61 EAST VAN BUREN STREET
 RETAIL LEASE
 BY AND BETWEEN
 BUCKINGHAM MASTER TENANT, LLC,
 LANDLORD
  MIDWEST BANK AND TRUST CO.
 TENANT




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TABLE OF CONTENTS
 Page1.
    
    DEMISE AND TERM; BUILDING
    
    
    32.
    
    RENT
    
    
    43.
    
    USE AND OPERATION
    
    
    84.
    
    CONSTRUCTION OF BASE BUILDING;
POSSESSION; AS-IS CONDITION OF PREMISES
    
    
    95.
    
    BUILDING SERVICES
    
    
    106.
    
    RULES AND REGULATIONS
    
    
    117.
    
    CERTAIN RIGHTS RESERVED TO LANDLORD
    
    
    128.
    
    MAINTENANCE AND REPAIRS
    
    
    129.
    
    ALTERATIONS
    
    
    1310.
    
    INTENTIONALLY OMITTED
    
    
    1411.
    
    INSURANCE
    
    
    1412.
    
    WAIVER AND INDEMNITY
    
    
    1513.
    
    FIRE AND CASUALTY
    
    
    1614.
    
    CONDEMNATION
    
    
    1715.
    
    ASSIGNMENT AND SUBLETTING
    
    
    1716.
    
    SURRENDER
    
    
    1817.
    
    DEFAULTS AND REMEDIES
    
    
    1818.
    
    HOLDING OVER
    
    
    2019.
    
    SECURITY DEPOSIT
    
    
    2020.
    
    SECURITY INTEREST
    
    
    2121.
    
    ESTOPPEL CERTIFICATE
    
    
    2122.
    
    SUBORDINATION
    
    
    2223.
    
    QUIET ENJOYMENT
    
    
    2224.
    
    BROKER
    
    
    2225.
    
    NOTICES
    
    
    2226.
    
    BASE BUILDING; TENANT IMPROVEMENTS
    
    
    2327.
    
    MISCELLANEOUS
    
    
    25
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61 EAST VAN BUREN  RETAIL LEASE
 THIS
RETAIL LEASE Lease  Execution Date BUCKINGHAM MASTER TENANT, LLC Landlord MIDWEST BANK AND TRUST CO. Tenant Exhibit A Building Schedule
 1.
    
    Premises:
    
    The ground floor retail space
located on Van Buren Street and shown on Exhibit A-1
attached hereto and designated as Space R-1 on the attached retail floor plan.2.
    
    Rentable Square Feet
of the Premises:
    
    4,665 Rentable Square Feet3.
    
    Rentable Square Feet
of the Building:
    
    134,413 Rentable Square Feet4.
    
    Annual Minimum Rent:
    
    Year 1: $209,925.00Year 2: $214,123.50Year 3: $218,405.97Year 4: $222,774.08Year 5: $227,229.56Year 6: $231,774.15Year 7: $236,409.63Year 8: $241,137.82Year 9: $245,960.57Year 10: $250,879.78First Option Term:Year 1: $258,406.17Year 2: $266,158.35Year 3: $274,143.10Year 4: $282,367.39Year 5: $290,838.41Second Option Term:Year 1: $299,563.56Year 2: $308,550.46Year 3: $317,806.97




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Year 4: $327,341.17Year 5: $337,161.405.
    
    Monthly Minimum Rent:
    
    Year 1: $17,493.75Year 2: $17,843.63Year 3: $18,200.50Year 4: $18,564.51Year 5: $18,935.80Year 6: $19,314.51Year 7: $19,700.80Year 8: $20,094.82Year 9: $20,496.71Year 10: $21,906.65First Option Term:Year 1: $21,533.85Year 2: $22,179.86Year 3: $22,845.26Year 4: $23,530.62Year 5: $24,236.53Second Option Term:Year 1: $24,963.63Year 2: $25,712.54Year 3: $26,483.91Year 4: $27,278.43Year 5: $28,096.786.
    
    Tenants Exterior CAM Expenses:
    
    Year 1: $3.25 per rentable square footYear 2: $3.35 per rentable square footYear 3: $3.45 per rentable square footYear 4:  $3.55 per rentable square footYear 5: $3.66 per rentable square footYear 6: $3.77 per rentable square footYear 7: $3.88 per rentable square footYear 8: $4.00 per rentable square footYear 9: $4.12 per rentable square footYear 10: $4.24 per rentable square foot
 2




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First Option Term:Year 1: $4.37 per rentable square footYear 2: $4.50 per rentable square footYear 3: $4.64 per rentable square footYear 4: $4.78 per rentable square footYear 5: $4.92 per rentable square footSecond Option Term:Year 1: $5.07 per rentable square footYear 2: $5.22 per rentable square footYear 3: $5.38 per rentable square footYear 4: $5.54 per rentable square footYear 5: $5.71 per rentable square foot7.
    
    Tenants
Proportionate Share
of Taxes:
    
    3.5%8.
    
    Name of Business:
    
    Midwest Bank and Trust Co., an
Illinois banking corporation9.
    
    Use of Premises:
    
    The establishment and operation of a
retail banking facility, and for all
other purposes incidental to the
operation of a retail banking
facility, and for no other purpose.10.
    
    Radius:
    
    One (1) mile.11.
    
    Security Deposit:
    
    Thirty Four Thousand Nine Hundred
Eight Seven and 50/100 Dollars
($34,987.50).12.
    
    Brokers:
    
    Adam Secher and Allen Joffe of Baum
Realty Group, LLC and John Conerty of
Studley Inc.13.
    
    Commencement Date:
    
    January 1, 200914.
    
    Expiration Date:
    
    December 31, 201815.
    
    Option Terms:
    
    Two (2) option terms of five (5) years
each at the Annual Minimum Rent and
Monthly Minimum Rent as shown in Items
4 and 5 above of this Schedule.16.
    
    Guarantor:
    
    Midwest Banc Holdings Inc., a(n)
______corporation. Concurrent
with Tenants
 3




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execution and delivery
of this Lease, Tenant shall cause
Guarantor to execute and deliver a
guaranty in favor of Landlord on a
form reasonably approved by Landlord.17.
    
    Turnover Date:
    
    As defined in Section 26.C. below.18.
    
    Projected Turnover
Date:
    
    First business day following full
mutual execution of the Lease.19.
    
    Workletter:
    
    The Tenant Workletter Agreement
attached hereto and incorporated
herein as Exhibit B.
 DEMISE AND TERM; BUILDING
 Demise and Term Premises Exhibit A-1 Term Commencement Date Expiration Date
  Option to Extend . Option
Terms Option Term First Option Term
 Extension Notice
  4




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RENT
 Definitions
 Exterior Common Areas
 Tenants Exterior CAM Expenses
 5




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Rent
 Taxes ad valorem
 Tenants Proportionate Share of Taxes
 Components of Rent
 Minimum Rent
 6




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Adjustment Rent
  Payment of Rent
 7




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Default Rate
 USE AND OPERATION
 Limitation On Use
 Tenants Operating Covenants Required Opening Date
 8




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Retail Hours
 Specific Nature of Tenants Business
  Premises Entrance; Building Lobby .
 Signs Exhibit C Exhibit C
 9




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Compliance with Laws
 CONSTRUCTION OF BASE BUILDING; POSSESSION; AS-IS CONDITION OF PREMISES
 Construction of Base Building
 Condition of Premises; As-Is
 10




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BUILDING SERVICES
 HVAC
 Water .
 Electricity .
 11




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Telephones .
 Additional Services .
 Failure or Delay in Furnishing Services th
 RULES AND REGULATIONS Exhibit D
 12




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CERTAIN RIGHTS RESERVED TO LANDLORD CC&Rs
 MAINTENANCE AND REPAIRS
 Tenants Maintenance
 13




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Landlords Maintenance
 ALTERATIONS
 Requirements alteration
 14




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Liens
 INTENTIONALLY OMITTED
 INSURANCE
 15




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Tenants Insurance
 Landlords Insurance
 WAIVER AND INDEMNITY
 Tenants Waiver
 Mutual Waiver
 16




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Tenants Indemnity
 FIRE AND CASUALTY
  core and shell
 17




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CONDEMNATION
 ASSIGNMENT AND SUBLETTING
 Landlords Consent Transfer Business
Transfer
 18




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Credit
Requirement
 Standards for Consent
 Excess Rents
 SURRENDER .
 19




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DEFAULTS AND REMEDIES
 Default Default
 Right of Re-Entry
 Reletting
 Termination of Lease
 20




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Other Remedies
 Bankruptcy
 Waiver of Trial by Jury
 Venue
 HOLDING OVER
 21




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SECURITY DEPOSIT
 INTENTIONALLY OMITTED
 ESTOPPEL CERTIFICATE .
 22




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SUBORDINATION .
 QUIET ENJOYMENT .
 BROKER . Broker
 NOTICES .
 If to Landlord:
    
    Buckingham Master Tenant, LLCc/o Brownstone/Van Buren10 S. Riverside PlazaSuite 1830Chicago, Illinois 60606
 23




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Attention: David Deweywith a copy to:
    
    Buckingham Master Tenant, LLCc/o Van Buren Fund Development, LLC10 S. Riverside PlazaSuite 1830Chicago, Illinois 60606Attention: Gerry V. Curciarellowith a copy to:
    
    DLA Piper US LLP203 North LaSalle Street, Suite 1900Chicago, Illinois 60601Attention: Mark D. YuraIf to Tenant:
    
    Midwest Bank and Trust Co.501 West North AvenueMelrose Park, Illinois 60160Attention:
    
    Bruno CostaExecutive Vice PresidentChief Operations andTechnology Officer
  BASE BUILDING; TENANT IMPROVEMENTS
 Landlords Work Exhibit E Landlords Work
 Substantially Complete
 Force Majeure
 24




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Tenant Delay
 Substantial Completion Substantially Complete Substantially
Completed
 Tenants Improvements Turnover Date
  Early Occupancy
 25




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MISCELLANEOUS
 Successors and Assigns
 Entire Agreement
 Time of Essence
 Execution and Delivery
 Severability
 Governing Law
 Attorneys Fees
 Delay in Possession
 26




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Joint and Several Liability
 Force Majeure
 Intentionally Omitted
 Captions
 No Waiver
 Landlord Landlord
 No Recording
 Relation of Parties
 Limitation of Liability
 27




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28




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TENANT:MIDWEST BANK AND TRUST CO.,
an Illinois banking corporationBy:Bruno CostaTitle:
    Executive Vice President
Chief Operations and Technology OfficerLANDLORD:BUCKINGHAM MASTER TENANT, LLC, an Illinois limited liability companyBy:
    Van Buren/Wabash, LLC, its             managing memberBy:
    Van Buren Fund Development, LLC, its managing memberBy:Name:
    Gerry V. CurciarelloIts:       Co-Manager 29




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EXHIBIT A
 LEGAL DESCRIPTION
        A-1




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EXHIBIT A-1
 RETAIL SPACE FLOOR PLAN
 
 A-1




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EXHIBIT B
 TENANT WORKLETTER
 THIS TENANT WORKLETTER Lease BUCKINGHAM MASTER TENANT, LLC Landlord MIDWEST BANK AND TRUST CO. Tenant
 WITNESSETH
 WHEREAS
 WHEREAS
 NOW, THEREFORE
 TENANTS WORK . Tenants Work
 PRE-CONSTRUCTION ACTIVITIES
     Tenants Architect Tenant Contractor
 B-1




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Tenants Contractors
     Approved Plans Plans
 B-2




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DELAYS
 CHARGES AND FEES Supervisory
Fee
 CHANGE ORDERS
 STANDARDS OF DESIGN AND CONSTRUCTION AND CONDITIONS OF TENANTS PERFORMANCE .
   B-3




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B-4




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INSURANCE AND INDEMNIFICATION
    B-5




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B-6




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LANDLORDS CONTRIBUTION; EXCESS AMOUNTS
       B-7




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MISCELLANEOUS
         ON-SITE PROJECT MANAGER
  B-8




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DESIGNATED REPRESENTATIVES; COOPERATION
   [END OF WORKLETTER PROVISIONS]
 B-9




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EXHIBIT C
 SIGNS AND DISPLAY WINDOWS
           C-1




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C-2




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EXHIBIT D
 RULES AND REGULATIONS
          D-1




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D-2




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D-3




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EXHIBIT E
 LANDLORDS WORK
  
    
    Central building heat pump system stubbed to Premises.
    
    Existing front entrance door, windows and storefront as well as existing rear entrance door
in place.
    
    Exterior walls as-is
    
    No ceiling or lighting
    
    Existing concrete floor to remain
    
    One (1) existing new 400 amp electrical service and panel as located within the rear of
the Premises and an installed individual electrical meter for recording the electricity use
solely for the Premises. Tenant agrees that Tenant shall at Tenants sole cost and expense
arrange to transfer the electrical meter and account into Tenants name following the Turnover
Date and before Tenants construction within the Premises commences.
    
    A 2 water pipe will be provided to the rear of the Premises for connection by Tenant at
Tenants sole cost and expense. A checkmeter for use by Landlord and Tenant to equitable
apportion water usage by Tenant has been installed. Tenant acknowledges and agrees that
Tenant shall pay to Landlord as Rent Tenants fair share of water and sewer charges based upon
its check metered usage of same.
    
    Multiple locations for Tenants connection of its own HVAC equipment to the Buildings heat
pump system for the heating and cooling of the Premises.
    
    No gas lines or access to natural gas will be required by Tenant. [Tenant to confirm.]
 E-1