1865 79th St Cswy Unit 16b · North Bay Village, FL 33141

$290,000

1 bd · 1.0 ba · 940 sqft · Condo public records · 99 Days on market

Built 1952 $891/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 +16.0/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +4.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy stunning bay and city skyline views from this spacious 16th floor 1bedroom/1bath residence at Kennedy House. This updated unit offers new impact windows & sliding doors, tile floors throughout, renovated kitchen with SS appliances, two walk-in closets and new electrical panel. All ages and pet friendly. Located minutes from Miami Beach, Downtown & the Design District. Ideal for both homeowners and investors, this well maintained building allows for immediate leasing and features a range of amenities, including waterfront pool, fitness center, saunas, private fishing dock and 24 hour secured lobby, water & high speed internet included and one deeded parking spot. With

Key facts

• Renovated kitchen
• Ss appliances
• City skyline views

Tags

• BAY VIEWS
• CITY SKYLINE VIEWS
• UPDATED UNIT
• RENOVATED KITCHEN
• SS APPLIANCES
• TWO WALK-IN CLOSETS

Property features AI

Finance

• Other: Use GPS for directions
• Financial info: Pets allowed with number limit
• HOA & community: Monthly HOA fee; Community amenities include fitness center, pool, sauna, community room, fishing pier, lobby, picnic area, and maintenance; HOA includes cable TV, internet, grounds maintenance, security, sewer, trash, water, common areas, elevator, recreation facility, and pool service

Exterior

• Parking: 1 deeded parking space; 1 open parking space
• Security: Closed circuit cameras; Security system; Attended lobby
• Utilities: Cable available
• Home design: Condominium in a 17-story building (Kennedy House); Resale property
• Construction: Block construction
• Exterior features: Deck; Waterfront with ocean access

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (14.1% below list).
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $249k (14.1% below list) — sets the bar for cash-flow.

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; 644 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,847/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 $9k 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 99 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $56k; list at $290k implies a 418% 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 $249,127 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.33% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 6.3

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: -28.1%
• Equity multiple: 0.09×
• Total profit: $-73,778
• Equity at exit: $43,240

10-year hold

• IRR: -56.7%
• Equity multiple: -0.50×
• Total profit: $-121,552
• Equity at exit: $25,074

Cash invested: $81,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,847 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$891
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $-282

Break-even live

Break-even rent $4,205

Max offer price $249,127

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-182	+0% $-282	+5% $-383	+10% $-483
Rent	-10% $-586	-5% $-434	+0% $-282	+5% $-131	+10% $21
Rate	-1.0pp $-136	-0.5pp $-209	base $-282	+0.5pp $-358	+1.0pp $-434

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $891 · $10,692/yr
• Likely covers: waterelectricinternetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $290,000 Active 99 DOM
2. 2026-06-17
   days on market $290,000 Active 98 DOM
3. 2026-06-16
   days on market $290,000 Active 97 DOM
4. 2026-06-15
   days on market $290,000 Active 96 DOM
5. 2026-06-13
   days on market $290,000 Active 94 DOM
6. 2026-06-09
   days on market $290,000 Active 90 DOM
7. 2026-06-08
   days on market $290,000 Active 89 DOM
8. 2026-06-07
   days on market $290,000 Active 88 DOM
9. 2026-06-04
   days on market $290,000 Active 85 DOM
10. 2026-06-03
    days on market $290,000 Active 84 DOM
11. 2026-06-02
    days on market $290,000 Active 83 DOM
12. 2026-06-01
    days on market $290,000 Active 82 DOM
13. 2026-05-31
    days on market $290,000 Active 81 DOM
14. 2026-03-02
    listed $290,000 Active
15. 2026-02-05
    historical
16. 2025-02-24
    listed $290,000
17. 2024-09-30
    historical
18. 2024-07-14
    listed $329,000 Active
19. 2024-07-13
    historical
20. 2024-04-23
    listed $350,000 Active
21. 2024-04-08
    historical
22. 2024-03-15
    historical
23. 2024-01-23
    listed $350,000 Active
24. 2024-01-15
    listed $350,000 Active
25. 2017-04-13
    historical
26. 2016-04-12
    listed $210,000 Active
27. 1995-06-19
    soldstatus $56,000
28. 1977-10-01
    soldstatus $49,200

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

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: $46,165
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$6,568
• − Repairs & maintenance: −$3,693
• − Management: −$3,693
• − HOA: −$10,692
• − Depreciation: −$8,436
• Taxable loss: −$7,513
• Est. tax savings @ 24.0%: +$1,803
• After-tax cash flow: $-1,587/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

+489.4% since first listed

15 events — show timeline

• 2026-03-02 Listed $290,000 Beaches MLS
• 2026-02-05 Listing Removed — Beaches MLS
• 2025-02-24 Listed $290,000 Beaches MLS
• 2024-09-30 Listing Removed — MARMLS
• 2024-07-14 Listed $329,000 MARMLS
• 2024-07-13 Listing Removed — MARMLS
• 2024-04-23 Listed $350,000 MARMLS
• 2024-04-08 Listing Removed — NAPLESMLS
• 2024-03-15 Listing Removed — MARMLS
• 2024-01-23 Listed $350,000 NAPLESMLS
• 2024-01-15 Listed $350,000 MARMLS
• 2017-04-13 Listing Removed — MARMLS
• 2016-04-12 Listed $210,000 MARMLS
• 1995-06-19 Sold (Public Records) $56,000 Public Records
• 1977-10-01 Sold (Public Records) $49,200 Public Records

Property tax history

-2.7%/yr

Latest (2025): $555 · +4.0% YoY. Source: county tax records.