Exhibit 10.21

SUBLEASE

     THIS SUBLEASE is made as of June 21, 2002 between TradeStation Securities,
Inc. (f/k/a Online Trading, Inc.), a Florida corporation (“Sublandlord”) and
Steflind, Inc., a Florida corporation and Budner Securities, Inc., a Florida
corporation, jointly and severally (“Subtenant”).

BACKGROUND

     A.     Sublandlord is the lessee of approximately 5,009 square feet within
the office building (“Building”) designated as Suite 150 in the Fountain Square
III office building, located at 2700 North Military Trail, Boca Raton, Florida
33431 pursuant to a lease (“Prime Lease”) dated August 13, 1998 and amended on
March 31, 1999 and June 2nd 1999 between ACP Office I, LLC (“Prime Landlord”),
as landlord, and Sublandlord, as tenant. A copy of the Prime Lease is attached
to this Sublease as Exhibit A.

     B.     Subtenant desires to sublease from Sublandlord the “Expansion
Premises” as defined and described in the Prime Lease.

     C.     Sublandlord is willing to sublease to Subtenant the Expansion
Premises pursuant to the terms provided herein.

     NOW THEREFORE, in consideration of the foregoing and other good and
valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, and intending to be legally bound, the parties agree as follows:

1) Defined Terms. All capitalized terms not defined herein shall have the
meanings assigned in the Prime Lease unless otherwise indicated herein.

2) Premises. Sublandlord lets and demises to Subtenant, and Subtenant takes and
hires, subject and subordinate to the Prime Lease, the Expansion Premises (as
defined in the Prime Lease), together with the rights of the Sublandlord, to the
extent provided in the Prime Lease, to use all common areas of the Building. For
purposes of this Sublease, the Expansion Premises are referred to as the
Premises. Subtenant has no rights under the Lease with respect to the Suite 200
in the Building which is leased by Sublandlord under the Prime Lease.

3) Term. The term of this Sublease (“Sublease Term”) shall commence on the date
that this Sublease takes effect under Section 11(e) below (“Commencement Date”)
and shall at end on February 28, 2007. Notwithstanding anything in this Sublease
to the contrary, the Sublease Term shall automatically expire upon the
expiration or termination of the term of the Prime Lease. Sublandlord shall have
no obligation whatsoever to exercise any rights Sublandlord may have under the
Prime Lease to extend the term thereof.

     If Sublandlord shall default beyond all applicable grace periods in the
payment of any rent or additional rent which Sublandord is required to pay as
tenant under the Prime Lease,

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Subtenant may cure such default by payment of the required sums directly to
Prime Landlord (although this provision shall not be construed to impose an
obligation on Prime Landlord to accept such tender). If Subtenant shall so cure
any obligation of Sublandlord under the Prime Lease, Sublandlord shall reimburse
Subtenant promptly following confirmation of such payment from Prime Landlord.

4) Rent.

     a) Base Rent. Base Rent shall mean the following:

          PERIOD   BASE RENT (annual)   BASE RENT (monthly)

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Year 1 July 15, 2002 – September 14, 2002   Abated               Year 1
September 15, 2002 – July 14, 2003   $64,666.19 (based on $12.91 per rsf)  
$5,388.85           Year 2 July 15, 2003 – July 14, 2004   $67,270.87 (based on
$13.43 per rsf)   $5,605.91           Year 3 July 15, 2004 – July 14, 2005  
$69,975.73 (based on $13.97 per rsf)   $5,831.31           Year 4 July 15, 2005
– July 14, 2006   $72,780.77 (based on $14.53 per rsf)   $6,065.06          
Year 5 July 15, 2006 – February 28, 2007   $75,685.99 (based on $15.11 per rsf)
  $6,307.17

     b) Payment of Base Rent and Operating Expenses. Subtenant shall pay to
Sublandord during the Sublease Term without setoff or deduction whatsoever the
Base Rent, applicable taxes, and Operational Expense Pass throughs which are
passed through to Sublandlord (see Lease Amendment No.1 to Prime Lease) with
respect to the Premises (“Operating Expenses”) as Additional Rent. Base Rent
shall be due and payable in advance, without demand, in monthly installments in
the amounts provided in Column 3 of the Table in Section 4a) above on the first
calendar day of each calendar month during the Sublease Term. Subtenant shall
pay with each installment of Base Rent the following: (i) any sales, use or
other tax, now or hereafter, imposed on Sublandlord relating to lease of the
Premises to Subtenant or the payment of rent (including Base Rent and Additional
Rent) under this Sublease and (ii) Actual Operating Expenses incurred.

     c) Rent Commencement. Subtenant shall pay the first installment of Base
Rent, together with applicable taxes, simultaneous with the execution of this
Sublease. If the Sublease does not commence on the first day of the calendar
month, the first installment of Base Rent shall be prorated accordingly.

     d) Payment Location. Subtenant shall pay Base Rent, applicable taxes,
Operating Expenses and all amounts due hereunder, to Sublandlord at 8050 SW 10th
Street, Plantation, Florida 33324 or such other location designated by
Sublandlord.

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     e) Other Charges and Assessments; Additional Rent. Any charges or
assessments made or demanded by Prime Landlord under the Prime Lease that are
payable by Sublandlord other than as part of Sublandlord’s monthly Base Rental
and Operating Expense obligations (e.g., adjustments for prior year Operating
Expenses) shall be paid by Subtenant to Sublandlord within five (5) calendar
days after written demand therefore. All such charges and assessments together
with Operating Expenses payable by Subtenant hereunder are collectively called
“Additional Rent” and shall be deemed “rent” for the purposes of this Sublease
and Chapter 83 of the Florida Statutes. Upon the written request of Subtenant,
Sublandlord will provide a copy of any support for the additional charge which
Sublandlord receives from Prime Landlord.

     f) Late Payments. Subtenant agrees to timely pay all Base Rent, Additional
Rent and all other amounts provided to be paid by Subtenant under this Sublease
at the times and in the manner herein provided. For any rent or other payment
due hereunder which is not paid within five (5) calendar days of its due date,
Subtenant agrees to pay to Sublandlord a late payment fee as per Section 4 of
the Prime Lease

5) Use. Subtenant shall use the Premises for general office purposes and for no
other purpose without the prior written consent of Sublandlord and Prime
Landlord.

6) Security Deposit.

     a) A security deposit in the amount of $18,366.33, representing two (2)
months of base rent and operating expenses shall be delivered to Sublandlord
upon execution of this document.

     b) Use of Security Deposit. Upon the occurrence of any default, or upon the
failure by Subtenant to timely pay any sum it is obligated to pay hereunder,
Sublandlord may, from time to time, without prejudice to any other remedy, and
without prior notice to Subtenant, execute upon any letter of credit or funds
then held by Sublandlord and apply such proceeds to the curing of such default
or the payment of such sums.

     c) Replenishment of Security Deposit. Notwithstanding anything herein to
the contrary, in the event Sublandlord executes upon the Security Deposit or any
portion thereof, Subtenant shall replenish the Security Deposit by delivery to
Sublandlord of the total amount drawn to cure the default of the Subtenant in
immediately available funds within five (5) business days after Sublandlord’s
demand therefore. Subtenant shall have no right to interest on such Security
Deposit and Sublandlord may commingle such amount with its other funds.

     d) Prime Landlord Security Deposit. Subtenant shall have no rights with
respect to Sublandlord’s security deposit with Prime Landlord. In the event
Prime Landlord applies any of Sublandlord’s security deposit for matters caused
by Subtenant or arising during the Sublease Term, Subtenant shall reimburse
Sublandlord for such amounts within five (5) business days after demand
therefore, upon showing support for the demand.

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     e) Return of Security Deposit. Upon the later of termination or expiration
of this Sublease or the return of Sublandlord’s security deposit with Prime
Landlord, the Security Deposit: (i) if in the form of cash or immediately
available funds, shall be returned to Subtenant to the extent the same is not
then applied to curing of any default of Subtenant or to the payment of any sum
owed by Subtenant hereunder and (ii) if in the form of a letter of credit, shall
be released, but only to the extent the letter of credit is not executed upon to
cure any default or the payment of any amount owed by Subtenant hereunder.
Subtenant may not use the Security Deposit to offset rent or other amounts due
hereunder.

7) Terms and Conditions of Sublease.

     a) Prime Lease Terms and Conditions. Other than the obligations for rent,
operating expenses, security deposit and other matters which are expressly
addressed in this Sublease as between Sublandlord and Subtenant, Subtenant
assumes and shall perform all obligations and comply with all covenants and
agreements of Sublandlord as “Tenant” under the Prime Lease with respect to the
Premises throughout the Sublease Term, and shall tender such performance
directly to Prime Landlord, so that the obligation of Sublandlord as Tenant
under the Prime Lease relating to the Premises during the Sublease Term shall be
fully satisfied and discharged by Subtenant. Subtenant agrees that each and
every covenant and agreement of the Prime Lease is agreed to be a term,
condition, covenant and agreement of this Sublease as applicable to the
Premises, and “Landlord” in the Prime Lease shall mean Sublandlord in this
Sublease and “Tenant” in the Prime Lease shall mean the Subtenant in this
Sublease, except where such construction would clearly be inapplicable, in which
event the original meaning shall apply. Subtenant shall have the right to
negotiate directly with Prime Landlord concerning leasing the Premises after the
expiration of the Sublease Term, however, Subtenant shall not request from Prime
Landlord, and shall not have any authority to approve or effect, any change or
modification to the Prime Lease except with the prior written consent of
Sublandlord.

     b) Subtenant Rights. Subtenant shall have all the rights, and privileges of
“Tenant” under the Prime Lease except as limited or modified by this Sublease,
and Subtenant may exercise the same without further consent or approval of
Sublandlord, except that Subtenant shall have no right to modify or amend the
Prime Lease, take any action inconsistent with the terms of this Sublease or
take any action or fail to take any action that would alone, or with the passage
of time, constitute a default under the Prime Lease or this Sublease.
Sublandlord shall have no obligation to provide any of the services, or fulfill
any of the obligations, of Prime Landlord under the Prime Lease and if Prime
Landlord fails to do so, Sublandlord’s obligation with respect to such failure
to perform shall be limited to using reasonable efforts (which shall not include
the initiation or prosecution of litigation) to obtain performance by Prime
Landlord, provided, that the expenses incurred by Sublandlord in connection
therewith shall be reimbursed by Subtenant upon demand. In no event shall
Sublandlord have a duty to perform any obligations of Prime Landlord that are,
by their nature, the obligation of an owner or manager of real property. For
example, Sublandlord shall not be required to provide the services or repairs
that the Prime Landlord is required to provide under the Prime Lease.
Sublandlord shall have no responsibility for or be liable to Subtenant for any
default, failure

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or delay on the part of Prime Landlord in the performance or observance by Prime
Landlord of any of its obligations under the Prime Lease.

     c) Indemnity and Insurance. Any of Subtenant’s indemnity obligations
arising under the Prime Lease (through this Sublease) shall inure to the benefit
of both Sublandlord and Prime Landlord. In addition, Subtenant shall obtain all
insurance policies that are required to be obtained by the Tenant under the
Prime Lease and include Sublandlord as a named or additional insured.

8) Construction.

     a) Sublandlord Obligations. Subtenant takes the Premises in “as is” “where
is” condition.

     b) Subtenant Obligations. Subtenant shall submit to Sublandlord for
approval all plans and specifications for any construction, renovation or
alteration to be performed by Subtenant in the Premises prior to submission of
such plans and specifications to the Prime Landlord in accordance with the Prime
Lease, and shall not submit any such plans and specifications to the Prime
Landlord unless and until Sublandlord has approved the same in writing.
Subtenant shall perform all construction work in the Premises at its sole cost
and expense, and in conformance with the procedures set forth in the Prime
Lease.

9) Sublandlord’s Remedies. Sublandlord’s rights and remedies shall be subject to
the same notice and cure periods as are applicable under the Prime Lease, except
that, where necessary to prevent a default by Sublandlord under the Prime Lease,
Subtenant shall have no greater time period to cure a breach under the Sublease
than the last day available to cure a breach under the Prime Lease.
Notwithstanding the foregoing, in the event Sublandlord determines in its sole
discretion that Subtenant will not or cannot cure a default under the Prime
Lease caused by Subtenant, Sublandlord may, but is not obligated to, cure such
default, after which, Subtenant shall reimburse and make whole Sublandlord for
all costs and expenses (including reasonable attorney’s’ fees) incurred by
Sublandlord in connection therewith within five (5) business days after written
demand for reimbursement is made. In the event Subtenant shall be in default
hereunder (or under the Prime Lease by extension of this Sublease), Sublandlord
shall have all rights and remedies of the Prime Landlord under the Prime Lease
against Subtenant concerning remedies for default, in addition to all other
rights and remedies at law or in equity.

10) Prime Landlord’s Consent. This Sublease and the obligations of the parties
hereunder are expressly conditioned upon the Prime Landlord executing this
Sublease in the space provided on the signature page or in another form
reasonably acceptable to Sublandlord. Sublandlord and Subtenant hereby agree,
for the benefit of Prime Landlord, that this Sublease and Prime Landlord’s
consent hereto shall not (a) create privity of contract between Prime Landlord
and Subtenant; (b) be deemed to have amended the Prime Lease in any regard
(except as provided in this paragraph); and (c) be construed as a waiver of
Prime Landlord’s right to consent to any assignment of the Prime Lease by
Sublandlord or any further subletting

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of the Premises, or as a waiver of Prime Landlord’s right to consent to any
assignment by Subtenant of the Sublease or any subletting of the Premises or any
part thereof.

11) Miscellaneous.

     a) Brokers. Subtenant and Sublandlord represent and warrant that neither
has dealt with any real estate broker regarding this transaction other than
CRESA Partners, which has represented Sublandlord in this transaction,

     b) Notices. Notices shall be sent as provided for in the Prime Lease to the
following address:

       i) If to Sublandlord:

          TradeStation Group, Inc.
8050 SW 10th Street
Plantation, Florida 33324
Attention: David Fleischman

       ii) If to Subtenant:

          Steflind, Inc. and Budner Securities, Inc.
2700 North Military Trail, Suite 150
Boca Raton, Florida 33431
Attention: Alan Weiner

              With copy to:   Stephen A. Wayner, Esq.
4601 Ponce De Leon Blvd., Suite 310
Coral Gables, Florida 33146

       iii) If to Prime Landlord, in accordance with the Prime Lease.

     c) Exhibits. All exhibits attached to this Sublease are incorporated into
and made a part of this Sublease.

     d) Time of the Essence. Time, wherever stated, is declared to be of the
essence of the Sublease.

     e) Effectiveness of Sublease. Notwithstanding anything herein to the
contrary, this Sublease shall not be effective until all of the following have
occurred:

       i) Sublandlord has received all of the following:

       (1) the Security Deposit, and

       (2) evidence satisfactory to Sublandlord that Subtenant has procured the
insurance coverage required hereunder and the under the Prime Lease (or if
approved by

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  Prime Landlord insurance coverage in lesser amounts not to be less than
$1,000,000 per occurrence for public liability insurance coverage);

       ii) Subtenant has received the keys to the Premises; and

       iii) Prime Landlord has consented in writing to this Sublease.

In the event that Subtenant or Sublandlord fails to satisfy their obligations
under clauses (i) and (ii), respectively, within      (     ) days from the date
hereof, the other party may cancel this Sublease, after which, neither party
shall have any further rights or obligations hereunder.

     f) Modifications. No modification or amendment of this Sublease shall be
enforceable unless it is in writing and signed by Sublandlord and Subtenant and
is approved by Prime Landlord.

     g) Headings. Headings herein are for convenience only and have no bearing
on the construction of this Sublease or the intent of the parties.

     h) Parking. Subtenant shall be entitled up to three (3) of Sublandlord’s
parking spaces at the Building at the rates and under the Terms and Conditions
provided in the Prime Lease.

     i) Amendment No. 2. The following provision of Amendment No. 2 of the Prime
Lease are not incorporated herein and Subtenant has no rights thereunder: Tenant
Improvement Allowance, Option to Renew Lease, Right of First Refusal and
Temporary Space.

     j) The liability of Steflind, Inc., a Florida corporation and Budner
Securities, Inc., a Florida corporation as subtenants to TradeStation
Securities, Inc. for this sublease is joint and several.

     IN WITNESS WHEREOF, this Sublease is executed as of the day and year first
written above.

      Witnesses:   SUBLANDLORD:             /s/ Kevin Hauser

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Print Name: Kevin Hauser

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  TradeStation Securities, Inc.       /s/ DH Fleischman   By: /s/ Joseph
Nikolson

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Print Name: D H Fleischman   Print Name: Joseph Nikolson

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    Title: COO    

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      /s/ Loren Costantino

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Loren Costantino

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      Witnesses:   SUBTENANT:             /s/ Kevin Hauser

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Print Name: Kevin Hauser

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  Steflind, Inc, a Florida Corporation       /s/ Brian E. Deichman   By: /s/
Alan Weiner

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Print Name: Brian E. Deichman   Print Name: Alan Weiner

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    Title: President    

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            Witnesses:   SUBTENANT:       /s/ Kevin Hauser

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Print Name: Kevin Hauser

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  Budner Securities, Inc, a Florida Corporation       /s/ Brian E. Deichman  
By: /s/ Alan Weiner

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Print Name: Brian E. Deichman   Print Name: Alan Weiner

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    Title: President    

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