Rental investment simulator (Excel): yield, cash flow, furnished rental property (LMNP) status (real or micro-land), 2026 taxation, IRR, rental profitability

Rental Investment Simulator: Before you buy, know what the property will really bring you. Yield, cash flow, tax under 4 tax regimes and profitability over 20 years, all in a single Excel file.

An advertisement promises an 8% return? Once the loan, expenses, vacancy rates, and taxes are paid, the figure is often quite different. This simulator performs the complete calculation, using the 2026 tax regulations.

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✦ WHAT THE SIMULATOR DOES
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📊 Gross yield, net yield (after expenses) and net-net yield after tax
💸 Monthly cash flow before and after tax, savings effort
⚖️ 4 regimes compared year by year: micro-foncier, foncier au réel (foncier au réel (foncier de deficit et carryforwards), LMNP micro-BIC, LMNP au réel (depreciation)
🏆 The best designated diet on your horizon
📈 25-year projection: indexed rents and charges, loan, tax, property value, net worth
🎯 IRR (Internal Rate of Return) including resale and net enrichment
🏦 Year-by-year credit chart
✅ Project analysis: 5 checks in green, orange or red

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✦ TWO EXAMPLES
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• A 3-room apartment in Saint-Étienne for €98,000, with a down payment of €15,000: gross return of 7.3%, effort of €43 per month, IRR of 9.9% and €103,702 net enrichment in 20 years.
• Unfurnished or furnished? For the same property, the micro-foncier would cost €57,109 in tax over 20 years, the LMNP au réel only €4,797: a difference of more than €50,000, seen before buying.
(Illustrative examples, calculated using the example data from the file, TMI 30%.)

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✦ WHAT YOU RECEIVE
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📊 Rental Investment Simulator.xlsx: 5 linked tabs, a complete example project
📘 Quick Start Guide in PDF: Get started in 5 minutes

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✦ COMPATIBILITY
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✔ Microsoft Excel 2016, 2019, 2021 and Microsoft 365 (Windows and Mac)
✔ LibreOffice Calc (free)
✔ No macros to activate, no subscription
✖ Not designed for Google Sheets or Numbers

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✦ HOW IT WORKS
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1. Purchase, then download the files (Profile › Purchases and Reviews)
2. Enter the price, loan, rent, and charges for the property
3. Choose your tax bracket: the verdict and the best tax regime are displayed

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✦ GOOD TO KNOW
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• 2026 tax rules included and modifiable: micro-foncier 30% up to €15,000, micro-BIC 50% up to €77,700, social levies 17.2% (unfurnished) and 18.6% (furnished), land deficit €10,700.
• The IRR is calculated before capital gains tax; since 2025, LMNP depreciation is reintegrated into the capital gain upon resale.
• Indicative simulation: it does not replace the advice of an advisor or chartered accountant.
• Digital product: no physical item will be shipped. For personal use only, resale prohibited.
• Cover image: character created with the help of AI, for illustration purposes. All other images are actual screenshots from the file.
• A question? Write to us via Etsy messaging: ASPECT developers respond within 24 business hours.

Discover our other Excel tools in the aspectexcel shop: mortgage simulator, rental management…