1865 79th St Cswy Unit 11B · North Bay Village, FL 33141

$251,900

1 bd · 1.0 ba · 940 sqft · Condo public records · 132 Days on market

Built 1952 $897/mo HOA · 23% of rent

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Endless water views from this beautifully maintained 1 Bed / 1 Bath residence located in the excellent Kennedy House Condo – North Miami Beach. Spectacular direct bay and ocean views with breathtaking sunsets from your own balcony. Ideal opportunity for investors or first-time buyers. Unit features new kitchen cabinets, modern backsplash, and granite countertops. Prime location just minutes from hospitals, South Beach, and Miami International Airport, and within walking distance to shops, banks, and restaurants. Full-service building offering 24-hour concierge, fitness center, pool, BBQ area, and well-managed association that includes most utilities. Turn-key and ready to move in. A r

Key facts

• Fitness center
• Direct bay views
• New kitchen cabinets

Tags

• DIRECT BAY VIEWS
• NEW KITCHEN CABINETS
• MODERN BACKSPLASH
• GRANITE COUNTERTOPS
• 24 HOUR CONCIERGE
• FITNESS CENTER

Property features AI

Finance

• Other: Association-maintained pool; Waterfront location with bay frontage and intracoastal access
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, internet, recreation facilities, trash and water; Association amenities include billiard room, clubhouse, community kitchen, elevators, fitness center and pool

Exterior

• Parking: Assigned parking; Valet parking; 1 covered parking space; 1 garage space
• Security: Secured lobby
• Utilities: Cable available; Water service; Sewer service; Electric service
• Home design: Attached property; 11th floor entry level; 15 total stories; Has view
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Deck; Open porch/deck

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast area; Additional interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $252k.

Deal economics

• At list price, monthly cash flow is $55 ($657/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $252k).
• Recommended offer: $222k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#18 in FL, #426 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Market conditions: Rents flat; 647 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,841/mo this rent would consume 67% of the median local household income ($69k/yr) (locally 3521% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $209k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% of rent; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.35×
• Total profit: $-46,160
• Equity at exit: $37,559

10-year hold

• IRR: -25.4%
• Equity multiple: 0.01×
• Total profit: $-69,987
• Equity at exit: $21,780

Cash invested: $70,532 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33141

• Rents YoY: 0.4%
• Active inventory: 647
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,841 medium
• Mortgage (P&I): −$1,321
• Tax from tax record: −$230 /mo · $2,763/yr
• Insurance: −$105
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$897
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $55

Break-even live

Break-even rent $3,772

Max offer price $251,900

Occupancy floor 94%

Sensitivity live

Price	-10% $197	-5% $126	+0% $55	+5% $-17	+10% $-88
Rent	-10% $-249	-5% $-97	+0% $55	+5% $206	+10% $358
Rate	-1.0pp $182	-0.5pp $119	base $55	+0.5pp $-11	+1.0pp $-77

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,975
• Closing costs: $7,557
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $897 · $10,764/yr
• Likely covers: waterpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $251,900 Active 132 DOM
2. 2026-06-18
   days on market $251,900 Active 129 DOM
3. 2026-06-17
   days on market $251,900 Active 128 DOM
4. 2026-06-16
   days on market $251,900 Active 127 DOM
5. 2026-06-15
   days on market $251,900 Active 126 DOM
6. 2026-06-13
   days on market $251,900 Active 124 DOM
7. 2026-06-09
   days on market $251,900 Active 120 DOM
8. 2026-06-08
   days on market $251,900 Active 119 DOM
9. 2026-06-07
   days on market $251,900 Active 118 DOM
10. 2026-06-04
    days on market $251,900 Active 115 DOM
11. 2026-06-03
    days on market $251,900 Active 114 DOM
12. 2026-06-02
    days on market $251,900 Active 113 DOM
13. 2026-06-01
    days on market $251,900 Active 112 DOM
14. 2026-05-31
    days on market $251,900 Active 111 DOM
15. 2026-03-06
    price $251,900
16. 2026-02-09
    listed $254,900 Active
17. 2025-12-08
    historical
18. 2025-07-07
    listed $265,000 Active
19. 2005-05-26
    soldstatus $209,000
20. 1994-01-14
    soldstatus $48,500
21. 1988-12-01
    soldstatus $34,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,763 · $230/mo
• Projected year-2 tax: $2,763 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,094
• − Mortgage interest: −$14,110
• − Property taxes: −$2,763
• − Insurance: −$6,378
• − Repairs & maintenance: −$3,687
• − Management: −$3,687
• − HOA: −$10,764
• − Depreciation: −$7,328
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $1,287/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — North Bay Village

• Score: 86/100
• State rank: #18
• US rank: #426

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bay Village, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 90,533
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 36,438
• Household income: $68,738
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3521.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 36% White 20% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 27% Salvadoran 6%
• Common ancestry: Scotch-Irish 2% Romanian 2% Armenian 1%
• Foreign-born: 62% · Canada, Jamaica, Dominican Republic
• Languages at home: 18% English-only · Spanish 69% Other Indo-European 4% French/Haitian/Cajun 3%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -472.71%
• Current HPI: 336.7298
• Rent YoY: ▲ 0.44%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+640.9% since first listed

7 events — show timeline

• 2026-03-06 Price Changed $251,900 MARMLS
• 2026-02-09 Listed $254,900 MARMLS
• 2025-12-08 Listing Removed — MARMLS
• 2025-07-07 Listed $265,000 MARMLS
• 2005-05-26 Sold (Public Records) $209,000 Public Records
• 1994-01-14 Sold (Public Records) $48,500 Public Records
• 1988-12-01 Sold (Public Records) $34,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,763 · +3.5% YoY. Source: county tax records.