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                                                            EXHIBIT 10.4.2.3


                       ASSIGNMENT AND ASSUMPTION OF LEASE


         This Assignment and Assumption of Lease ("Assignment") is made as of
October 25, 1996, between DAF INVESTMENTS LTD., an Ohio limited liability
company ("Assignor"), and DAF WEST CARROLLTON PLAZA LTD., an Ohio limited
liability company ("Assignee"), under the following circumstances:

         A.       Pursuant to a certain Lease dated April 1, 1990, as amended by
Amendment to Lease Agreement, dated September 24, 1993, and as further assigned
by Assignment and Assumption Agreement dated January 1, 1995 (the "Lease"),
which Lease is attached hereto as Exhibit A, Assignor as Lessor, leased to
Roberds, Inc., as Lessee, certain real property known generally as 1100 East
Central Avenue, West Carrollton, Ohio, and specifically as lots numbered 4005
and 4006 of the revised and consecutive numbered lots on the plat of the City of
West Carrollton.

         B.       Assignor desires to assign all of its right, title and 
interest under the Lease to Assignee and Assignee agrees to assume all of
Assignor's liabilities and obligations under the Lease.

         NOW, THEREFORE, for valuable consideration paid, receipt of which is
acknowledged, effective the date first written above, the parties agree as
follows:

         1.       Assignor assigns to Assignee all of its right, title and 
interest in the Lease, together with all rights arising under or by virtue of
the Lease.

         2.       Assignee accepts this assignment and assumes and agrees to 
perform all of the obligations of Assignor arising or accruing under the Lease.

         WITNESS the execution hereof as of this 14th day of January, 1997.

Signed and Acknowledged
in the Presence of:
                                           ASSIGNOR

                                           DAF Investments Ltd., an
                                           Ohio limited liability company


/s/ Robert M. Wilson                       /s/ Kenneth W. Fletcher
--------------------------                 --------------------------
As to Assignor and Assignee                Kenneth W. Fletcher
                                           Managing Member
/s/ Barbara L. Fogle
--------------------------
As to Assignor and Assignee

                                           ASSIGNEE

                                           DAF West Carrollton Plaza Ltd.,
                                           an Ohio limited liability company

                                           /s/ Kenneth W. Fletcher
                                           --------------------------
                                           Kenneth W. Fletcher
                                           Managing Member


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STATE OF OHIO
                        SS:
COUNTY OF MONTGOMERY


         The foregoing instrument was acknowledged before me this 14th day of
January, 1997, by Kenneth W. Fletcher, Managing Member of DAF Investments Ltd.,
an Ohio limited liability company, on behalf of the limited liability company.


                                              /s/ Robert M. Wilson
                                              ------------------------------
                                              Notary Public



STATE OF OHIO
                        SS:
COUNTY OF MONTGOMERY

         The foregoing instrument was acknowledged before me this 14th day of
January, 1997, by Kenneth W. Fletcher, Managing Member of DAF West Carrollton
Plaza Ltd., an Ohio limited liability company, on behalf of the limited
liability company.

                                              /s/ Robert M. Wilson
                                              ------------------------------
                                              Notary Public





This Instrument Prepared By: Jon M. Rosemeyer, Esq., 2700 Kettering Tower,
Dayton, Ohio 45423


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