<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0"> </P>

<P STYLE="text-align: right; font: 10pt Times New Roman, Times, Serif; margin: 0pt 0">Exhibit 10.10</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0"> </P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-transform: uppercase; text-align: center">EIGHTH AMENDMENT
TO LEASE AGREEMENT</P>

<P STYLE="font: bold 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-transform: uppercase; text-align: center"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"><B>THIS EIGHTH AMENDMENT TO
LEASE AGREEMENT </B>(“<B><I>this Eighth Amendment</I></B>”) is made as of September 27, 2019 (“<B><I>Eighth Amendment
Effective Date</I></B>”)<B>, </B>by and between <B>ARE-20/22/1300 FIRSTFIELD QUINCE ORCHARD, LLC, </B>a Delaware limited liability
company, having an address at 385 E Colorado Boulevard, Suite 299, Pasadena, California 91101 (“<B><I>Landlord</I></B>”),
and <B>MAXCYTE, INC.</B>, a Delaware corporation, having an address at 22 Firstfield Road, Suite 110, Gaithersburg, Maryland 20878 (“<B><I>Tenant</I></B>”).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center; text-indent: 0in"><B><U>RECITALS</U></B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center; text-indent: 0in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">A.       Landlord
and Tenant have entered into that certain Lease Agreement (“<B><I>Original Lease</I></B>”) dated as of June 4, 2004, as amended
by a First Amendment to Lease dated July 14, 2004 (“<B><I>First Amendment</I></B>”)<B>, </B>a letter agreement dated April
3, 2006 (“<B><I>Letter Agreement</I></B>”)<B>, </B>a Second Amendment to Lease Agreement dated October 15, 2007 (“<B><I>Second
Amendment</I></B>”)<B>, </B>a Third Amendment to Lease Agreement dated February 17, 2009 (“<B><I>Third Amendment</I></B>”)<B>,
</B>a Fourth Amendment to Lease Agreement dated April 2, 2013 (“<B><I>Fourth Amendment</I></B>”)<B>, </B>a Fifth Amendment
to Lease Agreement dated November 20, 2014 (“<B><I>Fifth Amendment</I></B>”)<B>, </B>a Sixth Amendment to Lease Agreement
dated July 21, 2015 (“<B><I>Sixth Amendment</I></B>”)<B>, </B>and a Seventh Amendment to Lease Agreement dated April 20, 2017
(“<B><I>Seventh Amendment</I>”, </B>the Original Lease, the First Amendment, the Letter Agreement, the Second Amendment, the
Third Amendment, the Fourth Amendment, the Fifth Amendment, the Sixth Amendment, and the Seventh Amendment are hereinafter collectively
referred to as the <B>“<I>Lease</I></B>”)<B>, </B>wherein Landlord leased to Tenant certain premises located at 22 Firstfield
Road, Gaithersburg, Maryland 20878, as more particularly described in the Lease</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">B.       Landlord
and Tenant desire to amend the Lease to, among other things, extend the Term of the Lease for a period of 45 months from February 1, 2020
to October 31, 2023, to provide a tenant improvement allowance, and to provide an option, exercisable by Tenant, to terminate the Lease
under certain conditions.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center; text-indent: 0in"><B><U>AGREEMENT</U></B></P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center; text-indent: 0in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">Now, therefore, the parties
hereto agree that the Lease is amended as follows</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">1.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">            
</FONT><B>Third Extended Term; Base Rent Adjustment</B>. The Term of the Lease expires at midnight on January 31, 2020 Effective as of
the date hereof, Landlord and Tenant hereby revise the Lease to extend the Term of the Lease for a period of 45 months (“<B><I>Third
Extended Term</I></B>”), beginning on February 1, 2020 and, unless earlier terminated, ending at midnight on October 31, 2023 Beginning
on February 1, 2020 and on each anniversary thereafter (each an “<B><I>Adjustment Date</I></B>”), the Base Rent shall be increased
by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting
amount to the Base Rent payable immediately before such Adjustment Date Base Rent, as so adjusted, shall thereafter be due as provided
herein Base Rent adjustments for any fractional calendar month shall be prorated.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">2.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">            
</FONT><B>Termination Option</B>. Notwithstanding anything to the contrary contained herein, Tenant shall have a one-time option to terminate
the Lease <B>(“<I>Termination Option</I></B>”) in accordance with the following terms and conditions.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">a.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Tenant
Gives Notice</B>. If Tenant desires to exercise the Termination Option, Tenant shall give Landlord irrevocable written notice (“<B><I>Termination
Notice</I></B>”) at any time from and after February 1, 2021 of Tenant’s exercise of the Termination Option Landlord must
receive the Termination Notice no later than the date that is 12 full months before the Termination Date. Time is of the essence with
respect to Landlord’s receipt of the Termination Notice and all other deadlines in this Section.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">b.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Termination Date</B>. If Tenant gives the Termination Notice and complies with all the provisions in this Section, this Lease
shall terminate at midnight at the end of 12<SUP>th</SUP> month after the Termination Notice (“<B><I>Termination Date</I></B>”).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">c.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Termination
Fee Must Accompany Notice</B>. For the Termination Notice to be effective, it must be accompanied by the Termination Fee (as defined
below), which Termination Fee shall be payable only in certified funds. For purposes of this Section, “<B><I>Termination Fee</I></B>”
means an amount equal to the unamortized amount of the following (which shall be amortized on a straight-line basis) (i) the Eighth Amendment
Tl Allowance (as defined below), and (ii) the brokerage commission paid to Edge Commercial Real Estate (“<B><I>Edge</I></B>”)
by Landlord in connection with this Eighth Amendment (which Termination Fee shall be calculated by Landlord).</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">d.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Tenant’s
Obligation Survives Termination</B>. Tenant’s obligations to pay Rent and Additional Rent under this Lease, and to perform all
other Lease obligations for the period up to and including the Termination Date, shall survive the termination of this Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">e.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Landlord
May Cancel and Void Termination if Tenant in Default</B>. Notwithstanding the foregoing provisions of this Section, if Tenant shall exercise
the Termination Option when it is in Default, then Landlord may elect, but is not obligated, to cancel and declare null and void Tenant’s
exercise of the Termination Option and the Lease shall continue in full force and effect for the full Term unaffected by Tenant’s
exercise of the Termination Option. If Landlord does not cancel Tenant’s exercise of the Termination Option after such Default,
Tenant shall cure any Default within the period of time specified in the Lease and this obligation shall survive the Termination Date.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">f.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">      </FONT><B>Tenant
Shall Surrender Space by Termination Date</B>. If Tenant exercises the Termination Option, Tenant shall surrender full and complete possession
of the Premises to Landlord on or before the Termination Date vacant, broom-clean, in good order and condition, and in accordance with
the provisions of the Lease (including, but not limited to, <U>Section 28</U>), and thereafter the Premises shall be free and clear of
all leases, tenancies, and rights of occupancy of any entity claiming by, through, or under Tenant.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">g.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Failure
to Surrender Makes Tenant a Holdover</B>. If Tenant shall fail to deliver possession of the Premises on or before the Termination Date
in accordance with the terms hereof, Tenant shall be deemed to be a holdover tenant from and after the Termination Date, and in such
event, Tenant shall be subject to the provisions of <U>Section 8</U> relating to holdover tenancies.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">h.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Lease
Ceases After Termination</B>. If Tenant properly and timely exercises the Termination Option and properly and timely satisfies all other
monetary and non-monetary obligations under this Lease, the Lease shall cease and expire on the Termination Date with the same force
and effect as if the Termination Date were the date originally provided in the Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">i.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">      </FONT><B>No
Option After Sublet or Assignment</B>. If the Lease has been assigned or all or a portion of the Premises has been sublet, the Termination
Option shall be deemed null and void and neither Tenant nor any assignee or subtenant shall have the right to exercise the Termination
Option during the term of such assignment or sublease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">3.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">             </FONT><B>Eighth
Amendment Tl Allowance</B>. Landlord shall provide to Tenant a tenant improvement allowance in an amount equal to <B>$5 </B>per
rentable square feet of the Premises (excluding, however, the storage space containing approximately 209 rentable square feet
located on the second floor of the Building), i.e., $5 x 7,638/rsf = <B>$38,190 </B>(“<B><I>Eighth Amendment Tl
Allowance</I></B>”), to be used by Tenant as set forth in this Section Other than funding the Eighth Amendment Tl Allowance,
Landlord shall have no other obligation whatsoever with respect to making any leasehold or other improvements to the Premises, Suite
150, and/or Suite 180 in the Building Landlord’s obligations with respect to the Eighth Amendment Tl Allowance shall cease
upon disbursement in full of the Eighth Amendment Tl Allowance to or on behalf of Tenant The Eighth Amendment Tl Allowance shall be
used to reimburse Tenant only for modifications of or physical improvements to the Premises desired by Tenant (“<B><I>Tenant
Improvements</I></B>”)<B>, </B>including the hard construction costs associated with constructing the Tenant Improvements and
the customary “soft” costs associated with the Tenant Improvements (including, without limitation, architectural, design
and engineering fees, and the cost of procuring permits) Tenant shall have no right to any portion of the Eighth Amendment Tl
Allowance that is not requested by Tenant before the date that is 180 days after the Eighth Amendment Effective Date.</P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">a.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Tenant
Improvements; Insurance</B>. The Tenant Improvements shall automatically and immediately become Landlord’s property and shall not
be subject to any liens or encumbrances, nor shall Tenant have the right to remove the Tenant Improvements from the Premises at the expiration
of the Term. Landlord’s approval of the Tenant Improvements shall not be unreasonably withheld, delayed, or conditioned. Tenant
shall construct and perform the Tenant Improvements in strict compliance with the applicable terms of the Lease, including, but not limited
to, Section 12 (Alterations and Tenant’s Property). In no event shall any portion of the Eighth Amendment Tl Allowance be used
towards (or pay for) furniture, equipment, or personal property, or as a credit towards Tenant’s rental obligations under the Lease.
Before the commencement of the Tenant Improvements, Tenant shall deliver to Landlord a copy of any contract with Tenant’s contractors
(including any architect), and certificates of insurance from any contractor performing any part of the Tenant Improvements evidencing
industry standard commercial general liability, automotive liability, “builder’s risk”, and workers’ compensation
insurance. Tenant shall cause the general contractor, if any, to provide a certificate of insurance naming Landlord, Alexandria Real
Estate Equities, Inc., and Landlord’s lender (if any) as additional insureds for the general contractor’s liability coverages
required above.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">b.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT><B>Reimbursement</B>.
Upon submission by Tenant to Landlord of reasonably detailed written evidence (including invoices and receipts) of the expenses incurred
by Tenant with respect to the Tenant Improvements, Landlord shall promptly (but within 30 days) reimburse Tenant for such expenses from
the Eighth Amendment Tl Allowance or, if Tenant so requests, pay such expenses directly to the general contractor that performed the
Tenant Improvements, but in all cases only to the extent of the Eighth Amendment Tl Allowance Landlord shall make the Eighth Amendment
Tl Allowance available to Tenant for any expenses incurred with respect to the Tenant Improvements made for a period of 180 days after
the Eighth Amendment Effective Date. Tenant shall not make more than one such submission each month to Landlord.</P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in">4.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">             </FONT><B>Miscellaneous</B>.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">a.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT>Terms
used in this Eighth Amendment and not otherwise defined shall have the meanings ascribed to them in the Lease.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">b.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT>This
Eighth Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous
oral and written agreements and discussions. This Eighth Amendment may be amended only by an agreement in writing, signed by the parties
hereto.</P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">c.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT>This
Eighth Amendment is binding on and shall inure to the benefit of the parties hereto, their respective agents, employees, members, representatives,
officers, directors, divisions, subsidiaries, affiliates, assigns, heirs, successors in interest and shareholders.</P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">d.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT>This
Eighth Amendment may be executed in 2 or more counterparts, each of which shall be deemed an original, but all of which together shall
constitute one and the same instrument Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic
signature process complying with the U S federal ESIGN Act of 2000) or other transmission method and any counterpart so delivered shall
be deemed to have been duly and validly delivered and be valid and effective for all purposes Electronic signatures shall be deemed original
signatures for purposes of this Eighth Amendment and all matters related thereto, with such electronic signatures having the same legal
effect as original signatures.</P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in"> </P>

<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">e.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">     </FONT>Landlord
and Tenant each represent and warrant that it has not dealt with any broker, agent, or other person (collectively,
 “<B><I>Broker</I></B>”) in connection with this transaction and that no Broker brought about this transaction other than
Edge. Edge, which represents Tenant, shall be paid by Landlord pursuant to a separate agreement between Landlord and Edge Landlord
and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker (other than Edge)
claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to
this transaction.</P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.75in">f.<FONT STYLE="font-family: Times New Roman, Times, Serif; font-size: 10pt">      </FONT>Except
as amended and/or modified by this Eighth Amendment, the Lease is hereby ratified and confirmed and all other terms of the Lease shall
remain in full force and effect, unaltered and unchanged by this Eighth Amendment In the event of any conflict between the provisions
of this Eighth Amendment and the provisions of the Lease, the provisions of this Eighth Amendment shall prevail. Regardless of whether
specifically amended by this Eighth Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary
to give effect to the purpose and intent of this Eighth Amendment.</P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: center; text-indent: 0in"><B>[SIGNATURES APPEAR ON NEXT
PAGE]</B></P>

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<P STYLE="font: 10pt Times New Roman, Times, Serif; margin: 0pt 0; text-align: justify; text-indent: 0.5in"><FONT STYLE="color: #151513">IN
WITNESS WHEREOF</FONT><FONT STYLE="color: #343433">, </FONT><FONT STYLE="color: #151513">the parties hereto have executed this Eighth
Amendment under seal as of the day and year first above written.</FONT></P>

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  <TD STYLE="width: 50%"> </TD>
  <TD STYLE="width: 50%"><FONT STYLE="font-variant: small-caps"><B>TENANT:</B></FONT></TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD> </TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD><FONT STYLE="font-variant: small-caps"><B>MAXCYTE, INC.,</B></FONT></TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD>a Delaware corporation</TD></TR>
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  <TD STYLE="width: 50%"> </TD>
  <TD STYLE="width: 5%">By:</TD>
  <TD STYLE="border-bottom: Black 1pt solid; width: 39%">/s/ Ron Holtz</TD>
  <TD STYLE="width: 6%">(SEAL)</TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD>Name:</TD>
  <TD>Ron Holtz</TD>
  <TD> </TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD>Its:</TD>
  <TD>Chief Financial
Officer</TD>
  <TD> </TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD> </TD>
  <TD> </TD>
  <TD> </TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD> </TD>
  <TD> </TD>
  <TD> </TD></TR>
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  <TD STYLE="width: 50%"><FONT STYLE="font-variant: small-caps"><B>LANDLORD:</B></FONT></TD></TR>
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  <TD> </TD>
  <TD> </TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD><FONT STYLE="color: #232423"><B>ARE-20/22/1300 FIRSTFIELD QUINCE </B></FONT><B><FONT STYLE="color: #151513">ORCHARD, LLC,</FONT></B></TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD>a Delaware limited liability company,</TD></TR>
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  <TD STYLE="width: 5%"><B>By:</B></TD>
  <TD STYLE="width: 45%"><B>ARE-GP/VI HOLDINGS QRS CORP.,</B></TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD> </TD>
  <TD>a Delaware corporation,</TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD> </TD>
  <TD>its managing member</TD></TR>
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  <TD STYLE="width: 50%"> </TD>
  <TD STYLE="width: 5%">By:</TD>
  <TD STYLE="border-bottom: Black 1pt solid; width: 39%">/s/ Jennifer
Banks</TD>
  <TD STYLE="width: 6%">(SEAL)</TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD>Name:</TD>
  <TD>Jennifer Banks</TD>
  <TD> </TD></TR>
<TR STYLE="vertical-align: top; text-align: left">
  <TD> </TD>
  <TD>Its:</TD>
  <TD>Co-Chief Operating
Officer & General Counsel</TD>
  <TD> </TD></TR>
</TABLE>
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