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Property profile & analytics
FOR SALE
Golf courses & driving ranges
7738 Portal Way Custer, WA 98240
Entity Owned
Free & Clear
Property ID
US90-1782614
For Sale
1 / 23
$3,300,000
7738 Portal Way, Custer, WA 98240
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Property summary
AI-generated overview
Grandview Golf Course presents a remarkable investment opportunity in Custer, WA. This turnkey 102.95-acre property boasts an established and profitable 18-hole public golf course, open seven days a week. The 5900-yard course offers a strategically designed layout, conveniently located near I-5 and the Canadian border, ensuring high accessibility and consistent play. A unique feature is the final green's proximity to the clubhouse, creating a shorter, 12-hole option inspired by Jack Nicklaus. The course's attractive design, combined with competitive green fees, contributes to its strong financial performance. Beyond the course itself, the expansive acreage provides significant potential for future cluster development, adding further value to this exceptional investment. The existing, highly capable staff and smooth operational structure ensure a seamless transition for the new owner. This is a rare chance to acquire a thriving, well-managed golf course with significant upside potential. The property is priced at $3,300,000.
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1968
Total area
4,008 SF
Lot
102.95 ac (4,484,502 SF)
Zoning code
R10A
APN
400126 335144 0000
UPID
US90-1782614
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
-
Grandview Golf Course Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$783k
Blend (final)
Blend
$655k
Owner & transaction history
GRANDVIEW GOLF COURSE CORP
GRANDVIEW GOLF COURSE CORP
Zoning & alternative use
R10A · Custer, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$905,000
+94.2%
Office building
$750,000
+61.5%
Medical building
$525,000
+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 Custer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Custer 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
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$465,000
Current use
COMMERCIAL (GENERAL)
$905,000
Change: +94% · Conversion: Difficult
OFFICE BUILDING
$750,000
Change: +61% · Conversion: Difficult
MEDICAL BUILDING
$525,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$450,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$163 / 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
$16,120
Tax year 2021
Assessed value
$1,578,344
Assessed 2022
Previous assessed
$1,578,344
+0.0% YoY
Effective rate
1.02%
On assessed value
Assessed land
$875,075
Assessed improvement
$703,269
Land market value
$875,075
Improvement market value
$703,269
Total market value
$1,578,344
Applied tax rate
2,040.0000
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
For Sale
Year built
1968
Heating
HEAT PUMP
Cooling
EVAPORATIVE
Buildings
2
Total area
4,008 SF
Lot
102.95 ac (4,484,502 SF)
Zoning code
R10A
APN
400126 335144 0000
UPID
US90-1782614
Jurisdiction
WHATCOM
Zoning & alternative use
R10A · Custer, WA
Zoning R10A · permitted uses
R10A · Custer, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Custer. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$465,000
COMMERCIAL (GENERAL)
Est. value
$905,000
OFFICE BUILDING
Est. value
$750,000
MEDICAL BUILDING
Est. value
$525,000
RETAIL STORES
Est. value
$450,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
1968
Heating
HEAT PUMP
Cooling
Yes
Buildings
2
Lot
102.95 ac
Current owner
From public records · entity-resolved
GRANDVIEW GOLF COURSE CORP
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 339, CUSTER, WA 98240-0339
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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