Positioned within Bear Lake County’s M2 Impact Area, this 30.15-acre parcel offers a strong investment opportunity with a rare combination of light industrial zoning, water resources, and legal access infrastructure. Located just outside Montpelier, Idaho, city limits, this property is ideal for investors, ag-industrial users, or developers seeking versatile ground with long-term potential.The parcel features flat, partially sub-irrigated pasture ground supported by artesian wells and existing stock water troughs. It is suitable for continued grazing, livestock support, or ag-based facility development. The property is partially fenced with fourto five-strand barbed wire fencing, much of which was installed in the last five years. Overhead power is available along the road.The parcel was 50.15 acres and is currently in the process of a minor boundary adjustment. Approximately 20 acres will be subdivided and added to the adjacent parcel to the west, which is also available. Importantly, a 100-foot recorded right-of-way (ROW) from Bern Road will be established through this western parcel along the northern boundary, providing permanent legal access to this parcel and the irrigated parcel to the east, both of which are also available.Whether seeking a land-banked investment, developing industrial infrastructure, or building out a phased ag-commercial site, this offering delivers the zoning, scale, and expansion flexibility savvy investors demand.Additional contiguous land offers the chance to scale up your holdings or develop a larger project footprint with multi-parcel flexibility.