Industrial Development Opportunity with Irrigation Off HWY 89 - Rare opportunity to acquire four contiguous parcels with industrial and agricultural investment potential located off highway 89 just outside Montpelier, Idaho. Three parcels are zoned M2 (Impact Area), offering immediate potential for manufacturing, warehousing, or distribution. The fourth parcel is currently zoned agricultural but borders Montpelier city limits and the Union Pacific rail line-presenting a prime candidate for annexation and industrial rezoning. The property includes 55 shares of pressurized irrigation water, supported by a pivot system installed roughly five years ago. Flat, partially sub-irrigated pastureland with artesian stock wells, troughs, and a pond currently supports up to 50 cow/calf pairs seasonally (JuneDecember). Agricultural production includes a combined annual hay yield of 110125 tons from alfalfa-grass and meadow grass, with alfalfa crops under 3 years old. Access and infrastructure are key highlights. The property boasts two direct access points from Highway 89 including year-round paved road access and approximately one third mile of frontage on Bern Road. The irrigated ground southern boundary is accessible via Right of Way Road paralleling the rail line with potential for future rail spur development or transload facility. The northern boundary includes a one-hundred-foot recorded right of way from Bern Road for interior access. Overhead power is available along the bordering roads. The property is partially fenced with four to five strand barbed wire fencing and approximately 70% of perimeter fencing was replaced within the past five years. The strategic location, proximity to city utilities, rail access, and versatile zoning make this an ideal site for logistics, ag-industrial processing, or phased commercial development. Investors, ag operators, and developers alike will find long-term value in this well-positioned asset. *4 Contiguous parcels, 3 parcels zoned M2 Impact Area *1 parcel zoned agricultural bordering Montpelier city limits and rail line *Pivot and 55 +- shares of pressurized irrigation *Flat, partially sub-irrigated pasture ground with stock watering artesian wells, troughs and pond *Hay production is 110-125 ton of combined crops of alfalfa grass mix and meadow grass hay *Alfalfa grass mix crop is less than 3 years old *Two separate accesses off HWY 89 *Year-round paved county road access with 1/3 mile of road frontage on Bern Road *100 Foot ROW from Bern Road provides interior access *Year-round access from the south on Right of Way Road along RR tracks to irrigated ground *Partially fenced - 70% of fencing replaced within 5 years *Overhead power available *Parcels listed separately: MLS: 2090489, 2090521, 2090568