Le Marbre (67) — Pompes Funèbres Acker Strasbourg

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.

Le Marbre (67) — Pompes Funèbres Acker Strasbourg

Average

score / 100

Yield

6.1%/yr

Duration

60 months

Min. ticket

1 €

Amount raised

530 k€

Invest →

À propos

Acquisition of a commercial premises of 159 m² at 50 avenue de la Forêt-Noire, Strasbourg (Neustadt district, UNESCO-classified), leased to Pompes Funèbres Acker (SAFE Group) under a commercial lease 3/6/9 signed in 2025. The operator LA MOSAIQUE (Nicolas Ostrowska, via myVesta) is raising €530,000 to finance the acquisition at €435,000 + fees. Investors receive a share of net rents (~6.0-6.2%/year) for 5 years, then recover their capital on resale of the asset.

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 7.0/10

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

B1.2: 2/3 - Dedicated société dédiée (SPV) LA MOSAIQUE SAS, distinct issuer, French law

B1.3: 0/2 - No ranking documentation, senior debt not excluded

B2 · Opérateur & Track record 9.0/15

B2.1: 4/4 - Nicolas OSTROWSKA appointed, function specified, identifiable entity

B2.2: 2/5 - RE-COM operator, few documented operations, first on this structure

B2.3: 1/3 - First operation on this platform, reputation not verified

B2.4: 2/3 - Share capital of €1000, société dédiée (SPV) balance sheet not available

B3 · Garanties & Sûretés 6.0/15faible

B3.1: 4/9 - Personal guarantee from director mentioned, not notarised; no documented mortgage on the asset

B3.2: 1/4 - Guarantor not financially evaluated, société dédiée (SPV) capitalised at €1000

B3.3: 1/2 - No identified banking partner, amount <€2M therefore RF2 not triggered

B4 · Structure financière 10.0/15

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) 82.1% (€530K/€645K estimated value via 8.1% yield); RE-COM 70-80% → 2pts, rounded given 13% discount

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

B4.3: 3/4 - Degraded scenario: capital repaid 78%, positive margin +0.6%; repayment assured even in case of tenant departure

B4.4: 2/2 - Gross target IRR 8.1% entry, resale 7.8%, >8% net of fees

B5 · Pré-commercialisation 9.0/10bon

Commercial lease 3/6/9 signed in 2025, tenant in place since 1994, contractual rent until 2033
Effort rate 1% of SAFE group turnover
RE-COM: long-term lease signed identified tenant >80% surface → 9/10

B6 · Permis & Maturité 3.0/5

Acquisition scheduled for 25/07/2026 (not yet completed as at FAQ date)
Commercial lease signed
No major works required
RE-COM: acquisition not completed but under firm undertaking + documented status → 2pts, reassessed at 3 as lease already signed

B7 · Marché & Localisation 2.0/3

Strasbourg Neustadt, UNESCO-classified district, stable commercial market
Gross yield 8.1% above median (5.5-6.5%)
13% discount on comparables
Stable secondary market → 2/3

⚠ Alertes détectées · −5 pts déduits

Aucune garantie réelle sur ce projet −5 pts

No documented registered security on this commercial asset of €530,000 - neither mortgage nor registered pledge; unnotarised personal guarantee insufficient as real security

Points forts

✓Tenant anchored since 1994, funeral activity counter-cyclical to inelastic demand

✓Solid operator: equity capital €3.9M, net result €1.1M, effort rate ~1%

✓13% discount on acquisition vs Strasbourg comparables, gross yield 8.1%

✓Commercial lease signed until 2033, rent indexed to ILC, immediate cash flows from year 1

✓Documented degraded scenario: capital repaid at 78%, positive margin maintained

Risques identifiés

!Absence of registered security: no mortgage or pledge on the asset

!No documented operator equity contribution (100% debt financing by crowd)

!SPV capitalised at €1000, operator balance sheet very limited, track record not verifiable

!Next tenant termination date 30/06/2027: vacancy risk at 13 months if notice given

!Capital repayment entirely dependent on resale price in year 5, residual market risk

⚠ 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.