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Property profile & analytics
OFF-MARKET
Estimated value
$1,435,000
Golf courses & driving ranges
1350 Pelican Pl Point Roberts, WA 98281-9713
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US90-1532465
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
2001
Total area
11,674 SF
Lot
173.24 ac (7,546,334 SF)
Zoning code
RR1PUD
APN
415333 464055 0000
UPID
US90-1532465
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bald Eagle Golf Club at Point Roberts Golf Course
-
Bald Eagle Golf Course Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.44M
Owner & transaction history
Bald Eagle Vly Res Hldgs INC · 9 yrs held
Bald Eagle Vly Res Hldgs INC
since 2017
3 recorded transactions
Zoning & alternative use
RR1PUD · Point Roberts, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.2M
+61.5%
Apartment house (5+ units)
$1.5M
+13.8%
Medical building
$1.5M
+12.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Point Roberts submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Point Roberts submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,355,000
Current use
OFFICE BUILDING
$2,190,000
Change: +61% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,540,000
Change: +14% · Conversion: Difficult
MEDICAL BUILDING
$1,525,000
Change: +13% · Conversion: Difficult
RESTAURANT
$1,455,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$1,320,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$1.44M
Range $1.29M – $1.58M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$123 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$46,664
Tax year 2021
Assessed value
$4,341,896
Assessed 2022
Previous assessed
$4,341,896
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,165,500
Assessed improvement
$2,176,396
Land market value
$2,165,500
Improvement market value
$2,176,396
Total market value
$4,341,896
Applied tax rate
3,010.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
2001
Heating
NONE
Cooling
YES
Total area
11,674 SF
Lot
173.24 ac (7,546,334 SF)
Zoning code
RR1PUD
APN
415333 464055 0000
UPID
US90-1532465
Jurisdiction
WHATCOM
Zoning & alternative use
RR1PUD · Point Roberts, WA
Zoning RR1PUD · permitted uses
RR1PUD · Point Roberts, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Point Roberts. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
RESTAURANT
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
RESTAURANT
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2001
Heating
NONE
Cooling
Yes
Lot
173.24 ac
Current owner
From public records · entity-resolved
Bald Eagle Vly Res Hldgs INC
Entity
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 5, 2017
$2,053,358
Bald Eagle Vly Res Hldgs INC
Point Roberts 1 Developments
Warranty Deed
$2,865,000 · Miscellaneous Ins Co
Jul 5, 2017
—
Bald Eagle Vly Res Hldgs INC
Point Roberts Golf & Country C
Quit Claim Deed
related
—
—
—
Point Roberts 1 Devs INC
—
Loan Modification
related
$3,150,000 · Grand Pacific Financing
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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