Exhibit 10.6
 AMENDMENT NO. 1 TO LEASE
 Amendment) 25 th (Effective Date) WISCONSIN PLACE OFFICE LLC, (Landlord), CAPITALSOURCE FINANCE LLC, (Tenant).
 WITNESSETH:
 Original (Original Premises) (Building)
  Shaft Space),
    1.
    
    Defined Terms. Except as otherwise provided herein, all capitalized terms
used herein shall have the same meanings as provided for such terms in
 
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the Original Lease. The Original Lease, as modified and amended by this Amendment
shall be referred to herein as the Lease.All references to the Leasein the
Original Lease and this Amendment are deemed to mean the Original Lease, as
modified and amended by this Amendment.
 2.
    
    Premises. Section 1.1 of the Original Lease is hereby deleted
in its entirety and replaced with the following:
 th th Shaft Space) Premises UPS Space Electric Room) Exhibit A-1 Exhibit A-2 Exhibit
A-3 Exhibit A-4 Exhibit A-5
 
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3.
    
    Pursuant to Section 1.2(b) of the Original Lease, Tenant is
entitled to construct the Terrace. Tenants plan for the construction of
the Terrace also includes a stair and elevator vestibule containing Five
Hundred Fifty-Seven (557) square feet of rentable area on the roof of the
portion of the Building known as Retail C (the Terrace Vestibule).
The Terrace Vestibule shall not be included as part of the rentable area
of the Premises for purposes of determining Base Rent. In addition, for
purposes of calculating Tenants Proportionate Sharepursuant to
Section 4.1(b) of the Original Lease, the Terrace Vestibule and the
Terrace shall not be included as part of the rentable area of the
Premises as the numerator, and the Terrace Vestibule and the Terrace
shall not be included as part of the total rentable square feet of the
Office Portion of the Building as the denominator of such fraction.4.
    
    The first sentence of Section 3.1 is hereby deleted and replaced
with the following:During the Lease Term, Tenant shall pay to Landlord as base rent
(used interchangeably as Base Rentor
base rent) for the Premises,
without set off, deduction or demand (except as otherwise expressly
provided in Section 3.6 of this Lease) (a) an amount per annum equal
to the product of Thirty-Four and 50/100ths Dollars ($34.50)
multiplied by the total number of square feet of rentable area in the
Premises (other than the UPS Space and the Terrace Vestibule) as set
forth in Section 1.1 (as the same may be modified in accordance with
Section 1.3), plus (b) an amount per annum equal to the product of
Twenty Dollars ($20.00) multiplied by the total number of square feet
of rentable area in the UPS Space, which amounts shall be increased as
provided in Section 3.2below and may be abated as provided in Section
2.3(a), if applicable.5.
    
    The rent chart set forth in Section 3.2 of the Lease is hereby
deleted in its
entirety and replaced with the following:
 Annual Base Rent Per
    
    Annual Base Rent perRentable Square Foot for
    
    Rentable Square FootPremises other than UPS
    
    for UPS and ElectricLease Year
    
    Space and Terrace Vestibule
    
    Room Space1
    
    $34.50
    
    $20.002
    

$35.36
    
    $20.50
 
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Annual Base Rent Per
    
    Annual Base Rent perRentable Square Foot for
    
    Rentable Square FootPremises other than UPS
    
    for UPS and ElectricLease Year
    
    Space and Terrace Vestibule
    
    Room Space3
    
    $36.24
    
    $21.014
    
    $37.15
    
    $21.545
    
    $38.08
    
    $22.086
    
    $39.03
    
    $22.637
    
    $40.01
    
    $23.208
    
    $41.01
    
    $23.789
    
    $42.04
    
    $24.3710
    
    $43.09
    
    $24.9811
    
    $44.17
    
    $25.6012
    
    $45.27
    
    $26.2413
    
    $46.40
    
    $26.9014
    
    $47.56
    
    $27.5715
    
    $48.75
    
    $28.26
 6.
    
    Section 5.1(a) of the Original Lease is modified to substitute the words
and number One Million Six Hundred Sixty-Four Thousand Three
Hundred Fifty-Six and 40/100 Dollars ($1,664,356.40) for the words and
number One Million Nine Hundred Eighty-Three Thousand Four
Hundred Twenty-Eight and 32/100ths Dollars ($1,983,428.32) in
defining the amount of the Security Deposit. In the second sentence of
Section 5.1(a), the figure 134,793 is substituted for the figure
160,634. Landlord acknowledges that Tenant has heretofore posted
with Landlord a letter of credit in the amount of $1,983,428.32 in
satisfaction of the Security Deposit requirement under the Lease.
Landlord further acknowledges that the amount of the Security Deposit is
hereby being reduced to $1,664,356.40, and Landlord agrees to deliver
such authorizations or instructions to the issuer of the letter of credit as
may be required to effect such reduction in the amount of the letter of
credit.7.
    
    Subsection 10.1(b) of the Original Lease is hereby deleted in its entirety
and replaced with the following:
  
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Tenants Plaque Sign Article VII Tenants
Exterior Sign Exterior Sign other than Exhibit B. Tenants Signs Exhibit G Top of Building Sign Exhibit G
 
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Approvals) Section 10.1(b),
 
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8.
    
    Subsection 10.1(c) of the Original Lease is hereby deleted in its entirety
and replaced with the following:
  
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9.
    
    In Section 14.9, the figure 134,595 is
substituted for the figure 160,000 in all three places where such figure appears.10.
    
    Article XXX of the Original Lease is hereby deleted in its entirety.11.
    
    Generator. In the first sentence of Section 33.1, clause (i) is
hereby amended and restated to read as follows:(i) one or two (at Tenants election) back-up power generators and all necessary
fuel tanks (if any), batteries (if any), and feeders and conduits extending from
such generator(s) to the Premises (collectively, the Generator);12.
    
    Security Access System.(a) Landlord and Tenant acknowledge that, in addition to the Base Building
Modifications that Tenant has previously requested, Tenant has requested, and
Landlord has agreed to install, a Kastle security access system in the Building
rather than a Datawatch security access system. Such modification constitutes a
Base Building Modification under the Lease. The difference between the cost to
install and maintain such Kastle security access system and the cost to install
and maintain the Datawatch security access system shall be Base Building
Modification Costs under the Lease. Such Base Building Modification Costs consist
of a charge of $14,676.00 the (Upfront Kastle Charge)to pay for the increased
upfront installation costs arising from such Base Building
Modification. Tenant
agrees to pay to Landlord the Upfront Kastle Charge within thirty (30) days after
receiving an invoice therefor from Landlord.(b) In addition to the Upfront Kastle Charge, during each Lease Year, Tenant agrees
to reimburse Landlord (as additional rent), along with each monthly installment of
Base Rent, an amount (the Kastle Operating Charge)equal to the difference
(calculated as follows) between the annual costs to operate a Kastle security
access system in the Building (the Kastle Annual Amount)and the annual costs to
operate a Datawatch security access system in the Building (the Datawatch Annual
Amount). The Kastle Operating Charge shall be in addition to the inclusion of
security cost in Operating Expenses payable by Tenant pursuant to Article IV of the
Original Lease. The Kastle Operating Charge initially shall be Three Thousand Six
Hundred Dollars ($3,600.00) per annum for the first Lease Year, which amount shall
be increased as hereinafter provided. Commencing on the first (1st) day of the
second
 
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(2nd) Lease Year and on the first day of each and every Lease Year thereafter
during the Lease Term, the Kastle Operating Charge shall be increased by two and
one-half percent (2.5%) of the amount of annual Kastle Operating Charge payable
for the preceding Lease Year. The Kastle Operating Charge shall be divided into
equal monthly installments and such monthly installments shall be due and payable
in advance on the first day of each month during such Lease Year. If the Lease
Term begins on a date other than on the first day of a month, the Kastle Operating
Charge shall be prorated on a per diem basis. The Kastle Operating Charge shall be
credited against the Buildings annual security cost included in Office Common
Expenses.13.
    
    Work Agreement. Section 6(j) of the Work Agreement is hereby deleted
in its entirety and replaced with the following:
 Schedule XI
 14.
    
    Eleventh Floor Plenum Infrastructure. A new Section 33.14 is
hereby added to the Original Lease as follows:33.14 As part of the Leasehold Work, and subject to the
conditions and requirements of Article IXand Exhibit B of the Original
Lease, Tenant shall be permitted to install, at its sole cost and expense, the
infrastructure described in Exhibit C attached to this Amendment (the
Infrastructure)in the plenum space between the
eleventh (11th) floor
finished ceiling and the underside of the roof slab in the Building, and to connect
such infrastructure to the appropriate supply and return lines, mains, conduits,
and other Building and Tenant infrastructure. The provisions of Sections 33.4
through 33.8 and 33.11 through 33.13 shall apply to such Infrastructure, as though
such Infrastructure were Supplemental Equipment or Supplemental Equipment
Alterations, as the case may be, and the eleventh (11th) floor Plenum
were one of the Support Areas. In addition, Tenant shall have the right to access
all Infrastructure for the purpose of maintenance, repairs and Alterations (subject
to Article IX), subject to reasonable coordination with any
 
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tenant(s) occupying the eleventh
(11th) floor, and Landlord shall
ensure that Tenants rights so to do are maintained and preserved in any lease for
space on the eleventh
(11th) floor.15.
    
    Ratification. Except as otherwise expressly modified by the terms of
this Amendment, the Lease shall remain unchanged and continue in full force and
effect. All terms, covenants and conditions of the Lease not expressly modified
herein are hereby confirmed and ratified and remain in full force and effect, and, as
further amended hereby, constitute valid and binding obligations of Tenant
enforceable according to the terms thereof.16.
    
    Broker. Landlord and Tenant each represent and warrant to the other
that neither of them has employed or dealt with any broker, agent or finder in
carrying on the negotiations relating to this Amendment (other than Cassidy & Pinkard
in the case of Tenant). Landlord acknowledges and agrees that Tenant shall not have
any responsibility for claims made by Cassidy & Pinkard and The Meyer Group with
respect to a brokerage commission relating to the reduction in the size of the
Premises pursuant to this Amendment, and, without any admission that such a brokerage
commission is due, any such commission (if due) shall be the responsibility of
Landlord.17.
    
    Authority. Tenant and each of the persons executing this Amendment on
behalf of Tenant hereby represents and warrants to Landlord that Tenant is a duly
organized and existing limited liability company and is in good standing under the
laws of the State of Delaware, that all necessary limited liability company action has
been taken to enter into this Amendment and that the person signing this Amendment on
behalf of Tenant has been duly authorized to do so. Landlord and each of the persons
executing this Amendment on behalf of Landlord hereby represents and warrants to
Tenant that Landlord is a duly organized and existing limited liability company and is
in good standing under the laws of the State of Delaware, that all necessary limited
liability company action has been taken to enter into this Amendment and that the
person signing this Amendment on behalf of Landlord has been duly
authorized to do so.18.
    
    Mutual Negotiation. Landlord and Tenant each hereby covenant and agree
that each and every provision of this Amendment has been jointly and mutually
negotiated and authorized by both Landlord and Tenant, and in the event of any dispute
arising out of any provision of this Amendment, Landlord and Tenant do hereby waive
any claim of authorship against the other party.19.
    
    Binding Effect. This Amendment shall not be effective and binding
unless and until fully executed and delivered by each of the parties hereto. All of
 
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the covenants contained in this Amendment, including, but not limited to, all
covenants of the Lease as modified hereby, shall be binding upon and inure to the
benefit of the parties hereto, their respective heirs, legal representatives, and
permitted successors and assigns.20.
    
    Amendment Partially Conditioned Upon Microsoft Lease.
Notwithstanding anything herein to the contrary, the effectiveness of Sections 6, 7,
8, 9, 10, 13 & 16 of this Amendment and those provisions of Section 2 of this
Amendment that add the third (3rd) floor to the Premises and delete the
eighth (8th) and ninth (9th) floors from the Premises
(collectively, the Conditional Provisions) is made expressly subject to and
contingent upon the full execution of a lease with Microsoft Corporation, a
Washington corporation (Microsoft), that includes all of the eighth (8th) and
ninth (9th) floors of the Building (other than the Shaft Space) on terms acceptable
to Landlord in Landlords sole discretion (the Microsoft Lease). If such lease has
not been fully executed on or before September 25, 2008, Landlord shall have the
right, upon written notice to Tenant given on or before September 30, 2008, to
declare the Conditional Provisions of this Amendment null and void ab initio,
whereupon the Original Lease shall continue in full force and effect unmodified by
the Conditional Provisions but modified by all provisions of this Amendment that are
not Conditional Provisions; provided, however, that in that case the provisions of
Section 2 of this Amendment relating to the Shaft Space shall be modified to add to
the Shaft Space comparable equipment shaft space on the third (3rd) floor
of the Building and to delete from the Shaft Space the equipment shaft space on the
eighth (8th) and ninth (9th) floors of the Building. Tenant
hereby confirms that Microsoft is not a Tenant Competitor for purposes of Section
25.25 of the Original Lease.
 [SIGNATURE PAGE FOLLOWS.]
 
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LANDLORD:WISCONSIN PLACE OFFICE LLC,a Delaware limited liability companyWITNESS:
    
    By:
    
    Wisconsin Place Office Manager LLC,a Delaware limited liability company, its Manager/s/ Anne DuMontAnne DuMont
    
    
    
    By:Name:
    
    /s/ Peter D. Johnston

Peter D. JohnstonTitle:
    
    Senior Vice President
 TENANT:CAPITALSOURCE FINANCE LLC,a Delaware limited liability companyWITNESS:/s/
Lisa
HavillandLisa Havilland
    
    By:           Name:
    
    /s/ David M. Martin

David M. MartinTitle:
    
    General Counsel - Commercial Lending
 
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