lease1.htm


    Exhibit
10.1

    AIR
COMMERCIAL REAL ESTATE ASSOCIATION

    STANDARD
INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE - - GROSS

    (DO
NOT USE THIS FORM FOR MULTI-TENANT BUILDINGS)

    


    1.           Basic
Provisions ("Basic Provisions").

    1.1           Parties:
This Lease ("Lease"), dated for reference purposes only          June
18, 2009         


    is made
by and between   CNH,
LLC, a California limited liability
company                                                                  

                                                                                                                                                                                                                                 ("Lessor")

    and Biomerica, Inc., a Delaware
corporation                                                                                                                                               

                                                                                                                                                                                                                                  ("Lessee"),

    (collectively
the "Parties," or individually a "Party").

    


    1.2           Premises:
That certain real property, including all improvements therein or to be provided
by Lessor under the terms of this Lease, 

    and
commonly known as  17571 Von Karman Ave,
Irvine                                                                                                                                    

    located
in the County of  Orange                                            ,
State of  California                                            

    and
generally described as (describe briefly the nature of the property and, if
applicable, the "Project", if the property is located within a
Project)

    A freestanding industrial
building of approximately 21,011 square feet (the
'Building')                                                                  

    as depicted on Exhibit
A                                                                                                                                                                                

                                                                                                                                                                                                 ("Premises").
 (See also Paragraph 2)

    1.3           Term:                       7                      
years and                       -0-                      
months ("Original Term") commencing September 1, 2009                      

    ("Commencement
Date") and ending August 31,
2016                                              ("Expiration
Date").

     (See
also Paragraph 3)

    1.4           Early
Possession:  N/A                                                                    ("Early
Possession Date").

    (See also
Paragraphs 3.2 and 3.3)

    1.5           Base
Rent: $18,
490.00                                          per
month ("Base Rent"), payable on the first
(1st)                                                                                

    day of
each month commencing September 1,
2009                                                                                                                                                                

                                                                                                                                                                                                                                 (See
also Paragraph 4)

    þ           If
this box is checked, there are provisions in this Lease for the Base Rent to be
adjusted.

    1.6           Base
Rent and Other Monies Paid Upon Execution:

    (a)           Base
Rent: $18,490.00                          for
the period  September 1-30,
2009                     


                                                                                                                                                                                                                                                     


    (b) Security Deposit: $22,080.00                         ("Security
Deposit"). (See also Paragraph 5)

    (c) Association Fees: $0.00                       for
the period not
applicable                                                                                 

    (d) Other: $0.00                        for
not
applicable                                                                                                                        

                                                                                                                                                                                                                                              

    (e) Total Due Upon Execution of this
Lease: $40,568
..00                                                                                                        

    1.7           Agreed
Use:  General office, assembly,
manufacturing and distribution of medical

    devices                                                                                                                                                                                              (See also
Paragraph 6)

                                                                                                                                                                                                                                                     


    1.8           Insuring
Party: Lessor is the "Insuring Party". The annual "Base Premium" is $1,382.00                       (See also
Paragraph 8)

    1.9           Real
Estate Brokers: (See also Paragraph 15)

    (a) Representation: The following real
estate brokers (the "Brokers") and brokerage relationships exist in this
transaction (check

    applicable
boxes):

    
      	o	Lee &
      Associates®-Newport Beach,
      Inc.                                             represents
      Lessor exclusively ("Lessor's Broker");
	þ	Lee &
      Associates®-Orange, Inc. - Jon
      Passafiume                      
      represents Lessee exclusively ("Lessee's Broker"); or
	o	                                                                                         
      represents both Lessor and Lessee ("Dual
Agency").


    

    (b) Payment to Brokers: Upon execution
and delivery of this Lease by both Parties, Lessor shall pay to the Broker the
fee agreed to

    in their
separate written agreement (or if there is no such agreement, the sum
of                        or                       
% of the total Base Rent) for the

    brokerage
services rendered by the Brokers.

    
      
        1.10           Guarantor.
The obligations of the Lessee under this Lease are to be guaranteed
by  N/A                      

                                                                                                                                                                                                                                     ("Guarantor").
(See also Paragraph 37)

      

    

    1.11           Attachments.
Attached hereto are the following, all of which constitute a part of this
Lease:

    þ an Addendum
consisting of Paragraphs 51                      
through 60                      ;

    þ a plot plan
depicting the Premises;

    o a current set of
the Rules and Regulations;

    o a Work
Letter;

    þ other (specify):
a plot plan showing the Common Areas
and the 3 building owned by
Lessor                                                                  

                                                                                                                                                                                                                                                     


                                                                                                                                                                                                                                                     


     

    2.           Premises.

    2.1           Letting.
Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the
Premises, for the term, at the rental, and

    upon all
of the terms, covenants and conditions set forth in this Lease. Unless otherwise
provided herein, any statement of size set forth in this Lease,

    or that
may have been used in calculating Rent, is an approximation which the Parties
agree is reasonable and any payments based thereon are not

     

    
      	                     	PAGE 1 OF
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              INITIALS

            	 	
                                   

              INITIALS

            
	©2001 - AIR
      COMMERCIAL REAL ESTATE ASSOCIATION	FORM
      STG-11-6/07E


    

     

     

    
      
         

      

      
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