Unique property in the state of Michoacán featuring a private volcanic cave system, panoramic lake views, natural terrain, and a Club-House that can host up to 80 people.
The site offers a rare combination of volcanic geology, scenic landscapes, and controlled private access suitable for boutique hospitality, film location rental, eco-lodge, glamping destination, wellness retreat, adventure tourism project, or exclusive private getaway.
Highlights include:
- Private volcanic cave access
- Panoramic lake and mountain views
- Existing building infrastructure
- Eco-tourism and hospitality region
- Adventure and experiential tourism
- Film and photography location business
- Unique and highly marketable concept property
- Real private ownership
Tourism environment:
Located in the culturally rich region of Lake Pátzcuaro, the property has strong potential for domestic and international tourism markets.
The village of Oponguio, located half-a-mile away from the property, already lives from tourism. There are 6 lakeshore restaurants, 2 traditional Mezcal production facilities, cabin hotels and airbnb homes.
There is national tourism on the weekends and hollidays, and a large foreigner community in the close-by cities of Patzcuaro and Erongaricuaro.
The property is surrounded by agave plantations and pine forests.
There is a registered hiking trail on Wikiloc to the top of the extinct volcano at 9800 feet above sea level, featuring amazing views over the whole region.
There are several pre-hispanic pyramid sites and colonial-style villages around the lake.
You can enjoy boat-trips to the islands and horse-riding tours.
The road around the lake is cyclism-friendly and highly enjoyable.
The Club-House:
Existing structures and land infrastructure provide a solid foundation for development.
The main building is an open, circular Club-House of 3,800 sq feet, featuring a semi-circular terrace and lounge area with panoramic views over lake Patzcuaro.
It is made of cement, brick and volcanic stones, and was built by a professional architect.
It can fit up to 80 people for events or gatherings.
There is a dedicated place for a monumental central fireplace and a pizza oven.
It is currently off-grid, with high-capacity for rain-water collecting and solar cells power.
About the cave:
Formed over 100,000 years ago, this volcanic cave from the Pleistocene era has remained sealed and preserved until now, offering a raw and untouched environment.
Free of visual pollution, archaeological remains or wildlife.
Guaranteed Safety: The space has been fully explored and mapped by speleogy experts; it features solid lava wall structures with no risk of rockfall.
The cave doesn't affect the stability of the Club-House.
The entrance is located a 100 feet away from the Club-House, within the property.
It hasn't been registered with the Mexican government or any other organisation.
A second cave has recently been discovered, but hasn't been explored yet.
- Vertical Entrance Shaft: 20 feet
- Main Gallery: 600 feet
- 2 Ramifications in Y
- Underground Vertical Drop: 60 feet
- 3 Different Levels
- Highest Ceiling Point: 35 feet
- Lowest Ceiling Point: 3 feet
Filming Location Business:
The cave delivers a timeless, otherworldly aesthetic, ideal for Sci-Fi, Fantasy, Horror, Commercials, and high-end photography.
10+ different scene backdrops.
Complete darkness for filming during daytime.
The Club-House can host large production teams, and the land can accommodate many mobile production units like power plants and lighting trucks.
It has its own Instagram profile with 120 followers within the international film location scouts.
It is registered on film location websites like Giggster, The Cabo Agency, Wearescouters and Filmlocationsmx. Rental prices range from 2000 to 7000 Mexican pesos per hour.
COMMERCIAL ESTIMATED INVESTMENT REPORT
1. SUMMARY OF PROPERTY COMPONENTS
Land Area:
107,639 sq ft (1.00 hectare / 2.47 acres)
Existing Construction (Shell Structure):
3,444 sq ft circular open-design residence with terrace
Legal Status:
Public deed properly registered with the Public Property Registry (RPP) of the State of Michoacán
Full legal certainty and ownership documentation
Utility Infrastructure:
Autonomous natural “Off-Grid” system
No dependence on municipal utility networks
Water System:
Designed for large-scale rainwater harvesting through the circular roof surface
Technical feasibility to capture approximately 79,000 gallons of water annually
Energy System:
Designed for photovoltaic solar generation
High daily solar exposure with no topographic obstructions
Access:
Rustic access road located approximately 2,625 feet from the main road
Special Features (Unique Added Value):
Private volcanic cave with commercial, tourism, or ecological development potential
Unobstructed panoramic views of Lake Pátzcuaro
2. VALUATION METHODOLOGY ANALYSIS
The valuation is calculated using the cost approach, combining regional land market value with the replacement cost of the existing infrastructure in its present physical condition.
A. Land Value (Titled Rural Land)
Rural land with residential/tourism development potential, supported by full legal title and premium lake-view appreciation.
Estimated Market Unit Value
$12.50 to $17.50 USD per sq meter
Equivalent to approximately $1.16 to $1.63 USD per sq ft
Land Subtotal
$125,000 to $175,000 USD
B. Existing Construction Value (Shell Structure)
Circular residence measuring 3,444 sq ft.
The circular and open architectural design requires more complex structural engineering and foundation work than conventional rectangular construction.
Estimated Unit Value
$200 to $250 USD per sq meter
Approximately $18.50 to $23.25 USD per sq ft
Construction Subtotal
$70,000 to $87,500 USD
C. Premium for Unique Geological Feature (Volcanic Cave)
A strong commercial differentiator capable of attracting eco-hospitality and experiential tourism projects. No directly comparable properties exist in the immediate market area.
Estimated Added Asset Value
$30,000 to $47,500 USD
D. Current Market Value Summary
Estimated Current Commercial Market Value
$225,000 to $310,000 USD
3. PROJECTED ADDITIONAL INVESTMENT & VALUE CAPITALISATION
To consolidate the property into a self-sustaining boutique hospitality complex or eco-tourism retreat, the following development components are contemplated:
4 Rustic Cabins $72,000 to $135,000
Master Water Cistern $14,000 to $16,500
Flooring – Circular Residence $7,000 to $14,000
Glass / Window Systems $6,000 to $12,000
Autonomous Solar System $12,500 to $22,000
TOTAL ESTIMATED ADDITIONAL INVESTMENT
$111,500 to $199,500 USD
4. POST-INVESTMENT VALUE CONCLUSION
(Completed Project Scenario)
Once the projected improvements and equipment are completed, the property transitions from a rural parcel with unfinished construction into a high-value hospitality and residential income-producing asset.
The completed property is expected to achieve premium positioning within the sustainable tourism and boutique retreat market.
Expected Capitalized Market Value
$475,000 – $600,000 USD
