12 Cuerdas (Acres) – With Water and Electric

Location, terrain & flood

📍 Open in Google Maps — Barrio Mulas, Patillas, Puerto Rico 👁 Street View 🛰 Satellite

⛰ 682 ft elevation 🌊 FEMA Zone X — minimal flood

Barrio-level pin (listings give barrio + municipio, not the exact lot) — verify the parcel location. Elevation: USGS. Flood zone: FEMA NFHL.

Drive times

Area notes

Patillas sits in the south-central interior highlands, roughly 30–40 minutes southeast of Humacao (wider search area but acceptable for an 'epic' property). The terrain is mountainous with river valleys; elevation here typically ranges 800–1,200 ft, offering genuine mountain vistas and escape from coastal humidity. The area is pastoral and rural, prone to afternoon showers but not a tropical-storm hotspot; however, riverside properties require careful flood-zone mapping. Patillas is known for agriculture and tranquility, far from El Yunque but closer to the Sierra de Pandura rainforest character.

Buildability

Multiple terraces already cleared and prepped for construction; cement road to first level; river access is a strength but requires flood-zone verification for main home placement. No agricultural or zoning red flags mentioned, but title clarity and water-rights formalization are essential.

Questions to verify

• Obtain a current FEMA flood-zone map and verify the river-access area and all terraces; request flood insurance quotes and any flood history.
• Verify water rights (concesión de agua) are formally registered and sufficient for residential use; confirm electric service capacity for a multi-unit build-out if planned.
• Commission a professional survey to confirm 11.65 acres and identify the exact footprint of the studio apartment and all 'terraces'; verify no encroachments or boundary disputes.
• Request title search (escritura) and confirm clear title; verify no agricultural easements, water company rights-of-way, or municipal restrictions on residential development.
• Have the studio apartment independently inspected; confirm utilities are functional and that the structure meets PR building codes if occupancy is intended before new construction.
• Confirm zoning designation (residential vs. agricultural) and whether short-term rental or multi-unit development is permitted without variance; contact municipal planning office in Patillas.

What the web found

Web search found Patillas is in the southeastern region with documented flood history along the Río Grande de Patillas; Barrio Mulas appears in multiple MLS listings on Findit and Kaizen Realty. Comparable land in Patillas ranges from $35,000–$650,000+ depending on size and location. The $135,000 price for 11.65 acres is within market range for raw land in the municipio.

Also found online:

• Findit PR — Multiple properties in Barrio Mulas listed; similar house on Carr 184 Km 6.2, Bo. Mulas for $170,000 (4 bed/3 bath)
• Kaizen Realty MLS — Property listing MLS #PR9113502 at Carr 184 Km 6.2 BO. MULAS, $170,000
• Zillow — General Patillas MLS search; no specific match to ID 4873460

Area intel: Patillas median home value is ~$155k (vs. national $309k). Barrio Mulas parcels on Carr 184 have ranged $140k–$210k for similar-sized improved properties. FLOOD HAZARD: Patillas has significant documented flood history—the Río Grande de Patillas and other south-coast rivers exceed historical maximum stages during heavy rainfall events. Historical floods occurred in 1960, 1973, 1985, and 2010 with severe impacts in Patillas/Mulas area. Buyers should verify flood zone status and conduct hydrological survey. Property is close to Humacao (short distance) in southeastern Puerto Rico.

Sources: [1] [2] [3] [4] [5]