12 Cuerdas – With Water and Power

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.

Area & terrain notes

Patillas is a southeastern municipio on PR's Caribbean coast, ~35 miles southeast of San Juan and ~25 miles south of Humacao—not immediately adjacent but in the same region. The terrain here is generally lower and more coastal-plain than the central cordillera; elevations typically 200–500 ft. Patillas has tropical humidity, moderate rainfall, and some flood risk in low-lying barrios, especially near the río Patillas. The area is rural, agricultural, and quiet—far less touristy than El Yunque or the north coast. Barrio Mulas is inland and tranquilo.

Buildability

Multiple terraces marked for construction, paved access road to first plateau, utilities present. No flood/agricultural restrictions mentioned, but Patillas has moderate flood risk in lower barrios—verify flood zone for specific site. Road access via Carr. 184 is solid.

Due diligence — verify before buying

• Verify flood zone and elevation of the specific building terraces; request topographic survey and FEMA flood maps for Barrio Mulas.
• Inspect the studio apartment in person: electrical/plumbing condition, roof integrity, whether it is truly move-in habitable or requires repairs.
• Confirm water source (municipal, well, spring) and rights; confirm electricity is metered and reliable.
• Obtain a professional survey and boundary map; verify road access easement and whether Carr. 184 exit is legally guaranteed.
• Check municipal zoning for single-family residential use; confirm no agricultural or environmental restrictions on the terraces.
• Request evidence of property title and liens; verify seller is licensed agent with good standing (Lic. C-21764).

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]

Description (English)

Beautiful farm of 12.57 cuerdas (11.65 acres), with impressive mountain and river views. Water and electricity installed. Features clean roads and access to several terraces available for construction. Paved cement road (Clasificados Online) to the first plateau. Includes a studio apartment with bathroom. Ready to build your dream home. Also suitable for private activities and income generation. Ideal for building short-term rental apartments and enjoying river access. Exit to Route 184 in Barrio Mulas. In a quiet, family-oriented community. 5 minutes from Lago de Patillas and 15 minutes from town center. Interested parties call 787-702-7867, Myrna De Jesus, License C-21764. Proof of funds or bank prequalification required for offer acceptance.