OFFICE LEASE
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
  CA-METRO CENTER LIMITED PARTNERSHIP, a Delaware limited partnership
   QUINSTREET, INC., a Delaware corporation
  1




---



##### 



OFFICE LEASE
 Lease Section 1.1 CA-METRO CENTER LIMITED PARTNERSHIP, a Delaware limited partnership Landlord QUINSTREET, INC., a Delaware corporation Tenant Exhibit A Exhibit
A-1 Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Exhibit H Exhibit I Exhibit J Exhibit K Exhibit L Exhibit M Exhibit N Exhibit O Exhibit P Exhibit Q Exhibit R
 1 BASIC LEASE INFORMATION
 1.1
    
    Date:
    
    
    
    February 25, 20101.2
    
    Premises.1.2.1
    
    
    Building:
    
    950 Tower Lane, Foster City,
California, commonly known as
Metro Center Tower.1.2.2
    
    
    Premises:
    
    Subject to Section 2.1.1, 63,998
rentable square feet of space
located on the 4th,
5th, and
6th floors of the
Building and described as: (i)
Suite 400 consisting of
approximately 10,011 rentable
square feet; (ii) Suite 450
consisting of approximately
9,431 rentable square feet;
(iii) Suite 500 consisting of
approximately 21,958 rentable
square feet; and (iv) Suite 600
consisting of approximately
22,598 rentable square feet, the
outline and location of which is
set forth in Exhibit A. If the
Premises includes any floor in
its entirety, all corridors and
restroom facilities located on
such floor shall be considered
part of the Premises.1.2.3
    
    
    Property:
    
    The Building, the parcel(s) of
land upon which it is located,
and, at Landlords discretion,
any parking facilities and other
improvements serving the
Building and the parcel(s) of
land upon which such parking
facilities and other
improvements are located.1.2.4
    
    
    Project:
    
    The Property or, at Landlords
discretion, any project
containing the Property and any
other land, buildings or other
improvements.1.3
    
    Term1.3.1
    
    
    Term:
    
    The term of this Lease (the
Term) shall commence on the
Commencement Date and end on the
Expiration Date (or any earlier
date on which this Lease is
terminated as provided herein).1.3.2
    
    
    Commencement Date:
    
    November 1, 2010; provided,
however, that if Landlord fails
to deliver the Premises to
Tenant pursuant to this Lease on
or before such date as a result
of any holdover or unlawful
possession by another party or
otherwise, the Commencement Date
shall be the date on which
Landlord delivers possession of
the Premises to Tenant pursuant
to this Lease free from
occupancy by any party.1.3.3
    
    
    Expiration Date:
    
    The last day of the 96th full
calendar month commencing on or
after the Commencement Date.
 1




---



##### 



1.4
    
    Base Rent:
 Monthly Base RentPer Rentable SquareAnnual Base Rent
    
    Foot (rounded to
    
    MonthlyPeriod During
    
    Per Rentable Square
    
    the nearest 100th
    
    InstallmentTerm
    
    Foot
    
    of a dollar)
    
    of Base RentCommencement Date
    
    $30.00
    
    $2.50
    
    $159,995.00through last day of
12th full calendar
month of Term13th through 24th
    
    $22.20
    
    $1.85
    
    $118,396.30full calendar
months of Term25th through 36th
    
    $34.20
    
    $2.85
    
    $182,394.30full calendar
months of Term37th through 48th
    
    $35.40
    
    $2.95
    
    $188,794.10full calendar
months of Term49th through 60th
    
    $36.60
    
    $3.05
    
    $195,193.90full calendar
months of Term61st through 72nd
    
    $37.80
    
    $3.15
    
    $201,593.70full calendar
months of Term73rd through 84th
    
    $39.00
    
    $3.25
    
    $207,993.50full calendar
months of Term85th full calendar
    
    $40.20
    
    $3.35
    
    $214,393.30month of Term
through Expiration
Date
 Notwithstanding the foregoing, so long as no Default (defined in Section 19.1)
exists, Tenant shall be entitled to an abatement of Base Rent, in the amount of $159,995.00
per month, for the first 12 full calendar months of the Term.
 1.5
    
    Base Year for Expenses:
    
    Calendar year 2011.Base Year for Taxes:
    
    Calendar year 2011.1.6
    
    Tenants Share:
    
    15.8793% (based upon a total of 403,029 rentable square
feet in the Building), subject to Section 2.1.1.1.7
    
    Permitted Use:
    
    General office use consistent with a first-class office
building; provided that in no event shall the Premises,
or any portion of the Premises, be used for the
operation of an eye surgery center and/or a laser eye
surgery center nor a hair salon.1.8.
    
    Security Deposit:
    
    None.Prepaid Base Rent:
    
    $118,396.30, as more particularly described in Section 3.1.9
    
    Parking:
    
    211 unreserved parking spaces, at the rate of $0 per
space per month. If additional rentable square feet are
added to the Premises pursuant to Section 9 of Exhibit F
hereto, the number of unreserved parking spaces set
forth above shall increase by an amount equal to 3.2
unreserved parking spaces for every 1,000 rentable
square feet of such additional space.One (1) reserved parking space, at the rate of $0 per
space per month.
 2




---



##### 



1.10
    
    Address of Tenant:
    
    Before the Commencement Date:Quinstreet, Inc. 

1051 Hillsdale Blvd., 8th Floor 

Foster City, CA 94404

Attn: CFO 

With a copy to:Cooley Godward Kronish LLP 

101 California Street, 5th Floor 

San Francisco, CA 94111

Attn: Anna B. Pope, Esq.From and after the Commencement Date: the Premises.With a copy to:Cooley Godward Kronish LLP 

101 California Street, 5th Floor 

San Francisco, CA 94111

Attn: Anna B. Pope, Esq.1.11
    
    Address of Landlord:
    
    Equity Office 

2655 Campus Drive 

Suite 100

San Mateo, California 94403

Attn: Building manager with copies to:Equity Office 

2655 Campus Drive 

Suite 100

San Mateo, California 94403

Attn: Managing Counsel andEquity Office 
Two North Riverside Plaza 

Suite 2100

Chicago, IL 60606

Attn: Lease Administration1.12
    
    Broker(s):
    
    Colliers Parrish International (Tenants Broker),
representing Tenant, and NaiBT Commercial (Landlords
Broker), representing Landlord.1.13
    
    Building Hours and Holidays:
    
    Building Hours mean 7:00 a.m. to 6:00p.m.,Monday through Friday, excluding the
day of observation of New Years Day, Presidents Day,
Memorial Day, Independence Day, Labor Day, Thanksgiving
Day, Christmas Day, and, at Landlords discretion, any
other locally or nationally recognized holiday that is
observed by other buildings comparable to and in the
vicinity of the Building (collectively, Holidays).1.14
    
    Transfer Radius:
    
    None.1.15
    
    Tenant Improvements:
    
    Defined in Exhibit B, if any.1.16
    
    Guarantor:
    
    As of the date hereof, there is no Guarantor.1.17
    
    Letter of Credit:
    
    $500,000.00, as more fully described in Section 4 of
Exhibit F.
 3




---



##### 



2 PREMISES AND COMMON AREAS.
 The Premises
 Section 1.2.2 Section 1.6 Exhibit C
  Common Areas Exhibit D Common Areas
 3 RENT Rent Additional Rent Section
4.2.2 Section 4.2.3 Monthly Rent Section 5
 4 EXPENSES AND TAXES.
 General Terms Section 4.4 Section 4.2.1 Expense Excess Tax
Excess
 Definitions
 Expense Year
 Expenses
 4




---



##### 



Section 7
 Labor Costs Hazardous Materials
  5




---



##### 



Section 25.2
  Taxes Section 4.5
 Allocation
 Calculation and Payment of Expense Excess and Tax Excess .
 Statement of Actual Expenses and Taxes; Payment by Tenant Statement Section 4.4.2 Section 4
 Statement of Estimated Expenses and Taxes Estimate Statement Estimated Expense Excess Estimated Tax Excess Section 4.4.2 Catch-up Payment
 6




---



##### 



Section 4
 Retroactive Adjustment of Taxes
 Charges for Which Tenant Is Directly Responsible . Section 7.1 Section 4.5
 Books and Records Review
Notice Period Review Notice Objection Period Objection Notice Section 4.6 Tenants
Auditors
 7




---



##### 



5 USE; COMPLIANCE WITH LAWS.
 Section 10.2.2 Section 5 Law
 Section 4 Section 5.1 7.3
 6 SERVICES.
 Standard Services HVAC
 Above-Standard Use Section 6.1
 8




---



##### 



Interruption Service Interruption
 7 REPAIRS AND ALTERATIONS.
 Repairs Section 7.2 Leasehold
Improvements Section 23 Base Building
 Alterations Alteration e.g.,
 Tenant Work Tenant Work Section 7.3
 9




---



##### 



8 LANDLORDS PROPERTY. Section
8
 9 LIENS.
 10 INDEMNIFICATION; INSURANCE.
 Waiver and Indemnification . Section 17 Landlord Parties Claim Tenant Parties
 Tenants Insurance .
  Tenant-Insured Improvements
  Form of Policies
 10




---



##### 



Additional Insured Parties Section 10.2
 Subrogation Section 10.4
 Additional Insurance Obligations Section 10
 11 CASUALTY DAMAGE. Casualty Landlord Repairs Section 11 Section 10.4 Section 10.2 Outside Restoration Date
 11




---



##### 



Restoration Date Extension
Notice
 12 NONWAIVER.
 13 CONDEMNATION. Taking Section 13 Section 13
 14 ASSIGNMENT AND SUBLETTING.
 Transfers Section 14.8 Section 14.6 Transfer Contemplated
Effective Date Contemplated
Transfer Space Section 14.3 Transfer Notice Section 14.4 Section 19
 Landlords Consent Section 14.4
  12




---



##### 



Section 14.8
 Complex
 Section 14.2 Section 14 Section
14.2 Section 20
 Transfer Premium Transfer Premium
 Landlords Right to Recapture
 Effect of Consent
 13




---



##### 



Change of Control Change of Control Controlling Interest
 Effect of Default
 Permitted Transfers Section 14.1 Permitted Transfer Section 14.8 Net Worth Section 14 Affiliate
 15 SURRENDER. Section 8 Sections 2.2.1 2.2.2 Exhibit B Section
15 Section 23
 16 HOLDOVER.
 14




---



##### 



Section 16
 17 SUBORDINATION; ESTOPPEL CERTIFICATES.
 Security
Agreement Security Holder Sections 8, 20, 25.1, 25.5, 25.6, 25.7, 25.9 Exhibit
E Mortgagee
 Section 17.1
 18 ENTRY BY LANDLORD. Section 25.1
 15




---



##### 



Section 18
 19 DEFAULTS; REMEDIES.
 Events of Default Default
  Section 19.1
  Sections 5 14 17 18
 Section 25.3
  Remedies Upon Default
       16




---



##### 



Sections 19.2.1(a) (b) worth at the time of award Section 19.2.1(c) worth at the time of
award
  Sections 19.2.1 19.2.2
 Efforts to Relet
 Landlord Default
 20 LANDLORD EXCULPATION.
 21 INTENTIONALLY OMITTED
 22 INTENTIONALLY OMITTED
 23 COMMUNICATIONS AND COMPUTER LINES. Section 7 Lines
 24 PARKING. Parking Facility Section
1.9 Exhibit A-1
 17




---



##### 



Section
24 Section 14
 25 MISCELLANEOUS.
 Notices Notice Section 1.10 1.11
 Force Majeure Force
Majeure Section 25.2 Sections 3 4 5 21 25.3
 Representations and Covenants
 Signs
 Attorneys Fees
 18




---



##### 



Brokers
 Governing Law; WAIVER OF TRIAL BY JURY .
 Waiver of Statutory Provisions
 Interpretation
 Entire Agreement
 Other
 19




---



##### 



[SIGNATURES ARE ON THE FOLLOWING PAGE]
 20




---



##### 



LANDLORD:CA-METRO CENTER LIMITED PARTNERSHIP,
a Delaware limited partnershipBy:
EOP Owner GP L.L.C., a Delaware limited liability        company, its general
partnerBy:

/s/
John C. MoeName:
    John C. MoeTitle:

Marketing
Managing Director TENANT:QUINSTREET, INC., a Delaware corporation By:

/s/
Daniel E. CaulName:
    Daniel E. CaulTitle:
    SVP
& General Counsel[chairman][president][vice-president]By:

/s/
Kenneth
HahnName:
    Kenneth
HahnTitle:
    CFO[secretary][assistant secretary][chief
financial officer][assistant treasurer] 21




---



##### 



EXHIBIT A
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 OUTLINE OF PREMISES  SUITE 400
 
 1




---



##### 



EXHIBIT A
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 OUTLINE OF PREMISES
 SUITE 500
 
  1




---



##### 



EXHIBIT A
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 OUTLINE OF PREMISES
 SUITE 600
 
  2




---



##### 



EXHIBIT A-1
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 OUTLINE OF RESERVED PARKING SPACE
  
  3




---



##### 



EXHIBIT B
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 WORK LETTER
 Exhibit B Work Letter Agreement Tenant
Improvements Tenant Improvement Work
 1 ALLOWANCE.
 Allowance . Allowance Section 1.2
 Disbursement
 Allowance Items Allowance Items Plans
 Disbursement :
 Monthly Disbursements Final Retention
 Final Retention
  1




---



##### 



MISCELLANEOUS.
 Applicable Lease Provisions . Sections 7.2 7.3
 Plans and Specifications Required Period LANDLORDS FAILURE TO RESPOND WITHIN [15][10] BUSINESS DAYS TO THIS
REQUEST FOR APPROVAL SHALL BE DEEMED APPROVAL OF THE ALTERATIONS PROPOSED HEREIN Section 8 Section 8
 Section 2.2
 Section 2.2.1
 No Coordination Fee .
 Tenant Default .
 Other .
  2




---



##### 



EXHIBIT C
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 CONFIRMATION LETTER
 
 To:
 Re:
    
    Office Lease (the Lease) dated , 2010 between CA-METRO CENTER LIMITED
PARTNERSHIP, a Delaware limited partnership(Landlord), and QUINSTREET, INC., a Delaware
corporation (Tenant), concerning Suites 400, 450, 500 and 600 on the 4th,
5th and 6th floor of the building located at 950 Tower Lane, Foster City,
California.Lease ID:Business Unit Number:
 
  1.
    
    The Commencement Date is  and the Expiration Date is
.2.
    
    The exact number of rentable square feet within the Premises is 63,998 square
feet, subject to Section 2.1.1 of the Lease.3.
    
    Tenants Share, based upon the exact number of rentable square feet within the
Premises, is 15.8793%, subject to Section 2.1.1 of the Lease.
 Section 2.1.1
 Landlord:CA-METRO CENTER LIMITED
PARTNERSHIP, a Delaware
limited partnershipBy:

    EOP Owner GP
L.L.C., a Delaware
limited liability
company, its general
partnerBy:Name:Title:
  1




---



##### 



Tenant:
 QUINSTREET, INC., a Delaware corporation
 By:Name:Title:  2




---



##### 



EXHIBIT D
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 RULES AND REGULATIONS
 Rules and Regulations
    Sections 7 10.4
    Sections 7 10.4
  1




---



##### 



2




---



##### 



Exhibit D
  3




---



##### 



EXHIBIT E
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 JUDICIAL REFERENCE
 SECTION 25.7
 Section 25.5 Exhibit E Exhibit E Exhibit E
  1




---



##### 



EXHIBIT F
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 ADDITIONAL PROVISIONS
 1.
    
    Asbestos Notification. Tenant acknowledges that it has received the asbestos
notification letter attached to this Lease as Exhibit G, disclosing the existence of
asbestos in the Building. Tenant agrees to comply with the California Connelly Act and
other applicable laws, including by providing copies of Landlords asbestos notification
letter to all of Tenants employees and owners, as those terms are defined in the Connelly
Act and other applicable laws.2.
    
    Provisions Required Under Existing Security Agreement. Notwithstanding any contrary
provision of this Lease:
 A.
    
    Permitted Use.No portion of the Premises shall be used for any of the
following uses: any pornographic or obscene purposes, any commercial sex
establishment, any pornographic, obscene, nude or semi-nude performances, modeling,
materials, activities, or sexual conduct or any other use that, as of the time of the
execution hereof, has or could reasonably be expected to have a material adverse effect
on the Property or its use, operation or value.B.
    
    Subordination and Attornment.This Lease shall be subject and subordinate to
any Security Agreement (other than a ground lease) existing as of the date of mutual
execution and delivery of this Lease (as the same may be amended, restated, replaced,
supplemented or otherwise modified from time to time, an Existing Security Agreement)
or any loan document secured by any Existing Security Agreement (an Existing Loan
Document). In the event of the enforcement by any Security Holder of any remedy under
any Existing Security Agreement or Existing Loan Document, Tenant shall, at the option
of the Security Holder or of any other person or entity succeeding to the interest of
the Security Holder as a result of such enforcement, attorn to the Security Holder or
to such person or entity and shall recognize the Security Holder or such successor in
the interest as lessor under this Lease without change in the provisions thereof;
provided, however, the Security Holder or such successor in interest shall not be
liable for or bound by (i) any payment of an installment of rent or additional rent
which may have been made more than thirty (30) days before the due date of such
installment, (ii) any act or omission of or default by Landlord under this Lease (but
the Security Holder, or such successor, shall be subject to the continuing obligations
of Landlord to the extent arising from and after such succession to the extent of the
Security Holders, or such successors, interest in the Property), (iii) any credits,
claims, setoffs or defenses which Tenant may have against Landlord, or (iv) any
obligation under this Lease to maintain a fitness facility at the Property. Tenant,
upon the reasonable request by the Security Holder or such successor in interest, shall
execute and deliver an instrument or instruments confirming such attornment.
Notwithstanding the foregoing, in the event the Security Holder under any Existing
Security Agreement or Existing Loan Document shall have entered into a separate
subordination, attornment and non-disturbance agreement directly with Tenant governing
Tenants obligation to attorn to the Security Holder or such successor in interest as
lessor (including, without limitation, any such agreement executed and delivered
pursuant to Section 17.1 of the Lease), the terms and provisions of such
agreement shall supersede the provisions of this Subsection.C.
    
    Proceeds.
 1.
    
    As used herein, Proceeds means any compensation, awards,
proceeds, damages, claims, insurance recoveries, causes or rights of action
(whenever accrued) or payments which Landlord may receive or to which Landlord
may become entitled with respect to the Property or any part thereof (other
than payments received in connection with any liability or loss of rental value
or business interruption insurance) in connection with any taking by
condemnation or eminent domain (Taking) of, or any casualty or other damage
or injury to, the Property or any part thereof.2.
    
    Nothing in this Lease shall be deemed to entitle Tenant to
receive and retain Proceeds except those that may be specifically awarded to it
in condemnation proceedings because of the Taking of its trade fixtures and its
leasehold
  1




---



##### 



improvements which have not become part of the Property and such business
loss as Tenant may specifically and separately establish. Nothing in the
preceding sentence shall be deemed to expand any right Tenant may have under
this Lease to receive or retain any Proceeds.3.
    
    Nothing in this Lease shall be deemed to prevent Proceeds from
being held and disbursed by any Security Holder under any Existing Loan
Documents in accordance with the terms of such Existing Loan Documents.
However, if, in the event of any casualty or partial Taking, any obligation of
Landlord under this Lease to restore the Premises or the Building is materially
diminished by the operation of the preceding sentence, then Landlord, as soon
as reasonably practicable after the occurrence of such casualty or partial
Taking, shall provide written notice to Tenant describing such diminution with
reasonably specificity, whereupon, unless Landlord has agreed in writing, in
its sole and absolute discretion, to waive such diminution, Tenant, by written
notice to Landlord delivered within 10 days after receipt of Landlords notice,
shall have the right to terminate this Lease effective 10 days after the date
of such termination notice.
 3.
    
    Outdoor Patio.
 3.1.
    
    During the Term and subject to the terms of this Section 3, Tenant
shall have the right to use the areas shown on Exhibit H attached hereto for
outdoor seating (each an Outdoor Patio and collectively, the Outdoor Patios).
Tenant, at its cost, shall obtain any governmental approvals that may be necessary for
Tenant to lawfully use the Outdoor Patios, and in all other respects Tenants use of
the Outdoor Patios shall comply with all applicable Laws. The Outdoor Patios shall be
deemed part of the Premises for purposes of Tenants insurance, waiver, release and
indemnification obligations under the Lease.3.2.
    
    Tenant shall not construct any improvements in or on the Outdoor Patios;
provided, however, that, subject to applicable Law and Landlords prior written consent
(which consent shall not be unreasonably withheld, conditioned or delayed), Tenant, at
its cost, may fabricate and install signage at the entrance to the Outdoor Patios which
indicates that such Outdoor Patios are for the exclusive use of the Tenant. Tenant
shall remove any such signage upon the expiration or earlier termination of the Term
and restore such areas of the Building to the condition which existed prior to such
signage installation. Notwithstanding any provision in the Lease to the contrary,
Landlord shall have no obligation to restrict others from entering into or using the
Outdoor Patios; provided, however, that Landlord shall not enter into a license or
lease with another person or entity for such Outdoor Patios. Tenant, at its expense,
may furnish each of the Outdoor Patios with up to 4 tables, 4 chairs, and a reasonable
number of trash receptacles (collectively, the Outdoor Furniture); provided, however,
that the color, design, material, finish, size, location and method of installation of
the Outdoor Furniture shall be subject to Landlords prior approval in its reasonable
discretion. No item of Outdoor Furniture shall display any logo or graphics, and no
material component of any item of Outdoor Furniture shall be made of plastic. Except
as otherwise explicitly permitted in this Section 3, Tenant shall not place any
furniture or other personalty in or on the Outdoor Patios.3.3.
    
    Tenant, at its cost, shall (i) keep the Outdoor Patios and the Outdoor
Furniture free of trash and litter and otherwise in a sanitary, clean, neat and orderly
condition; (ii) keep the Outdoor Furniture and any Tenant installed signage in good
working order and condition; and (iii) maintain the appearance of the Outdoor Furniture
and any Tenant installed signage. Without limiting the foregoing, upon Landlords
request from time to time, Tenant, at its expense, shall refurbish or replace any item
of Outdoor Furniture or Tenant installed signage that Landlord determines in good faith
requires such refurbishment or replacement.3.4.
    
    If Tenant fails to perform any of its obligations under this Section 3,
beyond any applicable notice and cure period, then Landlord, at its option, may (i)
perform such obligation at Tenants cost, or (ii) by notice to Tenant, terminate
Tenants rights to use the Outdoor Patios. No reduction or termination of Tenants
rights with respect to the Outdoor Patios shall diminish or otherwise affect Tenants
obligations under the Lease.
 4.
    
    Letter of Credit.
 4.1
    
    General Provisions. Concurrently with Tenants execution of this
Lease, Tenant shall deliver to Landlord, as collateral for the full performance by
Tenant of all of its
  2




---



##### 



obligations under this Lease and for all losses and damages Landlord may suffer as a
result of any default by Tenant under this Lease,including, but not limited to, any
post lease termination damages under section 1951.2 of the California Civil Code, a
standby, unconditional, irrevocable, transferable letter of credit (the Letter
of Credit) in either (i) the form of Exhibit I hereto and containing the
terms required herein or (ii) in such other standard form of the financial
institution issuing such Letter of Credit, so long as (a) such standard form contains
the terms required herein, (b) such standard form contains terms that are materially
consistent with the terms set forth in the form attached hereto as Exhibit I,
and (c) such standard form contains only those other terms that are acceptable to the
Landlord in its reasonable discretion. The Letter of Credit shall be in the face
amount of $500,000.00(the Letter of Credit Amount), name Landlord as
beneficiary, and permit multiple and partial draws. The Letter of Credit shall be
issued (or confirmed) by a financial institution that meets the Minimum Financial
Requirement and is otherwise reasonably acceptable to Landlord. For purposes hereof,
a financial institution shall be deemed to meet the Minimum Financial Requirement
on a particular date if and only if, as of such date, such financial institution (x)
has not been placed into receivership by the FDIC; and (y) has a financial strength
that, in Landlords good faith judgment, is not less than that which is then
generally required by Landlord and its affiliates as a condition to accepting letters
of credit in support of new leases. Tenant shall cause the Letter of Credit to be
continuously maintained in effect (whether through replacement, renewal or extension)
in the Letter of Credit Amount through the date (the Final LC Expiration
Date) that is 120 days after the scheduled expiration date of the Term, the
Extension Term (as applicable), the Second Extension Term (as applicable) or any
other renewal term. If the Letter of Credit held by Landlord expires earlier than
the Final LC Expiration Date (whether by reason of a stated expiration date or a
notice of termination or non-renewal given by the issuing bank), Tenant shall deliver
a new Letter of Credit or certificate of renewal or extension to Landlord not later
than 30 days prior to the expiration date of the Letter of Credit then held by
Landlord. Any renewal or replacement Letter of Credit shall comply with all of the
provisions of this Section 4, shall be irrevocable, transferable and shall
remain in effect (or be automatically renewable) through the Final LC Expiration
Date.4.2
    
    Drawings under Letter of Credit. Landlord shall have the immediate
right to draw upon the Letter of Credit, in whole or in part, at any time and from time
to time: (i) If a Default occurs; or (ii) If the Letter of Credit held by Landlord
expires earlier than the Final LC Expiration Date (whether by reason of a stated
expiration date or a notice of termination or non-renewal given by the issuing bank),
and Tenant fails to deliver to Landlord, at least 30 days prior to the expiration date
of the Letter of Credit then held by Landlord, a renewal or substitute Letter of Credit
that is in effect and that complies with the provisions of this Section 4. No
condition or term of this Lease shall be deemed to render the Letter of Credit
conditional to justify the issuer of the Letter of Credit in failing to honor a drawing
upon such Letter of Credit in a timely manner. Tenant hereby acknowledges and agrees
that Landlord is entering into this Lease in material reliance upon the ability of
Landlord to draw upon the Letter of Credit upon the occurrence of any Default by Tenant
under this Lease or upon the occurrence of any of the other events described above in
this Section 4.4.3
    
    Use of Proceeds by Landlord. The proceeds of the Letter of Credit
shall constitute Landlords sole and separate property (and not Tenants property or
the property of Tenants bankruptcy estate) and Landlord may immediately upon any draw
(and without notice to Tenant) apply or offset the proceeds of the Letter of Credit:
(i) against any Rent payable by Tenant under this Lease that is not paid when due;
(ii) against all losses and damages that Landlord has suffered or that Landlord
reasonably estimates that it may suffer as a result of any Default by Tenant under this
Lease, including any damages arising under section 1951.2 of the California Civil Code
following termination of the Lease; (iii) against any costs incurred by Landlord in
connection with the Lease (including attorneys fees); and (iv) against any other
amount that Landlord may spend or become obligated to spend by reason of Tenants
Default. Provided Tenant is not in Default of any of its obligations under this Lease,
Landlord agrees to pay to Tenant within 30 days after the Final LC Expiration Date the
amount of any proceeds of the Letter of Credit received by Landlord and not applied as
allowed above; provided, that if prior to the Final LC Expiration Date a voluntary
petition is filed by Tenant, or an involuntary petition is filed against Tenant by any
of Tenants creditors, under the Federal Bankruptcy Code, then Landlord shall not be
obligated to make such payment in the amount of the unused Letter of Credit proceeds
until either all preference issues relating to payments under this Lease have been
resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization
case has been dismissed, in each case pursuant to a final court order not subject to
appeal or any stay pending appeal.
  3




---



##### 



4.4
    
    Additional Covenants of Tenant. If, as result of any proper
application or use by Landlord of all or any part of the Letter of Credit, the amount
of the Letter of Credit shall be less than the Letter of Credit Amount, Tenant shall,
within five days thereafter, provide Landlord with additional letter(s) of credit in an
amount equal to the deficiency (or a replacement letter of credit in the total Letter
of Credit Amount), and any such additional (or replacement) letter of credit shall
comply with all of the provisions of this Section 4, and if Tenant fails to
comply with the foregoing, notwithstanding anything to the contrary contained in this
Lease, the same shall constitute an uncurable Default by Tenant. Tenant further
covenants and warrants that it will neither assign nor encumber the Letter of Credit or
any part thereof and that neither Landlord nor its successors or assigns will be bound
by any such assignment, encumbrance, attempted assignment or attempted encumbrance.4.5
    
    Transfer of Letter of Credit. Landlord may, at any time and without
notice to Tenant and without first obtaining Tenants consent thereto, transfer all or
any portion of its interest in and to the Letter of Credit to another party, person or
entity, including Landlords mortgagee and/or to have the Letter of Credit reissued in
the name of Landlords Mortgagee. If Landlord transfers its interest in the Building
and transfers the Letter of Credit (or any proceeds thereof then held by Landlord) in
whole or in part to the transferee, Landlord shall, without any further agreement
between the parties hereto, thereupon be released by Tenant from all liability
therefor. The provisions hereof shall apply to every transfer or assignment of all or
any part of the Letter of Credit to a new landlord. In connection with any such
transfer of the Letter of Credit by Landlord, Tenant shall, at Tenants sole cost and
expense, execute and submit to the issuer of the Letter of Credit such applications,
documents and instruments as may be necessary to effectuate such transfer. Tenant shall
be responsible for paying the issuers transfer and processing fees in connection with
any transfer of the Letter of Credit and, if Landlord advances any such fees (without
having any obligation to do so), Tenant shall reimburse Landlord for any such transfer
or processing fees within ten days after Landlords written request therefor.4.6
    
    Nature of Letter of Credit. Landlord and Tenant (1) acknowledge and
agree that in no event or circumstance shall the Letter of Credit or any renewal
thereof or substitute therefor or any proceeds thereof (including the LC Proceeds
Account) be deemed to be or treated as a security deposit under any Law applicable to
security deposits in the commercial context including Section 1950.7 of the California
Civil Code, as such section now exist or as may be hereafter amended or succeeded
(Security Deposit Laws), (2) acknowledge and agree that the Letter of Credit
(including any renewal thereof or substitute therefor or any proceeds thereof) is not
intended to serve as a security deposit, and the Security Deposit Laws shall have no
applicability or relevancy thereto, and (3) waive any and all rights, duties and
obligations either party may now or, in the future, will have relating to or arising
from the Security Deposit Laws.4.7
    
    Not a Security Deposit. Tenant hereby waives the provisions of Section
1950.7 of the California Civil Code and all other provisions of Law, now or hereafter
in effect, which (i) establish the time frame by which Landlord must refund a security
deposit under a lease, and/or (ii) provide that Landlord may claim from the security
deposit only those sums reasonably necessary to remedy defaults in the payment of rent,
to repair damage caused by Tenant or to clean the Premises, it being agreed that
Landlord may, in addition, claim those sums specified in this Section 4 above
and/or those sums reasonably necessary to compensate Landlord for any loss or damage
caused by Tenants breach of this Lease or the acts or omission of Tenant or any other
Tenant Parties (as defined below), including any damages Landlord suffers following
termination of the Lease. As used herein, Tenant Parties shall mean Tenant and its
(direct or indirect) owners, and their respective beneficiaries, trustees, officers,
directors, employees and agents.
 5.
    
    Early Entry for Suites 400, 450 and 500.After the final execution and
delivery (in each parties sole and absolute discretion) of this Lease and provided Tenant has
delivered the prepaid Base Rent, the Letter of Credit and insurance certificates (pursuant to
Section 10.3 of this Lease), Tenant may enter Suites 400, 450 and 500 of the Building
prior to the Commencement Date, at its sole risk for the purpose of performing the Tenant
Improvement Work (as defined in Exhibit B hereto) and for the Permitted Use. Other
than the obligation to pay Base Rent and Tenants Share of any Expense Excess or Tax Excess,
all of Tenants obligations hereunder shall apply during any period of such early entry.6.
    
    Early Entry for Suite 600.Effective as of April 1, 2010 (the Suite 600
Early Access Date), so long as this Lease has been fully executed and delivered (in each
parties sole and absolute discretion) and Tenant has delivered the prepaid Base Rent, the
Letter of Credit and insurance
  4




---



##### 



certificates (pursuant to Section 10.3 of this Lease), Tenant may enter Suite 600 of
the Building prior the Commencement Date, at its sole risk for the purpose of performing the
Tenant Improvement Work (as defined in Exhibit B hereto) and for the Permitted Use.
Other than the obligation to pay Base Rent and Tenants Share of any Expense Excess or Tax
Excess, all of Tenants obligations hereunder shall apply during any period of such early
entry. Notwithstanding the foregoing, if Landlord fails to provide Tenant with early
access to Suite 600 of the Building on or before the Suite 600 Early Access Date, as a
result of any holdover or unlawful possession by another party, Landlord shall use
reasonable efforts to obtain possession of such space and the Suite 600 Early Access Date
shall be the date on which Landlord provides access to Suite 600 of the Building to Tenant
free from occupancy by any party. Any such delay in the Suite 600 Early Access Date shall
not subject Landlord to any liability for any loss or damage resulting therefrom. If the
Suite 600 Early Access Date is delayed, the expiration date under the Lease shall not be
similarly extended.7.
    
    Extension Option.
 7.1.
    
    Grant of Option; Conditions. Tenant shall have the right (the
Extension Option) to extend the Term for one additional period of one (1) year
commencing on the day following the Expiration Date and ending on the first anniversary
of the Expiration Date (the Extension Term), if:
 A.
    
    Not less than 9 and not more than 15 full calendar months
before the Expiration Date, Tenant delivers written notice to Landlord
(Extension Notice) electing to exercise the Extension Option;B.
    
    Tenant is not in default under the Lease beyond any applicable
cure period when Tenant delivers the Extension Notice;C.
    
    No part of the Premises is sublet (other than pursuant to a
Permitted Transfer) when Tenant delivers the Extension Notice; andD.
    
    The Lease has not been assigned (other than pursuant to a
Permitted Transfer) before Tenant delivers the Extension Notice.
 7.2.
    
    Terms Applicable to Extension Term.
 A.
    
    During the Extension Term, (a) the Base Rent rate per rentable
square foot shall be equal to a rate of $3.45 per rentable square foot per
month; and (b) Base Rent shall be payable in monthly installments in accordance
with the terms and conditions of the Lease.B.
    
    During the Extension Term, Tenant shall pay Tenants Share of
Expenses and Taxes for the Premises in accordance with the Lease.
 7.3.
    
    Extension Amendment.If Tenant is entitled to and properly exercises
its Extension Option, Landlord, within a reasonable time thereafter, shall prepare and
deliver to Tenant an amendment (the Extension Amendment) reflecting changes in the
Base Rent, the Term, the Expiration Date, and other appropriate terms, and Tenant shall
execute and return the Extension Amendment to Landlord within 15 days after receiving
it.7.4.
    
    Intentionally Omitted.
 8.
    
    Second Extension Option.
 8.1.
    
    Grant of Option; Conditions. Tenant shall have the right (the Second
Extension Option) to extend the term of the Lease for one additional period of one (1)
year commencing on the day following the expiration of the Extension Term (if any) and
ending on the first anniversary thereof (the Second Extension Term), if:
 A.
    
    Not less than 6 and not more than 12 full calendar months
before the expiration date of the Extension Term (if any), Tenant delivers
written notice to Landlord (for purposes hereof, the Second Extension Notice)
electing to exercise the Second Extension Option;B.
    
    Tenant is not in default under the Lease beyond any applicable
cure period when Tenant delivers the Second Extension Notice;C.
    
    No part of the Premises is sublet (other than pursuant to a
Permitted Transfer) when Tenant delivers the Second Extension Notice; and
  5




---



##### 



D.
    
    The Lease has not been assigned (other than pursuant to a
Permitted Transfer) before Tenant delivers the Second Extension Notice.
 8.2.
    
    Terms Applicable to Second Extension Term.
 A.
    
    During the Second Extension Term, (a) the Base Rent rate per
rentable square foot shall be equal to a rate of $3.55 per rentable square foot
per month; and (b) Base Rent shall be payable in monthly installments in
accordance with the terms and conditions of the Lease.B.
    
    During the Second Extension Term, Tenant shall pay Tenants
Share of Expenses and Taxes for the Premises in accordance with the Lease.
 8.3.
    
    Second Extension Amendment.If Tenant is entitled to and properly
exercises its Second Extension Option, Landlord, within a reasonable time thereafter,
shall prepare and deliver to Tenant an amendment (for purposes hereof, the Second
Extension Amendment) reflecting changes in the Base Rent, the term of the Lease, the
expiration date of the Lease, and other appropriate terms, and Tenant shall execute and
return the Second Extension Amendment to Landlord within 15 days after receiving it.8.4.
    
    Intentionally Omitted.
 9.
    
    Right of First Refusal.
 9.1
    
    Grant of Option; Conditions. Tenant shall have a one-time right of
first refusal (the Right of First Refusal) with respect to each of the following
suites(and with respect to each portion of each such suite) (each such suite or
portion thereof, a Potential Refusal Space): (i) the 11,487 rentable square feet
known as Suite 700 on the seventh floor of the Building shown on the demising plan
attached to the Lease as Exhibit J, (ii) the 2,581rentable square feet known as
Suite 730 on the seventh floor of the Building shown on the demising plan attached to
the Lease as Exhibit K; (iii) the 3,033 rentable square feet known as Suite 750
on the seventh floor of the Building shown on the demising plan attached to the Lease
as Exhibit L; (iv) the 1,971 rentable square feet known as Suite 770 on the
seventh floor of the Building shown on the demising plan attached to the Lease as
Exhibit M; (v) the 1,581 rentable square feet known as Suite 780 on the seventh
floor of the Building shown on the demising plan attached to the Lease as Exhibit
N; (vi) the 1,939 rentable square feet known as Suite 790 on the seventh floor of
the Building shown on the demising plan attached to the Lease as Exhibit O;
(vii) the 9,451 rentable square feet known as Suite 800 on the eighth floor of the
Building shown on the demising plan attached to the Lease as Exhibit P; (viii)
the 9,037 rentable square feet known as Suite 870 on the eighth floor of the Building
shown on the demising plan attached to the Lease as Exhibit Q; and (ix) the
4,107 rentable square feet known as Suite 888 on the eighth floor of the Building shown
on the demising plan attached to the Lease as Exhibit R . Tenants Right of
First Refusal shall be exercised as follows: when Landlord has a prospective tenant,
other than any existing occupant of such space, (the Prospect) interested in leasing
any Potential Refusal Space, Landlord shall advise Tenant (the Advice) of the terms
under which Landlord is prepared to lease such Potential Refusal Space (a Refusal
Space) to such Prospect and Tenant may lease the Refusal Space, under such terms, by
delivery of written notice of exercise to Landlord (the Notice of Exercise) within
five (5) days after the date of the Advice, except that Tenant shall have no such Right
of First Refusal, and Landlord need not provide Tenant with an Advice with respect to
any Potential Refusal Space, if:
 A.
    
    Tenant is in default under the Lease beyond any applicable cure
periods at the time that Landlord would otherwise deliver the Advice; orB.
    
    the Premises, or any portion thereof, is sublet (other than
pursuant to a Permitted Transfer, as defined in Section 14.8 of the
Lease) at the time Landlord would otherwise deliver the Advice; orC.
    
    a Transfer (defined in Section 14 of the Lease), other
than a sublease or a Permitted Transfer (defined in Section 14.8 of the
Lease), has occurred before the date Landlord would otherwise deliver the
Advice; orD.
    
    Tenant is not occupying the Premises on the date Landlord would
otherwise deliver the Advice; or
  6




---



##### 



E.
    
    such Potential Refusal Space is not intended for the exclusive
use of Tenant during the Term.
 9.2
    
    Terms for Refusal Space.
 A.
    
    If Tenant elects to exercise its Right of First Refusal, the
Term for the Refusal Space shall commence upon the commencement date stated in
the Advice, and upon such commencement date such Refusal Space shall be
considered a part of the Premises, provided that all of the terms stated in
such Advice, including the expiration date set forth in the Advice, shall
govern Tenants leasing of the Refusal Space and only to the extent that they
do not conflict with the Advice, the terms and conditions of the Lease shall
apply to the Refusal Space. Tenant shall pay Base Rent and Additional Rent for
the Refusal Space in accordance with the terms and conditions of the Advice.B.
    
    The Refusal Space (including improvements and personalty, if
any) shall be accepted by Tenant in its condition and as-built configuration
existing on the earlier of the date Tenant takes possession of the Refusal
Space or the date the term for such Refusal Space commences, unless the Advice
specifies work to be performed by Landlord in the Refusal Space, in which case
Landlord shall perform such work in the Refusal Space. If Landlord is delayed
delivering possession of the Refusal Space due to the holdover or unlawful
possession of such space by any party, Landlord shall use reasonable efforts to
obtain possession of the space, and the commencement of the term for the
Refusal Space shall be postponed until the date Landlord delivers possession of
the Refusal Space to Tenant free from occupancy by any party.
 9.3
    
    Termination of Right of First Refusal. The rights of Tenant hereunder
with respect to any Potential Refusal Space shall terminate on the earlier to occur of:
(i) October 31, 2017 (unless Tenant has exercised its Extension Option (defined in
Section 7 above) and/or the Second Extension Option (defined in Section
8 above), in which event the date shall be one (1) year before the scheduled
expiration date of the Extension Term or, as applicable, the date that is one (1) year
before the scheduled expiration date of the Second Extension Term); (ii) Tenants
failure to exercise its Right of First Refusal with respect to such Potential Refusal
Space within the five (5)-day period provided in Section 9.1 above; and (iii)
the date Landlord would have provided Tenant an Advice for such Potential Refusal Space
if Tenant had not been in violation of one or more of the conditions set forth in
Section 9.1 above. In addition, if Landlord provides Tenant with an Advice for
any Refusal Space that contains expansion rights (whether such rights are described as
an expansion option, right of first refusal, right of first offer or otherwise) with
respect to any other Potential Refusal Space (such other Potential Refusal Space
subject to such expansion rights is referred to herein as an Encumbered Potential
Refusal Space) and Tenant does not exercise its Right of First Refusal to lease such
Refusal Space pursuant to the Advice, Tenants Right of First Refusal with respect to
the Encumbered Potential Refusal Space shall be subject and subordinate to all such
expansion rights contained in the Advice.9.4
    
    Refusal Space Amendment. If Tenant exercises its Right of First
Refusal, Landlord shall prepare an amendment (the Refusal Space Amendment) adding the
Refusal Space to the Premises on the terms set forth in the Advice and reflecting the
changes in the Base Rent, rentable square footage of the Premises, Tenants Share and
other appropriate terms. A copy of the Refusal Space Amendment shall be sent to Tenant
within a reasonable time after Landlords receipt of the Notice of Exercise executed by
Tenant, and Tenant shall execute and return the Refusal Space Amendment to Landlord
within 15 days thereafter, but an otherwise valid exercise of the Right of First
Refusal shall be fully effective whether or not the Refusal Space Amendment is
executed.9.5
    
    Intentionally Omitted.
 10.
    
    Tenant Security System. Subject to all provisions of this Lease applicable to
Alterations and Tenant-Insured Improvements, Tenant shall be permitted to install a security
system for the Premises (Tenant Security System). Tenant shall provide Landlord with such
access cards, keys, code information and other materials and information as may be necessary
for Landlord to access the Premises. From time to time Landlord may review any Tenant
Security System, and if Landlord reasonably determines that such Tenant Security System
adversely affects the Premises, the Base Building, the Building, or any other occupants of the
Building, then, within a reasonable
  7




---



##### 



time after Landlords written request, Tenant shall make reasonable changes in personnel
and/or equipment in order to eliminate such adverse effect.11.
    
    Supplemental HVAC. Subject to the terms of this Section 11, Tenant may
install and operate in the Premises up to six (6) supplemental HVAC units (each, a
Supplemental HVAC Unit). Two (2) of the Supplemental HVAC Units may be up to fifteen tons
each and four (4) of the Supplemental HVAC Units may be up to two (2) tons each. Each of the
Supplemental HVAC Units shall be connected to the Buildings condenser water loop; provided,
however, that Tenant shall not use more than its proportionate share of the Buildings excess
water condenser capacity. All aspects of each Supplemental HVAC Unit, including its location
within the Premises, the manner in which it is vented, and the manner in which it is connected
to the Buildings condenser water loop, shall be subject to Landlords prior approval pursuant
to Sections 7.2 and 7.3 of this Lease. Tenant shall pay the cost of all
electricity consumed in connection with the operation of each Supplemental HVAC Unit, together
with the cost of installing a submeter to measure such electrical consumption. Tenant, at its
expense, shall maintain and repair each Supplemental HVAC Unit in good working order and
condition. Without limiting the foregoing, Tenant, at its expense, shall procure and maintain
in effect throughout the Term a contract (the Service Contract) for the maintenance, repair
and replacement of the Supplemental HVAC Units with a contractor reasonably approved by
Landlord. Tenant shall follow all reasonable recommendations of such contractor for the
maintenance, repair and replacement of the Supplemental HVAC Units. The Service Contract
shall require the contractor, at intervals of not less than three (3) months, to inspect the
Supplemental HVAC Units and provide to Tenant a report of any defective conditions, together
with any recommendations for maintenance, repair and/or replacement. Tenant shall provide
Landlord with a copy of the Service Contract and each quarterly service report issued
thereunder promptly upon mutual execution or receipt thereof. Upon the expiration or earlier
termination of this Lease, Tenant shall convey title to the Supplemental HVAC Unit(s) to
Landlord, free of any encumbrance; provided, however, that to the extent required by
Section 8 of the Lease or Section 2.2 of Exhibit B hereto (as
applicable), Tenant, at its expense, shall remove the Supplemental HVAC Unit(s) and repair any
resulting damage.
  8




---



##### 



EXHIBIT G
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 ASBESTOS NOTIFICATION
 ACMs
  O&M Plan
     WARNING: This building contains asbestos, a chemical known to the State of California to cause
cancer.
 Exhibit G
  1




---



##### 



EXHIBIT H
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 OUTDOOR PATIOS
 
  1




---



##### 



EXHIBIT I
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 LETTER OF CREDIT
 
  Irrevocable StandbyLetter of CreditNo.Issuance Date:Expiration Date:Applicant:
 Beneficiary
 CA-METRO CENTER LIMITED PARTNERSHIP
 
 
 
   1.
    
    An original copy of this Irrevocable Standby Letter of Credit.2.
    
    Beneficiarys dated statement purportedly signed by an authorized signatory or agent reading:
This draw in the amount of  U.S. Dollars ($) under your
Irrevocable Standby Letter of Credit No.  represents funds due and owing
to us pursuant to the terms of that certain lease by and between , as
landlord, and , as tenant, and/or any amendment to the lease or any other
agreement between such parties related to the lease.
     1




---



##### 



Very truly yours,[name][title}  2




---



##### 



EXHIBIT J
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 700 OFFERING SPACE
 
  1




---



##### 



EXHIBIT K
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 730 OFFERING SPACE
 
  1




---



##### 



EXHIBIT L
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 750 OFFERING SPACE
 
  1




---



##### 



EXHIBIT M
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 770 OFFERING SPACE
 
  1




---



##### 



EXHIBIT N
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 780 OFFERING SPACE
 
  1




---



##### 



EXHIBIT O
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 790 OFFERING SPACE
 
  1




---



##### 



EXHIBIT P
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 800 OFFERING SPACE
 
  1




---



##### 



EXHIBIT Q
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 870 OFFERING SPACE
 
  1




---



##### 



EXHIBIT R
 METRO CENTER
METRO CENTER TOWER
FOSTER CITY, CALIFORNIA
 SUITE 888 OFFERING SPACE
 
  1