Finca (Farm) in Barrio Minillas, San Germán
Description from Clasificados
**NEW PRICE $216,000.** Barrio Minillas. Two-level wooden chalet with septic system. **First level:** balcony, living room, dining room, kitchen, bathroom, terrace with bathroom, and warehouse. **Second level:** half bathroom, 2 bedrooms. Exterior terrace and BBQ area. **Additional structures:** Mechanical workshop with warehouse and bathroom. Water tank. Land: 9,632 square meters (2.38 acres). Remaining land suitable for further development or to accommodate trucks and horses. **Asking $230,000; owner is highly motivated—offers heard.** Puerto Rico.
Original Spanish
NUEVO PRECIO $216,000.00 Barrio Minillas Chalet en madera 2 niveles Pozo séptico Primer nivel: balcón,sala,comedor ,cocina ,baño, terraza con baño y almacén Segundo nivel: 1/2 baño 2 cuartos Área exterior de terraza y BBQ Taller de mecánica Clasificados con almacén y baño 9,632 metros TANQUE DE AGUA POTABLE Terreno para seguir desarrollando o acomodar camiones,caballos $230,000.00 Se escuchan ofertas DUEÑO MUY MOTIVADO A VENDER Barrio Minillas Wooden CHALET 2 levels Septic well First level: balcony, living room, dining room, kitchen, bathroom, terrace with bathroom and warehouse Second level: 1/2 bathroom 2 rooms Exterior area of terrace and BBQ Mechanical workshop with warehouse and bathroom, WATER TANK 9,632, meters Land to continue developing or accommodate trucks, horses $230,000.00 Offers are heard Puerto Rico
Why it's interesting
At $216,000 for 2.38 acres in a rural barrio, the price aligns with regional land comps ($135k–$360k). The 322 ft elevation and X flood zone are safe. However, photos reveal few of the couple's stated loves: no visible views, no ocean, no water features, sparse vegetation/no obvious fruit trees, and no privacy screening. The wooden structures show significant age and weathering; extensive renovation would likely be required. The land's utility for trucks/equipment is clear, but suitability for a 'dream home' is limited by the condition of existing buildings and the barren, open character of the site.
🔄 Refreshed with measured elevation/flood, the cadastre record, and the listing photos on 2026-07-01.
💵 No prior sale date/price provided in measured facts; cannot assess flip or appreciation. Listing asks $216,000 (down from $230,000 stated in description); within regional comp range but price reduction suggests owner motivation.
What the photos show
Photos 1–2 show a weathered wooden two-level chalet with visible wear; interior shots (3–11) reveal concrete/tile floors, basic finishes, and functional but dated kitchen and bathroom fixtures. Photo 6 displays a metal gate/pen area, suggesting animal containment. Photos 13–14 show a concrete parking/work area and elevated wooden deck structure, indicating the land accommodates vehicles and storage. Photos 15–16 reveal a small utility shed and heavy equipment (excavator), suggesting land-clearing activity. No river, stream, or ocean water is visible in any frame. Vegetation appears sparse to moderate around structures—no obvious fruit trees identifiable. The terrain appears relatively flat with minimal elevation change visible on-site; the sky in exterior shots suggests clear, open surroundings rather than dense rainforest.
Read from the listing photos by vision AI — verify against the images yourself.
| Location | Minillas barrio, Las Piedras (tier 1 — ≤30 min of Humacao) |
|---|---|
| Price | $216,000 |
| Size | 2.38 acres (9,632 m²) |
| Land $/acre | $45,378/acre (after $108,000 home credit) |
| Fit score | 42/100 |
| Existing home | 2-level wooden chalet, 2 bedrooms, 1.5 baths, with mechanical workshop; condition and move-in readiness not stated. |
Location, terrain & flood
📍 Open in Google Maps — Minillas barrio, Las Piedras 🛰 Satellite
⛰ 322 ft elevation 🌊 FEMA Zone X — minimal flood
Municipio-level only — no barrio resolved; verify the parcel location. Elevation: USGS. Flood zone: FEMA NFHL.
Drive times
| Miramar Bar | 19 min | 10.5 mi |
|---|---|---|
| Playa Lucía Disc Golf | 23 min | 15.3 mi |
| SJU Airport | 54 min | 30 mi |
| Costco (Caguas) | 25 min | 14.4 mi |
Buildability
Land remains available for development; however, the property's current mixed-use character (workshop, livestock space) and lack of detail on zoning, road access, and utilities make buildability unclear without verification.
Due diligence — verify before buying
- Title search and current ownership confirmation; verify no liens or easements affecting the 2.38 acres.
- Survey and cadastre comparison: listing says 'Las Piedras' but cadastre is San Germán Minillas—confirm exact parcel boundaries and whether the stated 9,632 m² (2.38 ac) matches official records.
- Structural engineering assessment of both the main chalet and mechanical workshop; determine cost and timeline for renovation vs. demolition/rebuild.
- Water supply status: septic system condition, potability of water tank, and any well or municipal connection.
- Zoning and building permits: verify land-use designation (agricultural, residential, mixed), whether current structures are compliant, and what restrictions apply to 'further development.'
- Site visit with agronomist or landscaper to assess soil quality, drainage, and feasibility of fruit trees or cash crops; assess privacy barriers (fencing, vegetation) needed to meet couple's preferences.
What the web found
The listing contains a geographic contradiction: Minillas is in San Germán municipio (southwestern Puerto Rico), not Las Piedras (east-central, near Humacao). At $216,000 for 2.38 acres, the price aligns with recent Las Piedras land sales averaging $260,000 for homes, though the listing itself could not be verified on major platforms.
Area intel: Minillas (San Germán) is a rural barrio with median home values of $107,400 and a population of 2,722. It offers a rural feel with most residents owning homes. Las Piedras municipalities showed single-home averages of $260,000 with 23 sales in the last year. Land comparables in the region range from $135,000-$360,000 depending on size and location.
Dig deeper
Original listingGoogle itGoogle MapsSatellite viewRealtor.com compsPR flood map (FEMA)Listing ID 4886901 · scored 2026-06-08 · keyword score, needs review