"It's one of the crummiest submarkets in all of Phoenix. It averages about 26% office vacancy. There's a lot of product there and the last couple of years it's been a tenants' market," Dan Dobric, a broker at Presidio Commercial Services in Phoenix, tells GlobeSt.com.

Eclipsys Corp. of Boca Raton, FL, signed a $3.7-million lease with Presidio Investments of Phoenix in the Four Gateway office building at 444 N. 44th St. Built in 1999, the 137,836-sf Gateway is one of the newer buildings in the submarket. The new deal boosted occupancy to 82%.

All would-be tenants are offered three months of free rent and a full TI package at Four Gateway. Dobric explains many tenants who were once located in the class B Gateway submarket have been able to upgrade to class A space for about the same price. He predicts that the amenities being offered will fill up the submarket in the next two years. Gateway's other selling points include a positioning close to Sky Harbor International Airport and major freeways.