630 79th St · Miami Beach, FL 33141

$1,349,000

6 bd · 4.0 ba · 4,306 sqft · MultiFamily public records · 106 Days on market

Built 1940

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Great remodeled triplex perfect for investors in a charming residential neighborhood just a few blocks from the beach!The triplex comprises three individual units, two of which are 2/1 apartments and one is a 3/2 house, all currently tenant-occupied, making it an attractive income-generating property. The property offers the convenience of two private parking spaces plus one car garage for the main house, plus plenty of residential street parking. Building has new hurricane impact windows and 40 year certificate. This area in Miami Beach has great potential and long term value for investors. Don't miss your chance to be a part of this opportunity!!! Please do not disturb tenants. Showings o

Key facts

• Remodeled triplex
• 3 parking spots
• Built 1940

Tags

• REMODELED TRIPLEX
• PRIVATE PARKING SPACES
• HURRICANE IMPACT WINDOWS
• INCOME GENERATING PROPERTY

Property features AI

Finance

• Other: Rent includes water and trash collection for rental units
• Financial info: Some units are leased; one unit is month-to-month; Unit rents observed: $2,200; $2,700; $3,950

Exterior

• Parking: Total of 3 parking spaces; Carport parking for some units; Garage for one unit; Other parking areas
• Utilities: Public water; Public sewer; Cable available
• Home design: Multi-unit property (4 units total); Two-story building; Block construction; Resale property
• Construction: Block construction
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Kitchens in all units; Dishwasher; Range; Refrigerator; Microwave (in some units); Disposal (in one unit)
• Bedrooms: Three 2-bedroom units; One 3-bedroom unit (upper/lower levels not specified)
• Flooring: Hardwood; Tile; Wood
• Bathrooms: Three 1-bath units; One 2-bath unit
• Heating & cooling: Central heating; Central air; Ceiling fans; Wall/window AC units
• Interior features: Hardwood, tile and wood flooring; Smoke detectors
• Laundry & utility: Washer and dryer in one unit; Laundry room in one unit; Electric meter (separate meters)

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/2.3-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.35M).
• Recommended offer: $1.23M (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 1.5% in Miami Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#108 in FL, #1,672 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: housing C-, amenities D-, cost of living F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 644 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $16,903/mo this rent would consume 295% 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 $9k of loan paydown is wiped out by about $40k 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 106 days — a 9% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y ago 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 $970k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,227,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.25% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.7

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-6,290
• Equity at exit: $201,140

10-year hold

• IRR: 6.3%
• Equity multiple: 1.42×
• Total profit: $157,833
• Equity at exit: $116,637

Cash invested: $377,720 (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: 644
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $16,903 medium
• Mortgage (P&I): −$7,074
• Tax from tax record: −$1,295 /mo · $15,538/yr
• Insurance: −$562
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,550
• Net cashflow: $3,996

Break-even live

Break-even rent $11,845

Max offer price $1,349,000

Occupancy floor 71%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	2.3	$16,902
Total (3 units)			$16,903

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: $337,250
• Closing costs: $40,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7811 Carlyle Ave Miami Beach, FL	6.0	5.5	3405	$50,000	$14.68	24d	1	0.06mi
1055 Stillwater Dr Miami Beach, FL	6.0	5.5	4787	$29,000	$6.06	21d	1	0.53mi
1131 Stillwater Dr Unit SFH Miami Beach, FL	5.0	3.5	3980	$19,000	$4.77	24d	1	0.57mi
1151 Stillwater Dr Miami Beach, FL	5.0	3.0	3237	$18,000	$5.56	17d	1	0.58mi
1249 Biscaya Dr Surfside, FL	5.0	4.5	4486	$26,900	$6.00	24d	1	0.71mi
7972 Biscayne Point Cir Miami Beach, FL	5.0	5.0	3989	$60,000	$15.04	24d	1	1.09mi
55 Lagorce Cir Unit SFH Miami Beach, FL	5.0	5.0	5717	$50,000	$8.75	24d	1	1.12mi
9380 Bay Dr Surfside, FL	5.0	5.0	4737	$35,000	$7.39	24d	1	1.31mi

Listing history 33 events

1. 2026-05-07
   status Pending
2. 2026-03-23
   price $1,349,000
3. 2026-01-21
   listed $1,395,000 Active
4. 2025-10-11
   historical
5. 2025-08-08
   listed $1,325,000 Active
6. 2025-05-04
   status Pending
7. 2025-05-02
   historical
8. 2025-04-14
   status Active
9. 2025-04-14
   price $1,350,000
10. 2025-03-28
    status Pending
11. 2025-02-18
    listed $1,469,000 Active
12. 2024-07-15
    status Active
13. 2024-04-09
    price $1,499,000
14. 2024-04-08
    price $1,490,000
15. 2024-03-13
    status Active
16. 2024-03-13
    price $1,525,000
17. 2023-11-10
    listed $1,629,000 Active
18. 2022-02-20
    price $3,100
19. 2021-02-10
    soldstatus $970,000
20. 2021-01-27
    soldstatus $970,000 Closed
21. 2021-01-18
    historical Active Under Contract
22. 2020-12-10
    status Active
23. 2020-11-16
    historical Active Under Contract
24. 2020-11-12
    status Pending
25. 2020-11-04
    status Active
26. 2020-10-22
    status Pending
27. 2020-10-06
    historical
28. 2020-09-04
    listed $990,000 Active
29. 2020-09-04
    listed $990,000 Active
30. 2004-05-24
    soldstatus $439,000
31. 2001-10-10
    soldstatus $343,200
32. 1999-04-10
    soldstatus $165,000
33. 1996-06-18
    soldstatus $200,000

ⓘ 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: $15,538 · $1,295/mo
• Projected year-2 tax: $15,538 · $1,295/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 29 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $202,836
• − Mortgage interest: −$75,565
• − Property taxes: −$15,538
• − Insurance: −$11,864
• − Repairs & maintenance: −$16,227
• − Management: −$16,227
• − Depreciation: −$39,244
• Taxable income: $28,172
• Est. tax owed @ 24.0%: −$6,761
• After-tax cash flow: $41,186/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)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Miami Beach

• Score: 80/100
• State rank: #108
• US rank: #1672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Beach, 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

+574.5% since first listed

33 events — show timeline

• 2026-05-07 Pending — MARMLS
• 2026-03-23 Price Changed $1,349,000 MARMLS
• 2026-01-21 Listed $1,395,000 MARMLS
• 2025-10-11 Listing Removed — MARMLS
• 2025-08-08 Listed $1,325,000 MARMLS
• 2025-05-04 Pending — MARMLS
• 2025-05-02 Listing Removed — MARMLS
• 2025-04-14 Relisted — MARMLS
• 2025-04-14 Price Changed $1,350,000 MARMLS
• 2025-03-28 Pending — MARMLS
• 2025-02-18 Listed $1,469,000 MARMLS
• 2024-07-15 Relisted — MARMLS
• 2024-04-09 Price Changed $1,499,000 MARMLS
• 2024-04-08 Price Changed $1,490,000 MARMLS
• 2024-03-13 Relisted — MARMLS
• 2024-03-13 Price Changed $1,525,000 MARMLS
• 2023-11-10 Listed $1,629,000 MARMLS
• 2022-02-20 Price Changed $3,100 RENT.
• 2021-02-10 Sold (Public Records) $970,000 Public Records
• 2021-01-27 Sold (MLS) $970,000 MARMLS
• 2021-01-18 Contingent — MARMLS
• 2020-12-10 Relisted — MARMLS
• 2020-11-16 Contingent — MARMLS
• 2020-11-12 Pending — MARMLS
• 2020-11-04 Relisted — MARMLS
• 2020-10-22 Pending — MARMLS
• 2020-10-06 Listing Removed — MARMLS
• 2020-09-04 Listed $990,000 MARMLS
• 2020-09-04 Listed $990,000 MARMLS
• 2004-05-24 Sold (Public Records) $439,000 Public Records
• 2001-10-10 Sold (Public Records) $343,200 Public Records
• 1999-04-10 Sold (Public Records) $165,000 Public Records
• 1996-06-18 Sold (Public Records) $200,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $15,538 · +1.8% YoY. Source: county tax records.