Rare 3-acre I-1 industrial development opportunity directly abutting a live rail spur with potential boxcar freight loading and unloading, subject to access rights and railroad approval. Ideal for industrial developers, manufacturers, distributors, logistics operations, and owner-users.Three curb cuts along S. Court Street. Civil engineering and architectural design commenced, with approximately $30,000 invested in multiple site plan concepts.Existing infrastructure includes an 8-inch sanitary sewer, 12-inch storm sewer, 6-inch gas main, municipal water availability along S. Court Street and James Street, and a fire hydrant at James and Court. Comparable storm and sanitary sewer installation with earthwork has been estimated at nearly $400,000, potentially offering significant cost and time savings. Existing storm sewer structures and some rims are already in place. Actual savings and utility capacity require engineering review and approval.Phase I environmental site assessment completed. A Baseline Environmental Assessment (BEA) has been filed with the State of Michigan. Reported findings identify limited, contained contamination in the northeast corner. Located within an Opportunity Zone, subject to applicable eligibility requirements. Low property taxes and minimal routine maintenance add to the appeal.The approximately 3-acre development site consists of multiple parcels offered together as one combined property.A compelling opportunity combining industrial zoning, potential rail freight access, existing infrastructure, and prior engineering investment. Buyer to verify zoning, rail access, utilities, environmental conditions, development costs, and approvals.Owner is both the Listing Agent and Seller.