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 owns that certain  parcel or premises of real property  known as:
Unit F-2, 9229 University  Boulevard North  Charleston,  South Carolina and more
particularly identified as T.M.S.  #486-00-00-059 (hereafter the "Property".

B.
Buyer  desires to acquire the Property from Seller and Seller is willing to sell
the Property to the Buyer upon,  subject to and in accordance with the terms and
provisions  set  form  In  this  Agreement.   WITNESSETH:   NOW,  THEREFORF,  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
Seventy Five  Thousand and no/100s  Dollars  ($575,000.00).  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:

     $433.000.00  (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 $433,000.00 hearing 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.

     $141,000.00  Balance of the  Purchase  Price:  To be paid by  Purchaser  at
Settlement

     $575,000.00  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 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.  It is  agreed  by  the  parties  that  BUYCr'3
performance  hereunder shall be further conditioned upon acceptance and approval
by Buyer of a leaseback  lease  agreement to Seller at settlement upon terms and
conditions mutually acceptable to the parties.

     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 have 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 both  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 1 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 ]3uyer, 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 %hall 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 1019 Bankton Drive (Lot 10)
Berkeley Business Center,
Hanahan, Berkeley County, S.C. (T-M-S- #266-0592-071).

     9. Seller's Representations.  Seller represents and warrants to Buyer as of
the date hear and as of Closing that: Seller owns marketable fee simple title to
the Property; Seller has the authority to execute this Agreement and to transfer
marketable fee simple title to the

Property to Buyer;

     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 , 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;

     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 governmental authority;

     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 of 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,  3haU 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 Eastmain Street, II th 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 MM to the other,

     11.  Brokers.  Buyer and Seller  represent and wan-ant that they have dealt
with no Realtor or broker in  connection  with this  Agreement  other than Beard
Development Corporation which shall be paid 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   documentationevidencing   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 1301 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. 1031 (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 8 , 1999).

          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. (Seal)


SELLER: Envirometrics, Inc.
By: (Seal)