12 Cuerdas — Water & Electricity
elevationprivaterainforest
Description from Clasificados
Beautiful 12.57-cuerda (11.65-acre) finca with impressive views of mountains and river. Water (ClasiOnline) and electricity (ClasiOnline) already installed. Clean roads and access to multiple terraces available for construction. Cement road to first plateau. Studio apartment with bathroom on-site. Ready to build your dream home. Also suitable for private activities and income generation — ideal for short-term rental apartments with river access. Exit onto PR-184 in Barrio Mulas. Quiet, family-friendly community. 5 minutes from Lago de Patillas, 15 minutes from town center. Proof of funds or bank pre-qualification required for offer acceptance.
Original Spanish
Hermosa finca de 12.57 cuerdas, con vistas impresionantes a las montañas y al rio. Agua y luz ClasiOnline instalados. Posee ya caminos limpios y con acceso a varias terrazas disponibles para construcción. Cuenta con camino en cemento hasta la primera planicie. Posee un apartamento de estudio con baño. Lista para construir tu hogar de ensueño. También para utilizarlo como area para actividades privadas y generar ingresos. Ideal para construir apartamentos para cortas estadías y disfrutar del acceso al rio. Con salida a la Carr 184 en el Barrio Mulas. En una comunidad tranquila y familiar. A 5 mins del Lago de Patillas y 15 mins del centro del Pueblo. Interesados llamar al 787-702-7867 Myrna De Jesus Lic. C-21764. Se requiere evidencia de fondos o precualificacion bancaria para aceptación de oferta. Puerto Rico
Why it's interesting
The property delivers elevation (682 ft), privacy via forest margins, and rainforest surroundings—genuine assets for the couple. However, the listed 'impressive views of mountains and river' are not visible in any ground photo, and the critical risk is Patillas' severe documented flood history (1960, 1973, 1985, 2010) on south-coast rivers; the property's FEMA zone X rating contradicts regional flood danger and demands independent hydrological verification. At $135k the price sits low-to-mid for the 11.65-acre market (comps $140k–$210k), but the disconnect between listing promise and photo evidence, plus flood exposure in a high-risk watershed, significantly undercuts appeal.
🔄 Refreshed with measured elevation/flood, the cadastre record, and the listing photos on 2026-07-01.
💵 Price $135k sits at the lower end of regional comps ($140k–$210k for similar improved 11–13 acre parcels); no sale-price multiplier issue apparent, but no prior sale data provided to calculate flip markup.
What the photos show
Photo 1 is an aerial/cadastre map showing the red-outlined parcel boundary with mixed forest and cleared areas. Photos 2–4 are ground-level views revealing a largely flat to gently sloping property with mature palm trees (including what appear to be coconut palms), cleared grass fields, and dense green forest/rainforest on the margins and upslope. Photo 2 shows a small structure (the studio apartment mentioned) and a manicured lawn area with good road access; Photo 3 shows a dirt road ascending into forested terrain; Photo 4 shows fenced garden/cultivation area with dense rainforest backdrop. No visible river or stream in the photos, no obvious ocean view, and no identifiable fruit trees beyond potential palms. The property appears well-cleared, accessible, and bordered by lush vegetation, but no water features are visibly evident in the four images.
Read from the listing photos by vision AI — verify against the images yourself.
| Location | Barrio Mulas, Patillas (tier 2 — farther, “epic-only”) |
|---|---|
| Price | $135,000 |
| Size | 11.65 acres (12 cuerdas) |
| Land $/acre | $5,794/acre (after $67,500 home credit) |
| Fit score | 58/100 |
| Existing home | Studio apartment with bathroom; condition/amenities not specified. |
Location, terrain & flood
📍 Open in Google Maps — Barrio Mulas, Patillas, Puerto Rico 🛰 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
| Miramar Bar | 45 min | 31.7 mi |
|---|---|---|
| Playa Lucía Disc Golf | 34 min | 23.7 mi |
| SJU Airport | 76 min | 47 mi |
| Costco (Caguas) | 48 min | 27.6 mi |
Buildability
Property has cleared roads, terraces for construction, and cement access to first plateau — favorable for build-out. No flood zone, zoning, or agricultural-hold concerns mentioned in listing, but verify with municipal records and survey.
Due diligence — verify before buying
- Hire a Puerto Rico-licensed hydrological/flood engineer to survey the property and confirm actual flood risk from Río Grande de Patillas and tributary overflow—FEMA X zone may not reflect recent flood maps or local storm surge/rainfall intensity.
- Verify the exact location and condition of the purported river/stream referenced in listing; if not visible from ground access, confirm it exists on-site and determine distance/usability.
- Walk the property with a surveyor to assess slopes, drainage patterns, soil stability, and any past water damage to the standing studio apartment.
- Confirm utilities (ClasiOnline water/electricity) are active and adequate for multi-unit/rental development; obtain copies of service agreements.
- Title search and recent registry records to confirm owner, liens, and last recorded sale price/date for value comparison.
- Site visit during or immediately after heavy rainfall to observe actual drainage and any standing water.
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.
Dig deeper
Original listingGoogle itGoogle MapsSatellite viewRealtor.com compsPR flood map (FEMA)Listing ID 4873460 · scored 2026-06-06 · keyword score, needs review