Exhibit 10.23

INSTRUMENT
PREPARED BY,
KEVIN M. BRANDT, ESQ.
BUCHALTER, NEMER, FIELDS & YOUNGER 
601 South Figueroa Street, Suite 2400
Los Angeles, California 90017

RECORDING
REQUESTED BY AND
WHEN RECORDED RETURN TO:

BANK
OF AMERICA, N.A.
55 South Lake Avenue
Pasadena, California 91101
Attn: Business Credit Account Executive

MORTGAGE, ASSIGNMENT OF LEASES AND RENTS,
SECURITY AGREEMENT AND FIXTURE FINANCING STATEMENT

THIS DOCUMENT TO BE RECORDED BOTH AS
A MORTGAGE AND FIXTURE FILING

THIS DOCUMENT SECURES OBLIGATIONS WHICH CONTAIN
PROVISIONS FOR A VARIABLE RATE OF INTEREST

THIS MORTGAGE SECURES AN INDEBTEDNESS
IN THE AGGREGATE AMOUNT OF $210,000,000
(CONSISTING OF A LOAN AND A GUARANTY)

|THE STATE OF ILLINOIS |  | ) |  |    
|--------------------- |  | - |  | ---
|                      |  | ) |  | ss.
|COUNTY OF COOK        |  | ) |  |    

MORTGAGE, ASSIGNMENT OF RENTS, SECURITY AGREEMENT and FIXTURE FINANCING STATEMENT made this 28th day of November, 2001, between 3COM CORPORATION, a
Delaware corporation ("Mortgagor") having an office at 5400 Bayfront Plaza, Santa Clara, California 95052, as mortgagor, and BANK OF AMERICA, N.A., as agent, having an office at 55 South Lake Avenue,
Pasadena, California 91101, Attn: Business Credit Account Executive, as
mortgagee. Initially capitalized terms used but not defined herein shall have the meaning set forth in the Credit Agreement (as such term is defined herein).

WITNESSETH

WHEREAS, Mortgagor is the owner of the premises described in Exhibit A attached hereto and made a part hereof; and

NOW,
WITNESSETH, that Mortgagor, for the purpose of securing indebtedness in the principal amount of Two Hundred Ten Million Dollars ($210,000,000) including, without limitation,
(a) the payment of an indebtedness in the amount of One Hundred Ninety-Five Million Dollars ($195,000,000), to be paid in accordance with the terms and with interest as set forth in
those certain "Notes", as defined in the Credit Agreement, as hereinafter defined (hereinafter referred to as the "Notes"), of even date herewith, made by Mortgagor to the order of Lenders, as defined
in the Credit Agreement, and all modifications, extensions and/or renewals thereof, and (b) the payment and performance of all indebtedness and obligations of Mortgagor arising under this
Mortgage and other documents executed by Mortgagor in connection herewith and (c) payment of any money advanced by

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Bank of America, N.A.,(Bank of America, N.A. and any successor agent appointed pursuant to the Credit Agreement is hereinafter referred to as "Mortgagee") to Mortgagor, or its successors, with
interest thereon, evidenced by additional notes (indicating that they are so secured) or by endorsement of the original note, executed by Mortgagor or its successor, and (d) the payment and
performance of all indebtedness and obligations of Mortgagor arising under that certain International Guaranty, as defined in the Credit Agreement, and all modifications, extensions and/or renewals
thereof, and (e) the payment and performance of all indebtedness and obligations of Mortgagor arising under that certain
Credit Agreement of even date herewith to which Lenders, Mortgagor, and Mortgagee are parties (the "Credit Agreement") including, without limitation those contained in Article 12.7 therein, but
expressly excluding Bank Products from the secured obligations, and all modifications, extensions and/or renewals thereof, and as, for and in consideration of the further sum of One Dollar ($1.00)
into Mortgagor paid by Mortgagee at and before the sealing and delivery hereof, the receipt whereof is hereby acknowledged, Mortgagor has granted, mortgaged, transferred and assigned, and by these
presents does grant, mortgage, transfer and assign unto Mortgagee, all its estate, right, title and interest in, to and under any and all of the property located in the City of Rolling Meadows, County
of Cook, State of Illinois, and more particularly described in Exhibit A attached hereto and made a part hereof, including all easements, rights, privileges, tenements, hereditaments and
appurtenances thereunto belonging or in anywise appertaining, and all of the estate, right, title, interest, claim, demand, reversion or remainder whatsoever of Mortgagor therein or thereto, either at
law or in equity, in possession or expectancy, now or hereafter acquired, including, without limitation, all and singular the ways, waters, water courses, water rights and powers, liberties,
privileges, sewers, pipes, conduits, wires and other facilities furnishing utility or other services to the property (collectively, the "Land");

TOGETHER
with all of the right, title and interest of Mortgagor in and to all buildings, structures and improvements now or hereafter erected on the Land including all plant
equipment, apparatus, machinery and fixtures of every kind and nature whatsoever now or hereafter located on or forming part of said buildings, structures and improvements (collectively, the
"Improvements"; the Land and Improvements being hereinafter collectively referred to as the "Premises");

TOGETHER
with all of the right, title and interest of Mortgagor in and to the land lying in the bed of any street, road, highway or avenue in front of or adjoining the Premises;

TOGETHER
with, subject to the terms and conditions below, any and all award and awards heretofore made or hereafter to be made by any governmental authorities to the present and all
subsequent owners of the Premises which may be made with respect to the Premises as a result of the return of excess taxes paid on the Mortgaged Property (as defined below), the exercise of the right
of eminent domain, the alteration of the grade of any street or any other injury to or decrease of value of the Premises, which said award or awards are hereby assigned to Mortgagee and Mortgagee, at
its option, is hereby authorized, directed and empowered to collect and receive the proceeds of any such award or awards from the authorities making the same and to give proper receipts and
acquittances therefor, and to apply the same as hereinafter provided; and, subject to the terms and conditions below, Mortgagor hereby covenants and agrees to and with Mortgagee, upon request by
Mortgagee, to make, execute and deliver, at Mortgagor's expense, any and all assignments and other instruments sufficient for the purpose of assigning the aforesaid award or awards to Mortgagee free,
clear and discharged of any and all encumbrances of any kind or nature whatsoever;

TOGETHER
with all goods, equipment, machinery, furniture, furnishings, fixtures, appliances, inventory, building materials, chattels and articles of personal property as more
particularly described in that certain Security Agreement of even date herewith, by and between Mortgagor and Mortgagee, as agent for Lenders (other than any of the forgoing personal property which is
or at any time has become Hazardous Substances, as defined in the Credit Agreement), including any interest therein, now or at any time hereafter affixed to, attached to, or used in any way in
connection with or to be
incorporated at any time into the Premises, or placed on any part thereof whether or not attached or incorporated to the premises thereto, together with any and all replacements thereof, appertaining
and

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adapted to the complete and compatible use, enjoyment, occupancy, operation or improvement of the Premises (collectively, the "Chattels");

TOGETHER
with leases of the Premises or the Chattels or any part thereof now or hereafter entered into and all right, title and interest of Mortgagor thereunder, including, without
limitation, cash or securities deposited thereunder to secure performance by the lessees of their obligations thereunder (whether such cash or securities are to be held until the expiration of the
terms of such leases or applied to one or more of the installments of rent coming due immediately prior to the expiration of such terms) and, subject to the terms and conditions below, all rights to
all insurance proceeds and unearned premiums arising from or relating to the Premises and all other rights and easements of Mortgagor now or hereafter existing pertaining to the use and enjoyment of
the Premises and all right, title and interest of Mortgagor in and to all declarations of covenants, conditions and restrictions as may affect or otherwise relate to the Premises;

TOGETHER
with all sales agreements, deposit receipts, escrow agreements and other ancillary documents and agreements entered into with respect to the sale to any purchasers of any
part of the Premises, and all deposits and other proceeds thereof;

TOGETHER
with all permits, plans, licenses, specifications, subdivision rights, tentative tract maps, final tract maps, security interests, contracts, contract rights or other rights
as may affect or otherwise relate to the Premises;

TOGETHER
with all rights of Mortgagor in or to any fund, program or trust monies and any reimbursement therefrom directly or indirectly established, maintained or administered by any
governmental authority or any other individual or entity which is designed to or has the effect of providing funds (whether directly or indirectly or as reimbursement) for the repair or replacement of
storage tanks (whether above or below ground) located on the Premises or the remediation or cleanup of any spill, leakage or contamination from any such tank or resulting from the ownership, use or
maintenance of any such tank or to compensate third parties for any personal injury or property damage;

TOGETHER
with all rents, issues, profits, revenues, income and other benefits to which Mortgagor may now or hereafter be entitled from the Premises or the Chattels (which Premises,
titles, interests, awards, Chattels, easements, rents, income, benefits, ways, waters, rights, powers, liberties, privileges, utilities, tenements, hereditaments, appurtenances, reversions,
remainders, rents, issues, profits, estate,
property, possession, claims and demands, are hereinafter collectively referred to as the "Mortgaged Property");

TO
HAVE AND TO HOLD the Mortgaged Property unto Mortgagee, its successors and assigns forever.

ARTICLE I

And Mortgagor further covenants with Mortgagee as follows:

SECTION 1.01.Mortgagor has title to an indefeasible fee estate in the Premises subject to no lien, charge, or
encumbrance except Permitted Liens and such other liens, charges or encumbrances as may be disclosed as exceptions in any policy of title insurance issued to and accepted by Mortgagee insuring this
Mortgage; that it owns the Chattels free and clear of liens and claims except Permitted Liens; that this Mortgage is and will remain a valid and enforceable first and prior lien on the Mortgaged
Property subject only to the exceptions referred to above. Until the obligations secured by this Mortgage have been paid or satisfied, Mortgagor will forever preserve, warrant and defend the same unto
Mortgagee, and will forever preserve, warrant and defend the validity and priority of the lien hereof against the claims of all persons and parties whomsoever.

SECTION 1.02.Intentionally Deleted.

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SECTION 1.03.Intentionally Deleted.

SECTION 1.04.Intentionally Deleted.

SECTION 1.05.All right, title and interest of Mortgagor in and to all extensions, improvements, betterments, renewals,
substitutes and replacements of, and all additions and appurtenances to, the Mortgaged Property, hereafter acquired by, or released to, or constructed, assembled or placed by Mortgagor on the
Premises, and all conversions of the security constituted thereby, immediately upon such acquisition, release, construction, assembling, placement or conversion, as the case may be, and in each such
case, without any further grant, conveyance, assignment or other act by Mortgagor, shall become subject to the first and prior lien and security interest of this Mortgage as fully and completely,
and with the same effect, as though now owned by Mortgagor and specifically described in the granting clause hereof.

SECTION 1.06.Mortgagor will pay from time to time when the same shall become due, all lawful claims and demands for
payment made by mechanics, materialmen, laborers, and others which, if unpaid, might result in, or permit the creation of, a lien on the Mortgaged Property or any part thereof, or on the revenues,
rents, issues, income and profits arising therefrom and in general will do or cause to be done everything necessary so that the lien and security interest hereof shall be fully preserved, at the cost
of Mortgagor, without expense to Mortgagee.

SECTION 1.07.In the event of the passage, after the date of this Mortgage, of any law of the State of Illinois
deducting from the value of the Mortgaged Property for the purpose of taxing the amount of any lien thereon, or changing in any way the laws now in force for the taxation of mortgages, or debts
secured thereby, for state or local purposes, or the manner of operation of any such taxes so as to adversely affect the interest of Mortgagee, then and in such event, Mortgagor shall bear and pay the
full amount of such taxes, provided that if for any reason payment by Mortgagor of any such new or additional taxes would be unlawful or if the payment thereof would constitute usury or render the
Notes, the Credit Agreement, or the indebtedness secured hereby wholly or partially usurious under any of the terms or provisions of the Notes, the Credit Agreement, or this Mortgage, or otherwise,
Mortgagee may, at its option, upon thirty (30) days' written notice to Mortgagor, pay that amount or portion of such taxes as renders the Notes, the Credit Agreement, or the indebtedness
secured hereby unlawful or usurious, in which event Mortgagor shall concurrently therewith pay the remaining lawful non-usurious portion or balance of said taxes.

SECTION 1.08.Except to the extent permitted under the Credit Agreement, Mortgagor will not further encumber, sell,
convey or transfer any interest in, or any part of, the Mortgaged Property without the prior written consent of Mortgagee.

SECTION 1.09.Notwithstanding Section 1.08 to the contrary, Mortgagor shall have the right to enter into leases
of the Premises provided such leases are subordinate to this mortgage.

SECTION 1.10.Mortgagor shall comply (so that such compliance will not cause a Material Adverse Effect on the Mortgaged
Property) with all applicable restrictive covenants, zoning and subdivision ordinances and building codes, all health and environmental laws and regulations and all other applicable laws, rules,
regulations, requirements, directions, orders and notices of violations issued by any governmental agency, body or officer relating to or affecting the Premises or the business or activity being
conducted thereon whether by Mortgagor or by any occupant thereof.

SECTION 1.11.If Mortgagor shall fail to perform any of the covenants contained herein on its part to be performed, and
if such failure shall continue for more than thirty (30) days after written notice to Mortgagor (or if such failure cannot reasonably be cured within thirty (30) days, such longer time
as is reasonably needed to effect such cure, provided Mortgagor is diligently attempting to effectuate such
cure), Mortgagee may, but shall not be required to, make advances to perform the same, or cause the same to be performed, on Mortgagor's behalf, and all sums so advanced shall bear

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interest, from and after the date advanced until repaid, at the lower of (i) the maximum rate permitted by law or (ii) the default rate set forth in the Credit Agreement, shall be a lien
upon the Mortgaged Property and shall, at Mortgagee's option, be added to the indebtedness secured hereby. Mortgagor will repay within two (2) Business Days after written request by Mortgagee,
all sums so advanced on its behalf with interest at the rate herein set forth. This Section 1.11 shall not be construed as preventing any failure by Mortgagor in the observance of any covenant
contained in this Mortgage from constituting an Event of Default hereunder.

SECTION 1.12.Mortgagor will not commit any waste at or with respect to the Mortgaged Property nor will Mortgagor do or
fail to do anything which will in any way materially increase the risk of fire or other hazard to the Premises, Improvements or Chattels or to any part thereof.

SECTION 1.13.Mortgagor will immediately notify Mortgagee of the institution of any proceeding for the condemnation or
taking by eminent domain of the Mortgaged Property, or any portion thereof. Mortgagee may participate in any such proceeding and Mortgagor from time to time will deliver to Mortgagee all instruments
requested by it to permit such participation. In the event of such condemnation proceedings, or a conveyance in lieu of such taking, subject to the terms and conditions below, the award or
compensation payable shall be paid to Mortgagee and thereafter disbursed and applied in accordance with Section 7.6(ii) of the Credit Agreement. Mortgagee shall be under no obligation to
question the amount of any such award or compensation and may accept the same in the amount in which the same shall be paid, but shall have no right to bind Mortgagor or to make settlement of
Mortgagor's claim. In any such condemnation proceedings the Mortgagee may be represented by counsel selected by Mortgagee. Notwithstanding the foregoing or provisions of the Credit Agreement to the
contrary, in the event of any proceeding for the condemnation or taking by eminent domain (or any sale in lieu thereof) of any portion of the Mortgaged Property having a value of less than One Million
Dollars ($1,000,000), Mortgagor shall have the sole and exclusive right to control the contest or settlement of such proceedings or claim related thereto. In such event, the entire amount of the
proceeds or any taking or sale in lieu thereof shall be paid to Mortgagor. Furthermore, notwithstanding the foregoing, the proceeds of any taking or sale in lieu thereof shall first be made available
to Mortgagor to fund restoration of the remaining portion of the Mortgaged Property, but only to the extent that Mortgagee shall receive a first perfected security interest in any such additional
items acquired by Mortgagor, before any proceeds are applied to the repayment of the Notes or other Secured Obligations.

SECTION 1.14.The assignment of rents, income and other benefits (collectively, "rents") contained in the granting
clause of this Mortgage shall be fully operative without any further action on the part of Mortgagor or Mortgagee and specifically Mortgagee shall be entitled, at its option, to all rents from the
Mortgaged Property whether or not Mortgagee takes possession of the Mortgaged Property. Mortgagor shall at all times direct that all rents from the Mortgaged Property be deposited in the Payment
Account established at the Clearing Bank pursuant to a Blocked Account Agreement, and the
disposition of such rents governed accordingly. Mortgagor hereby further grants to Mortgagee the right (i) to dispossess by the usual summary proceedings any tenant defaulting in the payment
thereof to Mortgagee, (ii) to let the Mortgaged Property or any part thereof, and (iii) to apply the rents, after payment of all necessary charges and expenses, on account of the
indebtedness and other sums secured hereby. Such assignment and grant shall continue in effect until the indebtedness and other sums secured hereby are paid, the execution of this Mortgage
constituting and evidencing the irrevocable consent of Mortgagor to the entry upon and taking possession of the Mortgaged Property by Mortgagee pursuant to such grant, whether or not sale or
foreclosure has been instituted. Neither the exercise of any rights under this Section by Mortgagee nor the application of the rents to the indebtedness and other sums secured hereby, shall cure or
waive any Event of Default, or notice of default hereunder or invalidate any act done pursuant hereto, but shall be cumulative of all other rights and remedies.

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The
foregoing provisions hereof shall constitute an absolute and present assignment of the rents from the Mortgaged Property, subject, however, to the conditional permission given to
Mortgagor to collect and use the rents until the occurrence of an Event of Default at which time such conditional permission shall automatically terminate; and the existence or exercise of such right
of Mortgagor shall not operate to subordinate this assignment, in whole or in part, to any subsequent assignment by Mortgagor permitted under the provisions of this Mortgage, and any such subsequent
assignment by Mortgagor shall be subject to the rights of Mortgagee hereunder.

SECTION 1.15.(a) Mortgagor will not (i) execute an assignment of the rents or any part thereof from the
Mortgaged Property unless such assignment shall provide that it is subject and subordinate to the assignment contained in this Mortgage, and any additional or subsequent assignment executed pursuant
hereto, or (ii) except where the lessee is in default thereunder, terminate or consent to the cancellation or surrender of any lease of the Mortgaged Property (where the annual gross rent
equals or exceeds $500,000) or of any part thereof, now existing or hereafter to be made or (iii) modify any such lease (where the annual gross rent equals or exceeds $500,000) or give consent
to any assignment or subletting without Mortgagee's prior written consent, or (iv) accept prepayments of any installments of rent or additional rent to become due under such leases (where the
annual gross rent equals or exceeds $500,000), except prepayments for a period less than thirty (30) days in advance of the date when due or prepayments in the nature of security for the
performance of the lessee's obligations thereunder, or (v) in any other manner materially impair the value of the Mortgaged Property or the security of Mortgagee for the payment of the
indebtedness secured hereby.



SECTION 1.16.Each lease of the Mortgaged Property or of any part thereof entered into after the date hereof shall
provide that, in the event of the enforcement by Mortgagee of the remedies provided for by law or by this Mortgage, any person succeeding to the interest of Mortgagor as a result of such enforcement
shall not be bound by any payment of rent or additional rent for more than one (1) month in advance, provided, however, that nothing herein set forth shall affect or impair the rights of
Mortgagee to terminate any one or more of such leases in connection with the exercise of Mortgagee's remedies hereunder.

SECTION 1.17.Intentionally Deleted.

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ARTICLE II    EVENTS OF DEFAULT AND REMEDIES

SECTION 2.01.An "Event of Default" under the Credit Agreement shall constitute an event of default ("Event of
Default") hereunder. As used herein, the term "event of default" or "default", as the context so indicates, means an Event of Default as defined in the immediately preceding sentence of this
Section 2.01.

Upon
the occurrence of an Event of Default, and in every such case:

I.
Mortgagee personally, or by its agents or attorneys may enter into and upon all or any part of the Mortgaged Property, and each and every part thereof, and may exclude the party
owning the possessory interest in same, its agents and servants wholly therefrom; and having and holding the same, may use, operate, manage and control the Mortgaged Property for any lawful purpose
and conduct the business thereof, either personally or by its superintendents, managers, agents, servants, attorneys or receivers; and upon every such entry, Mortgagee, at the expense of Mortgagor,
from time to time, either by purchase, repairs or construction, may maintain and restore the Mortgaged Property, whereof it shall become possessed as aforesaid, may complete the construction of any
portion of the Improvements and in the course of such completion may make such reasonable changes in the contemplated
Improvements as it may deem necessary; may insure or reinsure the same as provided in the Credit Agreement, and likewise, from time to time, at the expense of Mortgagor, Mortgagee may make all
necessary or proper repairs, renewals, replacements, and alterations to the Mortgaged Property or any part thereof and thereon as it may deem advisable; and in every such case Mortgagee shall have the
right to manage and operate the Mortgaged Property, possessed as aforesaid, and to carry on the business thereof and exercise all rights and powers of the party owning such property with respect
thereto either in the name of such party or otherwise as it shall deem best; and Mortgagee shall be entitled to collect and receive all earnings, revenues, rents, issues, profits and income of the
Mortgaged Property and every part thereof; and after deducting the expenses of conducting the business thereof and of all maintenance, repairs, replacements, alterations, additions, betterments and
improvements and all payments which may be made for taxes, assessments, insurance, in payment of any prior mortgage and prior or other proper charges upon the Mortgaged Property or any part thereof,
as well as just and reasonable compensation of Mortgagee for the services of Mortgagee and for all attorneys, counsel, agents, clerks, servants and other employees by it properly engaged and employed,
Mortgagee shall apply the moneys arising as aforesaid in accordance with Section 3.8 of the Credit Agreement.

II.
Mortgagee, with or without entry, personally or by its agents or attorneys, insofar as applicable, may:



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III.
On and after the occurrence of an Event of Default, Mortgagor shall pay all rents, issues and profits thereafter received by Mortgagor from the Mortgaged Property to Mortgagee
and to the extent not paid shall hold such amounts as trust funds for the benefit of Mortgagee and such rents, issues and profits shall be deemed "cash collateral" of Mortgagee under 11 U.S.C., as
amended.

SECTION 2.02.(a) Mortgagee may adjourn from time to time, as permitted by law, any sale to be made by it under
or by virtue of this Mortgage by announcement at any time and place appointed for such sale or for such adjourned sale or sales; and Mortgagee, without further notice or publication, except as
otherwise provided by any applicable provision of law, may make such sale at the time and place to which the same shall be so adjourned.



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SECTION 2.03.(a) Upon the occurrence of an Event of Default then, upon written demand of Mortgagee, Mortgagor
will pay to Mortgagee the entire indebtedness secured hereby, and after the
happening of said Event of Default will also pay to Mortgagee interest at the default rate set forth in the Credit Agreement, and also pay all other sums required to be paid by Mortgagor pursuant to
any provision of this Mortgage, and in addition thereto such further amount as shall be sufficient to cover the costs and expenses of collection incurred by Mortgagee hereunder including reasonable
compensation to Mortgagee, its agents, attorneys and counsel (including, but not limited to, fees and costs pursuant to 11 U.S.C.). In the event Mortgagor shall fail forthwith to pay such amounts upon
such demand, Mortgagee, in its own name, shall be entitled and empowered to institute any action or proceedings at law or in equity for the collection of the amounts so due and unpaid, and may
prosecute

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any such action or proceedings to judgment or final decree, and may enforce any such judgment or final decree against Mortgagor and collect, out of the property of Mortgagor wherever situated, as well
as out of the Mortgaged Property, in the manner provided by law, the moneys adjudged or decreed to be payable.



SECTION 2.04.After the occurrence of any Event of Default by Mortgagor under this Mortgage and immediately upon the
commencement of any action, suit or other legal proceeding by Mortgagee to obtain judgment for the indebtedness secured hereby and other sums required to be paid by Mortgagor pursuant to any
provisions of this Mortgage, or of any other nature in aid of the enforcement of the Notes, Credit Agreement or this Mortgage, Mortgagor waives trial by jury and will enter its voluntary appearance in
such action, suit or proceeding. Further, Mortgagor hereby consents to the appointment of a receiver or receivers of the Mortgaged Property or a mortgagee in possession, as mortgagee elects, and of
all the earnings, revenues, rents, issues, profits and income thereof. After the occurrence of any Event of Default or upon the commencement of any proceedings to foreclose this Mortgage or to enforce
the specific performance hereof or in aid thereof or upon the commencement of any other judicial proceeding to enforce any right of Mortgagee hereunder, Mortgagee shall be entitled, as a matter of
right, if it shall so elect, without the giving of notice to any other party and without regard to the adequacy or inadequacy of any security for the indebtedness

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secured hereby, forthwith either before or after declaring the entire indebtedness secured hereby to be due and payable:



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SECTION 2.05.No remedy herein conferred upon or reserved to Mortgagee is intended to be exclusive of any other
available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given hereunder or now or hereafter existing at law or in equity or by
statute. No delay or omission of Mortgagee to exercise any right or power occurring upon the Event of Default shall impair any such right or power or shall be construed to be a waiver thereof or an
acquiescence therein; and every power and remedy given by this Mortgage to Mortgagee may be exercised from time to time and as often as may be deemed expedient by Mortgagee. Nothing in this Mortgage
or in the Notes or Credit Agreement shall affect the obligation of Mortgagor to pay the principal and interest on the Notes and all sums due under the Credit Agreement in the manner and at the time
and place therein respectively expressed.

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SECTION 2.06.To the extent permitted by law, Mortgagor will not at any time insist upon, or plead, or in any manner
whatever claim or take any benefit or advantage of, any stay or extension or moratorium law, any exemption from execution or sale of the Mortgaged Property or any part thereof, wherever enacted, now
or at any time hereafter in force, which may affect the covenants and terms of performance of this Mortgage; nor claim, take or insist upon any benefit or advantage of any law now or hereafter in
force providing for the marshalling of the Mortgaged Property, or any part thereof, prior or subsequent to any sale or sales thereof which may be made pursuant to any provision herein, or pursuant to
the decree, judgment or order of any court of competent jurisdiction; and Mortgagor hereby expressly waives all benefit or advantage of any such law or laws, and covenants not to hinder, delay or
impede the execution of any power herein granted or delegated to Mortgagee, but to suffer and permit the execution of every power as though no such law or laws had been made or enacted. Mortgagor
hereby waives the right to require any sale to be made in parcels, or the right to select parcels to be so sold, and there shall be no requirement for marshalling of assets. Mortgagor hereby further
waives any rights it may have under applicable law relating to the prohibition of the obtaining of a deficiency judgment by Mortgagee against Mortgagor. Mortgagor acknowledges that the transaction of
which this Mortgage is a part is a transaction which does not include either agricultural real estate (as defined in Section 15-1201 of the Illinois Mortgage Foreclosure Law
(Chapter 110, Sections 15-1101et seq., Illinois Revised Statutes) (herein called the "Illinois Act")) or residential real estate (as
defined in Section 15-1219 of the Illinois Act), and to the full extent permitted by law, hereby voluntarily and knowingly waives its rights to reinstatement and redemption as allowed
under Section 15-1601(b) of the Illinois Act.

SECTION 2.07.Intentionally Deleted.

SECTION 2.08.Without affecting the personal liability of any person, firm, corporation, or other entity, including
Mortgagor (other than any person released pursuant hereto), for the payment of the indebtedness secured hereby, and without affecting the lien of this Mortgage for the full amount of the indebtedness
remaining unpaid upon any property not reconveyed pursuant hereto, Mortgagee is authorized and empowered as follows: Mortgagee may, at any time and from time to time, either before or after the
maturity of the Notes or the expiration of the Credit Agreement and without notice: (a) release any person liable for the payment of any of the indebtedness, (b) make any agreement
extending the time or otherwise altering the terms of payment of any of the indebtedness, (c) accept additional security therefor of any kind, (d) release any property, real or personal,
securing the indebtedness. Mortgagee may, without liability therefor and without notice, at any time and from time to time so long as the lien or charge hereof shall subsist: (a) consent to the
making of any map or plat of the Land, (b) join in granting any easement thereon or in creating any covenants restricting use or occupancy thereof, (c) reconvey, without warranty, any
part of the Mortgaged Property, (d) join in any extension agreement or in any agreement subordinating the lien or charge hereof.

SECTION 2.09.This Mortgage constitutes a Security Agreement under the laws of the State of Illinois so that Mortgagee
shall have and may endorse a security interest in any or all of the Mortgaged
Property which may or might now or hereafter be or be deemed to be personal property, fixtures or property other than real estate (collectively, "Personal Property") and Mortgagor agrees to execute,
as debtor, such financing statement or statements as Mortgagee may now or hereafter reasonably request in order that such security interest or interests may be perfected pursuant to such laws. This
Mortgage further constitutes a fixture filing under Sections 9-334 and 9-502 of the Illinois Uniform Commercial Code, as amended or recodified from time to time; provided,
however that the execution and/or filing hereof does not imply that the items of Personal Property included in the Mortgaged Property are or are to become fixtures. The filing hereof as a fixture
filing is intended to protect the parties from unwarranted assertions by third parties.

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Notwithstanding any release of any or all of the property included in the Premises which is deemed "real property", any proceedings to foreclose this Mortgage, or its satisfaction of
record, the terms hereof shall survive as a security agreement with respect to the security interest created hereby and referred to above until the repayment or satisfaction in full of the obligations
of Mortgagor as are now or hereafter evidenced by the Notes and Credit Agreement.

SECTION 2.10.During the continuance of any Event of Default, Mortgagee shall have all of the rights and remedies of a
secured party under the Uniform Commercial Code (the "Code") of the State of Illinois, and specifically the right to direct notice and collections of any obligation owing to Mortgagor by any lessee.
In addition to its rights to foreclose this Mortgage, Mortgagee shall have the right to sell the Personal Property or any part thereof, or any further, or additional, or substituted Personal Property,
at one or more times, and from time to time, at public sale or sales or at private sale or sales, on such terms as to cash or credit, or partly for cash and partly on credit, as Mortgagee may deem
proper. Mortgagee shall have the right to become the purchaser at any such public sale or sales, free and clear of any and all claims, rights of equity of redemption in Mortgagor, all of which are
hereby waived and released. Mortgagor shall not be credited with the amount of any part of such purchase price, unless, until and only to the extent that such payment is actually received in cash.
Notice of public sale, if given, shall be sufficiently given, for all purposes, if published as required by the Code. The net proceeds of any sale of the Personal Property which may remain after the
deduction of all costs, fees and expenses incurred in connection therewith, including, but not limited to, all advertising expenses, broker's or brokerage commissions, documentary stamps, recording
fees, foreclosure costs, stamp taxes and counsel fees, shall be credited by Mortgagee against the liabilities, obligations and indebtedness of Mortgagor to Mortgagee secured by this Mortgage and
evidenced by the Notes or the Credit Agreement. Any portion of the Personal Property which may remain unsold after the full payment, satisfaction and discharge of all of the liabilities, obligations
and indebtedness of Mortgagor to Mortgagee shall be returned to the respective parties which delivered the same to Mortgagee. If at any time Mortgagor or any other party shall become entitled to the
return of any of the Personal Property hereunder, any transfer or assignment thereof by Mortgagee shall be, and shall recite that the same is, made wholly without representation or warranty whatsoever
by, or recourse whatsoever against Mortgagee.

SECTION 2.11.From the date of its recording, this Mortgage shall be effective as a fixture financing statement with
respect to all goods constituting part of the Mortgaged Property which are to are to
become fixtures related to the real estate described herein. For this purpose, the following information is set forth:



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SECTION 2.12.Intentionally Deleted.

SECTION 2.13.If Mortgagee shall have proceeded to enforce any right or remedy under this Mortgage by foreclosure,
entry or otherwise, and such proceedings have been discontinued or abandoned for any reason, or such proceedings shall have resulted in a final determination adverse to Mortgagee, then and in every
such case Mortgagor and Mortgagee shall be restored to their former positions and rights hereunder, and all rights, powers and remedies of Mortgagee shall continue as if no such proceedings had
occurred or had been taken.

SECTION 2.14.All rights, remedies and powers provided by Sections 2.01-2.13, 3.09 & 3.10 hereof may
be exercised and any waivers by Mortgagor set forth in such Sections shall be enforceable only to the extent that the exercise thereof or waiver by Mortgagor does not violate any applicable provision
of law in the jurisdiction in which the Premises are located, and all such provisions are intended to be subject
to all applicable provisions of law which may be controlling in such jurisdiction and to be limited to the extent necessary so that they will not render this Mortgage invalid, illegal or unenforceable
under the provisions of any applicable law.

ARTICLE III  MISCELLANEOUS

SECTION 3.01.Mortgagor acknowledges and agrees that this Mortgage secures,inter
alia, the entire principal amount of the Notes and the Credit Agreement and interest accrued thereon, regardless of whether any or all of the loan proceeds are disbursed on or
after the date hereof, and regardless of whether the outstanding principal is repaid in part, and all future advances made at a later date, as well as any amounts owed to Mortgagee pursuant to this
Mortgage and any other amounts as provided herein or in any of the other Loan Documents (as defined in the Credit Agreement), including without limitation the payment of any and all loan commissions,
service charges, liquidated damages, expenses and advances due to or paid or incurred by Mortgagee in connection with the Loan Documents, all in accordance with the application and loan commitment
issued in connection with this transaction and the Loan Documents. Under no circumstances, however, shall the total indebtedness exceed five (5) times the original principal amount of the Notes
and the Credit Agreement.

SECTION 3.02.(a) In the event that any provision in this Mortgage shall be inconsistent with any provisions of
the Illinois Act, the Illinois Act shall take precedence over the provisions of this Mortgage, but the Illinois Act shall not invalidate or render unenforceable any other provision of this Mortgage
that can be construed in a manner consistent with the Illinois Act.



SECTION 3.03.In the event any one or more of the provisions contained in this Mortgage 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 of this Mortgage, but this Mortgage shall be construed as if
such invalid, illegal or unenforceable provision had never been contained herein.

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SECTION 3.04.All notices or demands by any party relating to this Mortgage or any other agreement entered into in
connection herewith shall be sent in the form and manner set forth in the Credit Agreement.

SECTION 3.05.Whenever in this Mortgage the giving of notice by mail or otherwise is required, the giving of such
notice may be waived in writing by the person or persons entitled to receive such notice.

SECTION 3.06.All of the grants, covenants, terms, obligations, provisions and conditions herein contained shall run
with the land and shall apply to, bind and inure to the benefit of, the successors and assigns of Mortgagor and Mortgagee.

SECTION 3.07.Intentionally Deleted.

SECTION 3.08.It shall be lawful for Mortgagee, at its election, upon the occurrence of an Event of Default, to sue out
forthwith a complaint in foreclosure upon this Mortgage and to proceed thereon to judgment and execution for the recovery of all sums payable by Mortgagor pursuant to the terms of this Mortgage
without further stay, any law, usage or custom to the contrary notwithstanding.

SECTION 3.09.Notwithstanding the appointment of any receiver, liquidator or trustee of Mortgagor, or of any of its
property, or of the Mortgaged Property, or any part thereof, Mortgagee shall be entitled to retain possession and control of all property now or hereafter held under this Mortgage.

SECTION 3.10.Intentionally Deleted.

SECTION 3.11.Mortgagor hereby waives and relinquishes unto, and in favor of Mortgagee, all benefit under all laws, now
in effect or hereafter passed, to relieve Mortgagor in any manner from the obligations assumed and the obligation for which this Mortgage is security or to reduce the amount of the said obligation to
any greater extent than the amount actually paid for the Mortgaged Property, in any judicial proceedings upon the said obligation, or upon this Mortgage.

SECTION 3.12.Neither Mortgagor nor any other person now or hereafter obligated for payment for all or any part of the
indebtedness secured hereby shall be relieved of such obligation by reason of the
failure of Mortgagee to comply with any request of Mortgagor or of any other person so obligated to take action to foreclose on this Mortgage or otherwise enforce any provisions hereof or of the Notes
or under the Credit Agreement or by reason of the release, regardless of consideration, of all or any part of the security held for the indebtedness secured hereby, or by reason of any agreement of
stipulation between any subsequent owner of the Mortgaged Property and Mortgagee extending the time of payment or modifying the terms hereof without first having obtained the consent of Mortgagor or
such other person; and in the latter event Mortgagor and all other such persons shall continue to be liable to make payment according to the terms of any such extension or modification agreement,
unless expressly released and discharged in writing by Mortgagee.

SECTION 3.13.By accepting or approving anything required to be observed, performed or fulfilled or to be given to
Mortgagee pursuant to this Mortgage, including (but not limited to) any certificate, balance sheet, statement of profit and loss or other financial statement, survey, appraisal or insurance policy,
Mortgagee shall not be deemed to have warranted or represented the sufficiency, legality, effectiveness or legal effect of the same, or of any term, provision or condition thereof, and such acceptance
or approval thereof shall not be or constitute any warranty or representation with respect thereto by Mortgagee.

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SECTION 3.14.No offset or claim which Mortgagor now or may in the future have against Mortgagee shall relieve
Mortgagor from paying installments or performing any other obligation herein or secured hereby.

SECTION 3.15.Intentionally Deleted.

SECTION 3.16.Intentionally Deleted.

SECTION 3.17.EXCEPT AS OTHERWISE PROVIDED IN SECTIONS 2.09 AND 2.10 HEREOF, THE CREATION, PERFECTION AND ENFORCEMENT
OF THE LIENS GRANTED BY THIS MORTGAGE SHALL BE GOVERNED BY THE LAWS OF THE STATE OF ILLINOIS AND IN ALL OTHER RESPECTS THIS MORTGAGE SHALL BE GOVERNED BY THE LAWS OF THE STATE OF CALIFORNIA.

SECTION 3.18.Time is of the essence of all Mortgagor's obligations hereunder.

SECTION 3.19.Simultaneously with, and in addition to, the execution of this Mortgage, Mortgagor, and/or related or
affiliated entities of Mortgagor, has executed and delivered as security for the Notes and Credit Agreement a mortgage or deed of trust on parcels of property which may or may not be outside the
boundaries of this county. Upon the occurrence of an Event of Default under (as defined in) any one of such other mortgages or deeds of trust, including this mortgage, such Event of Default shall be
an Event of Default under each and every one of such mortgages and deeds of trust, including this Mortgage. Thereafter, Mortgagee may proceed against any or all of the property comprising security
under such mortgage or deed of trust, including this mortgage, or against any other security for the Notes and the Credit Agreement in such order as Mortgagee, in its sole and absolute discretion may
determine. Mortgagor hereby waives, to the extent permitted by applicable law, the benefit of any statute or decision relating to the marshalling of assets which is contrary to the foregoing.
Mortgagee shall not be compelled to release or be prevented from foreclosing this instrument or any other instrument securing the Notes and/or the Credit Agreement unless all indebtedness evidenced by
the Notes and/or the Credit Agreement and all items hereby secured shall have been paid in full and Mortgagee shall not be required to accept any part or parts of any property securing the Notes and
the Credit Agreement, as distinguished from the entire whole thereof, as payment of or upon the Notes and/or the Credit Agreement to the extent of the value of such part or parts, and shall not be
compelled to accept or allow any apportionment of the indebtedness evidenced by the Notes and/or the Credit Agreement to or among any separate parts of said property.

Notwithstanding
the foregoing or any other provisions hereof to the contrary, Mortgagor shall have the right to require that Mortgagee release and reconvey this mortgage and all
right, title and interest in and to the Mortgaged Property by paying to Mortgagee the applicable Minimum Price or repayment in full of the Term Loan in accordance with the provisions of
Section 3.4 of the Credit Agreement.

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IN WITNESS WHEREOF, Mortgagor has caused this Mortgage to be executed as of the day and year first above written.

| |  | "MORTGAGOR" 3COM CORPORATION, a,
Delaware corporation
| |  | -----------------------------------------------------
| |  | By:                                                  
| |  |                                                      
| |  |                                                      

ATTEST

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Officer

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|STATE OF  |  | ) |  |    
|--------- |  | - |  | ---
|          |  | ) |  | ss.
|COUNTY OF |  | ) |  |    

I,            , a notary public in and for said County, in the State aforesaid, DO HEREBY CERTIFY
that            , who are personally known to
me are the same persons whose names are subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that they signed and delivered the said instrument pursuant to
authority, as their free and voluntary act, for the uses and purposes therein set forth.

GIVEN
under my hand and notarial seal this      day of            , 2001.

|                       |  |  | Notary Public
|---------------------- |  |  | -------------
|My Commission Expires: |  |  |              
|                       |  |  |              

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EXHIBIT A

LEGAL
DESCRIPTION:

PARCEL
1:

LOT
1 IN 3800 GOLF ROAD SUBDIVISION OF PART OF FRACTIONAL SECTION 7, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT RECORDED JANUARY 31, 1996 AS DOCUMENT NO.
96080514, IN COOK COUNTY, ILLINOIS.

PARCEL
2:

EASEMENT
FOR THE BENEFIT OF PARCEL 1 AFORESAID, TO GO UPON LOT 2 IN 3800 GOLF ROAD SUBDIVISION AFORESAID, FOR THE PURPOSE OF PERFORMING WORK OF CONSTRUCTION AND MAINTENANCE OF BERM IF SUCH WORK IS NOT
TIMELY PERFORMED BY THE OWNER OF SAID LOT 2, AS GRANTED IN PARAGRAPH 9.4 OF ARTICLE 9 OF THE DECLARATION AND GRANT OF EASEMENTS, COVENANTS AND RESTRICTIONS EXECUTED BY AT&T CORP., A NEW YORK
CORPORATION, DATED JANUARY 26, 1996 AND RECORDED FEBRUARY 9, 1996 AS DOCUMENT NO. 96110279, IN COOK COUNTY, ILLINOIS.

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