"You can never make a decision to renew unless you examine what the alternatives are," says Gosin. Clearly, but the options are enormous given the sublease overhang. The Newmark chief tells GlobeSt.com that the law firm explored Midtown and Downtown space--including 7 Times Square, the World Financial Center, 1 Liberty and 32 Old Slip. "They saw it as an opportunity to move to Midtown, but we were looking at new buildings, so they were mostly drive-bys," he reports, adding that it was a combination of rents and benefits that kept the firm in Lower Manhattan. "The rents in Midtown were higher, but the benefits Downtown were also a factor--especially the accelerated depreciation." While Gosin would provide no numbers, reports have pegged the 17 year re-up as starting at $30 per foot. Gosin and Newmark's Moshe Sukenik spoke for the law firm, while Rudin's Tom Keating and Robert Steinman represented their company.

Over and above the post-Sept.11 incentives, greasing the skids on the re-up were specific owner concessions. "Owners are spending money for their tenants," he says, and Rudin Management was no different. "Cahill is going to rebuild that space with help from Rudin."

Rudin president William C. Rudin would not discuss details of the deal, but both he and Gosin say that staying power also had a lot to do with the deal. "They've been here since the early 1960s," he states.

"That's a great example of what happens when you treat your tenant with dignity and respect," concludes Gosin.