Beatriz Barrio, Piñas Section – 2-Level Concrete House on 133 Acres, $225k

Location, terrain & flood

📍 Open in Google Maps — Beatriz, Caguas, Puerto Rico 🛰 Satellite

⛰ 718 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 & terrain notes

Caguas, inland and south of San Juan, sits in the foothills of the Central Cordillera and is known for cooler, higher elevations. Barrio Beatriz is a rural, agricultural zone characteristic of Caguas's southwestern interior. Distance to Humacao (~20–25 miles) is moderate; this is not beachside but climatically and scenically rich—lush, misty, prone to seasonal rains typical of windward slopes. The area attracts those seeking mountain retreat and agricultural land. No major flood zone exposure at 1,500+ ft, though mountain roads can be steep and seasonally challenging.

Buildability

133 acres in mountainous Caguas barrio Beatriz offers ample room for additional structures or expansion. No apparent flood, access, or zoning red flags, but rural mountain roads should be verified for all-weather passability and utility availability.

Due diligence — verify before buying

• Obtain a full structural inspection of the 2-level home: foundation, roof, electrical, plumbing, and any water damage or settling—listing does not confirm recent renovation or move-in readiness.
• Verify road access: confirm the rural road to the property is maintained year-round and passable in heavy rain; check whether a private easement or right-of-way is guaranteed.
• Survey the 133-acre boundary: ensure acreage claim is accurate and that no encroachments or disputed lines exist.
• Check zoning and title: confirm property is zoned for residential use and that there are no agricultural restrictions, easements, or utility rights that limit single-family development.
• Utilities and water: verify availability and cost of potable water, electricity, and septic/wastewater solutions across the acreage.
• Recent appraisal and comps: request the appraisal cited in the listing to validate the $225k price against comparable mountain properties in Caguas.

What the web found

The Beatriz Barrio, Piñas section sits in central Puerto Rico's mountainous Sierra de Cayey at approximately 1800 feet elevation. Caguas has seen recent appreciation with median home values around $138,700 and an FHFA territory-wide HPI surge of 42.2% over five years. Critical context: Beatriz and Caguas face significant flooding and landslide risks per municipal hazard mitigation plans, with major river corridors nearby.

Also found online:

• Estately/MLS PR9098943 — Nearby property Carr 1 K48 H1 Int Bo Beatriz Las Piñas, 1.1893 acres sold Feb 2026 for $454,000
• KW Puerto Rico — Same property listed as residential home at $130/sqft
• FinditPR — Multiple Caguas land listings ranging $55,000–$750,000

Seller / agent: Efrain Gonzalez Carrion (for nearby comparable listed on Compass); general ClasificadosOnline property contacts not individually verified from search

Area intel: Caguas median single-family home price ~$134,000–$245,816 (recent sales). Beatriz sits in Sierra de Cayey mountains with panoramic views but faces serious natural hazard exposure: (1) Flooding is the municipality's highest priority hazard concern; Río Grande de Loíza (largest river in PR) and tributaries create flood risk during heavy rainfall. (2) Landslides identified as primary hazard by Caguas 2020 Hazard Mitigation Plan. (3) Hurricane/storm-surge risk: Humacao area historically hit hard (1960 flash flood killed 90 people; 1989 Hurricane Hugo triggered landslides; 2017 Hurricane Maria caused extended power outages in Beatriz). Property at 1800 ft elevation reduces coastal storm-surge risk but does not eliminate flood/landslide exposure in mountainous terrain.

Sources: [1] [2] [3] [4] [5] [6] [7] [8]

Description (English)

Excellent property for sale. Concrete 2-level home, fully constructed. First level: sala, kitchen, laundry, bathroom. Second level: 3 bedrooms, sala, balcony. Additional flat land of approximately 1 cuerdas [~3,930 m²]. Very tranquil location at over 1,500 feet above sea level with panoramic views toward the Central Mountain Range. If you are looking for your country home to rest and escape the city hustle, this is it! Price based on recent appraisal. Cash sale preferred. Contact: Emilio Ortiz Pastrana, Real Estate Broker & Consultant, License C-16287, Mobile [787]-661-3639, Email eortizcujcpr@yahoo.com