1865 79th St Cswy Unit 5A · North Bay Village, FL 33141

$264,900

1 bd · 1.0 ba · 940 sqft · Condo public records · 246 Days on market

Built 1952 $879/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 +25.1/30.0
• 1% rule +9.5/10.0
• DSCR +8.2/10.0
• 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

LARGE CONDO WITH BEAUTIFUL BAY VIEWS, NEW A/C , RIGHT OFF 79 ST AND MINS. TO BEACHES! NICE LARGE BALCONY, WOOD FLOORS, WALK IN CLOSET, GRANITE COUNTER TOPS, AND MUCH MORE! BUILDING HAS RESERVES!

Key facts

• Wood floors
• Large balcony
• Bay views

Tags

• BAY VIEWS
• LARGE BALCONY
• WOOD FLOORS
• WALK IN CLOSET
• GRANITE COUNTER TOPS

Property features AI

Finance

• Other: Association pool is heated and association-managed
• Financial info: Pets allowed with size limits (more than 20 lbs allowed)
• HOA & community: Monthly association fee; Association covers HVAC, structure maintenance, parking, reserve fund, roof, sewer, and security; Community amenities include pool (heated), sauna, spa/hot tub, barbecue, picnic area, community kitchen, bike storage, trails, elevator(s), laundry, and trash service

Exterior

• Parking: Guest parking; One assigned space
• Security: Secured lobby; Smoke detectors
• Utilities: Electric water heater; Public water; Public sewer
• Home design: Condo in a 10-story building; Entry on level 5; Unit has attached property; Waterfront with bay-front views; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Deck; Open patio/deck; Courtyard; Barbecue; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Living/dining room; Bedroom on main level
• Laundry & utility: Washer in unit; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $233k (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 246 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $34k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $265k implies a 409% gain — meaningful room to come down on a strong offer.

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 $233,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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: 1.45% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 5.7

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-41,950
• Equity at exit: $39,497

10-year hold

• IRR: -17.4%
• Equity multiple: 0.21×
• Total profit: $-58,512
• Equity at exit: $22,904

Cash invested: $74,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,841 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$879
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $156

Break-even live

Break-even rent $3,644

Max offer price $264,900

Occupancy floor 91%

Sensitivity live

Price	-10% $306	-5% $231	+0% $156	+5% $81	+10% $6
Rent	-10% $-148	-5% $4	+0% $156	+5% $307	+10% $459
Rate	-1.0pp $289	-0.5pp $223	base $156	+0.5pp $87	+1.0pp $17

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $879 · $10,548/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $264,900 Active 246 DOM
2. 2026-06-18
   days on market $264,900 Active 243 DOM
3. 2026-06-17
   days on market $264,900 Active 242 DOM
4. 2026-06-16
   days on market $264,900 Active 241 DOM
5. 2026-06-15
   days on market $264,900 Active 240 DOM
6. 2026-06-13
   days on market $264,900 Active 238 DOM
7. 2026-06-09
   days on market $264,900 Active 234 DOM
8. 2026-06-08
   days on market $264,900 Active 233 DOM
9. 2026-06-08
   days on market $264,900 Active 232 DOM
10. 2026-06-04
    days on market $264,900 Active 229 DOM
11. 2026-06-03
    days on market $264,900 Active 228 DOM
12. 2026-06-02
    days on market $264,900 Active 227 DOM
13. 2026-06-01
    days on market $264,900 Active 226 DOM
14. 2026-05-31
    pricedays on market $264,900 Active 225 DOM
15. 2026-05-04
    price $265,000
16. 2026-04-15
    price $267,500
17. 2026-04-07
    price $269,900
18. 2026-01-16
    price $294,000
19. 2025-10-18
    listed $299,000 Active
20. 2023-06-30
    historical
21. 2023-01-29
    listed $330,000 Active
22. 1996-09-10
    soldstatus $52,000
23. 1996-08-01
    soldstatus $52,000

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$1,315/yr (+$110/mo · 148.8%)

ⓘ 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: −$14,839
• − Property taxes: −$884
• − Insurance: −$6,443
• − Repairs & maintenance: −$3,687
• − Management: −$3,687
• − HOA: −$10,548
• − Depreciation: −$7,706
• Taxable loss: −$1,701
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $2,277/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
• 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

+409.6% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $265,000 MARMLS
• 2026-04-15 Price Changed $267,500 MARMLS
• 2026-04-07 Price Changed $269,900 MARMLS
• 2026-01-16 Price Changed $294,000 MARMLS
• 2025-10-18 Listed $299,000 MARMLS
• 2023-06-30 Listing Removed — MARMLS
• 2023-01-29 Listed $330,000 MARMLS
• 1996-09-10 Sold (Public Records) $52,000 Public Records
• 1996-08-01 Sold (Public Records) $52,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $884 · +4.8% YoY. Source: county tax records.