Access
To assign the grades A and E, we use a Bonus/Malus system.
⚠️ Some criteria may be missing in the detailed list below.
⚠️ The scoring model is not suitable for all types of projects.
The total points for this project is 7
| Criteria | Points |
|---|---|
| mortgage coverage | ∅ |
| optimistic scenario margin | ∅ |
| pre-commercialization | ∅ |
| track record | 🟩 |
| location | ∅ |
| in the vicinity | 🟩 |
| yield | 🟩 |
| LTA | 🟩 |
| LTS | 🟩 |
| operator commitment | ∅ |
| sales price | 🟩 |
| permanent loss | 🟩 |
| late projects | 🟥 |
| price trend | ∅ |
| urban planning risk | 🟩 |
| debt to equity | ∅ |
| debt to asset | ∅ |
This review is proposed by Damien Cuyala on
⏰ The project starts on 08/07/2024 10h00
💰 The estimated rate of return is 10% per year.
⏱ The duration of the project is 24m
💼 Minimum amount to invest is 100€
🤖 Review's summary
Analysis date: 2024-07-08 10:00:00 Global assessment: Weak guarantee with no company account published ⚠️. The commercial real estate portfolio consists of 18 sites totaling 18,220m2 with 25 tenants. Nearly 700K€ in leasebacks are repaid annually. Annual rents amount to 1.5M€. The project is rated average due to lack of information but good in terms of annual rents. The question of project exit arises, possibly through refinancing?
👷 Project Type: Refinancing
💶 2,000,000 EUR to be financed
⏰ Capital repayment: In fine. Interest: Monthly
Refinancing of a mezzanine on 18 assets located at the entrance of towns in France. The operator seeks Upstone's support to refinance the bond loan issued in 2021 with a target amount of 2M€ for capital repayment and investment in photovoltaic panels.
✅ Yield 10% -> High
❗Yield is below the average yield (11.8%) of recent Upstone projects
Guarantee Type: GAPD Equity amount of the holding: Net debt/equity ratio => No company account published
❗Pre-commercialization: None. Pre-commercialized at 0% with no suspensive conditions
Operator's health: No company account published
❗Location: town with fewer than 10k inhabitants (Assets are located in 12 French towns)
✅ Nearby: shops, schools
✅ Exit price: Not applicable (No asset resale)
✅ Prices have increased by 0.1% over 1 year
❗Optimistic scenario margin: 0% -> low margin (No asset resale)
❗Pessimistic scenario margin (+10% work amount, -10% discount, +20% work time): 0% -> decent margin
Flooding risk: (only if near a river) (No asset resale)
✅ No urban planning risk
✅ Project promoter's track record: Over 3 similar operations
✅ Outstanding financing and operator delay: None
✅ Work difficulty: None
✅ Realistic work duration: Yes
✅ LTA (Loan to Acquisition): 11% -> low valuation
✅ LTS (Loan to Sale): 11% -> very low
LTC (Loan to Construction Cost): 0%
❗Operator commitment: 0% -> low
✅ Geopolitical situation: FRANCE
⚠️21.18% of delays over 6 months at Upstone -> very high
✅ 0% permanent losses at Upstone -> low
✅ 15€ credited to your Upstone portfolio
■ Referral code at registration: BLUERSKY
■ Enter your email by clicking on the Bonus link.
■ For cumulative 1000€ invested (e.g., 10 projects at 100€ each), you receive 15 euros
➡️ Bonus Link
The referral code is BLUERSKY
52 voters
👎63% 👍8% 🤷12% 🏳️17%
To vote : 
Damien Cuyala
Damien, 41 years old, I am a business manager in nuclear valves, I also have a company in the distribution of everyday products in short circuits with the credo of "made in France". I started at a young age to learn how to invest in the stock market in dividend stocks, ETFs, and from 2021 on small cap equity strategies, and recently I have been learning about options. In June 2022, I started real estate crowdfunding and I have invested a little over 73 Keuros since then, my investments are distributed across the following platforms: ClubFunding, Raizers, La Première Brique, Upstone, Baltis. I attach great importance to spending time analyzing each project before making the best decision for my investments. Finally, I also have investments in crowdlending, mainly on Lendermarket to diversify my assets as much as possible.
The votes take place in the Objectif-Renta Investors Club.
➡️ Search for previous reviews of chez Upstone
Join the group on TelegramBy joining the club, you join a community of investors driven by the same interests and passions.
