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                                                                    Exhibit 10.5

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                          LOAN AGREEMENT (SECOND LIEN)

                                     between

                              WATERFORD PARK, LLC,
                                        as Borrower

                                       and

                                 SEPRACOR, INC.
                                        as Lender

                             as of January 30, 2001

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Relating to a 192,600 (+/-) square foot office building at Solomon Pond
Corporate Center, Marlborough, Massachusetts, and secured by a second leasehold
mortgage lien thereon.

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                                TABLE OF CONTENTS

                                                                            Page
                                                                            ----

1.   DEFINITIONS AND RULES OF INTERPRETATION...................................1
   1.1    Definitions..........................................................1
   1.2    Rules of Interpretation..............................................8
2.   AGREEMENT TO MAKE ADVANCES; LIMITATIONS...................................9
   2.1    Agreement to Make Advances...........................................9
   2.2    Project Budget.......................................................9
   2.3    Amount of Advances...................................................9
   2.4    Limitation on Advances...............................................9
   2.5    Cost Overruns and Savings...........................................10
   2.6    Contingency Reserve.................................................10
   2.7    Stored Materials....................................................10
3.   MAKING THE ADVANCES......................................................10
   3.1    Draw Request........................................................10
   3.2    Notice and Frequency of Advance.....................................12
   3.3    Payment of Funds Advanced...........................................12
   3.4    Advances to Contractor to Others....................................12
   3.5    Advances Do Not Constitute a Waiver.................................12
   3.6    Right to Retain the Construction Inspector..........................12
4.   THE NOTE; REPAYMENT OF LOAN..............................................13
   4.1    The Note............................................................13
   4.2    The Record..........................................................13
   4.3    Interest on the Loan; Payments on the Loan..........................13
   4.4    Prepayment..........................................................15
   4.5    Maturity............................................................15
5.   LOAN MATURITY DATE; CONVERSION OF CONSTRUCTION LOAN......................15
   5.1    Loan Maturity Date..................................................15
   5.2    Extension of Maturity Date..........................................15
6.   FEES; PAYMENTS AND COMPUTATIONS..........................................15
   6.1    Commitment and Administration Fee...................................15
   6.2    Inspection Fee......................................................15
   6.3    Place of Payments...................................................15
7.   COLLATERAL SECURITY AND GUARANTY.........................................16
8.   REPRESENTATIONS, WARRANTIES AND COVENANTS................................16
   8.1    Organization; Authority, Etc........................................16
   8.2    Title to Assets.....................................................16
   8.3    Financial Statements................................................17
   8.4    No Material Changes, Etc............................................17
   8.5    Franchises, Patents, Copyrights, Etc................................17
   8.6    Litigation..........................................................17
   8.7    No Materially Adverse Contracts, Etc................................17
   8.8    Compliance With Other Instruments, Laws, Etc........................17


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   8.9    Tax Status..........................................................17
   8.10   No Event of Default.................................................18
   8.11   Setoff, Etc.........................................................18
   8.12   Certain Transactions................................................18
   8.13   Subsidiaries........................................................18
   8.14   Partners, Beneficiaries, Etc........................................18
   8.15   ERISA...............................................................18
   8.16   Availability of Utilities...........................................18
   8.17   Access..............................................................18
   8.18   Condition of Project................................................18
   8.19   Compliance with Requirements........................................19
   8.20   Project Approvals...................................................19
   8.21   Construction Contract; Architect's Contract.........................19
   8.22   Other Contracts.....................................................19
   8.23   Violations..........................................................20
   8.24   Plans and Specifications............................................20
   8.25   Project Budget......................................................20
   8.26   Effect of Draw Request..............................................20
9.   AFFIRMATIVE COVENANTS OF THE BORROWER....................................20
   9.1    Punctual Payment....................................................20
   9.2    Commencement, Pursuit and Completion of Construction................20
   9.3    Correction of Defects...............................................21
   9.4    Insurance; Bonds....................................................21
   9.5    Inspection of Project and Books.....................................21
   9.6    Compliance with Laws, Contracts, Licenses, and Permits..............22
   9.7    Use of Proceeds.....................................................22
   9.8    Project Costs.......................................................22
   9.9    Laborers, Subcontractors and Materialmen............................22
   9.10   Further Assurance of Title..........................................23
   9.11   Further Assurances Regarding Construction...........................23
10.  NEGATIVE COVENANTS OF THE BORROWER.......................................23
   10.1   Restriction on Change Orders........................................23
   10.2   No Amendments, Terminations or Waivers..............................24
11.  CONDITIONS TO CLOSING AND INITIAL ADVANCE................................24
   11.1   Loan Documents......................................................24
   11.2   Construction Documents..............................................24
   11.3   Subcontracts........................................................24
   11.4   Contracts...........................................................25
   11.5   Leases..............................................................25
   11.6   Certified Copies of Organization Documents..........................25
   11.7   Resolutions.........................................................25
   11.8   Incumbency Certificate; Authorized Signers..........................25
   11.9   Validity of Liens...................................................25
   11.10     Deliveries.......................................................25
   11.11     Construction Inspector Report....................................26


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   11.12     Legal and Other Opinions.........................................26
   11.13     Lien Search......................................................26
   11.14     Mechanic's Lien Law..............................................27
   11.15     Notices..........................................................27
   11.16     Appraisal........................................................27
   11.17     Fees.............................................................27
   11.18     Performance; No Default..........................................27
   11.19     Representations and Warranties...................................27
   11.20     Proceedings and Document.........................................27
   11.21     Waiver...........................................................27
   11.22     Incomplete Construction Documents................................27
12.  CONDITIONS OF SUBSEQUENT ADVANCES........................................28
   12.1   Prior Conditions Satisfied..........................................28
   12.2   Performance; No Default.............................................28
   12.3   Representations and Warranties......................................28
   12.4   No Damage...........................................................28
   12.5   Receipt of the Lender...............................................28
   12.6   Mechanic's Lien Law.................................................29
   12.7   Release of Retainage................................................30
   12.8   Waiver..............................................................30
13.  EVENTS OF DEFAULT AND REMEDIES...........................................30
   13.1   Events of Default...................................................30
   13.2   Termination of Advances and Acceleration............................33
   13.3   Completion of Project...............................................34
   13.4   Other Remedies......................................................35
   13.5   Distribution of Collateral Proceeds.................................35
   13.6   Power of Attorney...................................................36
   13.7   Waivers.............................................................36
14.  SETOFF...................................................................36
15.  SUBORDINATION; FORBEARANCE; OFFSET.......................................37
16.  TERMINATION; DISCHARGE; SUBSTITUTE MEMBERSHIP INTEREST...................37
17.  EXPENSES.................................................................38
18.  INDEMNIFICATION..........................................................39
19.  LIABILITY OF THE LENDER..................................................40
20.  RIGHTS OF THIRD PARTIES..................................................40
21.  SURVIVAL OF COVENANTS, ETC...............................................40
22.  ASSIGNMENT AND PARTICIPATION.............................................40
23.  RELATIONSHIP.............................................................41
24.  NOTICES..................................................................41
25.  GOVERNING LAW............................................................42
26.  CONSENT TO JURISDICTION; WAIVERS.........................................42
27.  HEADINGS.................................................................42
28.  COUNTERPARTS.............................................................43
29.  ENTIRE AGREEMENT, ETC....................................................43
30.  CONSENTS, AMENDMENTS, WAIVERS, ETC.......................................43


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31.  TIME OF THE ESSENCE......................................................43
32.  SEVERABILITY.............................................................43

EXHIBITS

            A   -    Construction Schedule
            B   -    Disbursement Schedule
            C   -    [Reserved]
            D   -    [Reserved]
            E   -    Plans and Specifications
            F   -    Project Budget
            G   -    Borrower's Requisition
            H   -    Contractor's Requisition Certificate
            I   -    [Reserved]
            J   -    Tenant Improvements Summary
            K   -    Lien Form
            L   -    [Reserved]
            M   -    [Reserved]
            N   -    [Reserved]

                                    SCHEDULES
            8.14            -  Partners, Beneficiaries, Etc.
            Schedule 8.20   -  Project Approvals


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                                 LOAN AGREEMENT

      This LOAN AGREEMENT (SECOND LIEN) is made as of the 30th day of January
2001, by and among WATERFORD PARK LLC, a Massachusetts limited liability company
(the "Borrower"), having its principal place of business c/o Waterford
Development Corp., 175 Highland Avenue, Needham, Massachusetts 02494 , and
SEPRACOR, INC. (the "Lender"), having an address at 111 Locke Drive,
Marlborough, Massachusetts 01752.

      1. DEFINITIONS AND RULES OF INTERPRETATION.

      1.1 Definitions. The following terms as used in this Agreement, any
Exhibit hereto, or in any other Loan Document (unless otherwise defined therein)
shall have the meanings set forth in this ss.1. Further, any and all terms which
are defined in the Note and not otherwise defined herein shall have the meanings
set forth therein:

      Advance. Any disbursement of the proceeds of the Loan made or to be made
by the Lender pursuant to the terms of this Agreement.

      Agreement. This Loan Agreement, including the Schedules and Exhibits
hereto.

      Architect. Clifford Hoffman Associates, a subcontractor under the
Construction Contract.

      Borrower's Requisition. See ss.3. 1.

      Business Day. A day of the year on which banks are not required or
authorized by law to close in Boston, Massachusetts or New York, New York.

      Closing Date. The first date on which the conditions set forth inss.11
have been satisfied for the initial Advance.

      Code. The Internal Revenue Code of 1986 and the regulations thereunder,
all as amended and in effect from time to time.

      Collateral. All of the property, rights and interests of the Borrower that
are or are intended to be subject to the security interests, assignments, and
mortgage liens created by the Security Documents, including, without limitation,
the Project.

      Construction Contract. Collectively, (i) the contract, to be entered into
between the Borrower and the Contractor, providing for the construction of the
Improvements, and (ii) the contract, to be entered into among the Borrower,
Contractor and Tenant, relating to change orders initiated by Tenant. The
Construction Contract must be reasonably satisfactory to Borrower, Lender and
Tenant. Tenant, not the Borrower, shall be responsible for the selection,
ordering and purchasing of all "Tenant Equipment and Fixtures" as referred to on
the Project

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Budget; and Tenant shall bear the burden of, and enjoy the benefit of, any cost
overruns or savings with respect thereto.

      Construction Inspector. A consulting architect, engineer or inspector
engaged by the Lender, subject to the approval of the Borrower, which approval
shall not be unreasonably withheld or delayed. The Construction Inspector's fees
and expenses shall be included in the Project Costs..

      Construction Period. The period of time during which the Project is being
constructed. The Construction Period ends on the "Commencement Date", as such
term is defined in the Tenant Lease.

      Construction Schedule. The schedule, broken down by trade, job and
subcontractor, of the estimated dates of commencement and completion of
construction of the Improvements, prepared by the Contractor, approved by the
Lender and attached hereto as Exhibit A.

      Contingency Reserve. The amount of $634,338 ($141,795 for Indirect Costs
and $492,543 for Direct Costs) has been allocated as contingency reserve in the
Project Budget, to be advanced only in accordance with the provisions of ss.2.6
hereof.

      Contractor. Erland Construction, Inc., a corporation having a usual place
of business at 63 Second Avenue, Burlington, Massachusetts 01803.

      Default. A condition or event which would, with either the giving of
notice or lapse of time or both, constitute an Event of Default.

      Development Company. Waterford Development Corp., or other Person
reasonably acceptable to the Lender with whom the Borrower has, or will, enter
into an agreement to develop the Improvements.

      Direct Costs. The costs of the Land, the Personal Property, and all labor,
materials, fixtures, machinery and equipment required to construct, equip and
complete the Improvements in accordance with the Plans and Specifications.

      Disbursement Schedule. The schedule of the amounts of Advances anticipated
to be requisitioned by the Borrower each month during the term of the
construction of the Improvements (including an itemization of Direct Costs and
Indirect Costs to be included in each such requisition), approved by the Lender
and attached hereto as Exhibit B.

      Drawdown Date. The date on which any Advance is made or is to be made.

      Draw Request. With respect to each Advance, the Borrower's Requisition for
such Advance and all other documents required by this Agreement to be furnished
to the Lender as a condition to such Advance.

      Environmental Laws. As specifically defined in the Mortgage.


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      ERISA Plan. Any employee benefit, employee pension, or multi-employer plan
within the meaning of the Employee Retirement Income Security Act of 1974, as
amended and in effect from time to time.

      Event of Default. See ss.13.1.

      Financing Statements. Uniform Commercial Code Form I Financing
Statement(s) from the Borrower in favor of the Lender.

      First Mortgage Loan. The $20,860,000 loan by Lender to Borrower with
respect to the Project, secured by a first lien on the Project.

      First Mortgage Loan Documents. The loan agreement, note and other
documents relating to the First Mortgage Loan, including the First Mortgage Loan
Security Documents.

      First Mortgage Loan Security Documents. The first mortgage, assignment of
leases and rents and other documents securing the First Mortgage Loan.

      Force Majeure. Any Act of God, war, civil commotion, embargo, flood,
unavoidable fire or other casualty, strikes, picketing or other labor
difficulties not within the reasonable control of the Borrower, governmental
restrictions or changes in law, unavailability or shortages of labor, materials
or equipment not reasonably anticipated by the Borrower, unusually severe
weather or any other cause or event which is beyond the reasonable control of
the Borrower.

      GAAP. Principles that are (a) consistent with the principles promulgated
or adopted by the Financial Accounting Standards Board and its predecessors, as
in effect from time to time and (b) consistently applied with past financial
statements of the Borrower adopting the same principles; provided that a
certified public accountant would, insofar as the use of such accounting
principles is pertinent, be in a position to deliver an unqualified opinion
(other than a qualification regarding changes in GAAP) as to financial
statements in which such principles have been properly applied.

      Governmental Authority. The United States of America, The Commonwealth of
Massachusetts, the Town of Marlborough, Massachusetts, and any political
subdivision, agency, authority, department, commission, board, bureau, or
instrumentality of any of them.

      Ground Lease. The Ground Lease, dated January 30, 2001, from Hillside
School Inc. as landlord, to Borrower as tenant, relating to the Land.

      Guarantors. Collectively, Richard N. Houlding, Margaret C. Houlding and
Robert E. Shapiro, including as to each of them their estates, heirs and legal
representatives.

      Guaranty. The Joint and Several Guaranty Agreement, dated or to be dated
on or prior to the Closing Date, made by the Guarantors in favor of the Lender
with respect to the Loan.

      Improvements. A 192,600 square foot four story office building with
parking for < > cars to be constructed on the Land in accordance with the Plans
and Specifications, together with


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offsite improvements as shown on "Offsite Highway Improvement Plans for Solomon
Pond Road-Goddard Road-Bearfoot Road" prepared by Anderson-Nichols & Co., dated
October 24, 2000. Some of such offsite improvements are to be made on the "Phase
II Land" and "Phase III Land" as defined in the Tenant Lease.

      Indebtedness. All obligations, contingent and otherwise, that in
accordance with GAAP should be classified upon the Obligors' balance sheets as
liabilities, or to which reference should be made by footnotes thereto,
including in any event and whether or not so classified: (a) all debt and
similar monetary obligations, whether direct or indirect; (b) all liabilities
secured by any mortgage, pledge, security interest, lien, charge, or other
encumbrance existing on property owned or acquired subject thereto, whether or
not the liability secured thereby shall have been assumed; (c) all liabilities
under capitalized leases; and (d) all guaranties, endorsements and other
contingent obligations whether direct or indirect in respect of indebtedness of
others, including the obligations to reimburse the issuer in respect of any
letters of credit.

      Indemnity Agreement. The Indemnity Agreement Regarding Hazardous
Materials, dated or to be dated on or prior to the Closing Date, made by the
Borrower and the Guarantors in favor of the Lender.

      Indirect Costs. All title insurance premiums, survey charges, engineering
fees, architectural fees, real estate taxes, appraisal costs, commitment fees,
brokers' commissions, permit fees and interest payable to the Lender under the
Loan, premiums for insurance, legal fees, accounting fees, overhead and
administrative costs, and all other expenses as shown on the Project Budget
which are expenditures relating to the Project and are not Direct Costs.

      Installments. The constant monthly payments of principal and interest to
be paid by the Borrower to the Lender under the amendment and restatement of the
Note provided for in Section 5.3(a)(iv) hereof.

      Investments. All expenditures made and all liabilities incurred
(contingently or otherwise) for the acquisition of stock or Indebtedness of, or
for loans, advances, capital contributions or transfers of property to, or in
respect to any guaranties (or other commitments as described under
Indebtedness), or obligations of, any Person.

      Land. The parcel of land located at Solomon Pond Corporate Center in
Marlborough, Massachusetts, which is described in Exhibit A to the Mortgage and
Schedule DL of the Tenant Lease.

      Leases. Any and all leases, licenses and agreements, whether written or
oral, relating to the use or occupation of space in the Improvements or on the
Land by Persons other than the Borrower, including without limitation the Tenant
Lease.

      Lender. Sepracor, Inc., a Delaware corporation, as lender under this Loan
Agreement and the other Loan Agreements.

      Lien Form. See ss.3.1.


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      Loan Amount. The loan or any portion thereof which is the subject of this
Agreement.

      Loan Amount. $6,458,597.

      Loan Documents. This Agreement, the Note, the Indemnity Agreement, the
Guaranty, and the Security Documents, and all other agreements, documents and
instruments now or hereafter evidencing, securing or otherwise relating to the
Loan.

      Maturity Date. February 1, 2016, but in no event earlier than the
expiration date of the Tenant Lease.

      Mechanic's Lien Law. See ss.3.1.

      Mortgage. The Mortgage and Security Agreement, dated or to be dated on or
prior to the Closing Date, made by the Borrower in favor of the Lender, relating
to the Loan.

      Non-Disturbance, Attornment and Subordination Agreement. [Intentionally
omitted because the Tenant Lease is superior to the lien of the Mortgage.]

      Note. The Note, dated as of the date hereof, in the original principal
amount equal to the Loan Amount, made by the Borrower to the order of the
Lender.

      Obligations. All indebtedness, obligations and liabilities of the Borrower
to the Lender, existing on the date of this Agreement or arising thereafter in
connection with the Loan, direct or indirect, joint or several, absolute or
contingent, matured or unmatured, liquidated or unliquidated, secured or
unsecured, arising by contract, operation of law or otherwise, including,
without limitation, the Project Obligations.

      Obligors. The Borrower, each Guarantor, and if the Borrower is a
partnership, each general partner of the Borrower.

      Organizational Documents. For any corporation, partnership, trust, limited
liability company, limited liability partnership, unincorporated association,
business or other legal entity, the documents pursuant to which such entity has
been established or organized, as such documents may be amended from time to
time.

      Other Mechanic's Lien. Any statutory lien or common law lien relating to
claims for labor, materials, or supplies, whether established under the
Mechanic's Lien Law or otherwise, except for a Section 1 Lien or Section 2 Lien.

      Party(ies). Each Obligor; if the Borrower is a partnership, each partner
authorized to execute documents on behalf of the Borrower; if the Borrower is a
limited liability company, each manager of the Borrower or each member
authorized to execute documents on behalf of the Borrower; and if the Borrower
is a trust, each trustee of the Borrower.


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      Payment, Performance and Lien Bond. [Intentionally Omitted.]

      Payment Period Date. See ss.3.1.

      Permitted Exceptions. See definition of Title Policy. The First Mortgage
Loan Security Documents are Permitted Exceptions.

      Person. Any individual, corporation, partnership, trust, unincorporated
association, business, or other legal entity, and any government or any
governmental agency or political subdivision thereof

      Personal Property. All materials, furnishings, fixtures, furniture,
machinery, equipment and all items of tangible or intangible personal property
now or hereafter owned or acquired by the Borrower, in which the Lender has
been, or will be granted an interest to secure the Project Obligations
specifically excluding, however, any personal property now or hereafter owned or
acquired by the Tenant.

      Plans and Specifications. The plans and specifications for the
Improvements prepared by the Borrower's Architect and more particularly
identified on Exhibit E attached hereto, as the same may be amended from time to
time as provided herein.

      Project. The Land, Improvements and Personal Property.

      Project Approvals. All approvals, consents, waivers, orders, agreements,
acknowledgments, authorizations, permits and licenses required under applicable
Requirements or under the terms of any restriction, covenant or easement
affecting the Project, or otherwise necessary or desirable, for the ownership,
acquisition, construction, equipping, use, occupancy and operation of the
Project and the Improvements, whether obtained from a Governmental Authority or
any other Person. Project Approvals do not include any specialized permits (or
the like) relating to Tenant's activity in or on, or use of, the Project.

      Project Budget. The budget for total estimated Project Costs, submitted by
the Borrower, approved by the Lender attached hereto as Exhibit F, which
includes: (a) a line item cost breakdown for Direct Costs by category; (b) a
line item cost breakdown for Indirect Costs by category; and (c) a schedule of
the sources of funds to pay Project Costs, indicating by item the portion of
Project Costs to be funded through the Loan, Required Equity Funds and amounts
to be funded by Tenant pursuant to the Tenant Lease, and as such Project Budget
may be revised from time to time as provided herein.

      Project Completion. With respect to the construction of the Improvements,
the determination by the Lender that (i) the Borrower has completed the
construction of the Improvements substantially in accordance with the Plans and
Specifications and the terms and conditions hereof, and (ii) the Borrower has
satisfied all of the conditions of ss.12.7, hereof, for the release of the
Retainage.

      Project Completion Date. The "Outside Completion Date" as defined in the
Tenant Lease.


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      Project Costs. The sum of all Direct Costs and Indirect Costs that have
been or will be incurred by the Borrower in connection with the acquisition of
the Land, the construction, equipping and completion of the Improvements, the
marketing and leasing of leasable space in the Improvements, and the operation
and carrying of the Project through the Construction Loan Maturity Date.

      Project Obligations. All indebtedness, obligations and liabilities of the
Borrower to the Lender existing on the date of this Agreement or arising
thereafter, direct or indirect, joint or several, absolute or contingent,
matured or unmatured, liquidated or unliquidated, secured or unsecured, arising
by contract, operation of law or otherwise, arising or incurred under this
Agreement or any of the other Loan Documents or in respect of any of the
Advances or the Note.

      Record. Any record, including computer records, maintained by the Lender
with respect to the balance due under the Loan.

      Registry. The Middlesex South Registry of Deeds, located in Cambridge,
Massachusetts.

      Requirements. Any law, ordinance, code, order, rule or regulation of any
Governmental Authority relating in any way to the acquisition, ownership,
construction, use, occupancy and operation of the Project and the Improvements.

      Required Equity Funds. The amount of $2,152,866.

      Requisition Amount. The total amount of the Direct Costs and/or Indirect
Costs to be paid on any given date pursuant hereto.

      Section 1 Lien. A lien under Section 1 of the Mechanic's Lien Law, other
than in connection with the construction of improvements on the Land containing
or designed to contain at least one, but no more than four, dwelling units.

      Section 2 Lien. A lien under Section 2 of the Mechanic's Lien Law, other
than in connection with the construction of improvements on the Land containing
or designed to contain at least one, but no more than four, dwelling units.

      Section 4 Lien. A lien under Section 4 of the Mechanic's Lien Law.

      Security Documents. The Mortgage, the Collateral Assignment of Contracts,
Licenses, Permits, Agreements, Warranties and Approvals, dated as of the date
hereof, the Assignment of Leases and Rents dated as of the date hereof, the
Financing Statements, the Indemnity Agreement and the Guaranty, and any other
agreement, document or instrument now or hereafter securing the Project
Obligations.

      Stored Materials. See ss.2.7.

      Subsidiary. Any corporation, partnership, association, trust, or other
business entity of which the designated parent shall at any time own directly,
or indirectly through a Subsidiary or Subsidiaries, at least a majority (by
number of votes) of the outstanding voting interests therein.


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      Survey. An instrument survey of the Land and the Improvements prepared in
accordance with the Lender's survey requirements, such survey to be reasonably
satisfactory to the Lender in form and substance.

      Surveyor Certificate. With respect to any Survey, a certificate executed
by the surveyor who prepares such Survey dated as of a recent date and
containing such information relating to the Project as the Lender or the Title
Insurance Company may require, such certificate to be satisfactory to the Lender
in form and substance.

      Taking. Any condemnation for public use of, or damage by reason of, the
action of any Governmental Authority, or any transfer by private sale in lieu
thereof, either temporarily or permanently.

      Tenant. Sepracor, Inc., a Delaware corporation, as tenant under the Tenant
Lease.

      Tenant Lease. The Lease, dated January 30, 2001, from Borrower as landlord
to Tenant as tenant, of the land and improvements.

      Title Insurance Company. Chicago Title Insurance Company, with a usual
place of business at 75 Federal Street, Suite 410, Boston, Massachusetts 02110.

      Title Policy. An ALTA standard form title insurance policy issued by the
Title Insurance Company (with such reinsurance or co-insurance as the Lender may
require, any such reinsurance to be with direct access endorsements) in an
amount not less than the Loan Amount insuring the priority of the Mortgage as a
second lien on the Project and that the Borrower holds a valid and subsisting
leasehold interest in the Project, under the Ground Lease, subject only to such
exceptions as the Lender may approve, ("Permitted Exceptions") and shall contain
such endorsements and affirmative insurance as the Lender in its discretion may
require provided that such endorsements and affirmative insurance is available
in The Commonwealth of Massachusetts at commercially reasonable rates.

      1.2 Rules of Interpretation.

            (a) A reference to any Loan Document, agreement, budget, document or
      schedule shall include such agreement, budget, document or schedule as
      revised, amended, modified or supplemented from time to time in accordance
      with its terms and the terms of this Agreement.

            (b) A reference to any Exhibit hereto shall be deemed to
      specifically incorporate the terms and provisions of such Exhibit herein.

            (c) The singular includes the plural and the plural includes the
      singular.

            (d) A reference to any law includes any amendment or modification to
      such law.


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            (e) A reference to any Person includes its permitted successors and
      permitted assigns.

            (f) Accounting terms not otherwise defined herein have the meaning
      assigned to them by GAAP applied on a consistent basis by the accounting
      entity to which they refer.

            (g) The words "approval" and "approved", as the context so
      determines, means an approval in writing given to the party seeking
      approval after full and fair disclosure to the party giving approval of
      the facts necessary in order to determine whether approval should be
      granted.

            Reference to a particular "ss." refers to that Section of this
      Agreement unless otherwise indicated.

      2. AGREEMENT TO MAKE ADVANCES; LIMITATIONS.

      2.1 Agreement to Make Advances. Subject to the terms and conditions of
this Agreement, the Lender agrees to lend to the Borrower and the Borrower may
borrow from time to time between the Closing Date and the Termination Date, such
amounts as are requested by the Borrower up to a maximum aggregate principal
amount equal to the Loan Amount to pay for Project Costs actually incurred by
the Borrower and reflected in the Project Budget as being funded by the Loan.

      2.2 Project Budget. The Project Budget reflects the purposes and the
amounts for which funds to be advanced by the Lender under this Agreement are to
be used. The Lender shall not be required to disburse for any category or line
item more than the amount specified therefor in the Project Budget, provided
that (i) such change has been made in accordance with Article IV of the Tenant
Lease, and (ii) the aggregate cost of the Project is not thereby increased,
unless the increase is to be paid by Tenant under the Tenant Lease or,
alternatively, a funding source for any such increase has been provided to
Lender's satisfaction.

      2.3 Amount of Advances. In no event shall the Lender be obligated to
advance more than the Construction Loan Amount, or, if less, total Project Costs
actually incurred by the Borrower less Required Equity Funds.

      2.4 Limitation on Advances. Lender shall not be obligated to fund any
Advance unless all of the following conditions have been satisfied:

            (a) As to any Requisition Amount, Lender shall pay 50% as an Advance
      only if concurrently therewith Borrower pays 50% thereof out of Required
      Equity Funds until Borrower's Required Equity Funds shall have been
      exhausted, and thereafter Lender's portion shall be 100%. Borrower shall
      be required to provide to Lender reasonable evidence of Borrower's having
      satisfied the foregoing conditions.

            (b) The relevant Requisition Amount shall be within the amounts
      shown on the Project Budget for the particular Project Costs in question.


Second Lien                           -9-
<PAGE>

Any waiver with regard to all or any of the foregoing requirements may be
granted or withheld by Lender in its sole discretion.

      2.5 Cost Overruns and Savings [Intentionally Omitted.]

      2.6 Contingency Reserve [Intentionally Omitted.]

      2.7 Stored Materials. The Lender shall not be required to disburse any
funds for any materials, furnishings, fixtures, machinery or equipment not yet
incorporated into the Land or Improvements ("Stored Materials"), however, if the
Lender elects to disburse any funds for Stored Materials, any such disbursement
shall be subject to retainage in an amount equal to ten percent (10%) and shall
be contingent upon the Lender receiving satisfactory evidence that:

            (a) the Stored Materials are components in a form ready for
      incorporation into the Land or the Improvements and shall be so
      incorporated within a period of thirty (30) days;

            (b) the Stored Materials are stored at the Land, or at such other
      site as the Lender shall reasonably approve, and are protected against
      theft and damage;

            (c) the Stored Materials have been paid for in full or will be paid
      for with the funds to be disbursed and all lien rights and claims of the
      supplier have been released or will be released upon payment with
      disbursed funds;

            (d) the Lender has or will have upon payment with disbursed funds a
      perfected, first priority security interest in the Stored Materials; and

            (e) the Stored Materials are insured for an amount equal to their
      replacement cost.

      3. MAKING THE ADVANCES

      3.1 Draw Request. At such time as the Borrower shall desire to obtain an
Advance, the Borrower shall complete, execute and deliver to the Lender a
Borrower's Requisition in the form of Exhibit G attached hereto. Such Borrower's
Requisition shall show the Requisition Amount for the Project Costs in question
and the portion thereof being funded from Borrower's Required Equity Funds
($2,152,886). The amount of the requested Advance shall be 50% thereof until
Borrower's Required Equity Funds shall have been exhausted, and thereafter,
100%. Each Borrower's Requisition shall be accompanied by:

            (a) If the Borrower's Requisition includes payments for Direct
      Costs, a completed and itemized Direct Cost Statement in the form of
      Schedule I of Exhibit G attached hereto, executed by the Borrower,
      together with invoices for all items of Direct Cost covered thereby;

            (b) If the Borrower's Requisition includes amounts to be paid to the
      Contractor under the Construction Contract: (i) a completed and fully
      itemized


Second Lien                           -10-
<PAGE>

      Application and Certificate for Payment (AIA Document G702 or similar form
      approved by the Lender) containing the certification of the Contractor and
      the Borrower's Architect as to the accuracy of same; (ii) a certificate of
      the Contractor in the form of Exhibit H attached hereto (with such changes
      therein as the Contractor may reasonably request, subject to the approval
      of the Lender which approval will not be unreasonably delayed or denied);
      (iii) a certificate of the Borrower's Architect in the form of Exhibit I
      attached hereto (with such changes therein as the Borrower's Architect may
      reasonably request, subject to the approval of the Lender which approval
      will not be unreasonably delayed or denied); and (iv) copies of
      requisitions and invoices from subcontractors and materialmen supporting
      all items of cost covered by such application;

            (c) If the Borrower's Requisition includes payments for Indirect
      Costs, it shall be accompanied by a completed and itemized Indirect Cost
      Statement in the form of Schedule II of Exhibit G attached hereto,
      executed by the Borrower, together with invoices for all items of Indirect
      Costs covered thereby;

            (d) If the Borrower's Requisition includes payments for tenant
      improvements, it shall be accompanied by a completed and itemized Tenant
      Improvements Summary in the form of Exhibit J attached hereto, executed by
      the Borrower;

            (e) If requested by the Lender or if a Section 2 Lien has been
      filed, an accurately completed and valid Partial Waiver and Subordination
      of Lien (hereinafter, the "Lien Form") in the form set forth in Chapter
      254 of the Massachusetts General Laws, as amended (hereinafter, the
      "Mechanic's Lien Law") and as annexed hereto as Exhibit K, executed by the
      Contractor, such Lien Form to provide that subject to the payment of the
      amount set forth in the Borrower's Requisition, the Contractor waives any
      and all lien rights for labor and materials, or rental equipment,
      appliances or tools, performed or furnished through the last day of the
      period ending on the date designated in the Lien Form (hereinafter, the
      "Payment Period Date"), except for Retainage, unpaid agreed or pending
      change orders, and disputed claims as stated in the Lien Form;

            (f) Lien waivers in form acceptable to the Lender executed by all
      contractors, subcontractors, laborers and materialmen for work done and
      materials supplied by them which were paid for pursuant to the next
      preceding Draw Request;

            (g) Copies of all change orders and construction change directives,
      accompanied by a change order summary prepared by and executed by the
      Borrower, copies of all subcontracts, and, to the extent requested by the
      Lender, of all inspection or test reports and other documents relating to
      the construction of the Improvements, not previously delivered to the
      Lender;

            (h) If the Borrower's Requisition includes payment for Stored
      Materials, it shall be accompanied by evidence as to the satisfaction of
      the requirements set forth in ss.2.7 hereof; and


Second Lien                           -11-
<PAGE>

            (i) such other information, documentation and certification as the
      Lender shall reasonably request.

Each Draw Request shall constitute a representation and warranty by the Borrower
that all of the conditions set forth in this Agreement to such Advance,
including, without limitation, ss.12, have been satisfied on the date of such
Draw Request.

      3.2 Notice and Frequency of Advance. Each Draw Request shall be submitted
to the Lender at least ten (10) days prior to the date of the requested Advance,
and no more frequently than once each month. Subject to the provisions hereof,
the Lender shall fund the requested Advance within ten (10) days after the Draw
Request for such Advance is made in accordance with the requirements of Section
3.1 hereof.

      3.3 Payment of Funds Advanced. The Lender shall pay the proceeds of each
Advance into a separate bank account of the Borrower established for the purpose
of funding Project Costs at an FDIC insured bank in Massachusetts selected by
the Borrower, subject to the reasonable approval of the Lender.

      3.4 Advances to Contractor to Others. At its option, at any time after a
Default or Event of Default shall have occurred and be continuing hereunder and
the Lender shall have given the Borrower two (2) days' notice of its intention
to do so, the Lender may make any or all Advances (a) for Direct Costs incurred
under the Construction Contract directly to Contractor, (b) through the Title
Insurance Company, or (c) to any Person to whom the Lender in good faith
determines payment is due. Any portion of the Loan so disbursed by the Lender
shall be deemed disbursed as of the date on which the Lender makes such
disbursement and all such advances shall satisfy pro tanto the obligations of
the Lender hereunder and shall be secured by the Mortgage and the other Security
Documents as fully as if made directly to the Borrower. The execution of this
Agreement by the Borrower shall, and hereby does, constitute an irrevocable
authorization so to advance the proceeds of the Loan. No further authorization
from the Borrower shall be necessary to warrant such advances.

      3.5 Advances Do Not Constitute a Waiver. No Advance made by the Lender
shall constitute a waiver of any of the conditions to the Lender's obligation to
make further Advances nor any of the terms and conditions of this Agreement,
nor, in the event the Borrower fails to satisfy any such condition, shall any
such Advance have the effect of precluding the Lender from thereafter declaring
such failure to satisfy a condition to be an Event of Default.

      3.6 Right to Retain the Construction Inspector.

            (a) The Lender shall have the right to retain, at the Borrower's
      cost and expense, the Construction Inspector to perform various services
      on behalf of the Lender, including, without limitation, to make periodic
      inspections (approximately at the date of each Draw Request) for the
      purpose of assuring that construction of the Improvements to date is in
      accordance with the Plans and Specifications, to advise the Lender of the
      anticipated cost of and time for completion of construction of the
      Improvements and the adequacy of any Contingency Reserve, and to review
      the Construction Contract and


Second Lien                           -12-
<PAGE>

      subcontracts. The Construction Inspector named herein is acceptable to
      Borrower, however, if Lender shall elect to appoint a new Construction
      Inspector, the Lender shall appoint a Construction Inspector that has an
      office located in The Commonwealth of Massachusetts.

            (b) The fees and expenses of the Construction Inspector shall be
      paid by the Borrower forthwith upon billing therefor (whether the same are
      charged directly to the Lender or the Borrower), and, if the Lender shall
      pay any such fees and expenses, the Borrower shall reimburse the Lender
      for such fees and expenses forthwith upon request therefor.

            (c) Neither the Lender nor the Construction Inspector shall have any
      liability to the Borrower on account of (i) the services performed by the
      Construction Inspector, or (ii) any approval by the Construction Inspector
      of construction of the Improvements. Neither the Lender nor the
      Construction Inspector assumes any obligation to the Borrower or any other
      Person concerning the quality of construction of the Improvements or the
      absence therefrom of defects.

      4. THE NOTE; REPAYMENT OF LOAN.

      4.1 The Note. The obligation of the Borrower to pay the Loan Amount or, if
less, the aggregate unpaid principal amount of all Advances made by the Lender
hereunder plus accrued interest thereon, shall be evidenced by the Note. In the
event the Note is lost, destroyed or mutilated at any time prior to payment in
full of the indebtedness evidenced thereby, the Borrower shall execute a new
note in the form of the Note. The Note shall not be necessary to establish the
indebtedness of the Borrower to the Lender on account of Advances made under
this Agreement.

      4.2 The Record. The Borrower irrevocably authorizes the Lender to make or
cause to be made, at or about the time of the Drawdown Date of any Advance or at
the time of receipt of any payment of the principal of the Note, an appropriate
notation on the Record reflecting the making of such Advance or (as the case may
be) the receipt of such payment. The outstanding amount of the Loan set forth on
the Record shall be prima facie evidence of the principal amount thereof owing
and unpaid to the Lender, but the failure to record, or any error in so
recording, any such amount on the Record shall not limit or otherwise affect the
obligations of the Borrower hereunder or under the Note to make payments of
principal or interest on the Note when due. Further, the outstanding amount of
the Loan as reflected on the Record from time to time shall be considered
correct and binding on the Borrower unless within ten (10) Business Days after
receipt of any notice by the Borrower of such outstanding amount, the Borrower
shall notify the Lender to the contrary.

      4.3 Interest on the Loan; Payments on the Loan. The Loan shall bear
interest, and be payable, as follows:

            (a) the "Interest Rate" referred to in the Note shall be determined
      as follows:


Second Lien                           -13-
<PAGE>

                  (i)   During the Construction period, the "Interest Rate" (as
                        referred to in the Note) on the outstanding principal
                        balance of the Note shall be that rate of interest per
                        annum equal to LIBOR plus two and one-half percent
                        (2.5%). As used herein, the term "LIBOR", with respect
                        to the relevant Interest Period (as defined below),
                        shall mean the rate per annum (rounded upward, if
                        necessary, to the nearest one-eighth (1/8) of one
                        percent (1%) published on the date one "Eurodollar
                        Business Day" (as defined below) immediately preceding
                        the date of the LIBOR contract for each new Interest
                        Period, as reported in the section entitled "Money
                        Rates" in the eastern edition of the Wall Street Journal
                        as the one-month London Interbank Offered Rate for U.S.
                        dollar deposits (or if the Wall Street Journal shall
                        cease to be publicly available or if the information
                        contained in the Wall Street Journal, in Lender's
                        reasonable judgment, shall cease to accurately reflect
                        such London Interbank Offered Rate, then LIBOR shall be
                        as reported by any publicly available source of similar
                        market data selected by Lender that, in Lender's
                        reasonable judgment, accurately reflects such London
                        Interbank Offered Rate). The term "Interest Period"
                        shall mean each calendar month during the term of the
                        Loan and shall be deemed to be the respective one-month
                        term of a particular LIBOR contract; provided, however,
                        that for the month of the initial Advance, the term
                        "Interest Period" shall mean the period commencing with
                        the date of the initial Advance and ending on the last
                        day of the calendar month in which the initial Advance
                        was drawn. The term "Eurodollar Business Day" shall mean
                        any day that is not a Saturday, a Sunday, a day on which
                        Lender is closed for business or a day on which banks in
                        the City of London or the City of New York are required
                        or permitted to be closed for interbank or foreign
                        exchange transactions.

                  (ii)  Upon the completion of the Construction Period, the
                        Interest Rate shall be fixed at a rate per annum equal
                        to the then applicable yield to maturity of 10-year U.S.
                        Treasury obligations as reported in the section entitled
                        "Money Rates" in the eastern edition of the Wall Street
                        Journal (or if the Wall Street Journal shall cease to be
                        publicly available or if the information contained in
                        the Wall Street Journal, in Lender's reasonable
                        judgment, shall cease to accurately reflect Treasury
                        yields, then such yields shall be as reported by any
                        publicly available source of similar market data
                        selected by Lender that, in Lender's reasonable
                        judgment, accurately reflects such yield), plus two and
                        one-half percent (2.5%).

            (b)   Payments on the Note shall be as follows:


Second Lien                           -14-
<PAGE>

                  (i)   During the Construction Period payments on the Note
                        shall be of interest only and shall be payable monthly
                        in arrears.

                  (ii)  After the end of the Construction Period and upon the
                        resetting of the Interest Rate as provided in Section
                        4.3(a)(ii) above, the Note shall continue to be payable
                        as to interest only, payments monthly in arrears. On the
                        first day of February, 2016, the entire unpaid balance
                        of the Note, unless sooner paid, shall immediately be
                        due and payable.

      4.4 Prepayment. The Borrower may prepay the Note from time to time, in
whole or in part, after giving 30 days prior written notice thereof, without
prepayment penalty.

      4.5 Maturity. The Borrower promises to pay on the Maturity Date, and there
shall become absolutely due and payable on the Maturity Date, all principal of
the Loan outstanding on such date, together with any and all accrued and unpaid
interest thereon.

      5. LOAN MATURITY DATE; CONVERSION OF CONSTRUCTION LOAN

      5.1 Loan Maturity Date. The Loan Maturity Date shall be February 1, 2016.

      5.2 Extension of Maturity Date. [Intentionally Omitted.]

      6. FEES; PAYMENTS AND COMPUTATIONS

      6.1 Commitment and Administration Fee. [Intentionally Omitted.]

      6.2 Inspection Fee. [Intentionally Omitted.]

      6.3 Place of Payments.

            (a) All payments of principal, interest, fees and any other amounts
      due under the Note or under any of the other Loan Documents shall be sent
      to the Lender at SEPRACOR, INC., 111 Locke Drive, Marlborough,
      Massachusetts 01752, or at such other location or bank account as the
      Lender may from time to time designate, in the billing invoice or
      otherwise in writing, in immediately available funds in lawful money of
      the United States.

            (b) All payments by the Borrower under the Note and under any of the
      other Loan Documents shall be made without setoff or counterclaim and free
      and clear of and without deduction for any taxes, levies, imposts, duties,
      charges, fees, deductions, withholdings, compulsory loans, restrictions or
      conditions of any nature now or hereafter imposed or levied by any
      jurisdiction or any political subdivision thereof or taxing or other
      authority therein unless the Borrower is compelled by law to make such
      deduction or withholding.


Second Lien                           -15-
<PAGE>

      7. COLLATERAL SECURITY AND GUARANTY. The Obligations shall be secured by a
perfected first priority mortgage lien and security in the Collateral, whether
now owned or hereafter acquired, pursuant to the terms of the Security Documents
to which the Borrower is a party. The Obligations shall also be guarantied
pursuant to the terms of the Guaranty.

      8. REPRESENTATIONS, WARRANTIES AND COVENANTS. The Borrower represents,
warrants, and covenants to the Lender as follows:

      8.1 Organization; Authority, Etc.

            (a) Organization; Good Standing. The Borrower is a limited liability
      company duly organized under the laws of The Commonwealth of Massachusetts
      pursuant to the Borrower's Organizational Documents, and is, and will at
      all times be, validly existing and in good standing under the laws of such
      State. The Borrower is, and will at all times be, duly organized and is,
      and will at all times be, validly existing, in good standing, and
      qualified to do business in each jurisdiction where required. The Borrower
      has, and will at all times have, all requisite power to own its property
      and conduct its business as now conducted and as presently contemplated.

            (b) Authorization. The execution, delivery and performance of this
      Agreement and the other Loan Documents to which any Party is or is to
      become a party and the transactions contemplated hereby and thereby (i)
      are within the authority of such Party, (ii) have been duly authorized by
      all necessary proceedings on the part of such Party, (iii) do not conflict
      with or result in any breach or contravention of any provision of law,
      statute, rule or regulation to which such Party is subject or any
      judgment, order, writ, injunction, license or permit applicable to such
      Party, (iv) do not conflict with any provision of the Organizational
      Documents of such Party, and (v) do not require the approval or consent
      of, or filing with, any governmental agency or authority other than those
      already obtained and the filing of the Security Documents and the
      Financing Statements in the appropriate public records with respect
      thereto.

            (c) Enforceability. The execution and delivery of this Agreement and
      the other Loan Documents to which each Obligor is or is to become a party
      will result in valid and legally binding obligations of such Obligor
      enforceable against it in accordance with the respective terms and
      provisions hereof and thereof, except as enforceability is limited by
      bankruptcy, insolvency, reorganization, moratorium or other laws relating
      to or affecting generally the enforcement of creditors' rights and except
      to the extent that availability of the remedy of specific performance or
      injunctive relief is subject to the discretion of the court before which
      any proceeding therefor may be brought.

            (d) Limitations. The Organizational Documents of the Borrower limit
      the business of the Borrower to activities relating to the ownership,
      construction, operation and maintenance of the Project and all matter
      incidental or accessory thereto.

      8.2 Title to Assets. [Intentionally Omitted.]


Second Lien                           -16-
<PAGE>

      8.3 Financial Statements. [Intentionally Omitted.]

      8.4 No Material Changes, Etc. [Intentionally Omitted.]

      8.5 Franchises, Patents, Copyrights, Etc. The Borrower possesses, and will
at all times possess, all franchises, patents, copyrights, trademarks, trade
names, licenses and permits, and rights in respect of the foregoing, adequate
for the conduct of its business substantially as now conducted or as it is
intended to be conducted with respect to the Project, without known conflict
with any rights of others.

      8.6 Litigation. There are no actions, suits, proceedings or investigations
of any kind pending or, to the actual knowledge of the Obligors, threatened
against any Obligor before any court, tribunal or administrative agency or board
or any mediator or arbitrator that, if adversely determined, might, either in
any case or in the aggregate, materially adversely affect the business, assets
or financial condition of such Person, or result in any liability not adequately
covered by insurance, or for which adequate reserves are not maintained on the
balance sheet of such Person, or which question the validity of this Agreement
or any of the other Loan Documents, any action taken or to be taken pursuant
hereto or thereto, or any lien or security interest created or intended to be
created pursuant hereto or thereto, or which will adversely affect the ability
of the Borrower to construct, use and occupy the Improvements or to pay and
perform the Project Obligations in the manner contemplated by this Agreement and
the other Loan Documents.

      8.7 No Materially Adverse Contracts, Etc. Each Obligor is not subject to
any charter, corporate or other legal restriction, or any judgment, decree,
order, rule or regulation that has or is expected in the future to have a
materially adverse effect on the business, assets or financial condition of such
Person. Each Obligor is not, and will not be, a party to any contract or
agreement that has or is expected, in the judgment of the Borrower's officers,
to have any materially adverse effect on the business of such Person.

      8.8 Compliance With Other Instruments, Laws, Etc. Each Party is not, and
will not at any time be, in violation of any provision of its Organizational
Documents or any agreement or instrument to which it may be subject or by which
it or any of its properties may be bound or any decree, order, judgment,
statute, license, rule or regulation, in any of the foregoing cases in a manner
that could result in the imposition of substantial penalties or materially and
adversely affect the financial condition, properties or business of such Party.

      8.9 Tax Status. Each Obligor and Subsidiary thereof (a) has made or filed,
and will make or file in a timely fashion, all federal and state income and all
other tax returns, reports and declarations required by any jurisdiction to
which it is subject, (b) has paid, and will pay when due, all taxes and other
governmental assessments and charges shown or determined to be due on such
returns, reports and declarations, except those being contested in good faith
and by appropriate proceedings, (c) if a partnership, limited partnership,
limited liability partnership, or limited liability company, has, and will
maintain, partnership tax classification under the Code, and (d) has set aside,
and will at all times set aside, on its books provisions reasonably adequate for
the payment of all taxes for periods subsequent to the period to which such
returns, reports or declarations apply. There are no unpaid taxes in any
material amount claimed to be due by the


Second Lien                           -17-
<PAGE>

taxing authority of any jurisdiction, and the officers, partners or trustees of
the Borrower know of no basis for any such claim.

      8.10 No Event of Default. No Default or Event of Default has occurred and
is continuing.

      8.11 Setoff, Etc. The Collateral and the Lender's rights with respect to
the Collateral are not subject to any setoff, claims, withholdings or other
defenses.

      8.12 Certain Transactions. [Intentionally Omitted.]

      8.13 Subsidiaries. The Borrower does not, and will not have any,
Subsidiaries.

      8.14 Partners, Beneficiaries, Etc. Except as set forth in Schedule 8.14,
the Borrower has no general partners, limited partners, partners, beneficiaries,
stockholders or members.

      8.15 ERISA. The Borrower does not, and will not maintain or contribute to
an ERISA Plan. The Borrower is not a "party in interest" as that term is defined
in Section 3(14) of the Employee Retirement Income Security Act of 1974, as
amended, with respect to the Plumbers & Pipefitters National Pension Plan.

      8.16 Availability of Utilities. All utility services necessary and
sufficient for the construction, development and operation of the Project are
presently, and will at all times be, available to the boundaries of the Land
through dedicated public rights of way or through perpetual private easements,
approved by the Lender, with respect to which the Mortgage creates a valid and
enforceable first leasehold lien. The Borrower will also promptly obtain all
utility installations and connections required for the operation and servicing
of the Project for its intended purposes, and will furnish the Lender with
evidence thereof.

      8.17 Access. The rights of way for all roads necessary for the full
utilization of the Improvements for their intended purposes have either been
acquired by the appropriate Governmental Authority or have been dedicated to
public use and accepted by such Governmental Authority or, if any such roads
have not been so acquired by the appropriate Governmental Authority or dedicated
to public use, the Borrower has been granted an easement, insured in the Title
Policy as appurtenant to the Property as may be necessary for the full
utilization of the Improvements for their intended purposes. All such roads
shall have been completed, or all necessary steps have been taken by the
Borrower and such Governmental Authority to assure the complete construction and
installation thereof prior to the date upon which access to the Project via such
roads will be necessary, and the right to use all such roads,. or suitable
substitute rights of way approved by the Lender, shall be maintained at all
times for the Project. All curb cuts, driveways and traffic signals shown on the
Plans and Specifications are existing or have been fully approved by the
appropriate Governmental Authority and after the completion thereof, shall be
maintained at all times for the Project.

      8.18 Condition of Project. Neither the Project nor any part thereof is now
damaged or injured as result of any fire, explosion, accident, flood or other
casualty or has been the subject of any Taking, and to the knowledge of the
Borrower, no Taking is pending or contemplated.


Second Lien                           -18-
<PAGE>

      8.19 Compliance with Requirements. The construction of the Improvements
and the use and occupancy of the Project contemplated thereby comply with, and
will at times comply with, all Requirements. The Borrower will give all such
notices to, and take all such other actions with respect to, such Governmental
Authority as may be required under applicable Requirements to construct the
Improvements and to use, occupy and operate the Project following Project
Completion.

      8.20 Project Approvals.

            (a) Except as set forth on Schedule 8.20A hereto, the Borrower has
      obtained all Project Approvals. All Project Approvals obtained by the
      Borrower are listed and described on Schedule 8-20B hereto, have been
      validly issued and are in full force and effect. The Borrower has no
      reason to believe that any of the Project Approvals not heretofore
      obtained by the Borrower will not be obtained by the Borrower in the
      ordinary course following Project Completion in accordance with the Plans
      and Specifications. No Project Approvals will terminate, or become void or
      voidable or terminable, upon any sale, transfer or other disposition of
      the Project, including any transfer pursuant to foreclosure sale under the
      Mortgage.

            (b) The Borrower will promptly obtain all Project Approvals not
      heretofore obtained by the Borrower (including those listed and described
      on Schedule 8.20A hereto and any other Project Approvals which may
      hereafter become required, necessary or desirable) and will furnish the
      Lender with evidence that the Borrower has obtained such Project Approvals
      promptly upon its request.

            (c) The Borrower will duly perform and comply with all of the terms
      and conditions of all Project Approvals obtained at any time, including
      all Project Approvals listed and described on Schedules 8.20A and 8.20B
      hereto.

      8.21 Construction Contract.. The Construction Contract is in full force
and effect and each of the parties thereto are in full compliance with their
respective obligations thereunder. The work to be performed by the Contractor
under the Construction Contract is the work called for by the Plans and
Specifications, and all work required to complete the Improvements in accordance
with the Plans and Specifications is provided for under the Construction
Contract. The foregoing representations, however, shall be applicable only after
the finalization of the Plans and Specifications, and the execution and delivery
of the Construction Contract. See Section 11.22.

      8.22 Other Contracts.

            (a) The Borrower has not made, and will not make any, contract or
      arrangement of any kind or type whatsoever (whether oral or written,
      formal or informal), the performance of which by the other party thereto
      could give rise to a lien or encumbrance on the Project, except as
      permitted by this Agreement.


Second Lien                           -19-
<PAGE>

            (b) The Borrower has not made, and will not make, any contract or
      arrangement of any kind or type whatsoever, with any affiliate of the
      Borrower unless such contract or arrangement is (x) approved in writing in
      advance by the Lender, (y) on the same terms as would be generally
      available to the Borrower in an arm's length contract or arrangement with
      a third party, and (z) evidenced by a written agreement.

      8.23 Violations. The Borrower has received no notices of, or has any
knowledge of any violations of any applicable Requirements or Project Approvals.

      8.24 Plans and Specifications. The Borrower has furnished the Lender with
true and complete sets of the Plans and Specifications as they exist as of the
date hereof. The Plans and Specifications so furnished to the Lender comply with
all Requirements, all Project Approvals, and all restrictions, covenants and
easements affecting the Project, and have been approved by the Contractor, the
Borrower's Architect, the Tenant (if required by the Lease), and such
Governmental Authority as is required for construction of the Improvements. If
and to the extent the Plans and Specifications are not absolutely complete and
agreed to by Borrower and Lender as of the date hereof, Borrower and Lender
agree to work together cooperatively to the end that mutually satisfactory Plans
and Specifications are finalized as soon as possible.

      8.25 Project Budget. The Project Budget accurately reflects all Project
Costs.

      8.26 Effect of Draw Request. Each Draw Request submitted to the Lender as
provided in ss.3.1 hereof shall constitute an affirmation that the
representations and warranties contained in this Agreement and in the other Loan
Documents remain true and correct as of the date thereof; and unless the Lender
is notified to the contrary, in writing, prior to the Drawdown Date of the
requested Advance or any portion thereof, shall constitute an affirmation that
the same remain true and correct on the Drawdown Date.

      9. AFFIRMATIVE COVENANTS OF THE BORROWER. The Borrower covenants and
agrees that, so long as the Loan is outstanding or the Lender has any obligation
to make any Advances:

      9.1 Punctual Payment. The Borrower will duly and punctually pay or cause
to be paid the principal and interest on the Loan and all other amounts provided
for in the Note, this Agreement and the other Loan Documents to which the
Borrower is a party, all in accordance with the terms of the Note, this
Agreement and such other Loan Documents.

      9.2 Commencement, Pursuit and Completion of Construction. The Borrower
will commence construction of the Improvements within the time period provided
therefor in the Construction Schedule delivered by the Borrower to the Lender in
connection with the closing of the Loan and will diligently pursue construction
of the Improvements in accordance with the Construction Schedule, will attain
Project Completion prior to the Project Completion Date, and will pay all sums
and perform all such acts as may be necessary or appropriate to complete such
construction, all in substantial accordance with the Plans and Specifications,
in full compliance with all restrictions, covenants and easements affecting the
Project, all Requirements, all Project Approvals, and with all terms and
conditions of the Loan Documents, and the Tenant Lease,


Second Lien                           -20-
<PAGE>

without deviation from the Plans and Specifications unless the Borrower obtains
the prior approval of the Lender, if required as provided herein, Tenant (if
required by the Tenant Lease) and if applicable, the surety company or companies
issuing any Payment and Performance Bonds. Such construction shall be completed
free from any liens, claims or assessments (actual or contingent) asserted
against the Project for any material, labor or other items furnished in
connection therewith. The Borrower will furnish reasonable evidence of
satisfactory compliance with this Section to the Lender on or before the Project
Completion Date.

      9.3 Correction of Defects. The Borrower will promptly correct or cause to
be corrected all material defects in the Improvements or any departure from the
Plans and Specifications not previously approved by the Lender.

      9.4 Insurance; Bonds.

            (a) The Borrower will obtain and maintain insurance with respect to
      the Project and the operations of the Borrower as required by the
      Mortgage.

            (b) The Borrower will require the Contractor, the Architect, and any
      other architect, contractor, engineer or design professional providing
      design, construction, or engineering services in connection with the
      construction of the Improvements to obtain and maintain at all times
      during the construction of the Improvements such insurance as may be
      reasonably required by the Lender, all such insurance to be in such
      amounts and form, to include such coverage and endorsements, and to be
      issued by such insurers as shall be approved by the Lender (which approval
      shall not be unreasonably withheld or delayed) and to contain the written
      agreement of the insurer to give the Lender thirty (30) days' prior
      written notice of cancellation, nonrenewal, modification or expiration.

            (c) The Borrower will cause any subcontractor having a contract for
      in excess of $1,000,000 designated by the Lender to obtain and provide to
      the Lender such Payment and Performance Bonds, and lien bonds, as the
      Lender may reasonably request.

            (d) The Borrower will provide or will cause any such Person to
      provide the Lender with certificates evidencing such insurance upon the
      written request of the Lender.

            (e) The Borrower shall pay, indemnify and hold Lender harmless from
      any legal fees and legal costs incurred by Lender in suing the Title
      Insurance Company in the event that suit must be brought in order to
      collect proceeds under the Title Policy should the Title Insurance Company
      not pay with reasonable promptness a claim properly made by Lender arising
      out of the Title Policy's affirmative coverage for access to the Project,
      the Lender to be represented in such suit by Nixon Peabody LLP or other
      counsel selected by Lender, any such other counsel to be subject to the
      reasonable approval of the Borrower.

      9.5 Inspection of Project and Books.


Second Lien                           -21-
<PAGE>

            (a) The Borrower shall permit the Lender and the Construction
      Inspector, at the Borrower's expense, to visit and inspect the Project and
      all materials to be used in the construction thereof and will cooperate
      with the Lender and the Construction Inspector during such inspections
      (including making available working drawings of the Plans and
      Specifications); provided that this provision shall not be deemed to
      impose on the Lender or the Construction Inspector any obligation to
      undertake such inspections.

            (b) The Lender shall have the right to obtain, at the Borrower's
      cost and expense, once upon completion of construction of the Improvements
      and at any time while a Default or Event of Default shall have occurred
      and be continuing hereunder, an appraisal of the Improvements. The Lender
      shall provide to the Borrower a copy of any such appraisal obtained upon
      completion of construction (but not of any appraisal obtained while a
      Default or Event of Default shall have occurred and be continuing
      hereunder).

            (c) The reasonable costs and expenses incurred by the Lender in
      obtaining such Appraisals or performing such inspections shall be paid by
      the Borrower forthwith upon billing or request by the Lender for
      reimbursement therefor.

      9.6 Compliance with Laws, Contracts, Licenses, and Permits. The Borrower
will, or will cause each Obligor to, comply with (a) the applicable laws and
regulations wherever its business is conducted, including all Environmental Laws
and, in the case of the Borrower, all Requirements, (b) the provisions of its
Organizational Documents, (c) all agreements and instruments by which it or any
of its properties may be bound, including, in the case of the Borrower, the
Construction Contract, the Tenant Lease, and all restrictions, covenants and
easements affecting the Project, (d) all applicable decrees, orders and
judgments, and (e) all licenses and permits required by applicable laws and
regulations for the conduct of its business or the ownership, use or operation
of its properties, including, in the case of the Borrower, all Project
Approvals.

      9.7 Use of Proceeds. The Borrower will use the proceeds of the Loan solely
for the purpose of paying for Project Costs in accordance with the Project
Budget.

      9.8 Project Costs. The Borrower will pay when due all Project Costs in
excess of the Loan Amount, regardless of the amount.

      9.9 Laborers, Subcontractors and Materialmen. The Borrower will furnish to
the Lender, upon request at any time, and from time to time, affidavits listing
all laborers, subcontractors, materialmen, and any other Persons who might or
could claim statutory or common law liens and are furnishing or have furnished
labor or material to the Project or any part thereof, together with affidavits,
or other evidence satisfactory to the Lender, showing that such parties have
been paid all amounts for labor and materials furnished to the Project which
were due as of the date of the most recent Borrower's Requisition. The Borrower
will also furnish to the Lender, at any time and from time to time upon demand
by the Lender, lien waivers bearing a then current date and prepared on a form
satisfactory to the Lender from the Contractor and such subcontractors or
materialman as the Lender may designate.


Second Lien                           -22-
<PAGE>

      9.10 Further Assurance of Title. If at any time the Lender or the Lender's
counsel has reason to believe that any Advance is not secured or will or may not
be secured by the Mortgage as a first lien or security interest on the Project,
then the Borrower shall, within ten (10) days after written notice from the
Lender, do all things and matters necessary, to assure to the reasonable
satisfaction of the Lender and the Lender's counsel that any Advance previously
made hereunder or to be made hereunder is secured or will be secured by the
Mortgage as a first leasehold lien or security interest on the Project, and the
Lender, at its option, may decline to make further Advances hereunder until the
Lender has received such assurance, but nothing in this Section shall limit the
Lender's right to require endorsements extending the effective date of the Title
Policy as herein set forth.

      9.11 Further Assurances Regarding Construction. The Borrower will furnish
or cause to be furnished to the Lender all instruments, documents, boundary
surveys, footing or foundation surveys, certificates, plans and specifications,
title and other insurance, reports and agreements and each and every other
document and instrument required to be furnished by the terms of this Agreement
or the other Loan Documents, all at the Borrower's expense.

      10. NEGATIVE COVENANTS OF THE BORROWER. The Borrower covenants and agrees
that, so long as the Loan is outstanding or the Lender has any obligation to
make any Advances:

      10.1 Restriction on Change Orders. The Borrower will not cause, permit or
suffer to exist any deviations from the Plans and Specifications and will not
approve or consent to any change orders or construction change directives,
without the prior approval of the Lender, Tenant (if required by the Tenant
Lease) and the surety company or companies issuing any Payment and Performance
Bonds, that:

            (a) result in a change in the quality or overall design of the
      Improvements; or

            (b) result in an increase of the original contract sum (prior to any
      change orders) in an amount in excess of $100,000; or

            (c) when added to all previous change orders will result in an
      increase in the original contract sum (prior to any change orders) in an
      amount in excess of $500,000; or

            (d) when added to all previous change orders decreasing the contract
      together with such additional information that the Lender may reasonably
      request with respect to such proposed deviation, change order or
      construction change directive and the sum will result in a decrease in the
      original contract sum (prior to any change orders) in an amount in excess
      of $500,000 (provided, however, that this subsection (c) shall not apply
      to change orders which do not modify the Plans and Specifications and
      which reduce the contract sum as a result of the Borrower or the
      Contractor rebidding and obtaining lower bids for work to be performed by
      subcontractors); or

            (e) which will in any way extend the contract time beyond the
      Project Completion Date.


Second Lien                           -23-
<PAGE>

The Borrower shall submit all proposed deviations, change orders and
construction change directives, together with such additional information as the
Lender may reasonably request with respect to such proposed deviation, change
order or construction change directive, to the Lender and the Construction
Inspector simultaneously, and Lender shall give its approval or disapproval to
the Borrower within five (5) Business Days after receipt thereof by both the
Lender and the Construction Inspector.

      10.2 No Amendments, Terminations or Waivers.

            (a) The Borrower will not amend, supplement or otherwise modify,
      whether by change order or otherwise, any of the terms and conditions of
      the Construction Contract, or the Tenant Lease without in each case the
      prior approval of the Lender, which consent shall not be unreasonably
      withheld or delayed, and in the case of the Construction Contract, without
      the prior approval of any surety or surety companies issuing any Payment,
      Performance or Lien Bonds.

            (b) The Borrower will not, directly or indirectly, terminate or
      cancel, or cause or permit to exist any condition which would result in
      the termination or cancellation of, or which would relieve the performance
      of any obligations of any other party under, the Architect's Contract, the
      Construction Contract, the Tenant Lease or the Ground Lease.

            (c) The Borrower will not, directly or indirectly, waive or agree or
      consent to the waiver of, the performance of any obligations or any other
      party under the Architect's Contract, the Construction Contract or the
      Tenant Lease.

            (d) The Borrower will not, directly or indirectly, amend, or allow
      the amendment of, any of the Organizational Documents of the Borrower in
      any material respect, including, without limitation, any such amendment
      which would allow or

            (e) authorize the expansion of Borrower's activities beyond the
      ownership, construction, operation and maintenance of the Project and all
      matter incidental or accessory thereto.

      11. CONDITIONS TO CLOSING AND INITIAL ADVANCE. The obligation of the
Lender to make the initial Advance shall be subject to the satisfaction of the
following conditions precedent:

      11.1 Loan Documents. Each of the Loan Documents shall have been duly
executed and delivered by the respective parties thereto, shall be in full force
and effect and shall be in form and substance satisfactory to the Lender.

      11.2 Construction Documents. [Intentionally Omitted.]

      11.3 Subcontracts. The Borrower shall have delivered to the Lender, and
the Lender shall have approved, a list of all subcontractors and materialmen who
have been or, to the extent identified by the Borrower, will be supplying labor
or materials for the Project, and a copy of the standard form of subcontract to
be used by the Contractor.


Second Lien                           -24-
<PAGE>

      11.4 Contracts. The Borrower shall have delivered to the Lender correct
and complete photocopies of all executed contracts with contractors,
subcontractors, engineers or consultants for the Project, and of all
development, management, brokerage, sales or leasing agreements for the Project,
all of which shall be reasonably satisfactory to Lender in form and substance.

      11.5 Leases. The Tenant Lease shall have been duly executed by the
Borrower and Tenant and shall be in full force and effect. The Lender shall have
received a certified or fully executed copy of the Tenant Lease. The Tenant
Lease shall be superior to the Mortgage, and a notice thereof shall be recorded
prior to the Mortgage.

      11.6 Certified Copies of Organization Documents. The Lender shall have
received from each of the Parties a certified copy of its Organization Documents
as in effect on such date of certification, such Organizational Documents to be
in form and substance satisfactory to the Lender.

      11.7 Resolutions. All action necessary for the valid execution, delivery
and performance by each Party of this Agreement and the other Loan Documents to
which it is or is to become a party shall have been duly and effectively taken,
and evidence thereof satisfactory to the Lender shall have been provided to the
Lender. The Lender shall have received from each such Person true copies of the
resolutions authorizing the transactions described herein, each certified as of
a recent date to be true and complete.

      11.8 Incumbency Certificate; Authorized Signers. The Lender shall have
received from each Party an incumbency certificate, dated as of the Closing
Date, giving the name and bearing a specimen signature of each individual who
shall be authorized: (a) to sign, in the name and on behalf of such Person each
of the Loan Documents to which such Person is or is to become a party; (b) in
the case of the Borrower, to make Draw Requests; and (c) to give notices and to
take other action on its behalf under the Loan Documents.

      11.9 Validity of Liens. The Security Documents shall be effective to
create in favor of the Lender a legal, valid and enforceable first lien and
security interest in the Collateral. All filings, recordings, deliveries of
instruments and other actions necessary or desirable in the opinion of the
Lender to protect and preserve such lien and security interest shall have been
duly effected. The Lender shall have received evidence thereof in form and
substance satisfactory to the Lender.

      11.10 Deliveries. The following items or documents shall have been
delivered to the Lender by the Borrower and shall be in form and substance
satisfactory to the Lender:

            (a) Plans and Specifications. Except as provided in Section 11.22,
      two complete sets of the Plans and Specifications and approval thereof by
      any necessary Governmental Authority, with a certification from the
      Borrower's Architect that the Improvements to be constructed comply with
      all Requirements and Project Approvals and that the Construction Contract
      satisfactorily provides for the construction of the Improvements.


Second Lien                           -25-
<PAGE>

            (b) Title Policy. The Title Policy, or a commitment therefor,
      together with proof of payment of all fees and premiums for such policy
      and true and accurate copies of all documents listed as exceptions under
      such policy.

            (c) Other Insurance. Duplicate originals or certified copies of all
      policies of insurance required by the Mortgage or hereunder to be obtained
      and maintained during the construction of the Improvements.

            (d) Evidence of Sufficiency of Funds. [Intentionally Omitted.]

            (e) Evidence of Access, Availability of Utilities, Project
      Approvals. [Intentionally Omitted.]

            (f) Environmental Report. An environmental site assessment report or
      reports of one or more qualified environmental engineering or similar
      inspection firms approved by the Lender, which report or reports shall
      indicate a condition of the Land and any existing improvements thereon in
      compliance with all Requirements and in all respects satisfactory to the
      Lender in its sole discretion and upon which report or reports the Lender
      is expressly entitled to rely.

            (g) Soils Report. [Intentionally omitted.]

            (h) Survey and Taxes. A Survey of the Land (and any existing
      improvements thereon) and Surveyor's Certificate, and evidence of payment
      of all real estate taxes and municipal charges on the Land (and any
      existing improvements thereon) which were due and payable prior to the
      Closing Date.

            (i) Required Equity Funds. [Intentionally Omitted.]

            (j) Payment, Performance and Lien Bonds. [Intentionally Omitted.]

            (k) Draw Request. A Draw Request complying with the provisions
      of ss.3.1 hereof.

      11.11 Construction Inspector Report. [Intentionally omitted.]

      11.12 Legal and Other Opinions. The Lender shall have received favorable
opinions in form and substance satisfactory to the Lender and the Lender's
counsel, addressed to the Lender and dated as of the Closing Date, from counsel
to the Borrower and each Guarantor acceptable to the Lender, as to the matters
set forth in Exhibit L attached hereto and such other matters as the Lender
shall reasonably request.

      11.13 Lien Search. The Lender shall have received a certification from
Title Insurance Company or counsel satisfactory to the Lender (which shall be
updated from time to time at the Borrower's expense upon request by the Lender)
that a search of the public records disclosed no conditional sales contracts,
security agreements, chattel mortgages, leases of personalty, financing
statements or title retention agreements which affect the Collateral.


Second Lien                           -26-
<PAGE>

      11.14 Mechanic's Lien Law.

            (a) Initial Advance. In the event that for any reason the initial
      Advance is not funded on the Closing Date, the terms and provisions
      of ss.12.6(a) and (b) shall be applicable for the initial Advance.

            (b) Lien Bond. [Intentionally Omitted.]

      11.15 Notices. All notices required by any Governmental Authority under
applicable Requirements to be filed prior to commencement of construction of the
Improvements shall have been filed.

      11.16 Appraisal. [Intentionally Omitted.]

      11.17 Fees. [Intentionally Omitted.]

      11.18 Performance; No Default. The Borrower shall have performed and
complied with all terms and conditions herein required to be performed or
complied with by it on or prior to the Drawdown Date of the initial Advance, and
on the Drawdown Date of the initial Advance, there shall exist no Default or
Event of Default.

      11.19 Representations and Warranties. The representations of warranties
made by the Obligors in the Loan Documents or otherwise made by or on behalf of
the Obligors in connection therewith or after the date thereof shall have been
true and correct in all respects when made and shall be true and correct in all
respects on the Drawdown Date of the initial Advance.

      11.20 Proceedings and Document. All proceedings in connection with the
transactions contemplated by this Agreement and the other Loan Documents shall
be satisfactory to the Lender and the Lender's counsel in form and substance,
and the Lender shall have received all information and such counterpart
originals or certified copies of such documents and such other certificates,
opinions or documents as the Lender and the Lender's counsel may reasonably
require.

      11.21 Waiver. Any waiver by the Lender of any of the conditions precedent
contained herein for the Closing and the initial Advance shall not be deemed to
be a waiver by the Lender of such conditions precedent for any subsequent
Advance or any other obligation of the Lender hereunder.

      11.22 Incomplete Construction Documents. Borrower and Lender agree that
the Closing and initial Advance hereunder may take place prior to any or all of
the following: (i) the finalization of the Plans and Specifications, (ii) the
execution and delivery of the Construction Contract (and the consent of the
Contractor to the assignment of the Construction Contract pursuant to Collateral
Assignment of Contracts, Liens, Permits, Agreements, Warranties and Approvals,
dated as of the date hereof), and (iii) the issuance of a building permit for
the construction of the Project. In such event, Advances hereunder shall be
limited to matters shown on the Project Budget which are related to the Ground
Lease and pre-construction expenses and are not covered by the Construction
Contract. Lender shall not be obligated to find any Advance


Second Lien                           -27-
<PAGE>

relating to the Construction Contract unless and until the matters referred to
above in clauses (i), (ii) and (iii) have been accomplished to Lender's
reasonable satisfaction.

      12. CONDITIONS OF SUBSEQUENT ADVANCES. The obligation of the Lender to
make any Advance after the initial Advance shall be subject to the satisfaction
of the following conditions precedent:

      12.1 Prior Conditions Satisfied. All conditions precedent to the initial
Advance and any prior Advance shall continue to be satisfied as of the Drawdown
Date of such subsequent Advance; including but not limited to Section 11.22 if
applicable.

      12.2 Performance; No Default. The Borrower shall have performed and
complied with all terms and conditions herein required to be performed or
complied with by it on or prior to the Drawdown Date of such Advance, and on the
Drawdown Date of such Advance there shall exist no Default or Event of Default.

      12.3 Representations and Warranties. Each of the representations and
warranties made by the Obligors in the Loan Documents or otherwise made by or on
behalf of the Obligors in connection therewith after the date thereof shall have
been true and correct in all respects on the date on when made and shall also be
true and correct in all material respects on the Drawdown Date of such Advance
(except to the extent of changes resulting from transactions contemplated or
permitted by the Loan Documents).

      In addition, the Borrower in connection with the first Advance made
subsequent to the initial Advance, the Borrower shall provide to the Lender its
representation and warranty that, excluding construction currently in progress
pursuant to the Plan and Specifications and Construction Contract, there have
been no changes to the Property that would be shown on an updated Survey of the
Land since the date of the Survey delivered by the Borrower to the Lender on the
Closing Date.

      12.4 No Damage. The Improvements shall not have been materially injured or
damaged by fire, explosion, accident, flood or other casualty so that the
requirements hereof cannot be complied with.

      12.5 Receipt of the Lender. The Lender shall have received:

            (a) Draw Request. A Draw Request complying with the requirements
      hereof, including those set forth in ss.3.1 hereof,

            (b) Endorsement to Title Policy. A "date down" endorsement to the
      Title Policy indicating no change in the state of title and containing no
      survey exceptions not approved by the Lender;

            (c) Current Survey. An updated Survey if required by the Title
      Insurance Company;


Second Lien                           -28-
<PAGE>

            (d) Approval by Construction Inspector. As to Advances with respect
      to the Construction Contract, approval of the Draw Request for such
      Advance by the Construction Inspector, accompanied by a certificate or
      report from the Construction Inspector to the effect that in its opinion,
      based on-site observations and submissions by the Contractor, the
      construction of the Improvements to the date thereof was performed in a
      good and workmanlike manner and in accordance with the Plans and
      Specifications, stating the estimated total cost of construction of the
      Improvements, stating the percentage of in-place construction of the
      Improvements, and stating that the remaining non-disbursed portion of the
      Loan and Required Equity Funds allocated for such purpose in the Project
      Budget is adequate to complete the construction of the Improvements;

            (e) Contracts. Evidence that one hundred percent (100%) of the cost
      of the remaining construction work is covered by firm fixed price or
      guaranteed maximum price contracts or subcontracts, or orders for the
      supplying of materials, with contractors, subcontractors, materialmen or
      suppliers reasonably satisfactory to the Lender.

      12.6 Mechanic's Lien Law.

            (a) Notice of Contract, Mechanic's Lien. Unless or until a lien bond
      is in full force and effect which prevents or eliminates the encumbrance
      of the Project by any lien under the Mechanic's Lien Law, the Lender may
      withhold or refuse to fund any advance hereunder if:

                  (i)   a Notice of Contract has been filed under Section 4 of
                        the Mechanic's Lien Law; or

                  (ii)  a Notice of Contract has been filed by the Contractor
                        under Section 2 of the Mechanic's Lien Law, unless (x)
                        the Project does not involve the construction of at
                        least one, but not more than four, dwelling unit and (y)
                        with respect to the subject Borrower's Requisition, an
                        accurately completed and valid Lien Form has been
                        provided to the Lender with a Payment Period Date no
                        more than twenty-five days before the date of the
                        funding of such advance, such Lien Form to provide that
                        subject to the payment of the amount set forth in the
                        Borrower's Requisition, the Contractor waives any and
                        all lien rights for labor and materials, or rental
                        equipment, appliances or tools, performed or furnished
                        through the applicable Payment Period Date, except for
                        Retainage, unpaid agreed or pending change orders, and
                        disputed claims as stated in the Lien Form; or

                  (iii) any Other Mechanic's Lien has been filed or established.

            (b) Payment Period Date. In the event that the Lender has not funded
      any Borrower's Requisition within twenty-five days after the applicable
      Payment Period Date as set forth in the Lien Form which was submitted with
      the subject Borrower's


Second Lien                           -29-
<PAGE>

      Requisition, the Lender may, at its option, withhold or refuse to fund the
      Borrower's Requisition and require the Borrower to resubmit an updated
      Borrower's Requisition in accordance with ss.3.1, above, with an updated
      Lien Form.

            (c) Lien Bond. If requested by the Lender, at any time, the Borrower
      shall provide evidence that the Borrower has obtained and recorded with
      the Registry a satisfactory lien bond in an amount equal to the unpaid
      construction costs, which lien bond shall be obtained by the Borrower and
      relate to, and therefore dissolve, any Section 2 Lien and Section 4 Lien.
      The lien bond shall name the Lender as dual obligee;

            (d) Notice of Substantial Completion. Upon the substantial
      completion of the work provided for in the Construction Contract, the
      Borrower has provided evidence that the Borrower has timely obtained from
      the Contractor and recorded with the Registry, a Notice of Substantial
      Completion as provided for in the Mechanic's Lien Law; and

            (e) Notice of Termination. In the event of the termination of the
      Construction Contract, the Borrower has provided evidence that the
      Borrower has timely recorded with the Registry, a Notice of Termination as
      provided for in the Mechanic's Lien Law.

      12.7 Release of Retainage. [Intentionally Omitted.]

      12.8 Waiver. Any waiver by the Lender of any of the conditions precedent
contained herein for any Advance shall not be deemed to be a waiver by the
Lender of such conditions precedent for any subsequent Advance or any other
obligation of the Lender hereunder.

      13. EVENTS OF DEFAULT AND REMEDIES.

      13.1 Events of Default. The occurrence of any one or more of the following
conditions or events shall constitute an "Event of Default":

            (a) any failure by the Borrower to pay, within five (5) days of the
      due date, any interest on or principal of or other sum payable under the
      Note (including, without limitation, any amounts required to be paid by
      the Borrower to the Lender on the Maturity Date pursuant to the provisions
      of Section 5.2 hereof; or

            (b) any default in the payment of any of the other Obligations
      (excluding installments of interest and principal), when and as the same
      shall have become due and payable as in the Note and any other Loan
      Document provided, or in the performance o any of Borrower's other
      obligations under any of the Loan Documents which performance consists
      solely of the payment of a sum of money, (i) prior to maturity (whether
      such maturity occurs by acceleration, lapse of time or otherwise), if such
      default shall have continued for a period of ten (10) Business Days after
      notice thereof to Mortgagor, and (ii) upon maturity (whether such maturity
      occurs by acceleration, lapse of time or otherwise); or

            (c) title to the Collateral is or becomes unsatisfactory to the
      Lender by reason of any lien, charge, encumbrance, title condition or
      exception (including without


Second Lien                           -30-
<PAGE>

      limitation, (x) any Other Mechanic's Lien or (y) any Section 1 Lien or
      Section 2 Lien in respect of obligations overdue) and such matter causing
      title to be or become unsatisfactory is not cured or removed (including by
      bonding) within thirty (30) days after notice thereof from the Lender to
      the Borrower; or

            (d) any refusal by the Title Insurance Company to insure any Advance
      as being secured by the Mortgage as a valid first lien and security
      interest on the Project and continuance of such refusal for a period of
      thirty (30) days after notice thereof by the Lender to the Borrower; or

            (e) Project Completion shall not have been attained by the Project
      Completion Date or, in the reasonable judgment of the Lender, Project
      Completion cannot be attained by the Project Completion Date; or

            (f) the Project or any material part thereof is subject to a
      material Taking; or

            (g) any cessation at any time in construction of the Improvements
      for more than ten 10 consecutive business days except for strikes, acts of
      God, fire or other casualty, or other causes entirely beyond the
      Borrower's control, or any cessation at any time in construction of the
      Improvements for more than sixty (60) consecutive days, regardless of the
      cause thereof, but subject to Force Majeure; or

            (h) in the reasonable judgment of the Lender, in its sole
      discretion, if the remaining undisbursed portion of the Loan, together
      with proceeds of the First Mortgage Loan and together with amounts payable
      from Tenant to the Borrower under the Tenant Lease to be applied against
      Project Costs, is or will be insufficient to fully complete and equip the
      Improvements in accordance with the Plans and Specifications, to operate
      and carry the Project after Project Completion until payment. in full of
      the Loan by the Borrower, to pay all other Project Costs, to pay all
      interest accrued or to accrue on the Loan during the term of the Loan from
      and after the date hereof, and to pay all other sums due or to become due
      under the Loan Documents (or as to any budget category or line item), and
      to pay any liens for labor and materials alleged to be due and payable at
      the time in connection with the Improvements, in each case regardless of
      how such condition may be caused, unless the Borrower shall within seven
      (7) days of written notice of the amount required by such determination
      from the Lender, except otherwise as provided in ss.13.1(i) below, deposit
      with the Lender such sums of money in cash as the Lender may require, or
      an unconditional irrevocable standby letter of credit in the amount
      required by the Lender and otherwise in form and substance satisfactory to
      the Lender from a commercial bank acceptable to the Lender, in an amount
      sufficient to remedy the condition described in such notice, and
      sufficient to pay any liens for labor and materials alleged to be due and
      payable at the time in connection with the Improvements; or

            (i) any Guarantor denies that such Guarantor has any liability or
      obligations under the Guaranty or the Indemnity Agreement, or shall notify
      the Lender of such Guarantor's intention to attempt to cancel or terminate
      the Guaranty or the Indemnity


Second Lien                           -31-
<PAGE>

      Agreement, or shall fail to observe or comply with any term, covenant,
      condition and agreement under the Guaranty or the Indemnity Agreement; or

            (j) any representation or warranty made or deemed to be made by or
      on behalf of any Obligor in this Agreement or in any of the other Loan
      Documents, or in any report, certificate, financial statement, Draw
      Request, document or other instrument delivered pursuant to or in
      connection with this Agreement, any Advance or any of the other Loan
      Documents, shall prove to have been false or incorrect in any material
      respect upon the date when made or deemed to be made or repeated; or

            (k) any suit or proceeding shall be filed against the Borrower or
      any Guarantor or the Project which, if adversely determined, would have a
      materially adverse affect on the ability of the Borrower or such Guarantor
      to perform each and every one of their respective obligations under and by
      virtue of the Loan Documents; or

            (l) any failure by the Borrower to obtain any Project Approvals, or
      the revocation or other invalidation of any Project Approvals previously
      obtained, after all appeals have been exhausted; or

            (m) any Obligor or Subsidiary thereof shall file a voluntary
      petition in bankruptcy under Title 11 of the United States Code, or an
      order for relief shall be issued against any such Person in any
      involuntary petition in bankruptcy under Title 11 of the United States
      Code, or any such Person shall file any petition or answer seeking or
      acquiescing in any reorganization, arrangement, composition, readjustment,
      liquidation, dissolution or similar relief for itself under any present or
      future federal, state or other law or regulation relating to bankruptcy,
      insolvency or other relief of debtors, or such Person shall seek or
      consent to or acquiesce in the appointment of any custodian, trustee,
      receiver, conservator or liquidator of such Person, or of all or any
      substantial part of its respective property, or such Person shall make an
      assignment for the benefit of creditors, or such Person shall give notice
      to any governmental authority or body of insolvency or pending insolvency
      or suspension of operation; or

            (n) an involuntary petition in bankruptcy under Title 11 of the
      United States Code shall be filed against any Obligor or Subsidiary
      thereof and such petition shall not be dismissed within sixty (60) days of
      the filing thereof, or

            (o) a court of competent jurisdiction shall enter any order,
      judgment or decree approving a petition filed against any Obligor or any
      Subsidiary thereof seeking any reorganization, arrangement, composition,
      readjustment, liquidation or similar relief under any present or future
      federal, state or other law or regulation relating to bankruptcy,
      insolvency or other relief for debtors, or appointing any custodian,
      trustee, receiver, conservator or liquidator of all or any substantial
      part of its property; or

            (p) if final judgment for the payment of money in the amount of
      $100,000 or more in excess of insurance proceeds shall be rendered against
      the Borrower, or final judgment for the payment of money in the amount of
      $500,000 or more in excess of


Second Lien                           -32-
<PAGE>

      insurance proceeds shall be rendered against any of the Guarantors, and
      the Borrower or such Guarantor shall have failed to discharge the same or
      cause it to be discharged within sixty (60) days from the entry thereof,
      or shall have failed to appeal therefrom or from the order, decree or
      process upon which or pursuant to which said judgment was granted, based
      or entered, and to have secured a stay of execution pending such appeal;
      or

            (q) any "Event of Default", as defined or otherwise set forth in any
      of the other Loan Documents, shall occur; or

            (r) if the Ground Lease or the Tenant Lease or any material
      provision thereof shall cease to be in full force and effect, for any
      reason whatsoever; or

            (s) any failure by any Obligor to duly observe or perform any term,
      covenant, condition or agreement under this Agreement or any other Loan
      Document (other than those defaults referred to or covered by paragraphs
      (a) through (r) above and continuance of such failure for a period of
      thirty (30) days after notice thereof from the Lender, or, in any case
      where such default is susceptible to cure but cannot with due diligence be
      cured within such thirty (30) day period, such longer period (not to
      exceed one hundred twenty (120) days) as is required diligently to effect
      the cure of such default, but only so long as such Obligor promptly
      notifies Lender of its intention to cure and commences cure of such
      default within such thirty (30) day period and at all times thereafter
      prosecutes such cure with all due diligence to completion; or

            (t) any "Event of Default", as defined or otherwise set forth in any
      of the First Mortgage Loan Documents, shall occur.

      Notwithstanding the foregoing, in the event that any Event of Default
shall occur pursuant to any of clauses (e), (g), (j), (k), or (l) for reasons of
Force Majeure, the time period set forth in such clause for curing such Event of
Default shall either be one hundred twenty (120) days or shall be extended for a
period of up to one hundred twenty (120) days, provided, however, that (i) the
Borrower shall have given written notice to the Lender within ten (10) days
after the occurrence of any event believed by the Borrower to constitute Force
Majeure, with any such notice to describe such event in reasonable detail, and
(ii) in no event shall any Default described in clause (h) above have occurred
and be continuing hereunder. Clauses (m), (n) and (o) above shall apply to the
Guarantors only during the Construction Period.

      Also notwithstanding the foregoing, in no event will a failure of Borrower
or any Guarantor to perform any Borrower or Guarantor obligation hereunder or
under any other Loan Document which is a result of or caused by a Lender failure
to perform a Lender obligation hereunder constitute an Event of Default.

      13.2 Termination of Advances and Acceleration. If any one or more of the
Events of Default shall occur and be continuing, the Lender may by notice to the
Borrower declare its obligations to make Advances hereunder to be terminated,
whereupon the same shall terminate and the Lender shall be relieved of all
obligations to make Advances to the Borrower, and/or declare all unpaid
principal of and accrued interest on the Note, together with all other amounts


Second Lien                           -33-
<PAGE>

owing under the Loan Documents, to be immediately due and payable, whereupon
same shall become and be immediately due and payable, anything in the Loan
Documents to the contrary notwithstanding, and without presentment, protest,
demand or other notice of any kind, all of which are hereby expressly waived by
the Borrower; provided that if any one or more of the Events of Default
specified in ss.13.1(l), ss.13.1(m), or ss.13.1(n), above, shall occur with
respect to any Obligor, the Lender's obligations to make Advances hereunder
automatically shall so terminate and all unpaid principal of and accrued
interest on the Note, together with all other amounts owing under the Loan
Documents, automatically shall become and be immediately so due and payable,
without any declaration or other act on the part of the Lender.

      13.3 Completion of Project. If any one or more of the Events of Default
shall have occurred and be continuing, and whether or not the Lender shall have
terminated its obligations to make Advances and accelerated the maturity of the
Loan pursuant to ss.13.2, the Lender, if the construction of the Improvements
has not been fully completed, may cause the Project to be completed and may
enter upon the Land upon two (2) Business Days' written notice to the Borrower,
and construct, equip and complete the Project in accordance with the Plans and
Specifications, with such changes therein as the Lender may, from time to time,
and in its sole discretion, deem appropriate. In connection with any
construction of the Project undertaken by the Lender pursuant to the provisions
of this Section, the Lender may:

            (a) use any funds of the Borrower, including any balance which may
      be held by the Lender as security or in escrow, and any funds remaining
      unadvanced under the Loan;

            (b) employ existing contractors, subcontractors, agents, architects,
      engineers, and the like, or terminate the same and employ others;

            (c) employ security watchmen to protect the Project;

            (d) make such additions, changes and corrections in the Plans and
      Specifications as shall, in the judgment of the Lender, be necessary or
      desirable;

            (e) take over and use any and all Personal Property contracted for
      or purchased by the Borrower, if appropriate, or dispose of the same as
      the Lender sees fit;

            (f) execute all applications and certificates on behalf of the
      Borrower which may be required by any Governmental Authority or
      Requirements or contract documents or agreements;

            (g) pay, settle or compromise all existing or future bills and
      claims which are or may be liens against the Project, or may be necessary
      for the completion of the Improvements or the clearance of title to the
      Project;

            (h) complete the marketing and leasing of leasable space in the
      Improvements, enter into new Leases, and modify or amend existing Leases,
      all as the Lender shall deem to be necessary or desirable;


Second Lien                           -34-
<PAGE>

            (i) prosecute and defend all actions and proceedings in connection
      with the construction of the Improvements or in any other way affecting
      the Land or the Improvements and take such action and require such
      performance as the Lender deems necessary under any Payment and
      Performance Bonds; and

            (j) take such action hereunder, or refrain from acting hereunder, as
      the Lender may, in its sole and absolute discretion, from time to time
      determine, and without any limitation whatsoever, to carry out the intent
      of this Section.

The Borrower shall be liable to the Lender for all costs paid or incurred for
the construction, equipping and completion of the Project, whether the same
shall be paid or incurred pursuant to the provisions of this Section or
otherwise, and all payments made or liabilities incurred by the Lender hereunder
of any kind whatsoever shall be deemed Advances made to the Borrower under this
Agreement and shall be secured by the Mortgage and the other Security Documents.
To the extent that any costs so paid or incurred by the Lender, together with
all other Advances made by the Lender hereunder, exceed the Loan Amount, the
amount of such excess costs shall be added to the Loan Amount, and the
Borrower's obligation to repay the same, together with interest thereon at the
Default Rate, shall be deemed to be evidenced by this Agreement and secured by
the Mortgage and the other Security Documents. In the event the Lender takes
possession of the Project and assumes control of such construction as aforesaid,
it shall not be obligated to continue such construction longer than it shall see
fit and may thereafter, at any time, change any course of action undertaken by
it or abandon such construction and decline to make further payments for the
account of the Borrower whether or not the Project shall have been completed.
For the purpose of this Section, the construction, equipping and completion of
the Project shall be deemed to include any action necessary to cure any Event of
Default by the Borrower under any of the terms and provisions of any of the Loan
Documents.

      13.4 Other Remedies. If any one or more of the Events of Default shall
have occurred and be continuing, and whether or not the Lender shall have
terminated its obligations to make Advances or accelerated the maturity of the
Loan pursuant to ss.13.2, the Lender may proceed to protect and enforce its
rights and remedies under this Agreement, the Note or any of the other Loan
Documents by suit in equity, action at law or other appropriate proceeding,
whether for the specific performance of any covenant or agreement contained in
this Agreement and the other Loan Documents or any instrument pursuant to which
the Obligations are evidenced, including as permitted by applicable law the
obtaining of the ex parte appointment of a receiver, and, if any amount owed to
the Lender shall have become due, by declaration or otherwise, proceed to
enforce the payment thereof or any other legal or equitable right of the Lender.
No remedy conferred upon the Lender or the holder of the Note in this Agreement
or in any of the other Loan Documents is intended to be exclusive of any other
remedy and each and every remedy shall be cumulative and shall be in addition to
every other remedy given hereunder or thereunder or now or hereafter existing at
law or in equity or by statute or any other provision of law.

      13.5 Distribution of Collateral Proceeds. In the event that, following the
occurrence or during the continuance of any Default or Event of Default, the
Lender receives any monies in connection with the enforcement of any the
Security Documents, or otherwise with respect to the realization upon any of the
Collateral, such monies shall be distributed for application as follows:


Second Lien                           -35-
<PAGE>

            (a) First, to the payment of, or (as the case may be) the
      reimbursement of the Lender for or in respect of all reasonable costs,
      expenses, disbursements and losses which shall have been incurred or
      sustained by the Lender in connection with the collection of such monies
      by the Lender, for the exercise, protection or enforcement by the Lender
      of all or any of the rights, remedies, powers and privileges of the Lender
      under this Agreement or any of the other Loan Documents or in respect of
      the Collateral or in support of any provision of adequate indemnity to the
      Lender against any taxes or liens which by law shall have, or may have,
      priority over the rights of the Lender to such monies;

            (b) Second, to all other Obligations in such order or preference as
      the Lender may determine; provided, however, that the Lender may in its
      discretion make proper allowance to take into account any Obligations not
      then due and payable;

            (c) Third, upon payment and satisfaction in full or other provisions
      for payment in full satisfactory to the Lender of all of the Obligations,
      to the payment of any obligations required to be paid pursuant to
      ss.9-504(1)(c) of the Uniform Commercial Code of the Commonwealth of
      Massachusetts; and

            (d) Fourth, the excess, if any, shall be returned to the Borrower or
      to such other Persons as are entitled thereto.

      13.6 Power of Attorney. For the purposes of carrying out the provisions
and exercising the rights, remedies, powers and privileges granted by or
referred to in this Article, the Borrower hereby irrevocably constitutes and
appoints the Lender its true and lawful attorney-in-fact after an Event of
Default, with full power of substitution, to execute, acknowledge and deliver
any instruments and do and perform any acts which are referred to in this
Article, in the name and on behalf of the Borrower. The power vested in such
attorney-in-fact is, and shall be deemed to be, coupled with an interest and
irrevocable.

      13.7 Waivers. The Borrower hereby waives to the extent not prohibited by
applicable law (a) all presentments, demands for performance, notices of
nonperformance (except to the extent required by the provisions hereof or of any
of the other Loan Documents), protests and notices of dishonor, (b) any
requirement of diligence or promptness on the Lender's part in the enforcement
of its rights (but not fulfillment of its obligations) under the provisions of
this Agreement or any of the other Loan Documents, and (c) any and all notices
of every kind and description which may be required to be given by any statute
or rule of law and any defense of any kind which the Borrower may now or
hereafter have with respect to its liability under this Agreement or under any
of the other Loan Documents.

      14. SETOFF. Regardless of the adequacy of any collateral, during the
continuance of any Event of Default, any deposits (general or specific, time or
demand, provisional or final, regardless of currency, maturity, or the branch of
the Lender where such deposits are held) or other sums credited by or due from
the Lender to the Borrower and any securities or other property of the Borrower
in the possession of the Lender may be applied to or set off against the payment
of the Project Obligations and any and all other Obligations.


Second Lien                           -36-
<PAGE>

      15. SUBORDINATION; FORBEARANCE; OFFSET. (a) The Security Documents,
including without limitation the Mortgage, are subject to and subordinate to the
First Mortgage Loan Security Documents. Lender shall not foreclose the Mortgage
or otherwise exercise remedies under the Mortgage or any of the other Security
Documents for so long as the First Mortgage Loan is outstanding except that
Lender may exercise cure rights and other remedies (not including the remedy of
foreclosure) for the limited purpose of protecting the collateral covered by the
Mortgage and the other Security Documents.

      (b) If an Event of Default as set forth in Section 13.1 shall have
occurred and be continuing solely by reason of such default by Tenant under the
Tenant Lease, Lender shall forbear from foreclosing on the Mortgage or
exercising other remedies under any of the Security Documents (except as may be
required to protect the collateral covered thereby) for a period of twenty-four
months provided that (i) Borrower and Guarantors are not in default under any of
the Loan Documents, and (ii) Borrower and Guarantors are using diligent efforts
to obtain a refinancing of the Loan. Such twenty-four month period shall be
extended if and to the extent that Tenant fails to vacate the Project within
ninety days after demand therefor by Borrower following the occurrence and
continuance of an Event of Default under and as defined in the Tenant Lease.
Interest on the Note shall continue to accrue during any such forbearance
period, but debt service (interest and/or principal) on the Note shall be offset
by 50% of each dollar of costs paid by Borrower (rather than Tenant) for real
estate taxes or operating expenses as a result of such Tenant Lease default, up
to a maximum of $750,000. Such offset shall be applied first against interest
otherwise due and payable on the Note, and then to the extent unpaid Tenant
Lease Obligations not been fully offset against interest, against principal.

      (c) In the event that one or more Advances under and best defined in the
Loan Agreement for the First Mortgage Loan is not made because Lender is unable
to do so by reason of not having available funds or by reason of being subject
to a legally enforceable restraint (such as an injunction) from using available
funds for such purpose, 75% of each dollar of Borrower's actual damages
resulting therefrom, up to a maximum of $2,000,000, shall be offset against
payments due on the Note. Moreover, in such event (i) Lender shall be required
to subordinate the Security Documents and the First Mortgage Loan Security
Documents to the mortgage and other security documents for an alternative
financing if such can be arranged by Borrower, so as to enable Borrower to
obtain alternative financing on a first lien basis, and (ii) as provided in the
Tenant Lease, Tenant shall have the right to exercise its purchase option
thereunder. The provisions of any such subordination shall be reasonably
satisfactory in form and substance to the lender providing such alternative
financing, and shall be such that Lender's entitlement to payment shall be
subordinate the new lender both as to current cash flow (as to payments of
interest) and in the case of a refinancing or sale (in each case as to both
principal and accrued interest), but shall not have the effect of negating
altogether Lender's entitlement to be repaid from the Project and the income
therefrom if and when possible.

      16. TERMINATION; DISCHARGE; SUBSTITUTE MEMBERSHIP INTEREST. If and when
Borrower refinances the First Mortgage Loan with a loan from a third party
institutional lender, the provisions of this Section 16 shall apply. Any such
refinancing shall be subject to the approval of the Lender pursuant to the Loan
Agreement for the First Mortgage Loan. Concurrently with the closing for such
refinancing loan, the Lender shall either (A) if the


Second Lien                           -37-
<PAGE>

lender for such refinancing loan is agreeable to permitting the Mortgage to
continue as a second lien on the Project, execute and deliver documents making
the Mortgage and the other Security Agreements subordinate to the documents for
such refinancing loan on terms mutually satisfactory to such lender and Lender,
or (B) execute and deliver a discharge of the Mortgage and the other Security
Documents subject to satisfaction of the following conditions:

      (a) The Note shall remain in full force and effect but shall no longer be
secured by the Mortgage and the other Security Agreements.

      (b) The entity documentation of Borrower, including without limitation its
operating agreement, will be amended so as to include Lender as a special member
of Waterford Park, LLC. The rights of Lender as member of Waterford Park LLC
shall only be as follows:

            (i) Interest on the Note shall be paid from the net cash flow
      payable to Borrower from the Project on a preferred basis prior to the
      payment of any cash flow to other members of Borrower. In the event that
      during any month there is not available from such cash flow an amount
      sufficient to pay interest then due on the Note, the unpaid portion shall
      accrue and be compounded monthly.

            (ii) As a member of Waterford Park LLC, the Lender shall not be
      entitled to any of the incidents of ownership of the Project except its
      entitlement to receive such preferred payments of net cash flow, nor shall
      Lender have any voting rights or say in the management of Waterford Park
      LLC.

            (iii) In the event of the occurrence and continuance of an Event of
      Default by Tenant under the Tenant Lease, such preferred payment of
      interest out of cash flow shall not be made, but rather such interest such
      accrue. In such case, Borrower may offset against payments otherwise due
      or accruing on the Note, one-half of the cost actually incurred by
      Borrower for taxes and operating expenses with respect to the Project, on
      a current basis (i.e., if for any given month the sum of taxes and
      operating expenses for the project equals $X, the amount to be offset for
      that month against payments otherwise due on the Note shall be 50% of $X).
      Moreover, such offsetting shall be subject to an aggregate maximum amount
      of $750,000.

            (iv) The Note shall be payable in full from the proceeds of any sale
      or refinancing of the Project to the extent proceeds are available
      therefor, and such proceeds shall be paid to Lender prior to any such
      proceeds being paid to other members of Borrower.

      (c) The Loan Documents and the Waterford Park LLC entity documents,
including its operating agreement, shall be amended in a manner consistent with
the foregoing provisions. Such amendments shall be in form and substance
reasonably satisfactory to Lender.

      17. EXPENSES. The Borrower agrees to pay (a) the reasonable costs of
producing and reproducing this Agreement, the other Loan Documents and the other
agreements and instruments mentioned herein, (b) any taxes (including any
interest and penalties in respect


Second Lien                           -38-
<PAGE>

thereto) payable by the Lender (other than taxes based upon the Lender's net
income), including any recording, mortgage or intangibles taxes in connection
with the Mortgage, or other taxes payable on or with respect to the transactions
contemplated by this Agreement, including any taxes payable by the Lender after
the Closing Date (the Borrower hereby agreeing to indemnify the Lender with
respect thereto), (c) all title insurance premiums, and the reasonable fees,
expenses and disbursements of the Lender's counsel or any local counsel to the
Lender incurred in connection with the preparation, administration or
interpretation of the Loan and the Loan Documents and other instruments
mentioned herein, the making of each Advance hereunder, and amendments,
modifications, approvals, consents or waivers hereto or hereunder, (d) the fees,
expenses and disbursements of the Lender incurred in connection with the
preparation, administration or interpretation of the Loan and the Loan Documents
and other instruments mentioned herein, and the making of each Advance hereunder
(including all fees paid to the Construction Inspector, Appraisal fees, and
surveyor fees) (e) all reasonable out-of-pocket expenses (including reasonable
attorneys' fees and costs, which attorneys may be employees of the Lender) and
the fees and costs of consultants, accountants, auctioneers, receivers, brokers,
property managers, appraisers, investment bankers or other experts retained by
the Lender in connection with (i) the enforcement of or preservation of rights
under any of the Loan Documents against the Borrower or any Obligor or the
administration thereof after the occurrence of a Default or Event of Default and
(ii) any litigation, proceeding or dispute whether arising hereunder or
otherwise, in any way related to the Lender's relationship with the Borrower or
any Party, and (f) all reasonable fees, expenses and disbursements of the Lender
incurred in connection with UCC searches, UCC filings, title rundowns, title
searches or mortgage recordings. The covenants of this Section shall survive
payment or satisfaction of payment of all amounts owing with respect to the
Note.

      18. INDEMNIFICATION. The Borrower agrees to indemnify and hold harmless
the Lender from and against any and all claims, actions and suits, whether
groundless or otherwise, and from and against any and all liabilities, losses,
damages and expenses of every nature and character arising out of this Agreement
or any of the other Loan Documents or the transactions contemplated hereby and
thereby including, without limitations, (a) any brokerage, leasing, finders or
similar fees, (b) any disbursement of the proceeds of any of the Advances, (c)
any condition of the Project whether related to the quality of construction or
otherwise, (d) any actual or proposed use by the Borrower of the proceeds of any
of the Advances, (e) any actual or alleged violation of any Requirements or
Project Approvals, or (f) the Borrower or any Party entering into or performing
this Agreement or any of the other Loan Documents, in each case including,
without limitation, the reasonable fees and disbursements of counsel and
allocated costs of internal counsel incurred in connection with any such
investigation, litigation or other proceeding. In litigation, or the preparation
therefor, the Lender shall be entitled to select its own counsel and, in
addition to the foregoing indemnity, the Borrower agrees to pay promptly the
reasonable fees and expenses of such counsel. The obligations of the Borrower
under this Section shall survive the repayment of the Loan and shall continue in
full force and effect so long as the possibility of such claim, action or suit
exists. If, and to the extent that the obligations of the Borrower under this
Section are unenforceable for any reason, the Borrower hereby agrees to make the
maximum contribution to the payment in satisfaction of such obligations which is
permissible under applicable law. The foregoing indemnification shall not be
applicable to any


Second Lien                           -39-
<PAGE>

matter arising out of the Tenant Lease or the relationship of Borrower and
Lender as landlord and tenant thereunder, as to which matters the terms and
provisions of the Tenant Lease shall govern.

      19. LIABILITY OF THE LENDER; SPECIFIC PERFORMANCE. The liability of the
Lender to the Borrower for any breach of the terms of this Agreement by the
Lender shall not exceed a sum equal to (i) the amount which the Lender shall be
determined to have failed to advance in consequence of a breach by the Lender of
its obligations under this Agreement, (ii) interest thereon at the default rate
payable by the Borrower under the terms of the Note for Advances which the
Borrower is to receive hereunder, computed from the date when the Advance should
have been made by the Lender to the date when the Advance is, in fact, made by
the Lender, and, upon the making of any such payment by the Lender to the
Borrower, the same shall be treated as an Advance under this Agreement, in the
same fashion as any other Advance under the terms of this Agreement, and (iii)
actual losses incurred by the Borrower as a result of Lender's breach which
reasonably could be foreseen by the Lender. The Lender acknowledges and agrees
that the Borrower shall have the remedy of specific performance by the Lender.

      20. RIGHTS OF THIRD PARTIES. All conditions to the performance of the
obligations of the Lender under this Agreement, including the obligation to make
Advances, are imposed solely and exclusively for the benefit of the Lender and
no other Person shall have standing to require satisfaction of such conditions
in accordance with their terms or be entitled to assume that the Lender will
refuse to make Advances in the absence of strict compliance with any or all
thereof and no other Person shall, under any circumstances, be deemed to be a
beneficiary of such conditions, any and all of which may be freely waived in
whole or in part by the Lender at any time if in its sole discretion it deems it
desirable to do so. In particular, the Lender makes no representations and
assumes no obligations as to third parties concerning the quality of the
construction by the Borrower of the Improvements or the absence therefrom of
defects.

      21. SURVIVAL OF COVENANTS, ETC. All covenants, agreements, representations
and warranties made herein, in the Note, in any of the other Loan Documents or
in any documents or other papers delivered by or on behalf of the Borrower or
any Party pursuant hereto and thereto shall be deemed to have been relied upon
by the Lender, notwithstanding any investigation heretofore or hereafter made by
it, and shall survive the making by the Lender of the Advances, as herein
contemplated, and shall continue in full force and effect either (i) so long as
any amount due under this Agreement or the Note or any of the other Loan
Documents remains outstanding or the Lender has any obligation to make any
Advances or (ii) for such longer period as may be provided for herein or in any
other Loan Document. All statements contained in any certificate or other paper
delivered to the Lender at any time by or on behalf of any Party or any
Subsidiary thereof pursuant hereto or in connection with the transactions
contemplated hereby shall constitute representations and warranties by such
Person.

      22. ASSIGNMENT AND PARTICIPATION. This Agreement, the Note and the other
Loan Documents may be assigned by Lender to any Tenant Affiliate after the
Commencement Date (as each such term is defined in the Lease), but not
otherwise, except with the written consent of Borrower, which consent will not
be unreasonably withheld or delayed.


Second Lien                           -40-
<PAGE>

      23. RELATIONSHIP. The relationship between the Lender and the Borrower is
solely that of a lender and borrower, and nothing contained herein or in any of
the other Loan Documents shall in any manner be construed as making the parties
hereto partners, joint venturers or any other relationship other than lender and
borrower.

      24. NOTICES. Except as otherwise provided herein or in any other Loan
Document, each notice, demand, election or request provided for or permitted to
be given pursuant to this Agreement (hereinafter in this Section referred to as
"Notice") must be in writing and shall be deemed to have been properly given or
served by personal delivery, or by sending same by nationally recognized
overnight courier or by depositing same in the United States Mail, postpaid and
registered or certified, return receipt requested, and addressed as follows:

      If to the Lender,

      SEPRACOR, INC.
      111 Locke Drive
      Marlborough, Massachusetts 01752
      Attn: Vice President for Finance and Administration

      with a copy to,

      Nixon Peabody LLP
      101 Federal Street
      Boston, Massachusetts 02110
      Attn: William C. Stone, PC

      if to Borrower,

      Waterford Park, LLC
      c/o Waterford Development Corp.
      175 Highland Avenue
      Needham, Massachusetts 02494
      Attn: Robert E. Shapiro

      with a copy to,

      Garrity Levin & Muir
      99 Summer Street
      Boston, Massachusetts 02110
      Attn: Jonathan Levin, Esq.

Each Notice shall be effective upon being personally delivered or upon being
sent by overnight courier or upon being deposited in the United States Mail as
aforesaid. The time period in which a response to such Notice must be given or
any action taken with respect thereto (if any),


Second Lien                           -41-
<PAGE>

however, shall commence to run from the date of receipt if personally delivered
or sent by overnight courier, or if so deposited in the United States Mail, the
earlier of three (3) Business Days following such deposit or the date of receipt
as disclosed on the return receipt. Rejection or other refusal to accept or the
inability to deliver because of changed address for which no Notice was given
shall be deemed to be receipt of the Notice sent. By giving at least thirty (30)
days' prior Notice thereof, the Borrower or the Lender shall have the right from
time to time and at any time during the term of this Agreement to change their
respective addresses and each shall have the right to specify as its address any
other address within the United States of America.

      25. GOVERNING LAW. This Agreement and each of the other Loan Documents,
except as otherwise specifically provided therein, are contracts under the laws
of The Commonwealth of Massachusetts and shall for all purposes be construed in
accordance with and governed by the laws of said Commonwealth (excluding the
laws applicable to conflicts or choice of law).

      26. CONSENT TO JURISDICTION; WAIVERS. THE BORROWER AND EACH PARTY HEREBY
IRREVOCABLY AND UNCONDITIONALLY (A) SUBMITS TO PERSONAL JURISDICTION IN THE
COMMONWEALTH OF MASSACHUSETTS OVER ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF
OR RELATING TO THIS AGREEMENT OR ANY OF THE OTHER LOAN DOCUMENTS, AND (B) WAIVES
ANY AND ALL PERSONAL RIGHTS UNDER THE LAWS OF ANY STATE (I) TO THE RIGHT, IF
ANY, TO TRIAL BY JURY, (II) TO OBJECT TO JURISDICTION WITHIN THE COMMONWEALTH OF
MASSACHUSETTS OR VENUE IN ANY PARTICULAR FORUM WITHIN THE COMMONWEALTH OF
MASSACHUSETTS, AND (III) TO THE RIGHT, IF ANY, TO CLAIM OR RECOVER ANY SPECIAL,
EXEMPLARY, PUNITIVE OR CONSEQUENTIAL DAMAGES OR ANY DAMAGES OTHER THAN ACTUAL
DAMAGES. THE BORROWER AND EACH PARTY AGREES THAT, IN ADDITION TO ANY METHODS OF
SERVICE OF PROCESS PROVIDED FOR UNDER APPLICABLE LAW, ALL SERVICE OF PROCESS IN
ANY SUCH SUIT, ACTION OR PROCEEDING MAY BE MADE BY CERTIFIED OR REGISTERED MAIL,
RETURN RECEIPT REQUESTED DIRECTED TO THE BORROWER AT THE ADDRESS SET FORTH IN
ss.22 ABOVE, AND SERVICE SO MADE SHALL BE COMPLETE FIVE (5) DAYS AFTER THE SAME
SHALL BE SO MAILED. NOTHING CONTAINED HEREIN, HOWEVER, SHALL PREVENT THE LENDER
FROM BRINGING ANY SUIT, ACTION OR PROCEEDING OR EXERCISING ANY RIGHTS AGAINST
ANY COLLATERAL AND AGAINST THE BORROWER, AND AGAINST ANY PROPERTY OF THE
BORROWER, IN ANY OTHER STATE. INITIATING SUCH SUIT, ACTION OR PROCEEDING OR
TAKING SUCH ACTION IN ANY STATE SHALL IN NO EVENT CONSTITUTE A WAIVER OF THE
AGREEMENT CONTAINED HEREIN THAT THE LAWS OF THE COMMONWEALTH OF MASSACHUSETTS
SHALL GOVERN THE RIGHTS AND OBLIGATIONS OF THE BORROWER, EACH PARTY, AND THE
LENDER HEREUNDER OR THE SUBMISSION HEREIN BY THE BORROWER AND EACH PARTY TO
PERSONAL JURISDICTION WITHIN THE COMMONWEALTH OF MASSACHUSETTS.

      27. HEADINGS. The captions in this Agreement are for convenience of
reference only and shall not define or limit the provisions hereof.


Second Lien                           -42-
<PAGE>

      28. COUNTERPARTS. This Agreement and any amendment hereof may be executed
in several counterparts and by each party on a separate counterpart, each of
which when so executed and delivered shall be an original, and all of which
together shall constitute one instrument. In proving this Agreement it shall not
be necessary to produce or account for more than one such counterpart signed by
the party against whom enforcement is sought.

      29. ENTIRE AGREEMENT, ETC. The Loan Documents and any other documents
executed in connection herewith or therewith express the entire understanding of
the parties with respect to the transactions contemplated hereby. Neither this
Agreement nor any term hereof may be changed, waived, discharged or terminated,
except as provided in ss.29.

      30. CONSENTS, AMENDMENTS, WAIVERS, ETC. Except as otherwise expressly set
forth in any particular provision of this Agreement, any consent or approval
required or permitted by this Agreement to be given by the Lender may be given,
and any term of this Agreement or of any other instrument related hereto or
mentioned herein may be amended, and the performance or observance by the
Borrower of any terms of this Agreement or such other instrument or the
continuance of any Default or Event of Default may be waived (either generally
or in a particular instance and either retroactively or prospectively) with, but
only with, the written consent of the Lender. No waiver shall extend to or
affect any obligation not expressly waived or impair any right consequent
thereon. No course of dealing or delay or omission on the part of the Lender in
exercising any right shall operate as a waiver thereof or otherwise be
prejudicial thereto. No Advance made by the lender hereunder during the
continuance of any Default or Event of Default shall constitute a waiver
thereof. No notice to or demand upon the Borrower shall entitle the Borrower to
other or further notice or demand in similar or other circumstances.

      31. TIME OF THE ESSENCE. Time is of the essence with respect to each and
every covenant, agreement and obligation of the Borrower under this Agreement
and the other Loan Documents.

      32. SEVERABILITY. The provisions of this Agreement are severable, and if
any one clause or provision hereof shall be held invalid or unenforceable in
whole or in part in any jurisdiction, then such invalidity or unenforceability
shall affect only such clause or provision, or part thereof, in such
jurisdiction, and shall not in any manner affect such clause or provision in any
other jurisdiction, or any other clause or provision of this Agreement in any
jurisdiction.

         [The remainder of this page has been left intentionally blank]


Second Lien                           -43-
<PAGE>

      IN WITNESS WHEREOF, the undersigned have duly executed this Agreement as a
sealed instrument as of the date first set forth above.

                                        WATERFORD PARK, LLC

                                        By: /s/ Richard N. Houlding
                                           -------------------------------
                                            Richard N. Houlding, its Manager


                                        SEPRACOR, INC.

                                        By: /s/ Robert F. Scumaci
                                           -----------------------------------
                                            Robert F. Scumaci, Vice President of
                                            Finance and Administration


Second Lien                           -44-
<PAGE>

                                    Exhibit A

                              Construction Schedule

                                    Exhibit B

                              Disbursement Schedule

                                    Exhibit C

                                   [Reserved]

                                    Exhibit D

                                   [Reserved]

                                    Exhibit E

                            Plans and Specifications

                                    Exhibit F

                                 Project Budget

                                    Exhibit G

                             Borrower's Requisition

                                    Exhibit H

                      Contractor's Requisition Certificate

                                    Exhibit I

                                   [Reserved]

                                    Exhibit J

                           Tenant Improvements Summary

                                    Exhibit K

                                    Lien Form

                                    Exhibit L

                                   [Reserved]

                                    Exhibit M


Second Lien                           -45-
<PAGE>

                                   [Reserved]

                                    Exhibit N

                                   [Reserved]


Second Lien                           -46-
<PAGE>

                                  Schedule 8.14

                          Partners, Beneficiaries, Etc.

                            Schedules 8.20S and 8.20B

                                Project Approvals


Second Lien                           -47-