----

|  |   | 640      Sentry Parkway • Suite 301 • Blue Bell, PA 19422Tel      610-941-2690 • Fax 610-941-2695 •  www.cap-sol.com |
|--|--------|----------------------------------------------------------------------------------------------------------------------------------------------|

----

| Lease      Year                             |   |   | Fixed      Basic Rent |   |   | MonthlyInstallment |   |   |        Fixed      Rent/R.S.F. |   |
|---------------------------------------------|--------|--------|-----------------------|--------|--------|--------------------|--------|--------|------------------------------------|--------|
| Exercise      Date -January      31, 2005*  |   |   | $1,946,246.25         |   |   | $162,187.19        |   |   | $20.75                             |   |
| February      1, 2005-January      31, 2006 |   |   | $1,993,144.00         |   |   | $166,095.31        |   |   | $21.25                             |   |
| February      1, 2006-January      31, 2007 |   |   | $2,040,041.00         |   |   | $170,003.44        |   |   | $21.75                             |   |
| February      1, 2007-January      31, 2008 |   |   | $2,063,490.00         |   |   | $171,957.50        |   |   | $22.00                             |   |
| February      1, 2008-January      31, 2009 |   |   | $2,086,938.75         |   |   | $173,911.56        |   |   | $22.25                             |   |
| February      1, 2009-January      31, 2010 |   |   | $2,133,836.25         |   |   | $177,819.69        |   |   | $22.75                             |   |
| February      1, 2010-January      31, 2011 |   |   | $2,180,733.75         |   |   | $181,727.81        |   |   | $23.25                             |   |
| February      1, 2011-April      30, 2011** |   |   | $2,227,631.25         |   |   | $185,635.94        |   |   | $23.75                             |   |
| May      1, 2011-Expiration      Date       |   |   | $2,157,285.00         |   |   | $179,773.75        |   |   | $23.00                             |   |
| Renewal      Term(if      applicable)       |   |   | $2,344,875.00         |   |   | $195,406.25        |   |   | $25.00                             |   |

| *      | In      the event that the Exercise Date occurs after January 31, 2005, this      period will be inapplicable. |
|--------|----------------------------------------------------------------------------------------------------------------|
|   |                                                                                                           |
| **     | Partial      Year                                                                                              |

----

|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |           (i)           The      Early Termination Date shall be twelve (12) months after the Early      Termination Notice, and Tenant shall continue to pay Fixed Basic Rent and      Additional Rent through and including the Early Termination      Date.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   |           (ii)          Tenant      shall pay to Landlord a termination fee of One Million Two Hundred and      Fifty Thousand Dollars ($1,250,000.00) (the “Early Termination Fee”)      as separate and independent consideration for its exercise of the      Termination Option. The Early Termination Fee shall be paid by Tenant to      Landlord via certified check or by wire transfer of immediately available      funds to an account designated by Landlord as follows: (A) Three Hundred      and Twelve Thousand Five Hundred Dollars ($312,500.00) shall be paid      simultaneously with Tenant’s delivery of the Early Termination Notice; and      (B) the remainder of the Early Termination Fee (i.e., $937,500.00) shall      be payable with Tenant’s payments of Fixed Basic Rent in eleven (11) equal      monthly installments of Eighty-Five Thousand Two Hundred and Twenty-Seven      Dollars and 27/100 ($85,227.27), commencing with the first month after      delivery of the Early Termination Notice. In the event that Tenant      delivers the Early Termination Notice but Tenant fails to pay any portion      of the Early Termination Fee by the dates prescribed hereby, then, at      Landlord’s option, if Tenant does not correct such failure within five (5)      days after notice from Landlord, given in accordance with the Lease,      Landlord may declare the Early Termination Notice to be null and void and      this Lease shall continue in full force and effect as if Tenant had not      delivered the Early Termination Notice. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   |           (iii)          Tenant      acknowledges that the Early Termination Fee is separate and independent      consideration for Tenant’s exercise of the Termination Option and,      therefore, shall not be credited against the Fixed Basic Rent and      additional rent due through the Early Termination Date. The Fixed Basic      Rent and all additional rent shall be apportioned as of the Early      Termination Date.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   |           (iv)          Tenant      shall surrender vacant possession of the Premises on or prior to the Early      Termination Date. In the event Tenant exercises the Termination Option,      this Lease shall terminate as of the Early Termination Date as if the      Early Termination Date were the date originally stipulated for the      expiration of the Term; provided, however, that nothing herein shall      relieve Tenant of any obligations which accrue hereunder prior to the      Early Termination Date.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |

|   |                                                                                                                                                                                                                                                                                                                                                                                                                |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |           (i)          The      renewal term (the “Renewal Term”) shall be      for a five (5) year period commencing on the day immediately following the      Expiration Date and expiring at midnight on the day immediately preceding      the fifth (5th) anniversary of the Expiration  Date. |

----

|   |           (ii)           Tenant      must exercise the Renewal Option, if at all, by written notice to Landlord      delivered at least three hundred sixty five (365) days prior to the      Expiration Date.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|   |           (iii)          As      a condition to Tenant’s exercise of the Renewal Option, at the time Tenant      delivers its notice of election to exercise the Renewal Option to      Landlord, Tenant shall not be in default in the performance of any of its      obligations hereunder beyond any applicable period of grace specified in      the Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|   |           (iv)          The      Renewal Term shall be on the same terms and conditions contained in the      Lease, except that (A) the Fixed Basic Rent shall be as specified in      Section 2(b) with respect to the Renewal Term, and (B) Tenant shall be      entitled to an allowance of Five Hundred Thousand Dollars ($500,000.00)      (the “Renewal      Allowance”) which shall be applied solely against Tenant’s Costs      (as hereinafter defined) for improvements to the Premises (the “Tenant Improvements”)      and for no other purpose.      “Tenant’s Costs” shall mean Tenant’s out-of-pocket contract or      purchase price(s) for materials, components, labor and services for the      Tenant Improvements. The Renewal Allowance shall be payable as the Tenant      Improvements progress upon submission to Landlord of invoices from the      contractors performing the work, together with copies of all invoices and      other backup documentation reasonably requested by Landlord relative      thereto. In the event that Tenant fails to utilize the entire Renewal      Allowance, Tenant shall not be entitled to any refund or credit against      the rent payable hereunder. In the event that Tenant’s Costs exceed the      amount of the Renewal Allowance, Tenant shall be solely responsible for      such excess costs. All requests for the Renewal Allowance shall be made      within twelve (12) months after commencement of the Renewal Term. If      Landlord shall fail to pay Tenant all or any portion of the Renewal      Allowance as and when such amount shall be due, Landlord shall be      responsible for paying Tenant interest on all amounts so unpaid at the      rate of ten percent (10%) per annum until paid in full. Such unpaid      amounts, with interest, may be offset by Tenant against its rental      obligations under the Lease, as amended hereby, until the unpaid amount is      so offset or paid by Landlord in full; provided, that in no event shall      such offset reduce any monthly installment of the Fixed Basic Rent payable      by Tenant by more than twenty percent (20%); provided further, that if      there shall be insufficient months remaining in the Renewal Term for      Tenant to be fully reimbursed by offset as aforesaid, then the twenty      percent (20%) limitation hereinabove provided shall be increased to such      percentage which is the minimum percentage which would enable Tenant to be      fully reimbursed by offset against the remaining installments of Fixed      Basic Rent payable by Tenant. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|   |           (v)          Except      for the specific Renewal Term set forth above, there shall be no further      privilege of renewal.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |

----