COMMERCIAL REAL ESTATE
                                 SALES AGREEMENT


          THIS AGREEMENT ("Agreement") is made this 7th day of October, 1996, by
     and between Envirometrics, Inc., a Delaware Corporation ("Seller"), and Dr.
     James W. Miller, M.D., ("Buyer")

                                    RECITALS

          A.  Seller  currently  owns that  certain  parcel or  parcels  of real
     property known as1019  Bankton Drive (Lot 10),  Berkeley  Business  Center,
     Hanahan,  Berkeley County, South Carolina and more particularly  identified
     as T.M.S. #266-05-92-071 (hereafter the 'Property').

          B. Buyer  desires to acquire  the  Property  from Seller and Seller is
     willing  to  sell  tile  Property  to the  Buyer  upon,  subject  to and in
     accordance with the terms and provisions set forth in this Agreement.

                                   WITNESSETH:

          NOW,  THEREFORE,  in  consideration of the sum of One Thousand Dollars
     ($1,000.00),  the receipt and sufficiency of which are hereby acknowledged,
     and the mutual  covenants of Seller and Buyer  contained in this Agreement,
     Seller and Buyer agree as follows:

          1.  Property-  Seller  agrees to sell and  convey to Buyer,  and Buyer
     agrees to purchase from Seller, the Property in fee simple.

          2. Purchase Price.  The purchase price for the Property (the 'Purchase
     Price')  shall be Five Hundred  Twenty Five  Thousand  and no/100s  Dollars
     ($525,000.00).  The Purchase  Price shall be paid by Buyer to the Seller in
     the following manner:

         (A)  Deposit.  Immediately  upon  execution  of this  Agreement by all
     parties, the Buyer shall tender to LeClair Ryan, P.C.. as Escrow Agent, the
     sum of One Thousand Dollars ($1,000.00) to be held as a Deposit for Buyer's
     performance  under  this  Agreement,  which  sum  shall be  applied  to the
     purchase price at settlement or refunded to the Buyer in the event that the
     Agreement is timely terminated  because of a defect in title, or because of
     the termination of this Agreement pursuant to the terms thereof.

(B) Balance of Purchase  Price.  Buyer shall pay to Seller at Closing the amount
of the Purchase Price  remaining due as of Closing after payment by Buyer of the
Deposit,  as follows:  $390.000.00  (a) Third Party  First  Trust:  This sale is
subject to Buyer obtaining a conventional  loan secured by a first deed of trust
lien on the Property in the principal amount of $390,000.00  bearing interest at
a fixed rate not  exceeding  10.0% per year,  amortized  over a term of not less
than 20 years,  and requiring not more than a total of 1.5 loan discount points,
excluding a loan origination fee,

$1,000.00    Deposit. See Paragraph A above.

$134,000.00 Balance of the Purchase Price: To be paid by Purchaser at Settlement

$525,000.00  Total  Purchase  Price  This  Contract  is  contingent  upon  Buyer
obtaining a written commitment or commitments, as the case may be, for the third
party  financing  required above.  Buyer agrees to make written  application for
such financing within 5 business days of the date of acceptance of the Agreement
and to diligently pursue obtaining a commitment therefore.

     (b) In the event that Buyer does not obtain such a written  commitment  and
so notifies  Seller or Selling  Broker or the Listing  Broker in writing  before
5:00 P.M. local time on November 15, 1996,  then this contract  shall  terminate
upon the giving of such notice and the Deposit shall be refunded to Buyer.

     3. Closing.  The  conveyance of the Property and the payment of the balance
of the Purchase Price  ("Closing") shall take place at the office of the Buyer's
title  company or settlement  attorney,  during normal  business  hours,  within
thirty (30) days following the expiration of the Feasibility Period as hereafter
defined,  unless the  parties  mutually  agree in writing to extend the date for
Closing to a subsequent date certain.  At Closing,  Seller shall also deliver to
Buyer a General Warranty Deed; standard No-Lien Affidavit; FIRPTA certification;
any other  documents  reasonably  necessary  to convey  marketable  title to the
Property to Buyer.

     4. Closing Adjustments.  Real estate taxes,  including special assessments,
shall be  prorated  between  Buyer  and  Seller  as of the  date of  settlement,
according to the number of days in the year each party owns the Property. Seller
shall pay any statutory grantor's or transfer tax on the deed. All other Clerk's
fees and transfer  taxes and  recordation  taxes shall be paid for by the Buyer.
Buyer shall pay for all costs of its survey,  title  insurance,  attorney's fees
and other incidental costs of Settlement.

     5.  Possession.  Possession  of the  Property  shall  be  given to Buyer at
Closing,  subject  only to those  tenancies  accepted  and  approved by Buyer in
writing prior to settlement,  which  approval  shall be a material  condition of
Buyer's performance hereunder. Seller shall provide to Buyer within fifteen (15)
days of the execution by both parties of this Agreement  complete  copies of any
and all existing lease agreements together with a Estoppel Certificate from each
tenant  satisfactory to Buyer in substantially the form set forth on Exhibit "A"
to this agreement.

     6.  Conveyancing.  At Closing  and upon  payment of the  Purchase  Price as
provided for in this Agreement, Seller shall convey the Property to Buyer in fee
simple by a general  warranty  deed.  Seller shall convey  marketable fee simple
title to Buyer,  subject only to: (A) the lien for real estate taxes not yet due
and payable; (B) existing easements for public utilities recorded among the Land
Records; ( C ) such tenancies as Buyer shall gave given prior written consent to
following  disclosure  by Seller;  and, (D)  restrictions,  covenants  and other
matters  affecting  title  (other  than  mortgages,  mechanics'  liens and other
matters that may be discharged by the payment of money at Closing,  which Seller
covenants  to do),  recorded  among  the  Land  records  as of the  date of this
Agreement.

     7. Marketability of Title:  Seller covenants that the title to the Property
is marketable  and free from valid  objections.  The Seller shall deliver to the
Buyer,  upon settlement,  a duly executed and  acknowledged  Deed of Bargain and
Sale,  with  General  Warranty  of  Title,  subject  only  to  those  easements,
conditions and restrictions  which do not constitute  objections to the title to
the Property. In the event an examination of title shall reveal any objection or
circumstances  adversely  affecting the  marketability of title to the Property,
the Buyer shall promptly notify the Seller in writing prior to the expiration of
the  Feasibility  Period of such defects:  and,  Seller shall remove at Seller's
expense any such defect or circumstances  adversely  affecting the marketability
of title on or before  the  settlement  date.  If Seller is unable or refuses to
remove the Buyer's  objections to  marketability  of title,  then this Agreement
shall  terminate,  the  Deposit  shall be  released  to Buyer and both Buyer and
Seller shall thereafter be relieved from further liability under this Agreement.
In the event  Seller is unable or refuses to remove the  Buyer's  objections  to
title,  then in that event the Buyer shall have the option to accept  title with
said objections  with an acceptable  offset or adjustment in the sales price and
may proceed to Closing in accordance with the terms of this Agreement.

  8.
Feasibility  Period:  Within  thirty  (30)  days  following  execution  of  this
Agreement by @ parties (the "Feasibility  Period"),  Buyer, at its sole expense,
shall  complete  necessary  inspections or inquiries of any kind relating to the
Buyer's intended use of the Property.  These inspections shall include,  without
limitation, completion and review of an acceptable Phase I Environmental Report.
In the event that the Buyer  determines  for any reason that the Property is not
acceptable  for Buyer's  purposes,  Buyer shall give written  notice  thereof to
Seller within the  Feasibility  Period;  and, upon receipt of such timely notice
from Buyer, the Deposit shall be immediately  released to Buyer,  this Agreement
shall  terminate  and both Buyer and Seller shall  thereafter  be relieved  from
further  liability  under this  Agreement.  Buyer hereby agrees to indemnify and
hold  Seller  harmless  from any and all  claims  for  loss,  damage  or  injury
resulting to Buyer, its agents, employees,  invitees,  licensees, third parties,
etc. or to the  Property,  relating to or resulting  from  inspections  by or on
behalf of Buyer at the Property.  Seller agrees to cooperate  with  Purchaser to
facilitate  the  Purchaser's  various  inspections  of the Property  and, to the
extent  available,  Seller shall provide  Purchaser  with a copy of any existing
prior  surveys,  title  policies,   environmental  audits  or  studies,   zoning
information or other related  information in the Seller's possession with regard
to the Property. Buyer's performance hereunder shall be further conditioned upon
acceptance by Seller of buyer's offers to purchase those parcels owned by Seller
and identified as : 1012 Bankton Drive (Lot 14), Hanahan,  Berkeley county, S.C.
(T.M.S. #266-09-00-016) and Unit F-2, 9229 University Boulevard, South Carolina,
S.C. (T.M.S. #486-00-00-059).

     9. Seller's Representations.  Seller represents and warrants to Buyer as of
the date hereof and as of Closing that:

     (A) Seller owns marketable fee simple title to the Property;

     (B) Seller has the  authority  to execute  this  Agreement  and to transfer
marketable fee simple title W the Property to Buyer;

     ( C) To the best of Seller's  knowledge  and belief,  there are no existing
violations of any laws or  regulations  of applicable  governmental  authorities
affecting  the Property,  no  governmental  actions  pending nor, to the best of
Seller's knowledge, being threatened against Seller or the Property, except that
certain taking proposed by the Virginia Department of Transportation,  which has
been disclosed previously by Seller to Buyer;

     (D) There are no suits or other legal proceedings  pending, nor to the best
of Seller's  knowledge and belief threatened or reasonably  anticipated  against
Seller with respect to the Property or affecting  the Property  before any Court
or government2l authority;

     (E) Seller  hereby  covenants  that the  Property in its present  condition
complies  with all  requirements  of all state,  local and federal  governmental
agencies  with regards to the  presence  and use of compacted  soils and/or fill
upon the  Property.  Seller  represents  and warrants that no hazardous or toxic
materials,  as those terms are defined in any applicable federal, state or local
laws or regulations ("Hazardous Materials'),  have been used, discharged, stored
on or  about  the  Property.  Seller  further  warrants  that  he has no  actual
knowledge of the presence of any hazardous  environmental materials located upon
or under the Property;  and,  there are no storage tanks located on or below the
Property.

    10. Notices.  All notices and requests or permitted hereunder shall be sent
by United States certified mail, return receipt  requested,  or by hand delivery
and, to be effective,  shall be actually  received by the party entitled to such
notice. To Seller: Envirometrics, Inc.


                   To Sellers Agent: Palmetto Properties, Inc.


                       To Buyer: Dr. James W. Miller, M.D.

                       and to: E- Duffy Myrtetus, Esquire
                               LeClair Ryan, P.C.
                               707 East Main Street, 11th Floor
                               Richmond, Virginia 23219

                          To Buyer's Agent: John Beard

     Such  addresses  may be  changed  at any time and from time to time by like
written notice given by either party to the other.


     11.  Brokers  Buyer and Seller  represent  and warrant that they have dealt
with no Realtor or broker in  connection  with this  Agreement  other than Beard
Development Corporation and Palmetto Properties,  Inc. which shall share equally
in a commission to be paid by Seller in the amount of eight percent (8 %) of the
purchase price.

     12. Cost of Litigation. In the event of litigation between Buyer and Seller
arising out of this Agreement,  the party which  substantially  prevails in such
litigation shall be entitled to recover from the other party the reasonable cost
of such litigation, including court costs and reasonable attorney's fees through
the appellate levels.

     13.  Entire  Agreement  and  Modification.   This  Agreement  embodies  and
constitutes the final and entire Agreement  between Buyer and Seller and neither
party shall be bound by any terms,  covenants,  conditions,  representations  or
warranties not expressly  contained  herein.  This Agreement may not be altered,
changed or amended except by an instrument in writing,  executed by both parties
hereto.

     14.  Applicable  Law.  This  Agreement  shall be  governed,  construed  and
enforced according to the laws of the State of South Carolina.

     15. Headings.  Descriptive  headings are for convenience only and shall not
control  or  affect  the  meaning  or  construction  of any  provision  of  this
Agreement.

     16.  Counterparts.  This  Agreement  may not be  executed  in any number of
counterparts  and each such counterpart  shall be deemed to be an original,  but
all such counterparts together shall constitute one Agreement.

     17. Interpretation.  Whenever the context shall require, the singular shall
include the plural, the plural the singular,  and the use of any gender shall be
applicable to all genders.

     18.  Severability.  If any one or more of the provisions  contained in this
Agreement shall for any reason be held to be invalid,  illegal or  unenforceable
in any respect,  such  invalidity,  illegality,  or  unenforceability  shall not
affect any other provision  hereof,  and this Agreement shall be construed as if
such  invalid,  illegal or  unenforceable  provision  had never  been  contained
herein.

     19. Binding,  Effect.  This Agreement shall be binding upon and shall inure
to the benefit of the parties hereto and their respective successors. Each party
agrees to furnish  the other,  upon  demand,  a  corporate  resolution  or other
appropriate and customary documentation evidencing the due authorization of such
party to enter into this Agreement and consummate the  transaction  contemplated
hereunder-

     20.  Section 1031  Exchange,.  The parties  acknowledge  and agree that the
Buyers' purchase of the above-described real Property from Seller is intended to
be an interdependent  part of an overall plan to effect a like-kind exchange for
a Replacement  Property as designated by Buyers in accordance with $01301 of the
Internal Revenue Code.

     21. Assignment.  The parties acknowledge that Buyer may assign his interest
in  the  Contract,   including  an   assignment  to  a  qualified   intermediary
contemplated  under  Internal  Revenue  Code $1.103 1 (k)-l (k).  Seller  hereby
agrees to execute any documents  necessary to complete  Buyer's  intended  $1301
exchange.

     22.  Offer  by  Buyer.  This  Agreement  constitutes  an  offer by Buyer to
purchase the Property and unless sooner terminated or withdrawn this offer shall
expire unless three (3) fully executed  copies of this Agreement are received by
Buyer by 5:00 P.M. Eastern Time on October 4 8, 1996.


     IN WITNESS  WHEREOF  and with the intent to be legally  bound,  the parties
hereto have executed this Agreement the day and year first written,  under seal,
with the intent that it be a sealed instrument.

WITNESS:                          BUYER: Dr. James W. Miller, M.D.
WITNESS:                          SELLER' Envirometrics, Inc.
                                  By: _______________________(Seal)


                                  "EXHIBIT A"
                              ESTOPPEL CERTIFICATE
           Dr.  James W. Miller, M.D.
           C/o E. Duffy Myrtetus, Esq.
           LeClair Ryan, P.C.
           707 E. Main Street, Eleventh Floor
           Richmond, VA 23219

     RE:  Lease dated 19 , a copy of which is attached  hereto as Exhibit A (the
"Lease")


           Landlord:       Envirometrics, Inc.
           Tenant:
           Location:

Gentlemen:

     I understand  that you have  committed  to purchase  the  property  briefly
described  as: - . South  Carolina  and as a  condition  to the  closing of such
purchase, you have required this certificate by the undersigned-

The undersigned, as Tenant, hereby confirms the following;

     1.  I/we  hereby  ratify  the  Lease  and the same  represents  the  entire
agreement between the parties as to this leasing.

     2. All conditions under the lease to be performed by the Landlord have been
satisfied.

     3. The  Lease  is in full  force  and  effect  and has not  been  modified,
altered,  supplemented  or  amended  in any way,  except as  indicated  on those
written instruments which are provided with this certification

     4. On this date there are no existing claims, defenses, off-sets or credits
which the  undersigned  has against the enforcement of the Lease by the Landlord
nor have rentals been prepaid.

     5. I/we have no notice of a prior  assignment,  hypothecation  or pledge of
rents on the Lease.

     6. I/we are in full and complete  possession  of the premises and are fully
occupying the same and conducting my/our business therefrom.

     7. There is no work which needs to be done to the Leased  Premises,  except
those items listed on Exhibit "B" attached hereto and incorporated  herein which
are currently in the process of being completed by the Landlord.

     8.  Rent  under  the  Lease  commenced  to  accrue on 19_ and has been paid
through  _______,  1996, and no rent credits or other offsets have been given by
Landlord or taken by Tenant.

     9. The current  rent due under the Lease is ($ ) per month.  The Tenant has
not  advanced  any amounts to or on behalf of the  Landlord  under the Lease for
which Tenant has not been reimbursed.

     10. Tenant has no right of first refusal, option or other right to purchase
the Premises or any part thereof

     11.  There  has not  been  filed  by or  against,  nor,  to the best of the
knowledge and belief of Tenant, is there threatened  against or contemplated by,
Tenant,  any insolvency  relief  proceeding,  appointment of a Receiver or other
Custodian for Tenant's benefit or on behalf of Tenant's creditors,  any petition
in  bankruptcy,  voluntary  or  otherwise,  any  assignment  for the  benefit of
creditors,   any  petition  seeking  reorganization  or  arrangement  under  the
bankruptcy  laws of the  United  States  or of any state  thereof,  or any other
action  brought under such  bankruptcy  laws or judicial  action in any state or
federal court brought against the Tenant-

     12.  Tenant  has  received  no  notice  of any  sale,  transfer,  pledge or
assignment  of the Lease or of the rentals  thereunder  by Landlord,  except the
proposed   assignment  to  Dr.  James  W. Miller  and/or   assigns   (hereafter
"Purchaser,)  in connection  with his proposed  purchase of the Leased  Premises
from the Landlord.

     Tenant  understands  that the Lease shall be assigned to Purchaser,  or his
assigns,  in  connection  with the  purchase of the Leased  Premises by him from
Landlord and that rent under the Lease may not be prepaid nor the Lease amended,
modified or superseded  without the prior written  approval of Purchaser or hi-s
assigns.  The undersigned  acknowledges that Purchaser proposes to obtain a loan
from  _____________________  (hereafter  the  "Lender"),  secured  in  part by a
mortgage  and/or deed or trust on the real property of which the Leased Premises
are a part and by a collateral assignment of the Lease, and that the Lender will
materially  rely  on the  statements  made  herein  in  making  such  loan.  The
undersigned acknowledges and agrees that the statements made herein are true and
complete to the best of its knowledge and may be relied upon by the Lender,  and
its successors and assigns to the loam

Executed this _ day of                     1996.

Tenant: (SEAL)