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                                                                   Exhibit 10.54

                          THIRTEENTH AMENDMENT TO LEASE

      This Amendment made as of the 12th day of January, 1998 is by and between
Grove Street Associates of Jersey City Limited Partnership, a New Jersey limited
partnership having an office at c/o Cali Realty Corporation, 11 Commerce Drive,
Cranford, New Jersey 07016 (hereinafter called "Landlord"), and Donaldson,
Lufkin & Jenrette Securities Corporation, a Delaware corporation having an
office at 277 Park Avenue, New York, New York 10172 (hereinafter called
"Tenant").

                                   WITNESSETH

      WHEREAS, Landlord and Tenant have previously entered into a Lease as
described on the attached Schedule #1 covering certain premises in the building
at 1 Pershing Plaza, Jersey City, New Jersey (the "Building"); and

      WHEREAS, Tenant wishes to lease a portion of the space on floor 12A and
portion of the space on the 12th floor of the Building, each currently leased to
the Strachan Shipping Company.

      WHEREAS, Landlord and Tenant desire to amend the Lease as set forth
herein.

      NOW, THEREFORE, in consideration of the foregoing, the sum of Ten Dollars
($10.00) and other good and valuable consideration the receipt and sufficiency
of which are hereby acknowledged, Landlord and Tenant do hereby agree to amend
and modify the Lease as follows:

1.    All defined terms used in this Amendment shall have the meanings ascribed
      to them in the Lease unless otherwise defined herein.

2.    The recitals set forth above are incorporated herein by reference.

3.    From and after October 1,2000 Landlord hereby leases to Tenant and Tenant
      hereby hires from Landlord approximately 24,379 rentable s.f which
      represents 10,307 rentable square on the 12th floor and 14,072 rentable
      square feet on floor 12A of the Building (the "Strachan Space") as shown
      cross-hatched on the attached Exhibit A. Tenant has fully inspected the
      Strachan Space, is satisfied with the condition thereof, and agrees to
      accept possession of the Strachan Space in its current "AS-IS" condition,
      subject to reasonable wear and tear and damage by fire or other cause.

4.    The term applicable to the Strachan Space shall commence on October 1,
      2000 and shall expire on the Expiration Date of the Lease.

5.    The first sentence of Section 1.02 of the Lease is hereby amended to read
      in its entirety as follows:

      "The premises hereby leased to Tenant are described on the attached
      Schedule #2."

6.    In addition to the fixed rent to be paid to Landlord by Tenant for the
      Premises as previously set forth in the Lease, Lessee shall pay Landlord
      fixed rent for the Strachan Space as follows:

      (i)   FORTY-SIX THOUSAND FIVE HUNDRED TWENTY-THREE AND 26/100 DOLLARS
            ($46,523.26) per month for the period commencing October 1, 2000 to
            July 13, 2004;

      (ii)  FIFTY-FIVE THOUSAND EIGHT HUNDRED TWENTY-SEVEN AND 91/100 DOLLARS
            ($55,827.91) per month for the period commencing July 14,2004 to
            July 13, 2009.

      The fixed rent shall be payable in the same manner and under the same
      terms and conditions as the fixed rent currently provided in the Lease.

7.    As of October 1, 2000, Section 5.01(e) of the Lease is amended to provide
      that Tenant's Proportionate Share shall be 71.24% (67.32% + 3.92%), and
      that the agreed upon rentable square foot area of the Demised Premises
      shall be deemed to be 443,040 square feet.

8.    As of October 1, 2000, Section 5.07(k) of the Lease is amended to provide
      that Tenant's Operational Proportionate Share shall be 72.02% (68.06% +
      3.96%).

9.    The garage parking space allocation applicable to the Strachan Space is
      twenty (20) spaces. At any time during the Term, Tenant may elect to lease
      all or less than all of these spaces by sending


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      written notice to Lessor of its intention to lease same. Upon Tenant's
      election to lease the garage parking spaces, Tenant agrees to pay Lessor
      the monthly rate Lessor is then charging other tenants in the Building for
      each space so leased.

10.   a.    The cost of electric current which is supplied by Landlord for use
            by Tenant in the Strachan Space, other than for air conditioning
            purposes, shall be reimbursed to the Landlord at terms,
            classification and rates normally charged by the public utilities
            corporation serving that part of the municipality where the Premises
            are located.

      b.    Landlord shall, prior to October 1, 2000, estimate the electric
            power demand of the electric lighting fixtures and the electric
            equipment of Tenant to be used in the Strachan Space to determine
            the average monthly electric consumption thereof. During the Term,
            Tenant shall pay to Landlord, in advance, on the first day of every
            month in conjunction with Tenant's monthly payments of fixed rent,
            the amount estimated by Landlord as Tenant's monthly consumption.
            Said amounts shall be treated as Additional Rent due hereunder.
            Proportionate sums shall be payable for periods of less than a full
            month if the term commences or ends on any other than the first or
            last day of the month. Within sixty (60) days of the October 1,
            2000, Tenant agrees that Landlord's electrical engineering
            consultant shall make a survey of electric power demand of the
            electric lighting fixtures and the electric equipment of Tenant used
            in the Strachan Space to determine the average monthly electric
            consumption thereof, and the costs of said survey shall be borne by
            Tenant. The findings of said consultant as to the average monthly
            electric consumption of Tenant shall, unless objected to by Tenant
            within thirty (30) days, be conclusive and binding on Landlord and
            Tenant. After Landlord's consultant has submitted its report, Tenant
            shall pay to Landlord, within ten (10) days after demand therefor by
            Landlord, any underpayment (based on the monthly consumption found
            by such consultant as compared to Lessor's estimate) as owing from
            the Commencement Date, and the then expired months, to include the
            then current month and thereafter, on the first day of every month,
            in advance, the amount set forth as the monthly consumption in said
            report. Any overpayments made by Tenant shall be credited against
            the next electrical charges then payable to Lessor. If Tenant
            objects to Landlord's consultant's survey, Tenant shall nevertheless
            pay and continue to pay the amount determined by Landlord's
            consultant until the issue is finally resolved, but Tenant may, at
            its expense, seek the services of an independent electrical
            consultant who shall make a survey as provided above. If Landlord
            and Tenant's consultant cannot agree as to Tenant's consumption
            within thirty (30) days of Tenant's consultant's findings, either
            Landlord or Tenant may request the American Arbitration Association
            in Somerset, New Jersey to appoint an electrical engineering
            consultant whose decision shall be final and binding on Landlord and
            Tenant, and whose cost shall be shared equally. Upon the issue being
            finally resolved, any overpayment made by Tenant shall promptly be
            refunded by Landlord and any underpayment in Tenant's payments shall
            promptly be paid to Landlord.

11.   On or before November 1, 2000, Landlord shall provide Tenant a check in
      the amount of Three Hundred Fifty-Three Thousand Four Hundred Ninety-Five
      and 00/100 Dollars ($353,495.00) towards the cost of improving the
      Strachan Space (the "Strachan Improvement Allowance"). The Strachan
      Improvement Allowance must be used by October 1, 2001, or the allowance
      shall be withdrawn. All work performed in the Strachan Space shall be
      governed by the provisions of Article 13 "Tenant's Changes" of the Lease.
      At Landlord's request, Tenant shall furnish Landlord with copies of paid
      invoices evidencing the work performed in the Strachan Space which equals
      or exceeds the Strachan Improvement Allowance.

12.   With respect to the Thirteenth Lease Amendment, Article 32 "Broker" is
      hereby deleted and the following shall apply to the leasing of the
      Strachan Space: "Landlord and Tenant represent and warrant to each other
      that no broker brought about this transaction, and the parties agree to
      indemnify and hold each other harmless from any and all claims of any
      broker (claiming to have dealt with the indemnifying party) arising out of
      or in connection with the negotiations of or entering into of this
      Amendment by Tenant and Landlord. Landlord represents that there is no
      commission due to Cushman and Wakefield in connection with this
      transaction pursuant to any prior agreement between Landlord and Cushman
      and Wakefield.

13.   Tenant represents and warrants that this Lease and the undersigned's
      execution of same has been duly authorized and approved by the
      corporation's Board of Directors. The undersigned officer of the
      corporation represents and warrants he is an officer of the corporation
      with authority to execute this Lease on behalf of the corporation.
      Landlord represents and warrants that this Amendment and the undersigned's
      execution of same has been duly authorized and approved by all necessary
      partnership and corporate actions. The undersigned officer of the
      corporate general partner of Landlord represents and warrants that he is
      an officer of the corporation with authority


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      to execute this Amendment on behalf of the corporate general partner of
      Landlord, and that the corporate general partner of Landlord is authorized
      to execute this Amendment on behalf of Landlord.

14.   EXCEPT as modified herein, the Lease dated July 1, 1987 and all amendments
      and sideletters applicable thereto covering the Premises shall remain in
      full force and effect as if the same had been set forth in full herein and
      Tenant and Landlord hereby ratify and confirm all of the terms and
      conditions thereof. Tenant acknowledges that it has no offsets, defenses
      or counterclaims to its obligations under the Lease as amended hereby.

      THIS Amendment shall be binding upon and inure to the benefit of the
parties hereto and their respective legal representatives, successors and
permitted assigns.

GROVE STREET ASSOCIATES OF                DONALDSON, LUFKIN & JENRETTE
JERSEY CITY LIMITED PARTNERSHIP,          SECURITIES CORPORATION,
(Landlord)                                (Tenant)

By:   Cali Sub IV, Inc.
      General Managing Partner

By:   /s/ James G. Nugent                 By:   /s/ Robert A. Yurman
      ----------------------------              --------------------------------
      James G. Nugent                           Robert A. Yurman, Vice President
      Vice President - Leasing                  Director of Administration

<PAGE>

                                    EXHIBIT A

                              [FLOOR PLAN OMITTED]

<PAGE>

                     SCHEDULE #1 TO LEASE DATED JULY 1, 1987

LANDLORD: Grove Street Associates of Jersey City Limited Partnership

TENANT: Donaldson, Lufkin & Jenrette Securities Corporation

                            DESCRIPTION OF THE LEASE

DATE OF DOCUMENT     DOCUMENT                      SUBJECT
----------------     --------                      -------

July 1, 1987         Lease                         Original Document
July 1, 1987         First Amendment of the Lease  10th Floor Space
July 1, 1987         Side Letter Amendment
June 19, 1989        Side Letter Agreement
March 12, 1992       Second Amendment to Lease     Mezz. B - Storage Space
December 27, 1992    Third Amendment to Lease      11th Floor Space
September 29, 1993   Side Letter Agreement
December 23, 1993    Fourth Amendment to Lease     Mezz. B - Storage Space
May 1, 1994          Fifth Amendment to Lease      12th Floor - Temp. Space
March 9, 1995        Sixth Amendment to Lease      Mezz. B - Temp. Storage Space
June 16, 1995        Seventh Amendment to Lease    14th Flr. - Temp. Storage
                                                   Space
April 4, 1996        Eighth Amendment to Lease     14th & 15th Floor Space
April 4, 1996        Ninth Amendment to Lease      14th & 15th Floor Space
December 31, 1996    Tenth Amendment to Lease      Floor 12A Space
February 7, 1997     Eleventh Amendment to Lease   Dry cooler installation
August 18, 1997      Twelfth Amendment to Lease    12th Floor Space - 4,809 sf

<PAGE>

                     SCHEDULE #2 to Lease dated July 1, 1987

      Landlord: Grove Street Associates of Jersey City Limited Partnership

        Tenant: Donaldson, Lufkin & Jenrette Securities Corporation

                       Description of the LEASED PREMISES

                                 OFFICE           STORAGE          TEMPORARY
FLOOR(S)                         SPACE             SPACE             SPACE
--------                         -----             -----             -----

         2-9                    256,925
         10                      35,820
                                -------
        2-10                    292,745
        Lobby                     4,800
                                -------
Lobby, 2-10                     297,545
         11                      36,600
                                -------
Lobby, 2-11                     334,145
Storage(kitchen)                                   8,194
Storage Space #1                                   1,800
Storage Space #2                                   3,747
Storage-Temporary #1                                                  794
Storage-Temporary #2                                                  112
        14&15                    73,200
         12A                      6,507                0                0
         12                       4,809
                                -------
Subtotal                        418,661           13,741              906
 Strachan 12                     10,307                0                0
 Strachan 12A                    14,072                0                0
                                -------           ------              ---
TOTAL S.F. AREAS                443,040           13,741              906
                                =======           ======              ===