LOCATION-This farm is 15 miles northeast of Billings, MT with black top road to the property boundary. Billings is a city of about 115,000 people which offers a great shopping, a large medical center, international airport plus being very close to world class hunting and fishing. ACREAGE-There is a total of 305 acres with 238 irrigated-180 acres under pivot, and the balance is irrigated with gated pipe. PRESENT USE- All of the irrigated land is seeded to grass and hay. The owners graze yearling cattle that are slaughtered and sold as natural grass fed beef , and the balance of the land is used to produce hay. It has stock water distribution and electric fencing to permit a rotational grazing program. IRRIGATION SYSTEM-Irrigation water is supplied by the Billings Bench Water Association. There are three pivots on the property, with the first one being installed in 2005 which is a Zimmatic that irrigates 67 acres. The second pivot is a Valley that was installed in 2008 and covers 64 acres. The third pivot is another Zimmatic that was installed in 2017 and irrigates 50 acres plus the potential to cover an additional 15 acres. This is a very well designed pivot system. The balance of the irrigated land is watered with gated pipe. IMPROVEMENTS- There is one home on the property which is a modular home with about 1248 sq. ft. plus a large addition that is approximately 1100 sq. ft. There are 5 bedrooms and two baths. Heat is both electric and propane. There are two utility sheds to store lawn equipment and tools. The home site has a nice lawn with mature trees. SCHOOLS-Shepherd, MT is a large class B school with grades K-12. This property is ideal for a registered cattle operation, a horse ranch or a feed base for a larger ranch. Close-in to Billings, MT. The largest cattle and horse markets in the country are located here. And Billings is the business center between Denver and Calgary, Minneapolis and Seattle. This property will show great appreciation in the future as this area of Montana is showing tremendous growth.