Investor · Entrepreneur · Author

Real estate is the means. Not the end.

To me, residential property is a cash-flow vehicle for interest-rate arbitrage – hardly any other asset class gives a private investor comparable leverage on comparable terms. With Dein Immo Tresor I run the numbers; with Vaultbrook Capital I put them to work.

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Porträt von Marvin Himmelsbach
01Rate spreadI do not buy a property that only works if it appreciates. It has to earn more than its financing costs from the first month.
02AntifragileI run every financing against the bad case: costlier refinancing, six months of vacancy, a new roof. What survives that goes into the portfolio.
03After taxThe number in the listing does not interest me. What interests me is what lands in the account after interest, amortisation, depreciation and tax.

Companies

Two companies. One calculation.

The software assesses properties for others. The family office assesses them for me. The calculation behind both is the same.

Software

Dein Immo Tresor

A software platform for property investors that maps the entire investment process digitally – from acquisition analysis through portfolio and financing management to tax calculations and asset controlling.

deinimmotresor.de Family Office

Vaultbrook Capital

A family office for the long-term build-up and management of own assets. The focus lies on residential real estate, disciplined allocation and resilient multi-asset portfolios.

vaultbrookcapital.com

A property that only works if it appreciates is not an investment. It is a bet.

Marvin Himmelsbach

Approach

One system, not separate parts.

Acquisition, financing, holding and tax are connected. Calculate them separately and you end up with a number that does not exist.

Schritt 01

Acquisition review

The maths comes before the viewing. Most properties fail here – which is exactly the point.

Schritt 02

Financing

Fixed-rate period, amortisation rate and equity input are decisions – not whatever the bank offers first.

Schritt 03

Portfolio steering

A portfolio is not a brokerage account you leave alone. Cash flow, leverage and rents belong on the table every year.

Schritt 04

Tax & controlling

This is where you find out whether the original calculation held. Usually the difference sits in depreciation.

Focus

Where the return actually comes from.

Everyone talks about location. The decision is made on capital structure. Those are the levers I work on.

01

Acquisition & valuation

The price multiple is where the calculation starts, not where it ends. The rest is decided by rent structure, building condition and the deferred maintenance nobody mentions.

02

Leverage & terms

Over twenty years, two percentage points on the rate change more than any haggling over the purchase price. Yet the price gets argued over and the financing waved through.

03

Interest-rate arbitrage

Debt costs less than the yield it finances. That gap is the business – and the only question is whether it still exists at higher rates.

04

Antifragile structures

No property may endanger another. Separate financings, staggered fixed-rate periods, its own reserve per unit. Inconvenient while building, decisive in a bad year.

05

Cash flow after tax

Two properties with the same gross yield can end up far apart after tax. Depreciation, financing structure and holding period make the difference.

06

Macro & digital assets

A ten-year fixed rate is a statement about where you think rates are going. Ignore that and you are only calculating the present.

Publication

Knowledge that carries on.

Book cover: Das 1×1 der Finanzen

Das 1×1 der Finanzen

A German-language introduction to money and building wealth – the topics I have worked on for years.

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Frequently asked

Questions that come up often.

Who is Marvin Himmelsbach?

Marvin Himmelsbach is an investor, entrepreneur and author focused on real estate investments, analysis and financial technology. He is the founder of the software platform Dein Immo Tresor and is building Vaultbrook Capital, a private family office. His work centres on digital tools that let investors make traceable, data-driven decisions.

Why real estate and not equities?

Because the financing terms are different. On a let residential property, a private investor obtains long-term predictable debt with a high loan-to-value, a fixed rate and a defined amortisation schedule. A Lombard loan against a securities account, by contrast, carries a variable rate, is subject to margin calls at any time and falls due immediately when prices drop. That asymmetry is what turns the property into a vehicle: it carries itself through rental cash flow and enables an interest-rate arbitrage that unsecured lending simply cannot deliver.

Which companies has Marvin Himmelsbach founded?

Two: Dein Immo Tresor, a software platform for property investors, and Vaultbrook Capital, a private family office managing exclusively his own assets.

What is Dein Immo Tresor?

Dein Immo Tresor is specialised software for property investors. It grew out of hands-on investment practice and combines property analysis, portfolio management, financing planning and tax calculations in one central application. The aim is to replace spreadsheets and isolated tools with a single system covering the entire investment process, from acquisition review to long-term portfolio steering.

What is Vaultbrook Capital?

Vaultbrook Capital is a private family office. It manages exclusively its own assets and follows a long-term strategy focused on residential real estate and selected further asset classes. Its priorities are preservation of value, disciplined allocation and resilient portfolio structures.

What are Marvin Himmelsbach’s areas of expertise?

Real estate investments, property financing, cash-flow analysis, return on equity, portfolio architecture, property valuation, macroeconomics and the link between traditional assets and modern technology. He is particularly interested in quantitative decision models that assess investments in a traceable and reproducible way.

Has Marvin Himmelsbach written a book?

Yes. He is the author of “Das 1×1 der Finanzen”, a German-language introduction to money and building wealth.

Contact

How to reach me.

I read every message myself. For business partners, investors and press, email is fastest.

Emailinfo@vaultbrookcapital.com
Phone0621 – 718 260 60
AddressQ7 24 · 68161 Mannheim

So that there is no misunderstanding

  • I do not manage third-party capital. Vaultbrook Capital is a private family office.
  • I do not broker properties and do not work on commission.
  • I do not give investment advice. What you read here is my view on my own decisions.
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Profiles

For media

Portrait in print resolution: download photo. A short biography and details on both companies are available under “About me”.

Background

About me

Marvin Himmelsbach

Marvin Himmelsbach is an investor, entrepreneur and author focused on real estate investments, allocation and financial technology. His work centres on building scalable asset structures for the long term and on developing digital tools that help investors make better-informed, data-driven decisions.

As the founder of Dein Immo Tresor he develops specialised software for property investors. The platform grew out of his own investment practice and combines property analysis, portfolio management, financing planning and tax calculations in one central application. The goal is to replace spreadsheets and isolated tools with a modern operating system for property investors that supports the whole process – from acquisition review to long-term portfolio steering.

In parallel, Marvin Himmelsbach is building his own family office with Vaultbrook Capital. The company manages exclusively its own capital and follows a long-term investment strategy focused on residential real estate and selected further asset classes. Its priorities are sustainable wealth building, disciplined allocation and robust portfolio structures that hold up even as economic conditions change.

His areas of expertise include real estate investments, property financing, cash-flow optimisation, return on equity, portfolio architecture, allocation, interest arbitrage and macroeconomics, as well as the link between traditional assets and modern technology. He is particularly interested in developing quantitative decision models that assess investments in a traceable, reproducible and data-driven way.

This website brings together information about his companies, projects, publications and fields of research. It serves as a central point of contact for business partners, investors, media and anyone interested in professional real estate investing, wealth building and financial technology.