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                                                                EXHIBIT 10.59

                            FIRST AMENDMENT TO LEASE

1.    PARTIES

      1.1   THIS AGREEMENT made as of the 30th day of September 1999 is, by and
            between Cal-Harbor II and III Urban Renewal Associates L.P.
            (hereinafter "Landlord") whose address is c/o Mack-Cali Realty
            Corporation, 11 Commerce Drive, Cranford, New Jersey 07016 and
            Donaldson, Lufkin & Jenrette Securities Corporation and DLJdirect
            Holdings Inc. (hereinafter, collectively and jointly and severally,
            "Tenant") whose address is Harborside Financial Center, Plaza III,
            Jersey City, New Jersey 07311.

2.    STATEMENT OF FACTS

      2.1   Landlord and Tenant entered into a Lease dated April 12, 1999
            (hereinafter "Lease") setting forth the terms of occupancy by Tenant
            of 100,815 rentable square feet on the fifth (5th) floor
            (hereinafter "Premises") in the building known as Plaza II
            (hereinafter "Building") in the office complex known as Harborside
            Financial Center, Jersey City, New Jersey; and

      2.2   The Term of the Lease is for 122 months with the Possession Date
            being defined in Article 2 of the Lease as being subject to
            determination in accordance with the terms thereof; and

      2.3   It has been determined in accordance with the provisions of Article
            2 of the Lease that June 15, 1999 is the Possession Date.

3.    AGREEMENT

            NOW, THEREFORE, in consideration of the Premises and the covenants
      hereinafter set forth, Landlord and Tenant agree as follows:

      3.1   The Possession Date is June 15, 1999, the Commencement Date of the
            Term of the Lease is September 15, 1999, the Rent Increase Date is
            November 15, 1999 and the Expiration Date is November 30, 2009,
            subject to extension by reason of the exercise of the renewal option
            contained in Article 44 of the Lease.

      3.2   This Agreement is executed by the parties hereto for the purpose of
            providing a record of the Possession, Commencement, Rent Increase
            and Expiration Dates of the Lease.

      3.3   Except as amended herein, the Lease covering the Premises shall
            remain in full force and effect as if the same were set forth in
            full herein and Landlord and Tenant hereby ratify and confirm all
            the terms and conditions thereof.

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

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      3.5   Each party agrees that it will not raise or assert as a defense to
            any obligation under the Lease or this Agreement or make any claim
            that the Lease or this Agreement is invalid or unenforceable due to
            any failure of this document to comply with ministerial requirements
            including, but not limited to requirements for corporate seals,
            attestations, witnesses, notarizations, or other similar
            requirements, and each party hereby waives the right to assert any
            such defense or make any claim of invalidity or unenforceability due
            to any of the foregoing.

            IN WITNESS THEREOF, Landlord and Tenant have hereunto set their
      hands and seals the date and year first above written and acknowledge one
      to the other they possess the requisite authority to enter into this
      transaction and to sign this Agreement.


      LANDLORD                                TENANT

      Cal-Harbor II and III Urban             DLJdirect Holdings Inc.
      Renewal Associates L.P.

      By: Mack-Cali Sub X, Inc., its
          General Partner

      By:                                     By: /s/ Richard F. Brueckner
          ---------------------------             ------------------------------
          John Jay Crandall,                      Name: Richard F. Brueckner
          Vice President, Leasing                 Title: Director
          NJ/PA Region

                                              Donaldson, Lufkin & Jenrette
                                              Securities Corporation

                                              By: /s/ Robert A. Yurman
                                                  ------------------------------
                                                  Name: Robert A. Yurman
                                                  Title: S.V.P.


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STATE OF           )
                   : ss.:
COUNTY OF          )

            On this _____ day of ___________, 1999, before me personally came
John Jay Crandall, to me known, who, being duly sworn by me, did depose and say
that he resides in ___________________________________, that he is the Vice
President, Leasing - NJ/PA Region, of Mack-Cali Sub X, Inc., the corporation
described in and which executed the above instrument on behalf of Cal-Harbor II
and III Urban Renewal Associates L.P., and that he signed his name thereto by
order of the board of directors of said corporation.

                                        ________________________________________
                                                    Notary Public
STATE OF           )
                   : ss.:
COUNTY OF          )

            On this _____ day of __________, 1999, before me personally came
_________________to me known, who, being by me duly sworn, did depose and say
that he resides in _____________________, that he is the ______________________
of DLJdirect Holdings Inc., the corporation described in and which executed the
above instrument and that he signed his name thereto by order of the board of
directors of said corporation.

                                        ________________________________________
                                                    Notary Public

STATE OF           )
                   : ss.:
COUNTY OF          )

            On this _____ day of ___________, 1999, before me personally came
__________________ to me known, who, being by me duly sworn, did depose and say
that he resides in ______________________________________ that he is the
_________________ of DONALDSON, LUFKIN & JENRETTE SECURITIES CORPORATION, the
corporation described in and which executed the above instrument and that he
signed his name thereto by order of the board of directors of said corporation.

                                        ________________________________________
                                                    Notary Public


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