Turn-key investment on Olean’s well-traveled E State Street offering visibility, access, and reliable cash flow. This four-story freestanding building features recently renovated professional office space with maintained mechanicals and a long-term tenant in place: a reputable law firm occupying two stories for over twelve years, currently leased through 2030 at $4,300/month. The property is performing at nearly an 11.5% cap rate (per seller) and includes approximately four on-site parking spaces; a neighboring parcel with roughly eight additional spaces is also available, but not included in the list price. A former medical clinic is directly connected to the building, creating excellent redevelopment potential and a variety of use paths under flexible zoning—ideal for professional offices, medical practices, banks and financial institutions, or even a future multi-family conversion, all surrounded by restaurants, gas stations, big-box and local retailers, banks, and other amenities. Strong numbers, high-visibility location, and multiple exit strategies make this a compelling addition to any portfolio. Rent roll and financials available upon request.