Executive Summary & Property Overview
Finding a flexible 10-acre corner lot with dual road frontage and existing utilities for under $150,000 in Western Pennsylvania is a standout real estate opportunity. Located at 295 Stoughton Rd, Slippery Rock, PA 16057, this prime 10.00-acre unimproved land parcel enters the Butler County market at an asking price of $125,000. Furthermore, calculating the overall valuation breakdown reveals an attractive land price of $12,500 per acre. Consequently, this property delivers strong potential for residential builders, commercial developers, and agricultural buyers alike.
Situated on a level corner lot with frontage on two sides, the tract offers outstanding physical accessibility and layout flexibility. Additionally, the property features valuable site improvements, including a partially finished garage, existing electric service, and municipal city water at the road with the tap-in fee already paid. Per seller information, the property is grandfathered for agricultural use and includes a court-documented, approved spray septic system from a prior owner.
However, because the land carries RC-1 zoning and unique municipal infrastructure setups, prospective buyers must complete practical local due diligence. Therefore, verifying township zoning permissions, water meter hookup steps, and septic transfer documentation with Butler County authorities before placing an offer is highly recommended.
Key Property Specifications & Listing Snapshot
Below is a complete structural, natural, utility, and financial breakdown for 295 Stoughton Rd:
- Property Address: 295 Stoughton Rd, Slippery Rock, PA 16057
- Asking Price: $125,000
- Price Per Acre Breakdown: Exact $12,500 / Acre Across 10 Total Acres
- Total Acreage: 10.00 Acres (Level Corner Lot)
- Property Category: Unimproved Land / Farm / Commercial Potential
- County & Region: Butler County / Slippery Rock Region (Western Pennsylvania)
- Zoning Classification: RC-1 (Residential / Light Commercial / Ag Grandfathered)
- Terrain & Topography: Fairly Level Ground with Dual Road Frontage
- Existing Structures: Partially Finished Storage / Work Garage
- Utilities Status: Electric service connected, city water available (tap fee paid, needs meter)
- Septic System: Approved spray septic system documented at county courthouse
- Annual Property Taxes: Low overhead at ~$1,065 / year (Assessed Value: $7,490)
- HOA Covenants: None ($0/Month)
- Listing Date: October 29, 2026
Physical Attributes & Property Infrastructure
When visiting this 10-acre Butler County parcel, several valuable infrastructure highlights stand out immediately:
1. Dual Road Frontage & Level Corner Topography
Unlike narrow or sloping land tracts, this property features exceptional layout advantage:
- Corner Lot Advantage: Dual road frontage along Stoughton Road allows for multiple driveway entry points, commercial visibility, or simple residential privacy.
- Level Building Terrain: The flat, open topography significantly reduces excavation, grading, and foundation preparation costs for future construction.
- Partially Finished Garage: An existing garage structure on-site provides immediate value for secure tool storage, equipment parking, or a contractor workspace.
2. Advanced Utilities & Grandfathered Land Rights
- Utility Head Start: Having electric service already in place and the municipal water tap-in fee paid saves thousands in upfront development capital.
- Approved Septic Approval: The existence of a courthouse-documented spray septic system streamlines the typical regulatory headaches associated with raw land.
Deep Dive: Development Strategy & Land Banking Potential
Navigating RC-1 zoned land with grandfathered agricultural rights opens up diverse development avenues:
Strategic Options for Developing This Property:
- Custom Residential Estate or Farmette: Build a primary home or homestead while capitalizing on the grandfathered agricultural status for horses, crops, or small livestock.
- Light Commercial Business Location: Take advantage of the RC-1 zoning and high-visibility corner frontage to establish a light commercial workshop or local business.
- Small-Scale Land Subdivision: Explore local Butler County subdivision ordinances to potentially split the 10 acres into smaller residential building lots.
- Low-Tax Land Banking: With annual property taxes sitting at just ~$1,065 a year, holding this strategic corner lot long-term incurs very minimal carrying overhead.
Comparative Financial Analysis & Market Valuation
Comparing Western Pennsylvania land values highlights why $125,000 for a serviced 10-acre corner lot offers strong value:
| Financial / Property Parameter | 295 Stoughton Rd Listing | Regional Butler County Averages | Strategic Value & Investment Outlook |
| Total Asking Price | $125,000 | $140,000 – $190,000 | Competitive entry price for 10 level acres with utilities |
| Price Per Acre | $12,500 / Acre | $14,000 – $20,000 / Acre | Strong per-acre value given existing garage and tap-in payments |
| Utilities & Infrastructure | Power & Water Tap Paid | Typically Unserviced Raw Land | Saves substantial upfront development time and hookup expenses |
| Annual Property Taxes | ~$1,065 / Year | $2,200 – $3,500 / Year | Exceptionally low tax burden for a versatile commercial/ag parcel |
| Road Frontage | Dual Road Corner Lot | Single Road Frontage | Delivers superior access, division flexibility, and traffic visibility |
Due Diligence Checklist for Prospective Buyers
Before moving forward with a purchase contract, taking these practical local steps will ensure a clear path to development:
- Township Zoning Review: Confirm permitted land uses under RC-1 zoning and clarify the exact grandfathered agricultural parameters with Slippery Rock Township.
- Water Meter Installation Inquiry: Contact the municipal water authority to confirm the process and cost for installing the physical water meter.
- Courthouse Septic Record Search: Retrieve the official prior documentation for the approved spray septic system from the Butler County Courthouse.
- Boundary & Access Survey: Perform a formal property survey to trace corner pins along both road frontages.
- Garage Structure Assessment: Inspect the partially finished garage to evaluate structural integrity and outline completion costs.
Ideal Use Cases & Strategic Buyer Profiles
With 10 level acres, dual road frontage, utilities, and a $125,000 price tag, this listing fits several buyer profiles perfectly:
- Home Builders & Homesteaders: Ideal for buyers seeking a flat 10-acre parcel with power and water ready for a custom build or small farm.
- Small Business Owners: Great for tradesmen or light commercial operators needing a workshop garage and corner lot exposure.
- Real Estate Investors: Suitable for developers looking for subdividable acreage or land banking assets near Slippery Rock University.
- Agricultural Enthusiasts: Perfect for buyers wanting to maintain grandfathered farm rights while enjoying low annual taxes.
Frequently Asked Questions (FAQs)
1. Are utilities available on the property? Yes. Electric service is already connected on-site. Municipal city water is available at the road with the tap-in fee paid, though the buyer must install the water meter.
2. What can be built under RC-1 zoning? RC-1 zoning generally supports residential and light commercial development. Additionally, the seller indicates the land is grandfathered for agricultural use. Buyers should confirm specific plans with township zoning.
3. What is the status of the septic system? Per the seller, the property has an approved spray septic system that is fully documented at the county courthouse from a previous owner.
4. How much are the annual property taxes? Property taxes are low, coming in at approximately $1,065 per year based on an assessed value of $7,490.
5. Is the property level and easy to access? Yes. The 10-acre tract is fairly level and sits on a prime corner lot featuring dual road frontage for easy ingress and egress.
Final Verdict & Recommendation
At $125,000 ($12,500/acre), the 10-acre corner parcel at 295 Stoughton Rd, Slippery Rock, PA represents a versatile development purchase in Butler County. Combining flat terrain, dual road frontage, electric power, a paid water tap, and an existing garage, this property offers outstanding potential for residential or light commercial buyers. Consequently, scheduling an on-site visit is highly recommended.
Disclaimer: This article is an independent property evaluation for informational purposes and does not constitute formal real estate or financial advice. All property boundaries, tax estimates, utility availability, and zoning guidelines should be verified independently with public records and licensed professionals.
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