Investment Opportunity with Water Rights & Industrial Potential - Rare opportunity to acquire a strategically located ground with agricultural value and strong long-term investment potential. This fifty-four-acre property is currently zoned agricultural and within the impact area, bordering Montpelier city limits with direct railroad frontage, making it a strong candidate for future industrial zoning and annexation into the city. Access is in place from both the south via Right of Way Road along the railroad and a soon-to-be-recorded one-hundred-foot right-of-way from Bern Road, through adjacent land which is also available to purchase. This setup provides the foundation for phased growth or integration into a larger industrial or ag-support operation. The land features flat, partially sub-irrigated pasture supported by fifty-five shares of pressurized irrigation water from Montpelier Irrigation Company, delivered via a pivot system installed roughly five years ago. Additional water sources include artesian stock wells with troughs, supporting up to fifty cow/calf pairs from June through December. Annual hay production yields approximately one hundred ten to one hundred twenty-five tons from a mix of meadow grass and alfalfa grass, with the alfalfa crop being less than three years old. The property is partially fenced with four to five strand barbed wire fencing, roughly 70% of which was replaced within the past five years. And overhead power is available along the road. This is an ideal investment for those seeking income-producing land with the infrastructure in place for agricultural operations and the location and zoning path for future industrial development. Additional contiguous acreage is available, offering further potential for expansion. *Zoned Agricultural - Impact Area - bordering Montpelier city limits with RR frontage and potential to be zoned industrial *Two accesses, one from the south along RR tracks plus a 100 foot ROW from Bern Road through adjacent parcels which are also available *55+- Shares of pressurized water from Montpelier Irrigation *Stock watering artesian wells with troughs *New pivot installed 5 years ago *Flat, partially sub-irrigated pasture ground will support 50 cow pairs from June to December *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 *Partially fenced - 70% of fencing is less than 5 years old *Overhead power available along road *Additional land available: