Triplex house with a 6% return and depreciation benefits for historical buildings.

Historic 3-Family House with Listed Building Tax Advantages
Former Rectory | 74585 Rot am See
An investment property with history – and substance.
For sale is one of the most iconic buildings in Rot am See:
a historic former rectory dating back to 1747. Properties like this rarely come onto the market. The house was comprehensively and high-quality renovated in 2002 and converted into three separate residential units. It combines historical character with a modern standard of living – and at the same time offers significant tax advantages due to its listed building status. This is a property for investors who are looking to buy more than just square footage; they are looking for substance. Key features at a glance:
Year of construction: approx. 1747
Major renovation: 2002
Total living area: approx. 206 m²
Land: approx. 564 m²
3 self-contained residential units
3 outdoor parking spaces
Oil central heating (boiler replaced in 2012)
Vaulted cellar
Listed building (no requirement for an energy performance certificate)
Fully let
Current rental income:
The current gross rent is:
€1,700 per month
= €20,400 per year
The property is let on long-term leases and offers immediate cash flow. Layout:
Ground floor – approx. 80 m² Living room/kitchen, living room, 2 bedrooms, bathroom, terrace.
Upper floor – approximately 75 m²
Kitchen, living room, 2 bedrooms, bathroom.
Attic floor – approximately 51 m²
Kitchen, living room, 2 bedrooms, bathroom.
The units are functionally designed and easy to rent. The layout makes the property suitable both as a classic investment property and, potentially, for owner-occupiers who may rent out part of it. Condition: Solid structure.
During the comprehensive renovation in 2002, the following work was carried out:
Electrical system renewed
Water and sewage pipes replaced
Roof insulated
Windows replaced (in consultation with the historical preservation authorities)
Heating system modernized
Bathrooms renovated
Floors installed with impact sound insulation
Facade renovated
High-quality materials were used, such as solid wood parquet flooring, stone tiles, and massive wood elements. The property is well-maintained and technically sound. The key advantage: Listed building depreciation.
For investors, the real benefit lies in the tax structure. With listed buildings, recognized renovation costs can be depreciated according to § 7i EStG:
8 years at 9% per year
4 years at 7% per year
A total of 100% of the recognized renovation costs over 12 years.
In addition to the standard building depreciation. This creates a significant tax advantage, especially for investors with high tax rates, particularly in the first 12 years. Location:
Central location in Rot am See.
South-west orientation.
Established residential area.
Good rental potential.
A quiet location with long-term prospects.

The property is located in a central area of Rot am See, a well-established municipality in the district of Schwäbisch Hall.

Due to its central location on the main street, daily necessities, bakeries, banks, restaurants, and medical services are easily accessible. Kindergartens and a combined school are also located directly in the town – a clear advantage for rental potential.

Rot am See has its own train station with connections to Crailsheim and Schwäbisch Hall. The B290 provides good regional transport links, which commuters also appreciate about the location.

The surrounding area is characterized by rural tranquility, a strong sense of community, and a high quality of life close to nature, while also benefiting from solid infrastructure.

This combination of convenient local amenities, good transport links, and a manageable municipal structure ensures a stable demand in the rental market.