
23	€14,500	€9,671	€8,688	€3,995	-€3,859	€4,829	33.30%
24	€14,718	€9,657	€8,983	€4,186	-€3,923	€5,060	34.38%
25	€14,938	€9,640	€9,289	€4,382	-€3,991	€5,298	35.47%

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
€950
Cash flow before tax, per month²Cash Flow — Monthly
-€192
Profit per month (income − costs, before tax)³Profit — Monthly
€154
Rent per year (months actually rented)⁴Total Income — Annual
€10,450
Cash flow before tax, per year⁵Cash Flow — Annual
-€2,308
Profit per year (income − costs, before tax)⁶Profit = Total Gain — Annual
€1,854
…kept as cash⁷…of which kept as cash
-€2,308
Of which used to pay down the loan⁸
€4,162

	T3 in Melun — réel foncier · ID 05
Rent per month¹Total Income — Monthly	€950
Cash flow before tax, per month²Cash Flow — Monthly	-€192
Profit per month (income − costs, before tax)³Profit — Monthly	€154
Rent per year (months actually rented)⁴Total Income — Annual	€10,450
Cash flow before tax, per year⁵Cash Flow — Annual	-€2,308
Profit per year (income − costs, before tax)⁶Profit = Total Gain — Annual	€1,854
…kept as cash⁷…of which kept as cash	-€2,308
Of which used to pay down the loan⁸	€4,162

Your tax this year (réel foncier, the statement year)

Rent collected¹rent as entered × months rented, grown each year
€10,450
− The tenant’s charges included in the rent²recoverable charges (provisions), not taxed
-€770
= Gross rent³revenus bruts fonciers, excluding the tenant’s charges
€9,680
− Loan interest and loan insurance⁴intérêts et frais d’emprunt: offset first by the gross rent
-€5,476
− Other deductible charges⁵taxe foncière, co-ownership, insurance, accountant, utilities, €20, works − the recoverable charges
-€26,346
= Result of the year⁶revenu ou déficit foncier (negative = a deficit)
-€22,142
= Taxable income⁷the year’s result after past deficits, never below €0
€0
Income tax⁸taxable income × your bracket (TMI)
€0
Social contributions (17.2%)⁹taxable income × 17.2% (prélèvements sociaux on rental income)
€0
Tax saved on your other income¹⁰the deficit set against your other income × your bracket (no social contributions)
€3,210
Cash flow before tax¹¹cash flow: rent − every cost − the loan payment (same figure as above, Month by month)
-€2,308
CSG tax back received (from last year)¹²last year’s taxable income × 6.8% × your bracket
€0
Cash flow after the yearly tax¹³cash flow − income tax − social + CSG tax back received + tax saved on your other income
€902

	T3 in Melun — réel foncier · ID 05
Rent collected¹rent as entered × months rented, grown each year	€10,450
− The tenant’s charges included in the rent²recoverable charges (provisions), not taxed	-€770
= Gross rent³revenus bruts fonciers, excluding the tenant’s charges	€9,680
− Loan interest and loan insurance⁴intérêts et frais d’emprunt: offset first by the gross rent	-€5,476
− Other deductible charges⁵taxe foncière, co-ownership, insurance, accountant, utilities, €20, works − the recoverable charges	-€26,346
= Result of the year⁶revenu ou déficit foncier (negative = a deficit)	-€22,142
= Taxable income⁷the year’s result after past deficits, never below €0	€0
Income tax⁸taxable income × your bracket (TMI)	€0
Social contributions (17.2%)⁹taxable income × 17.2% (prélèvements sociaux on rental income)	€0
Tax saved on your other income¹⁰the deficit set against your other income × your bracket (no social contributions)	€3,210
Cash flow before tax¹¹cash flow: rent − every cost − the loan payment (same figure as above, Month by month)	-€2,308
CSG tax back received (from last year)¹²last year’s taxable income × 6.8% × your bracket	€0
Cash flow after the yearly tax¹³cash flow − income tax − social + CSG tax back received + tax saved on your other income	€902

Every year: Your tax each year →

What you pay every month (Obligations)

Loan payment (interest + principal + insurance)¹Loan payment (P+I+Insurance)
€803
Building charges (syndic)²
€140
Property tax (taxe foncière)³
€105
Home insurance(given)
€13
Accountant fees(given)
€0
Bank fees(given)
€2
Total per month⁴TOTAL MONTHLY OBLIGATION
€1,063

	T3 in Melun — réel foncier · ID 05
Loan payment (interest + principal + insurance)¹Loan payment (P+I+Insurance)	€803
Building charges (syndic)²	€140
Property tax (taxe foncière)³	€105
Home insurance(given)	€13
Accountant fees(given)	€0
Bank fees(given)	€2
Total per month⁴TOTAL MONTHLY OBLIGATION	€1,063

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.