{"id":14468,"date":"2013-02-14T00:00:00","date_gmt":"2013-02-14T05:00:00","guid":{"rendered":"https:\/\/frenchdistrict.com\/new-york\/articles\/rentabilite-investissement-immobilier-acheter-louer-new-york-city\/"},"modified":"2021-06-22T07:34:13","modified_gmt":"2021-06-22T11:34:13","slug":"rentabilite-investissement-immobilier-acheter-louer-new-york-city","status":"publish","type":"post","link":"https:\/\/frenchdistrict.com\/new-york\/articles\/rentabilite-investissement-immobilier-acheter-louer-new-york-city\/","title":{"rendered":"La rentabilit\u00e9 d\u2019un investissement immobilier \u00e0 New York City"},"content":{"rendered":"<p>La premi\u00e8re bonne nouvelle, c\u2019est que le taux de vacance est de moins de 2 % \u00e0 Manhattan, la deuxi\u00e8me, c\u2019est qu\u2019un<a href=\"https:\/\/frenchdistrict.com\/new-york\/adresse\/larroche-team-immobilier-francais-new-york-city-manhattan\/\" target=\"_blank\" rel=\"noopener noreferrer\"> appartement<\/a> vide au juste prix trouve statistiquement un locataire dans le mois. L\u2019<strong>investissement<\/strong> locatif sent plut\u00f4t bon \u00e0 Manhattan\u2026<\/p>\n<h2>Ce que vous allez gagner<\/h2>\n<p>L\u2019acquisition d\u2019un <a href=\"https:\/\/barnes-newyork.com\/\" target=\"_blank\" rel=\"noopener noreferrer\">bien immobilier<\/a> est un acte heureux, en voici la preuve\u00a0:<\/p>\n<h3>Les revenus locatifs<\/h3>\n<h4>Qui fixe le prix du loyer\u00a0?<\/h4>\n<p>Lorsqu\u2019il n\u2019est pas soumis \u00e0 une r\u00e9gulation particuli\u00e8re, le propri\u00e9taire est libre de fixer le prix du loyer (dans la limite du raisonnable\u2026).<br \/>\nA l\u2019inverse, certains immeubles r\u00e9pondent au \u00ab\u00a0<em>Rent Guidelines Board<\/em>\u00a0\u00bb\u00a0: alors, le loyer peut \u00eatre augment\u00e9 tous les 2 ans, si le propri\u00e9taire remplit un formulaire de demande, ou s\u2019il effectue une am\u00e9lioration majeure de la r\u00e9sidence \u00ab\u00a0<em>Major Capital Improvement<\/em>\u00a0\u00bb. Une occasion donc d\u2019\u00e9quiper votre studio de WC.<\/p>\n<p><strong>Lire aussi : <i class=\"fa fa-link\" aria-hidden=\"true\"><\/i>  <a href=\"https:\/\/frenchdistrict.com\/new-york\/articles\/immobilier-achat-appartement-manhattan-new-york-agent-francais\/\">Devenir propri\u00e9taire \u00e0 New York<\/a><\/strong><\/p>\n<h3>Les gains apr\u00e8s revente<\/h3>\n<h4>Les plus values<\/h4>\n<p>La \u00ab\u00a0<em>Capital Gains Tax<\/em>\u00a0\u00bb est un imp\u00f4t sur la revente de sa r\u00e9sidence principale\u00a0(l\u2019\u00e9quivalent de la taxation fran\u00e7aise de 34,5% sur les plus-values)\u00a0; elle s\u2019\u00e9l\u00e8ve \u00e0 15% au niveau f\u00e9d\u00e9ral et monte \u00e0 environ 21% pour les propri\u00e9taires vendeurs \u00e0 New York et New York City. Heureusement, il est possible comptablement de consid\u00e9rablement r\u00e9duire l\u2019assiette de cet imp\u00f4t.<\/p>\n<p>C\u2019est la Convention Franco-Am\u00e9ricaine du 31 Ao\u00fbt 1994 qui r\u00e8gle toute question fiscale sur le sujet et notamment son article 24-1 qui interdit la double imposition (<i class=\"fa fa-link\" aria-hidden=\"true\"><\/i> <a href=\"http:\/\/www.mfe.org\/index.php\/Portails-Pays\/Etats-Unis\/Fiscalite\/Convention-fiscale\" target=\"_blank\" rel=\"noopener noreferrer\">Convention fiscale fran\u00e7aise<\/a>). Selon cette convention, la taxation de la plus-value et l\u2019imposition sur les revenus locatifs sont d\u00e9ductibles en France.<\/p>\n<h4>Le calcul de la plus value ou moins value<\/h4>\n<p>Voici le calcul \u00e0 faire\u2026 A vos calculatrices\u00a0! :<\/p>\n<p>Prix de vente \u2013 d\u00e9penses de revente (frais d\u2019agence de 6%) \u2013 prix d\u2019achat + d\u00e9penses r\u00e9alis\u00e9es pour l\u2019am\u00e9liorer \u2013 \u00ab\u00a0<em>adjusted basis<\/em>\u00a0\u00bb (co\u00fbts qui ont th\u00e9oriquement r\u00e9duit sa valeur). Alors, jackpot\u00a0?<\/p>\n<h4>\u00ab\u00a0Withholding Payment\u00a0\u00bb\u00a0: Le prix qui est temporairement retenu<\/h4>\n<p>Le FIRPTA de 1980 \u00ab <em>The Foreign Investment in Real Property Tax Act\u00a0\u00bb<\/em>\u00a0inflige une retenue sur les gains li\u00e9s \u00e0 la revente d\u2019une propri\u00e9t\u00e9 immobili\u00e8re aux propri\u00e9taires \u00e9trangers (sans Green Card ni statut de r\u00e9sident), et l\u2019IRS retient 10% du prix d\u2019achat comme \u00ab\u00a0<em>withholding payment\u00a0<\/em>\u00bb au niveau f\u00e9d\u00e9ral. L\u2019Etat de New York retient quant \u00e0 lui 8,82% suppl\u00e9mentaires. L\u00e0 encore, il est possible d\u2019\u00e9viter cette \u00e9tape pour un r\u00e9sident \u00e9tranger en \u00e9tant bien accompagn\u00e9 par un expert-comptable local.<\/p>\n<h2>Ce que vous allez d\u00e9penser<\/h2>\n<h3>Les co\u00fbts relatifs \u00e0 l\u2019acquisition<\/h3>\n<h4>Un agent immobilier ou pas\u00a0?<\/h4>\n<p>L\u2019immobilier \u00e0 New York, et plus particuli\u00e8rement \u00e0 Manhattan, ob\u00e9it \u00e0 des r\u00e8gles sp\u00e9cifiques. De fait, la tr\u00e8s grande majorit\u00e9 des transactions s\u2019effectuent par l\u2019interm\u00e9diaire d\u2019un agent immobilier. Acheteurs, rassurez votre banquier, les frais d\u2019agence (de l\u2019ordre de 6% du prix de vente), sont \u00e0 la charge du vendeur. Alors, ne vous en privez pas\u00a0!<\/p>\n<h4>Emprunt<\/h4>\n<p>A moins d\u2019avoir enterr\u00e9 une cassette dans son jardin, l\u2019acheteur effectue certainement un emprunt aupr\u00e8s d\u2019une banque de leur pays. Il faut \u00e9galement savoir qu\u2019\u00e0 New York City, une taxe \u00ab\u00a0<em>mortgage recording tax\u00a0<\/em>\u00bb est pr\u00e9lev\u00e9e lorsque l\u2019on acqui\u00e8re un condo, qui \u00e9quivaut \u00e0 2% de la valeur nominale \u00ab\u00a0<em>face value<\/em>\u00a0\u00bb. Cette taxe ne s\u2019applique pas lorsque l\u2019on ach\u00e8te une co-op ou lorsque l\u2019emprunt est souscrit hors des USA.<\/p>\n<p>Il faut savoir qu\u2019il est d\u00e9sormais redevenu possible de souscrire un emprunt aupr\u00e8s d\u2019un organisme de cr\u00e9dit am\u00e9ricain, moyennant souvent un apport d\u2019environ 50%.<\/p>\n<h4>D\u00e9ductions d\u2019imp\u00f4t<\/h4>\n<p>Pour une co-op, sont d\u00e9ductibles\u00a0: les taxes mobili\u00e8res et les int\u00e9r\u00eats du pr\u00eat, ainsi que les int\u00e9r\u00eats de son propre pr\u00eat.<\/p>\n<ul>\n<li>Pour un condo, sont d\u00e9ductibles\u00a0:\u00a0les int\u00e9r\u00eats de leur pr\u00eat et leurs taxes mobili\u00e8res sur leurs d\u00e9clarations de revenus.<\/li>\n<\/ul>\n<h4>Travaux<\/h4>\n<p>En limitant votre consommation d\u2019\u00e9nergie, non seulement vous contribuez \u00e0 sauver les ours blanc et leur banquise, mais en plus, vous pouvez b\u00e9n\u00e9ficier de d\u00e9ductions d\u2019imp\u00f4t \u00ab <em>tax credit<\/em>\u00a0\u00bb si vous effectuez des am\u00e9liorations visant \u00e0 r\u00e9duire ces d\u00e9penses \u00e9nerg\u00e9tiques \u00ab\u00a0<em>energy-efficient home improvements<\/em>\u00a0\u00bb.<\/p>\n<p>A la cl\u00e9\u00a0:<\/p>\n<ul>\n<li>Une d\u00e9duction de 10% jusqu\u2019\u00e0 500$ d\u00e9pens\u00e9s pour l\u2019achat de fen\u00eatres, portes et velux, am\u00e9lioration de l\u2019isolation et pose de certains toits.<\/li>\n<li>Une d\u00e9duction de 30% pour les installations sur la propri\u00e9t\u00e9, comme des chauffe-eau \u00e0 l\u2019\u00e9nergie solaire, des pompes \u00e0 chaleur g\u00e9othermiques ou des \u00e9oliennes (pas facile \u00e0 installer\u2026).<\/li>\n<\/ul>\n<p>Plus d\u2019infos sur\u00a0: <i class=\"fa fa-link\" aria-hidden=\"true\"><\/i> <a href=\"http:\/\/www.irs.gov\/uac\/Energy-Incentives-for-Individuals-in-the-American-Recovery-and-Reinvestment-Act\" target=\"_blank\" rel=\"noopener noreferrer\">Energy Incentives for Individuals in the American Recovery and Reinvestment Act<\/a>.<\/p>\n<p>Attention si vous avez tendance \u00e0 confondre votre compte en banque avec celui de votre soci\u00e9t\u00e9\u00a0; l\u2019IRS consid\u00e8re les travaux et les r\u00e9novations de sa maison comme des d\u00e9penses personnelles\u00a0; il n\u2019est donc pas possible de les faire passer en frais professionnels.<\/p>\n<h3>Les co\u00fbts post\u00e9rieurs \u00e0 l\u2019acquisition<\/h3>\n<h4>Co-op ou condo\u00a0?<\/h4>\n<p>Il est souvent plus cher d\u2019acheter un co-op qu\u2019un condo, m\u00eame si la diff\u00e9rence a tendance \u00e0 s\u2019att\u00e9nuer. L\u2019achat d\u2019un co-op suppose tout d\u2019abord l\u2019approbation de l\u2019association de l\u2019immeuble, le Co-op Board, qui peut s\u2019av\u00e9rer probl\u00e9matique \u00e0 obtenir. Il faut en outre verser une caution de 20 \u00e0 25% (ouille). Enfin, les acheteurs \u00e9trangers n\u2019ont souvent pas constitu\u00e9 d\u2019historique de cr\u00e9dit, tellement appr\u00e9ci\u00e9 par le Co-op Board.<\/p>\n<p>M\u00eame s\u2019il existe beaucoup plus de co-op (75%) \u00e0 Manhattan, la majorit\u00e9 des investissements immobiliers se font sur des condos, plus souples et plus adapt\u00e9s aux investisseurs \u00e9trangers.<\/p>\n<h4>Gestion locative<\/h4>\n<p>Un condo est souvent plus simple \u00e0 louer qu\u2019un co-op, d\u2019abord car la plupart des co-ops Board refusent le principe m\u00eame de location, ensuite car l\u2019accord pr\u00e9alable du \u00a0\u00ab<em>\u00a0Board<\/em>\u00a0\u00bb est plus facile \u00e0 obtenir dans les condos que dans les co-ops.<\/p>\n<p>L\u2019investisseur re\u00e7oit mensuellement son loyer, auquel il doit d\u00e9duire\u00a0:<\/p>\n<ul>\n<li>Les charges communes.<\/li>\n<li>La taxe fonci\u00e8re mensuelle.<\/li>\n<li>L\u2019assurance (pour un deux pi\u00e8ces dans Manhattan, comptez entre 50 et 100$ par mois).<\/li>\n<li>Honoraires comptables (comptez environ 800$ annuel pour une d\u00e9claration fiscale).<\/li>\n<\/ul>\n<p>Vous pouvez \u00e9galement opter pour une soci\u00e9t\u00e9 sp\u00e9cialis\u00e9e dans la gestion locative (<em>property management<\/em>), qui s\u2019assure du recouvrement \/ versement des loyers et de la maintenance de votre bien. Certaines agences immobili\u00e8res proposent aussi ce service.<\/p>\n<p>On constate que la rentabilit\u00e9 locative nette d\u2019un <a href=\"https:\/\/frenchdistrict.com\/new-york\/adresse\/larroche-team-immobilier-francais-new-york-city-manhattan\/\" target=\"_blank\" rel=\"noopener noreferrer\">bien immobilier \u00e0 Manhattan<\/a> s\u2019\u00e9l\u00e8ve g\u00e9n\u00e9ralement entre 3 et 5%. Il ne vous reste plus qu\u2019\u00e0 cl\u00f4turer votre Livret A\u2026<\/p>\n<h4>Les diff\u00e9rentes taxes<\/h4>\n<p>L\u2019heureux propri\u00e9taire de son pied-\u00e0-terre doit cependant payer ceci\u00a0:<\/p>\n<ul>\n<li><strong>La Taxe sur les Revenus locatifs\u00a0<\/strong>: elle peut atteindre 30 %, mais peut \u00eatre consid\u00e9rablement diminu\u00e9e gr\u00e2ce aux d\u00e9ductions possibles (frais de closing, travaux, int\u00e9r\u00eats d\u2018emprunt et l\u2019amortissement du bien sur 27,5 ans aux Etats-Unis). Au final, l\u2019assiette imposable est bien r\u00e9duite.<\/li>\n<li><strong>La taxe de propri\u00e9t\u00e9<\/strong> (\u00ab\u00a0<em>Property Taxes<\/em>\u00a0\u00bb), d\u2019environ 0,5% &#8211; 1% de la valeur du bien.<\/li>\n<li><strong>L\u2019\u00ab\u00a0Estate Tax\u00a0\u00bb<\/strong>, ou la taxe sur le transfert d\u2019une propri\u00e9t\u00e9 \u00e0 la mort du propri\u00e9taire. Il est possible et plut\u00f4t simple de faire appel \u00e0 diff\u00e9rentes structures fiscales pour r\u00e9duire cette taxation, qui peut aller jusqu\u2019\u00e0 50% pour un non-am\u00e9ricain.<\/li>\n<\/ul>\n<p>Bien s\u00fbr, cette liste n\u2019est pas exhaustive et ne consid\u00e8re pas les dispositifs et programmes d\u2019<strong>investissement<\/strong> immobiliers particuliers.<\/p>\n<h2>Bon \u00e0 savoir<\/h2>\n<h3>Le trait\u00e9 Fiscal International France \u2013 Etats-Unis du 31 ao\u00fbt 1994<\/h3>\n<p>La Convention ne s&#8217;applique qu&#8217;aux personnes qui sont des r\u00e9sidents d&#8217;un Etat contractant ou des deux Etats contractants, \u00e0 moins qu&#8217;elle n&#8217;en dispose autrement.<br \/>\nSon Article 6\u00a0dispose : \u00ab\u00a0<em>Les revenus provenant de biens immobiliers (y compris les revenus des exploitations agricoles ou foresti\u00e8res) situ\u00e9s dans un Etat contractant sont imposables dans cet Etat.\u00a0<\/em>\u00bb<br \/>\n<i class=\"fa fa-link\" aria-hidden=\"true\"><\/i> <a href=\"http:\/\/ambafrance-us.org\/spip.php?article724\" target=\"_blank\" rel=\"noopener noreferrer\">AmbaFrance-us.org<\/a>.<\/p>\n<h3>Formulaire 1042-S<\/h3>\n<p>Il d\u00e9crit les revenus non professionnels ainsi que tous les revenus exempt\u00e9s d\u2019imp\u00f4ts du fait d\u2019un trait\u00e9 fiscal.<\/p>\n<h3>Les obligations du propri\u00e9taire<\/h3>\n<p>Vous avez les cl\u00e9s, vous avez un locataire, voici maintenant ce que vous devez faire\u00a0:<\/p>\n<ul>\n<li>Maintenir les syst\u00e8mes \u00e9lectriques, la plomberie, les sanitaires, le chauffage, la ventilation, et les facilit\u00e9s install\u00e9es (frigo, four).<\/li>\n<li>Prot\u00e9ger contre le saturnisme (intoxication par le plomb\u00a0: \u00ab\u00a0<em>lead paint<\/em>\u00a0\u00bb).<\/li>\n<li>Installer des d\u00e9tecteurs de fum\u00e9e et de monoxyde de carbone.<\/li>\n<li>Installer des verrous pour les portes ext\u00e9rieures et int\u00e9rieures et un judas.<\/li>\n<li>Prot\u00e9ger votre bien contre les rongeurs et punaises de lit.<\/li>\n<\/ul>\n<h3>Les droits du locataire<\/h3>\n<p>Petit guide sur les droits d\u2019un locataire \u00e0 New York\u00a0: <i class=\"fa fa-link\" aria-hidden=\"true\"><\/i> <a href=\"https:\/\/ag.ny.gov\/sites\/default\/files\/tenants_rights.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">AG.NY.gov\/Sites\/default\/files\/pdfs\/publications\/Tenant_Rights_2011.pdf<\/a>.<\/p>\n<h2>Vous souhaitez investir dans l&#8217;immobilier \u00e0 New York?<br \/>\n\u00c9crivez-nous!<\/h2>\n<a name=\"contactfd\" style=\"display: block;position: relative;top: -150px;visibility: hidden;\"><\/a><script type=\"text\/javascript\">\n\/* <![CDATA[ *\/\nvar 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