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Property profile & analytics
OFF-MARKET
Golf courses & driving ranges
8500 Villaverde Dr Whittier, CA 90605-1342
Individually Owned
18-yr Hold
Free & Clear
Property ID
US09-9231167
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1968
Lot
9.8 ac (426,873 SF)
Zoning code
WHR110000*
APN
8291-004-003
UPID
US09-9231167
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
-
Friendly Hills Country Club Golf Course
-
WHITTIER REPUBLICAN WOMEN FEDERATED Association / Organization Women'S Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Armen Chalian · 18 yrs held
Armen Chalian
since 2008
4 recorded transactions
Zoning & alternative use
WHR110000* · Whittier, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Whittier submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Whittier 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2024Property tax & assessments
Tax year 2024
Tax billed
$32,240
Tax year 2024
Assessed value
$2,720,944
Assessed 2024
Previous assessed
$2,720,944
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$252,370
Assessed improvement
$2,468,574
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
1968
Heating
NONE
Lot
9.8 ac (426,873 SF)
Zoning code
WHR110000*
APN
8291-004-003
UPID
US09-9231167
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
WHR110000* · Whittier, CA
Zoning WHR110000* · permitted uses
WHR110000* · Whittier, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Whittier. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1968
Heating
NONE
Lot
9.8 ac
Current owner
From public records · entity-resolved
Armen Chalian
Individual
Free & Clear · 18 yrs held
Mailing address
8500 VILLAVERDE DR, WHITTIER, CA 90605-1342
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2018
—
Friendly Hills Country Club
—
Grant Deed
related
$3,500,000 · Pacific Wstrn Bk
Jan 8, 2008
$20,000
Armen Chalian
Friendly Hills Country Club
Grant Deed
—
Dec 29, 1972
—
Friendly Hills Country Club
—
Grant Deed
related
—
—
—
Wireless Capital Partners LLC
—
Deed Of Trust
related
$125,000 · Halifax Plc
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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