L’immobilier est à la mode depuis quelques années. En effet, avec le développement des réseaux sociaux, il n’est pas rare de voir des personnes se définissant comme des rentiers immobiliers.
Le rentier immobilier est un investisseur qui vit de ses rentes avec l’immobilier. L’objectif du rentier est de percevoir des revenus passifs pour devenir libre financièrement avec l’immobilier.
Pourtant, la plupart de ses “investisseurs” veulent uniquement vous vendre une formation sur l’immobilier. Ils vous promettent une vie meilleure grâce à l’immobilier locatif.
Je suis dans la même situation que vous, je dois me battre chaque jour pour détecter les investisseurs aguerris face aux vendeurs de formations.
C’est pour cette raison que j’ai écris cet article. Je vais vous aider à comprendre l’immobilier locatif
Nous verrons s’il est réellement possible de devenir rentier immobilier. Je vous expliquerai surtout comment faire et les méthodes à appliquer pour être libre avec l’investissement locatif.
1. Rentier immobilier : Comprendre l’investissement locatif
Si vous souhaitez vivre de l’immobilier, vous devez comprendre les bases de l’investissement locatif. C’est la seule manière de devenir un rentier immobilier.
L’investissement locatif, c’est quoi ?
L’investissement locatif est le fait d’acheter un bien immobilier et de le mettre en location. Il existe plusieurs types d’achats immobiliers comme une maison, un appartement, un parking, mais aussi des immeubles de rapport.
Chaque investisseur possède une manière différente d’investir. Certaines personnes profitent de la Loi Pinel pour acheter de l’immobilier neuf et défiscaliser dans le but de réduire leurs impôts.
Cependant, je ne vous conseille pas ce type d’investissement locatif pour devenir rentier immobilier. En effet, la meilleure manière pour investir dans l’immobilier est d’acheter de l’ancien.
Votre investissement est généralement réalisé avec un crédit bancaire que vous rembourserez tous les mois grâce aux loyers que vous percevrez de vos locataires. L’objectif est de dégager du cash flow, c’est-à-dire du bénéfice sur les loyers et le crédit à rembourser.
Ainsi, si vous devez rembourser un crédit de 1 500€, il faut que l’ensemble de vos loyers soient supérieurs à cette somme pour dégager du bénéfice.
Définir une stratégie d’investissement est primordial pour performer dans l’investissement locatif.
Des investisseurs veulent juste se constituer un patrimoine, pendant que d’autres veulent pouvoir quitter leur travail en vivant de leur rente.
Avec le développement d’internet, il est plus simple de réussir dans l’investissement locatif. En effet, rechercher une bonne affaire n’a jamais été aussi simple.
Rentier immobilier : Rechercher des bonnes affaires
Comme je vous l’ai expliqué auparavant, investir dans l’immobilier est compliqué et nécessite une véritable stratégie pour devenir rentier immobilier.
La recherche d’une bonne affaire est souvent le blocage du passage à l’action. Très peu de personnes sont capables de trouver de bons investissements locatifs.
Ils choisissent alors la facilité et font confiance à la Loi Pinel… Je n’ai rien contre cette méthode d’investissement, mais il existe de meilleures méthodes pour s’enrichir.
Voici la marche à suivre pour trouver votre bien rentable.
Connaître son secteur géographique
Pour investir, la définition d’une zone géographique est importante. Vous ne pouvez pas acheter de biens dans des lieux peu rentables. Il faut donc trouver des villes où acheter pour avoir une bonne rentabilité locative.
En effet, certaines villes sont trop coûteuses pour réaliser un investissement locatif, à moins de trouver la perle rare.
De plus, vous n’allez pas acheter un logement pour le louer dans une ville qui connaît une baisse démographique importante !
Ni trouver un investissement locatif en pleine campagne française quand on sait que la plupart des habitants ruraux fuient la campagne pour s’installer dans une ville ou à proximité.
Pour être rentier immobilier, ciblez des endroits à fort développement. Que ce soit au niveau de la démographie, mais aussi des infrastructures de la ville.
Une ville avec des moyens de transport vers des métropoles plus importantes est un endroit parfait pour acheter.
La proximité d’une grande ville est selon moi un critère important dans le choix de l’investissement. Achetez dans une ville située au maximum à une heure d’une grande métropole française.
En effet, les grandes villes offrent la possibilité de trouver rapidement du travail, mais aussi, d’étudier dans des universités et d’accéder à des soins médicaux rapidement.
Chaque année, des classements sont publiés sur les meilleures villes de France où il est agréable de vivre. Ainsi, vous pourrez vous renseigner sur ces lieux d’habitation. La qualité de vie est un critère de choix pour les locataires.
Pour finir, je vous conseille de ne pas investir à plus de deux heures de chez vous. Vous devez être à proximité en cas de problème dans vos logements. C’est important dans la gestion de son bien immobilier.
Le prix d’achat, un facteur déterminant
Le prix d’achat de votre bien immobilier est le facteur déterminant de votre rentabilité locative.
Logiquement, si vous achetez au-dessus du prix du marché, votre bien ne sera pas rentable avec les loyers des locataires que vous percevrez.
Ainsi, vous devez être au courant des prix pratiqués dans le secteur où vous souhaitez acheter.
Pour bien investir, vous avez deux possibilités : trouver un bien en dessous du prix du marché ou négocier le bien pour qu’il soit rentable à l’achat.
Pour savoir si le prix de votre investissement immobilier est intéressant, vous devez calculer la rentabilité locative de votre futur achat.
- La rentabilité locative brute : le premier indicateur est la rentabilité brute. Vous devez calculer le prix annuel des loyers, divisé par le prix total du bien. C’est un premier indicateur. Attention, car ce calcul ne prend pas en compte les charges ni les impôts, qui sont souvent des facteurs déterminants pour la rentabilité de votre bien.
- La rentabilité nette : ce calcul est plus précis que le précédent. En effet, il va prendre en compte les charges qui s’ajoutent et sont déduites des loyers.
- La rentabilité après impôt : c’est l’indicateur le plus juste pour le calcul de la rentabilité, mais aussi le plus difficile à calculer, car il dépend de plusieurs facteurs. La rentabilité est calculée après impôt et après avoir déduit l’ensemble des charges. C’est l’ultime calcul à réaliser pour savoir précisément si votre investissement est rentable ou non. Des logiciels existent pour vous aider à calculer la rentabilité de vos futurs investissements.
2. Rentier immobilier : Améliorer son bien pour le louer
Lorsqu’un rentier immobilier achète un bien, il souhaite le louer le plus rapidement possible. Pour réussir cette opération, il est primordiale que le bien donne envoie d’être loué rapidement. Ainsi, effectuer des travaux augmentent les chances de trouver un locataire.
Les travaux pour louer plus facilement
Les personnes qui ne connaissent pas bien l’immobilier locatif vous diront que pour acheter un bien, il faut qu’il soit dans un état parfait.
Cependant, améliorer un bien immobilier en faisant des travaux à l’intérieur est une stratégie idéale lorsque l’on veut trouver les meilleures affaires.
Généralement, pour dénicher des biens rentables, il faudra visiter des appartements, des immeubles qui ont besoin d’être rénovés.
En effet, le prix d’achat est plus bas, et en plus vous pourrez bénéficier de ces travaux pour négocier au mieux votre bien.
Les frais des travaux rentrent dans le crédit bancaire, pensez à les ajouter à votre calcul de rentabilité. Cette dépense baissera votre rentabilité.
Dans une certaine mesure, vos travaux seront déductibles de vos impôts.
Lorsque vous souhaitez faire des travaux, pensez à différer votre remboursement de crédit auprès des banques. C’est la manière la plus simple pour faire ses travaux en toute sécurité sans être stressé par le remboursement du crédit bancaire.
De plus, les travaux ont un réel impact sur la location de votre logement. Un bien refait à neuf se louera plus facilement qu’une habitation ancienne. Logique.
Les travaux pour améliorer l’espace disponible
Les investisseurs aguerris réalisent des travaux pour changer complètement la disposition de leur logement.
En effet, d’un seul appartement ils en conçoivent deux. Ils séparent et améliorent l’espace disponible pour augmenter la rentabilité de leur investissement immobilier.
Ainsi, il est probable qu’en visitant un logement, vous pensiez qu’il n’est pas rentable, mais en cherchant des améliorations, vous trouverez une manière d’augmenter votre cash flow mensuel.
Maintenant que vous comprenez l’investissement locatif et les points essentiels pour investir et devenir rentier immobilier, découvrez les deux stratégies pour vivre de l’immobilier avec les rentes.
3. Deux stratégies, un objectif
Les rentiers immobiliers que je connais adoptent tous deux manières d’investir dans l’immobilier. Ce sont deux stratégies éloignées, elles ont des objectifs différents.
Mais le but ultime est le même : vivre grâce aux revenus locatifs.
Rentier immobilier : Les revenus locatifs avec les loyers
La première stratégie, la plus connue, c’est de générer des revenus locatifs avec de la location longue durée chaque mois grâce aux loyers que vous percevrez de vos locataires.
Si vos loyers sont supérieurs à votre crédit bancaire, vous générez alors du cash flow. Ce bénéfice aura deux fonctions.
Tout d’abord anticiper les problèmes et les frais de vos logements en location. Mais surtout, ces bénéfices seront votre salaire.
Chaque mois, vous aurez un revenu passif que vous encaisserez sans effort. Cette stratégie fonctionne idéalement pour de la location longue durée. C’est-à-dire quand vos locataires s’installent plusieurs années dans votre bien immobilier.
Il est plus difficile de générer des revenus passifs automatiques avec de la location courte durée (Airbnb…), car cette stratégie est plus aléatoire. On ne peut pas prévoir une location à l’avance.
Cependant, si votre bien est idéalement situé, la location courte durée peut être une solution pour augmenter vos revenus. Pour être encore plus efficace, vous pouvez déléguer la gestion quotidienne de vos logements.
Vous pensez que pour être rentier immobilier il faut posséder des centaines de biens. C’est faux.
Les meilleurs investisseurs immobiliers vivent de l’immobilier avec seulement un investissement locatif. La meilleure stratégie est d’acheter des immeubles pour percevoir plusieurs loyers avec un seul investissement locatif.
Dans certaines régions françaises, il est possible d’acheter des immeubles d’habitations pour moins de 200 000€ à moins d’une heure d’une grande ville. Pour cela, vous devez chercher des bonnes affaires sur internet, mais surtout tisser des liens avec des agents immobiliers. Ils vous contacteront dès qu’ils recevront un bien rentable et intéressant pour de l’investissement locatif.
Vous serez alors le premier à le visiter et à faire une offre.
En plus, si vous arrivez à créer plus d’espace disponible, vous percevrez encore plus de loyers. Cela dépend de vos objectifs avec l’immobilier. Mais une autre stratégie d’investissement permet de faire encore plus de bénéfices rapidement.
La Stratégie Achat-Revente
L’achat-revente immobilier est encore très peu connu par les Français et même par les investisseurs immobiliers.
Pourtant, le marchand de biens (personne qui pratique l’achat-revente) est un métier qui rapporte énormément lorsque l’on sait dénicher les meilleures affaires immobilières.
Le but est de dénicher des affaires en dessous du prix du marché pour les revendre plus cher. Tout d’abord, en faisant une vente sèche, sans travaux ni améliorations. Ou en réalisant des travaux pour augmenter le prix du bien.
Cette stratégie est risquée et nécessite une connaissance parfaite de son marché immobilier. C’est pour cette raison que peu de personnes franchissent le pas.
Pourtant, un bon marchand de biens peut facilement générer des sommes importantes juste avec une opération.
Le bénéfice sur une transaction d’achat-revente s’élève rarement en dessous de 20 000€ après impôt pour une personne qui connaît parfaitement sa zone d’investissement.
C’est une manière rapide pour devenir rentier immobilier et vivre de ses rentes.
Cependant, ce n’est pas facile de détecter des biens en dessous du prix du marché. Pour cela, créez-vous un réseau d’agents immobiliers. Il faut que vous soyez le premier au courant de l’affaire.
Tout d’abord, car le bien va être vendu rapidement. En plus, si le propriétaire reçoit d’autres offres que la vôtre, il vendra au plus offrant.
Dans une optique d’achat-revente, il faut acheter au prix le plus bas possible pour revendre le plus cher possible et dégager le plus de bénéfices.
Attention, car devenir marchand de biens est un métier et vous devrez créer une entreprise commerciale rapidement après votre première opération. En plus de ça, vous ne paierez que 3% de frais de notaire si vous avez ce statut.
Pour vivre de l’immobilier, le marchand de biens doit réaliser plusieurs opérations, car il génère des ressources qui s’épuisent. Il touche un énorme bénéfice, puis il vit avec cette somme pendant un certain temps. Ensuite, il est obligé de refaire une transaction de ce type.
Dans ce chapitre, vous avez vu les deux manières de dégager de l’argent rapidement avec l’immobilier pour devenir rentier immobilier. À vous de choisir la stratégie qui vous correspond pour réussir à dégager des revenus passifs avec l’investissement immobilier.
Conclusion
Grâce à cet article, je vous ai montré qu’il était encore possible de devenir rentier immobilier.
Il faut maintenant que vous définissiez votre stratégie d’investissement pour vivre de l’immobilier à votre tour.
Aimeriez-vous être aidé dans un investissement immobilier ? Pensez-vous avoir les compétences pour devenir rentier immobilier ?
J’aimerais avoir votre réponse en commentaire.
Pour aller plus loin et être coaché pour devenir rentier, je vous laisse accéder à notre conférence offerte.
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