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 manufacturing, warehousing, or distribution potential. 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 strands of barbed wire fencing, and approximately 70% of the 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.