Small deals flow as inventory tightens.

Erik Nissani, who with his brother Jeffrey operates the boutique leasing brokerage firm JSN Properties, has a 13,000 s/f deal in the works for a television studio that plans to serve as a Manhattan production facility for HBO and other major networks.

Just a few months ago Jeff represented Sunshine Suites' over 30,000 s/f net lease of 12 Desbrosees Street, the Tribeca West flagship location for the company's increasingly popular temporary office suites concept.

But in the city's tight office market, the Nissani brothers know that not every deal can be so large and lucrative. Instead Erik has been ticking off lease after lease in recent weeks, using volume to counter the way Manhattan's shrinking inventory has constricted the deal flow for larger spaces.

Nissani moved the real estate investment firm Nightingale Properties from 40 Exchange Place to a 2,400 s/f space at 1430 Broadway with rents in the $40s per s/f. The 7-year deal was negotiated with Rick Kramer and Kenneth Kronstadt, both of Newmark Knight Frank, which owns and operates the building.

Having begun to establish a reputation among fashion tenants after he moved the clothing designer, Dani New York, to 134 West 25th Street last year, Nissani just completed a deal for the bridal designer, Junko Yoshioka, at 580 Broadway. Finding space for the growing company was challenging because the firm didn't want to relocate into a location of less quality than its former offices at 154 Spring Street, which had large bay windows, wide columns and high ceilings.

The new 3000 s/f space that Junko--named for its head designer--took for 7 years at 580 Broadway has 14-foot ceilings and the same kind of charm that sparked its creative juices in its old space. The 154 Spring Street office still has 4 years left on its lease and so Nissani said the company has tapped him now to handle its sublease, an assignment that he estimated won't take long given the strength of the SoHo office market. "It's unbelievable, these spaces are now renting for $50 per s/f," Nissani said, citing the historically high rents that SoHo and the other office districts that comprise the city's midtown south neighborhood are now achieving amid record low vacancy rates.

Nissani also helped the cabinetry distributor, Kitchen Habitats, secure its first Manhattan location so that it can be closer to its customer base in Brooklyn. He represented the firm for the 7-year 2,180 s/f deal at 277 Broadway, where it will install a showroom and sales offices. The firm had originally wanted to move to Gramercy or the Flatiron district, but rents have risen so precipitously in those areas that the company eventually was drawn to the value of Lower Manhattan as well as its strong proximity to Brooklyn. The company's new space has rents in the $30s per s/f, almost $20 per s/f less than it likely would have had to pay in midtown south.

Our Man in Havana, an advertising consulting firm, also just relocated from a space it was subletting at 20 West 22nd Street to a 2,200 s/f office at 333 West 39th Street. Nissani repped the firm in the 5-year deal and also handled a recent 2,940 s/f lease for The Concert Network at 1133 Broadway.