L'Officine – Pharmacie des Trois Mas – Nîmes (30)

La Première Brique Commercial real estate Financé

Ce projet est clôturé. L'analyse ci-dessous reflète les informations disponibles au moment de la souscription et n'a pas été mise à jour.

L'Officine – Pharmacie des Trois Mas – Nîmes (30)

Average

score / 100

Yield

6.5%/yr

Duration

60 months

Min. ticket

1 €

Amount raised

1.1 M€

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À propos

Fractional acquisition of a commercial property of 228 m² leased to the Pharmacy of the Three Farms in Nîmes (Mas Chalvidan housing development), in continuous operation since 1980. The asset is leased to a pharmacist licence holder who acquired the business for €2.6M. Investors lend to SAS LE SOIGNANT (dedicated SPV), receive net rents monthly for 5 years maximum, then are repaid the capital on sale with one third of any potential gain.

Plateforme · 18.0/25

A1 · Statut réglementaire 8.0/8✓ max

agrément AMF licence AMF fonds propres-2023-15 obtained in November 2023, currently valid
Maximum regulatory status

A2 · Track Record 4.0/6

Default 0% → 6/6 (×0.5=3.0)
Delay 10.1% (5-15%) → 4.5/6 (×0.3=1.35)
Actual return vs announced: N/C → 0/6 (×0.2=0)

A3 · Rigueur de sélection 2.0/4

Selection process not detailed in available data
812 funded projects attest to sustained activity
Selection rate not published

A4 · Santé financière 3.0/4bon

Independent platform, >5 years existence (2019), iXO PE and Elige Capital entry in 2025, growth 85%/year
Modest share capital (150K€) but confirmed institutional support
No PLATFORM distress signal

A5 · Protection investisseurs 1.0/3faible

agrément AMF licence guarantees 4-day reflection period and continuity plan (1 mandatory point)
No secondary market or account segregation documented in data provided

Projet · 41.0/75 (46.0 brut, red flags −5)

B1 · Instrument & Structure 8.0/10bon

B1.1: 5/5 - Participating loan with remuneration, clear French law

B1.2: 2/3 - Dedicated société dédiée (SPV) LE SOIGNANT, direct loan well documented

B1.3: 1/2 - Simple bond, no known senior debt, rank not registered

B2 · Opérateur & Track record 6.0/15faible

B2.1: 2/4 - Nicolas Ostrowska appointed president, without detailed public profile

B2.2: 2/5 - Limited RE-COM experience, 0 documented completed operations

B2.3: 0/3 - First operation on this platform

B2.4: 2/3 - SAS recently created (capital €1000), tight balance sheet but no identified proceeding

B3 · Garanties & Sûretés 7.0/15faible

B3.1: 4/9 - Personal guarantee €300k pharmacist not notarised; no mortgage or pledge

B3.2: 1/4 - société dédiée (SPV) LE SOIGNANT capital €1000, financially weak guarantor

B3.3: 2/2 - Asset acquired 17/07/2026, no partner bank but project <€2M without obligation

B4 · Structure financière 10.0/15

B4.1: 4/5 - Loan-to-Value (ratio prêt/valeur actif) ~100% on total cost (crowd finance 100%), but solid gross return 8.2% for RE-COM

B4.2: 0/4 - No documented equity contribution by operator (NA)

B4.3: 3/4 - Degraded scenario +0.2% over 5 years, stress test presented

B4.4: 1/2 - Gross target IRR 8.2% at entry, within range 8-12%

B5 · Pré-commercialisation 9.0/10bon

Commercial lease in place since 1980, pharmacy tenant under monopoly
Revenue €3.3M in 2025 (+14%), effort ratio 2.3%
Ongoing operation, very low vacancy risk
No formal LOI but active signed lease

B6 · Permis & Maturité 5.0/5✓ max

Acquisition planned 17/07/2026, existing asset leased since 1980, no works or permits required
Established activity >2 years, all legal documents in order

B7 · Marché & Localisation 1.0/3faible

Nîmes secondary market stable
Transaction slowdown -61.49% in 2 years
Median incomes below national average
Accessible prices but uncertain local commercial market

⚠ Alertes détectées · −5 pts déduits

Aucune garantie réelle sur ce projet −5 pts

No registered security (mortgage, pledge) on this loan of €1,075,000 - only non-notarised personal guarantee of the pharmacy tenant pharmacist.

Points forts

✓Pharmacy tenant under numerus clausus, inelastic demand, operation since 1980.

✓Tenant effort ratio very low (2.3% of revenue vs sector threshold 4%).

✓Pharmacist revenue +14% in 2025, strong commitment (€2.6M for fund acquisition).

✓Gross yield 8.2% at entry, stress test presented with positive degraded scenario.

✓PSFP licence AMF FP-2023-15 platform, clear legal structure French law.

Risques identifiés

!Total absence of registered security (mortgage or pledge) on the commercial asset.

!SPV LE SOIGNANT share capital €1,000, very weak financial solidity of the borrower.

!100% crowd financing without documented equity contribution by operator or bank partner.

!Nîmes real estate market in marked slowdown (-61.49% transactions in 2 years).

!Effective LTV of 100% (crowd finances entire project cost), risk of loss on resale.

⚠ Avertissement sur les risques

Investir en crowdfunding comporte un risque de perte partielle ou totale du capital, ainsi qu'un risque d'illiquidité. Selon le baromètre France FinTech / Forvis Mazars 2025, 25 à 30 % des projets accusent un retard de plus de 6 mois et 4 à 6 % entraînent une perte définitive. Ne placez jamais plus de 5 à 10 % de votre patrimoine en crowdfunding et diversifiez sur au moins 10 projets. CrowdPickr est un service d'information indépendant, non agréé en tant que conseiller en investissement. Les analyses présentées ne constituent pas un conseil en investissement personnalisé.