Positioned in one of Magnolia’s most active growth corridors, this ±3.15-acre site offers a rare opportunity for owner-users or developers seeking a high-visibility location with immediate infrastructure and zoning advantages. Located just 0.8 miles from the SH-249 Aggie Expressway on/off ramp and minutes from Downtown Magnolia, the property boasts ±95 feet of frontage on FM 1488 and ±250 feet on Rolling Hills Rd, ensuring excellent exposure and access. The site is fully cyclone fenced and stabilized, featuring a functional layout that includes a reception area, break room/kitchen, two bathrooms, and four to five offices. Utilities are already on-site, and the parcel sits directly across from a planned hospital development, adding long-term value and potential for synergistic uses. Zoned industrial and situated within Magnolia ISD and Montgomery County, the property is well-positioned for a range of commercial or light industrial applications. This location benefits from proximity to major residential developments and commercial anchors, making it ideal for service-oriented businesses, medical-adjacent uses, or flex development. With strong visibility and infrastructure already in place, this site is ready for immediate activation.