EXHIBIT 10.1


                         SUBLEASE TERMINATION AGREEMENT

This Sublease  Termination  Agreement (the  "Agreement") is made as of March 27,
2001 by and between SK Telecom International,  Inc., a Delaware corporation (the
"Sublandlord") and Vizacom Inc., a Delaware corporation (the "Subtenant"),  with
reference to the following Recitals:

                                 R E C I T A L S

     WHEREAS,  Sublandlord  and Subtenant  are parties to that certain  Sublease
dated as of July, 1999 (the "Sublease"), pursuant to which Sublandlord subleases
to Subtenant  certain premises at Glenpointe Centre East,  Teaneck,  New Jersey,
more fully described on Exhibit B to the Sublease (the "Premises"); and

     WHEREAS,  although the term of the  Sublease is through  February 28, 2003,
Subtenant  desires  to vacate  the  premises  on March 31,  2001 (the  "Sublease
Termination Date"); and

     WHEREAS,  Systematic Financial Management,  L.P.  ("Systematic") desires to
sublease the Premises,  effective April 1, 2001 (the "New Sublease  Commencement
Date").

     NOW,  THEREFORE,  in consideration of the foregoing  Recitals,  and for the
good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Sublandlord and Subtenant hereby agree as follows:

     1.  Sublandlord and Subtenant hereby agree that the Sublease and all rights
and  obligations of Sublandlord and Subtenant  thereunder  shall terminate as of
11:59 p.m.,  New York time, on the date  immediately  preceding the New Sublease
Commencement Date,  provided that Sublandlord and Systematic have (a) executed a
Sublease  Agreement  for the  Premises  (the "New  Sublease")  on such terms and
conditions as are acceptable to Sublandlord and that Sublandlord's  landlord has
consented to the New Sublease,  (b) Systematic has deposited such security as is
required by the New  Sublease,  (c)  Systematic  has paid the first month's rent
under  the New  Sublease  and (d)  Systematic  is not in  default  under the New
Sublease.

     2. Subtenant expressly understands and agrees that it shall be obligated to
fully  comply  with all terms  and  conditions  of,  and to  perform  all of its
obligations under the Sublease, through the Sublease Termination Date.

     3.  Subtenant  acknowledges  that the execution by  Sublandlord  of the New
Sublease  shall not be construed as a waiver by Sublandlord of any of its rights
or remedies  accruing  with  respect to the  Sublease  prior to the New Sublease
Commencement Date. Further, Subtenant acknowledges and agrees that Sublandlord's
obligations  under  the New  Sublease  are  conditioned  upon  Subtenant's  full
satisfaction of all obligations  arising under the Sublease through the Sublease
Termination Date.

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EXHIBIT 10.1


     4. On or before the Sublease  Termination Date,  Subtenant shall vacate the
Premises,  causing all other  persons and  entities in occupancy or claiming any
right of occupancy or possession in the  Premises,  if any, to remove  therefrom
and shall remove all of Subtenant's furniture, furnishings, office equipment and
other  articles  of  moveable  property  from  the  Premises.   Subtenant  shall
immediately,  at its expense,  repair any damage to the Premises or the Building
caused by such removal.  Subtenant  shall deliver  possession of the Premises to
Sublandlord  broom  clean,  free of damage  and free of any  tenancies  or other
occupancies, free of all liens, encumbrances,  rights and privileges of any kind
or nature  whatsoever.  In the event  Subtenant fails to vacate the Premises and
deliver the Premises to Sublandlord in the condition required by this Agreement,
Sublandlord shall have all remedies  available under the Sublease,  at law or in
equity.

     5.  Subtenant  confirms  that,  as of the  date  of its  execution  of this
Agreement, there exist no breaches or defaults under the Sublease, and Subtenant
has no  outstanding  claim against  Sublandlord  or any other party with respect
thereto.  Effective  as of  the  Sublease  Termination  Date,  Subtenant  hereby
releases Sublandlord and its successors and assigns from all claims, obligations
and  liabilities  of  every  kind and  nature  whatsoever  arising  out of or in
connection with, the Premises or the Sublease.

     6. Subtenant  warrants and represents to the Sublandlord  that no person or
entity other than  Subtenant has any right,  title or interest in, or lien upon,
the Subtenant's interest under the Sublease. Subtenant has full right, power and
authority to execute this Agreement.

     7.  Subtenant  warrants that it is solvent and that Subtenant has not filed
or made an application for a consent to the appointment of a receiver for itself
or its assets.

     8. Subtenant  represents and warrants to Sublandlord  that it has not dealt
with any  broker  other than  Cushman  and  Wakefield  in  connection  with this
Agreement.  Subtenant  shall pay Cushman and Wakefield all commissions and other
fees due it on account of this Agreement and hereby agrees to indemnify and hold
Sublandlord  harmless  from and  against  any and all loss,  costs,  damage  and
expense,   including,   without  limitation,   reasonable   attorneys  fees  and
disbursements,  incurred by Sublandlord by reason of any claims of, or liability
to,  any broker who shall  claim to have dealt with it in  connection  with this
Agreement. The provisions of this paragraph 8 shall survive the surrender of the
Premises and the termination of the Sublease.

     9.  Subtenant  warrants  that  it has not  caused  to be  performed  on the
Premises any work or improvement for which it has not paid in full.

     10. Upon satisfaction of the conditions of this Agreement, Sublandord shall
deliver to  Subtenant a letter  unconditionally  releasing  the Letter of Credit
that Subtenant provided to Sublandlord as Security for the Sublease.


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EXHIBIT 10.1


     11. This Agreement  contains the entire agreement and  understanding of the
parties with respect to the subject  matter  hereof.  This  Agreement may not be
amended or modified except by a writing signed by the Sublandlord and Subtenant.

     12. This Agreement may be executed in any number of  counterparts,  each of
which shall be deemed an original,  but all of which when taken  together  shall
constitute one and the same instrument.

     IN WITNESS WHEREOF, the parties hereto have executed,  or caused their duly
authorized  representatives  to  execute,  this  Agreement  as of the date first
written above.

                                        SK TELECOM INTERNATIONAL, INC.

                                        By: /s/ Moon Gie Kim
                                            Name: Moon Gie Kim
                                            Title: Vice President

                                        VIZACOM INC.

                                        By: /s/ Alan Schoenbart
                                            Name: Alan W.Schoenbart
                                            Title: CFO


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