<PAGE>   1
                                                                   EXHIBIT 10.21

INTERNATIONAL FINANCIAL         1113 S. MILWAUKEE AVENUE, LIBERTYVILLE, IL 60048
SERVICES CORPORATION                       (847) 549-0100     FAX (847) 549-0119

<TABLE>
<CAPTION>
<S>      <C>                                  <C>
LESSEE:  SIGMATRON INTERNATIONAL, INC.        LEASE NO. ALWAYS REFER TO: #98-010

ADDRESS: 2201 LANDMEIER ROAD                  CONTACT: MS. LINDA BLAKE
         ELK GROVE VILLAGE, IL  60007         PHONE #: 847-956-8000
                                              EQUIPMENT LOCATION IF OTHER THAN 
                                              ADDRESS OF LESSEE:
                                              SMT UNLIMITED L.P. , 47650 WESTINGHOUSE DR.,
TYPE OF COMPANY: CORPORATION                  FREMONT, CA  94539
---------------------------------------------------------------------------------------------------------------------------
           EQUIPMENT LEASED AS LISTED ON THE ATTACHED SCHEDULE "A"
TERM:         60                              $4,862.00 per period for the first 60 periods
PERIODS ARE:  MONTHLY                         ADVANCE RENTALS, $9,724.00 payable at the signing of this lease to be applied
TOTAL # OF LEASE PAYMENTS: 60                 to the last  two rental payments.
EFFECTIVE DATE: SEE PARAGRAPH 25
---------------------------------------------------------------------------------------------------------------------------
</TABLE>
                        TERMS AND CONDITIONS OF LEASE

1. LEASE.  LESSOR hereby leases to LESSEE and LESSEE hereby hires and takes
from LESSOR, the personal property set forth on the EQUIPMENT Schedule above
and any Schedule attached hereto with all accessories incorporated therein
and/or affixed thereto, hereinafter referred to as EQUIPMENT.
2. RENTALS.  During and for the original term hereof LESSEE hereby agrees to
pay LESSOR as and for rental of the EQUIPMENT the amounts specified above as
monthly or other calendar period rental multiplied by the number of months or
periods specified above.  The first rental payment shall be made on the
effective date as set forth above.  In the event the effective date is omitted
when the LEASE is executed by the LESSEE, the LESSOR is authorized to and shall
insert the effective date of this LEASE which shall be the date of delivery of
EQUIPMENT.  Subsequent monthly or other period rental payments shall be due on
the same day of subsequent months or other calendar periods as the effective
date of this LEASE.  All payments shall be made at the office of the LESSOR at
1113 S. Milwaukee Avenue, Libertyville, IL  60048, or as otherwise directed by
the LESSOR or assignee in writing.
3. TERM.  The original term of this LEASE shall commence on the date that the
EQUIPMENT is delivered to LESSEE and shall terminate upon the  expiration of
the number of months, or other calendar periods, set forth above from said
date.  Said rent shall be payable monthly in advance.
4. EQUIPMENT AND LIABILITY.  LESSOR, at the request of LESSEE, has ordered or
shall order the EQUIPMENT described above from a supplier selected by LESSEE.
LESSOR shall not be liable for specific performance of this LEASE or for
damages, if , for any reason, supplier fails to accept such order or delays or
fails to fill the order.  LESSEE agrees to accept such EQUIPMENT and to
complete the acceptance notice provided by LESSOR.
5. PLACE OF USE; INSPECTION.  LESSEE shall keep the EQUIPMENT at its place of
business as specified above.  LESSEE covenants and agrees not to allow the use
of EQUIPMENT by other than the employees of the LESSEE and covenants and agrees
not to rent or sublet the EQUIPMENT or any part thereof to others for their own
use.  Whenever requested by LESSOR, LESSEE shall promptly advise LESSOR as to
the exact location of the EQUIPMENT.  LESSOR, from time to time, may enter the
premises where the EQUIPMENT is located and inspect same upon 1 business day's
notice and subject to LESSEE's security rules.
6. ADVANCE RENTALS.  At the LESSOR'S option any advance rentals made hereunder
may be applied by LESSOR to cure any default of LESSEE.  LESSEE will from time
to time promptly provide any additional credit or financial information that
the LESSOR deems necessary to this transaction.
7. DISCLAIMER OF WARRANTY.   LESSOR not being the manufacturer or the supplier
of the EQUIPMENT, nor a dealer in similar equipment, has not made and does not
make any representation warranty or covenant, express or implied, with respect
to the design, condition, durability, suitability, fitness for use or
merchantability of the EQUIPMENT in any respect.  As between LESSOR and LESSEE,
the EQUIPMENT shall be accepted and leased by LESSEE "AS IS" and "WITH ALL
FAULTS".  LESSEE agrees to settle all such claims directly with the supplier
and will not assert any such claims or defenses against LESSOR or LESSOR'S
assignee.  LESSOR assigns to, authorizes and appoints LESSEE to enforce, in its
own name and at its own expense, any claim, warranty, agreement or
representation which may be made against the supplier, but LESSOR assumes no
obligation as to the extent or enforceability thereof. LESSOR agrees to
cooperate with LESSEE in the enforcement of any manufacturer warranty to the
extent LESSOR'S cooperation is necessary under the terms of any such warranty.
No defect or unfitness of the EQUIPMENT, loss or damage thereto or any other
circumstances shall relieve LESSEE of its obligations under this LEASE which
are absolute and unconditional. In no event shall LESSOR or LESSEE be liable
for any consequential damages.  Supplier is not an agent of LESSOR and no
employee of supplier is authorized to waive, supplement or otherwise alter, any
provision of this LEASE.
8. ERRORS IN ESTIMATED COST.  The amount of each rent payment and the advance
rental initially set forth above are based upon the estimated total cost of the
EQUIPMENT (excluding taxes, transportation and any other charges) which is an
estimate, and each shall be adjusted proportionally if the actual cost of the
EQUIPMENT differs from said estimate.  LESSEE hereby authorizes LESSOR to
correct the figures set forth above when the actual cost is  known.  If the
actual cost of the EQUIPMENT differs from the estimated cost by more than ten
percent (10%)thereof, however, either party at its option may terminate this
LEASE by giving written notice to the other party within fifteen (15) days
after receiving notice of the actual cost or the corrected rent.
9. USE AND RETURN OF EQUIPMENT.  The LESSEE shall exercise due and proper care
in the use, repair and servicing of the EQUIPMENT and at all times and at its
expense shall keep and maintain the leased property in good working condition,
order, and repair.  LESSEE may alter and upgrade the EQUIPMENT provided that
such alteration or upgrade does not reduce the value or impair the capability
of the EQUIPMENT.  LESSEE shall have the right to remove any such alteration or
upgrade before returning the EQUIPMENT to LESSOR so long as the removal does
not damage the EQUIPMENT.  LESSEE shall bear all costs associated with the
acquisition, installation and removal of any such alteration or upgrade.  Upon
the expiration or termination of this LEASE, LESSEE at its sole expense shall
forthwith properly pack and return the EQUIPMENT to LESSOR, or to such place
designated by LESSOR within 30 miles of EQUIPMENT location, in the same
condition as when received by LESSEE, reasonable wear and tear alone excepted.
All replacement parts, incorporated in or affixed to the EQUIPMENT after the
commencement of this LEASE shall become the property of LESSOR.
10. TITLE; LIENS; TAXES.   The Equipment is, and shall at all times be and
remain (i) the sole and exclusive property of LESSOR; and the LESSEE shall have
no right, title or interest therein or thereto  except as expressly set forth
in this LEASE; (ii) personal property notwithstanding that the EQUIPMENT or any
part thereof may now be or hereafter become, in  any manner affixed or attached
to or imbedded in, or permanently resting upon, real property or any building
thereon.  LESSEE agrees to affix nameplates or decals to the EQUIPMENT
indicating LESSOR'S ownership thereof if requested and supplied by LESSOR.



THIS LEASE IS SUBJECT TO THE TERMS AND CONDITIONS PRINTED ABOVE AND ON THE
FOLLOWING PAGES AND RIDERS WHICH ARE MADE PART THEREOF AND WHICH LESSEE
ACKNOWLEDGES THAT IT HAS READ.  IN WITNESS WHEREOF THE LESSEE HAS HEREBY
EXECUTED THIS NON CANCELLABLE LEASE THIS _____DAY OF _________________ 19___

<TABLE>
<S>                                                   <C>
ACCEPTED _____________ 19_____                        LESSEE NAME: SIGMATRON INTERNATIONAL, INC.
                                                                   -------------------------------------------------
INTERNATIONAL FINANCIAL SERVICES CORP., Lessor        SIGNED BY: /s/ 
                                                                ----------------------------------------------------
BY                                                    TITLE: President and Chief Executive Officer
  --------------------------------------------------        --------------------------------------------------------
TITLE                                                        (INDICATE CORPORATE OFFICE, GENERAL PARTNER, OWNER, ETC)
     -----------------------------------------------
LESSEE'S ORIGINAL SIGNATURE IN INK IS REQUIRED ON     DATE:
                                                           ---------------------------------------------------------
LEASE PAGES 1,2,3 ,4,5 - MUST BE ORIGINAL SIGNATURES  
</TABLE>

                              LEASE ORIGINAL - 1
<PAGE>   2


LESSEE shall keep the EQUIPMENT free and clear of levies, liens and
encumbrances and shall pay all license and registration fees, assessments,
filing or recording fees, documentary stamp tax, sale/use taxes, personal
property taxes, gross receipt taxes, excise taxes including value added taxes
and all other taxes (local, state and federal) which may now or hereafter be
imposed upon the ownership, leasing, rental, sale, purchase, possession or use
of the EQUIPMENT whether assessed to LESSOR or LESSEE excluding, however, all
taxes on or measured by LESSOR'S net income.
     If such taxes are levied against the LESSOR, the LESSOR shall have the
right, subject to the following paragraph, but not the obligation, to pay any
such taxes, whether levied against the LESSOR or the LESSEE.  In such event the
LESSEE shall reimburse the LESSOR therefor within five (5) days after receipt
of invoice and for the failure to make such reimbursement when due the LESSOR
shall have all remedies provided herein with respect to the nonpayment of the
rental hereunder.  LESSEE shall give LESSOR immediate notice of any attachment
or other judicial process, liens or encumbrances affecting the EQUIPMENT and
shall indemnify and save LESSOR harmless from any loss or damage caused
thereby.
     Notwithstanding the foregoing, LESSEE shall have the right, at its expense
and by appropriate legal proceedings, to contest the validity, applicability or
amount of any fees, assessments or taxes imposed upon the EQUIPMENT provided
that LESSEE shall not cause a tax lien to be levied against the EQUIPMENT or
LESSOR.  LESSOR agrees to cooperate with LESSEE in any such contest and will
permit LESSEE to contest the same in the name of LESSOR (if required by law) or
in the name of LESSEE, all at LESSEE'S cost and expense.  The non-payment of
any fee, tax or assessment by LESSEE in connection with such contest shall not
be deemed a default hereunder until final determination of such contest and
expiration of any due date established therein.
11. FILING.  LESSEE hereby authorizes LESSOR to file financing statements with
respect to the EQUIPMENT or any collateral provided by LESSEE to LESSOR prior
to or following LESSOR's acceptance of this LEASE, in any State of the United
States in which the EQUIPMENT is located.  LESSEE shall execute such
supplemental instruments and financing statements if LESSOR  deems such to be
necessary or advisable and shall otherwise cooperate to defend the title of the
LESSOR by filing or  otherwise.  LESSEE, upon demand, shall promptly pay to
LESSOR all filing costs and fees incurred or paid by LESSOR.
12. INSURANCE.  Commencing on the date risk passes to LESSOR from the supplier
and continuing until LESSEE has redelivered possession of the EQUIPMENT to
LESSOR, LESSEE, at its expense, shall keep the EQUIPMENT insured against all
risks of loss or damage from every cause whatsoever for the greater of the
total rent for the full term of this LEASE or the full undepreciated
replacement value (new) of the EQUIPMENT, and shall carry public liability
insurance, both personal injury and property damage, covering the EQUIPMENT and
its use.  All insurance shall be of a type, form, in amounts, with companies
and contain terms and conditions reasonably satisfactory to LESSOR.
Certificates of insurance or other evidence satisfactory to LESSOR, including
the original or certified copies of the actual policies showing the existence
of insurance in accordance herewith, and the terms, conditions and payments
therefor shall be delivered to LESSOR upon LESSOR's request.  Said insurance
shall provide for loss, if any, payable to LESSOR and LESSEE as their interests
may appear and shall name LESSOR as an additional insured for purposes of
liability insurance.  The proceeds of insurance payable as a result of loss of
or damage to EQUIPMENT shall be applied, at the option of LESSEE: (a) toward
the replacement, restoration or repair of EQUIPMENT which may be lost, stolen,
destroyed or damaged; or (b) toward payment of the obligations of LESSEE
hereunder.  In the event the LESSEE elects to apply insurance proceeds to the
repair or to the replacement of the damaged EQUIPMENT, this LEASE shall
continue in full force and effect.  In the event LESSEE elects to apply
insurance proceeds to the payment of LESSEE'S obligations for rent hereunder,
the LESSEE's obligations for the rent hereunder shall be reduced by the amount
of such insurance proceeds, but the LESSEE shall be liable for any additional
rents due.  Such reduction of rents shall be allocated solely to the item or
items lost, stolen, damaged or destroyed.
13. LOSS; DAMAGE.  LESSEE assumes and shall bear the risk of loss and damage to
the EQUIPMENT from every cause whatsoever, whether or not insured.  In the
event of any loss or damage to the EQUIPMENT, LESSEE, at the option of LESSEE,
shall (a) place the same in good repair, condition and working order; or (b)
replace the same with new EQUIPMENT; or (c) immediately pay to LESSOR the
following amount:  the greater of (x) the total unpaid rentals for the entire
term hereof (discounted to present value at the rate of six (6) percent per
annum plus any amount due LESSOR pursuant to Section 18 hereof or (y) the fair
market value of the EQUIPMENT immediately prior to the loss or damage.  Upon
such payment, together with payment of all other sums owing on said LEASE to
and including such payment date, LESSOR will transfer title to the affected
EQUIPMENT to LESSEE "as is", "where is", and without warranty, express or
implied but including the warranty of good and marketable title.
14. INDEMNITY.  Lessee does hereby assume liability for and does agree to
indemnify, protect, save and keep harmless LESSOR, and any assignee of LESSOR
from and against any and all liabilities, losses, damages, penalties, claims,
actions, suits, costs, expenses and disbursements, including court costs and
reasonable legal expenses, of whatever kind and nature, imposed on, incurred by
or asserted against LESSOR, and any assignee of LESSOR (whether or not also
indemnified against by any other person) in any way relating to or arising out
of this LEASE or the manufacture, purchase, ownership, delivery, lease,
possession, use, operation, condition, return or other disposition of the
EQUIPMENT by LESSEE, including without limitation any claim alleging latent or
other defects, whether or not discoverable by LESSOR or LESSEE; any claim for
patent, trademark or copyright infringement; any claim arising out of strict
liability in tort; and any taxes for which LESSEE is responsible pursuant to
this LEASE, but excluding any such claims arising from acts or omissions of
LESSOR or its assignees.
15. DEFAULT.  Any of the following events or conditions shall constitute an
event of default hereunder; (a) LESSEE'S failure to pay when due any rent or
other amount due hereunder within 30 days after receipt by LESSEE of notice of
default: (b) LESSEE'S default in performing any other term, covenant or
condition hereof if such default is not cured within 30 days after receipt by
LESSEE of notice of default; (c) seizure of any EQUIPMENT under legal process;
(d) the filing by or against LESSEE of a petition for reorganization or
liquidation under the Bankruptcy Code or any amendment thereto or under any
other insolvency law providing for the relief of debtors; (e) the voluntary or
involuntary making of an assignment of a substantial portion of its assets by
LESSEE for the benefit of creditors, appointment of a receiver or trustee for
LESSEE or for any of LESSEE'S asset institution by or against LESSEE of any
formal or informal proceeding for dissolution, liquidation, settlement of
claims against or winding up of the affairs of LESSEE, or the making by LESSEE
of a transfer of all or a material portion of LESSEE's assets or inventory not
in the ordinary course of business and not for equivalent consideration.
16. REMEDIES.  Upon LESSEE'S default, LESSOR shall have the right to exercise
any one or more of the following remedies; (a) without affecting LESSOR'S title
or right to possession of the EQUIPMENT, declare due, sue for and recover all
rents and other amounts then accrued or thereafter accruing for the entire
lease term, discounted to present value at 8% per annum or the sum calculated
per paragraph 27 below, whichever is greater, (b) require LESSEE to promptly
redeliver the EQUIPMENT in the manner specified in Section 9 hereof; or (c)
repossess the EQUIPMENT without notice, legal process, prior judicial hearing
or liability for trespass (which rights LESSEE hereby voluntarily,
intelligently and knowingly waives).  Such return or repossession of EQUIPMENT
shall not terminate this LEASE unless LESSOR so notifies LESSEE in writing.
LESSOR, at its option may sell or re-lease the EQUIPMENT upon such terms as it
reasonably determines and apply the proceeds to LESSEE's obligations hereunder,
after deducting from such proceeds all costs and expenses of repossession and
disposition, reasonable attorney's fees, plus any amounts due LESSOR pursuant
to Section 18 hereof.  LESSEE shall promptly pay any resulting deficiency,
together with interest at the lesser of sixteen (16%) percent and LESSOR's
reasonable attorneys' fees if legal action is required to collect such
deficiency.  If LESSOR is unable to repossess the EQUIPMENT for any reason, the
EQUIPMENT shall be deemed a total loss and LESSEE shall pay to LESSOR the
amount due pursuant to Section 13 (c).  All such remedies are cumulative and
may be enforced separately or concurrently and are in addition to any other
rights or remedies available to LESSOR at law or in equity.  The foregoing
provisions of this Section 16 are subject to any mandatory requirement of
applicable law then in effect.
17. ASSIGNMENT.  Without the prior written consent of LESSOR, LESSEE shall not
assign, transfer, pledge or hypothecate this LEASE and EQUIPMENT or any
interest in this LEASE or in and to the EQUIPMENT or permit its rights under
this LEASE to be subject to any lien, charge or encumbrance of any nature.
Notwithstanding the foregoing, LESSEE may assign the LEASE, the EQUIPMENT and
its interest in this LEASE and the EQUIPMENT to an affiliate or in connection
with a sale of all or substantially all of its assets to, or consolidation with
or merger of LESSEE into, any entity so long as such entity assumes the
obligations of LESSEE hereunder and immediately following such event is, in the
reasonable opinion of LESSOR, no less creditworthy than was LESSEE immediately
prior to such event.  LESSOR shall have the right to assign this LEASE or any
part thereof.  If LESSOR assigns the rents reserved herein or all or any  of
the LESSOR's other rights hereunder, or amounts equal thereto, the right of the
assignee to receive the rentals as well as any other right of the assignee
shall not be subject to any defense, setoff, counterclaim or recoupment which
may arise out of any breach or obligation of LESSOR or by reason of any other
indebtedness or liability at any time owing by LESSOR to LESSEE.  All rentals
due hereunder shall be payable to assignee by LESSEE in accordance with the
terms hereof.  On receipt of notification of such assignment,  LESSEE, subject
to its rights hereunder, shall become the pledgeholder of the EQUIPMENT for and
on behalf of the assignee and will relinquish possession thereof only to the
assignee or pursuant to its written order subject to LESSEE's rights hereunder.
LESSEE, on receiving notice of any such assignment, shall make payments as may
therein be directed.  Following such assignments, the term "LESSOR"  shall be
deemed to include or refer to LESSOR'S assignee, provided that no such assignee
shall be deemed to assume any obligation or duty imposed upon LESSOR hereunder
and LESSEE shall look only to LESSOR for performance thereof.  There shall be
only one executed counterpart of this LEASE marked "Original" and all other
counterparts shall be marked "Duplicate".  To the extent that LEASE constitutes
chattel paper (as defined in the Uniform Commercial Code) no security interest
in this lease may be created through the transfer or possession of any
counterpart other than the original.
18. DEPRECIATION AND INVESTMENT TAX CREDIT INDEMNITY.  (THIS SECTION DOES NOT
APPLY IF LESSOR HAS AGREED IN WRITING TO PASS THE INVESTMENT TAX CREDIT (ITC)
TO LESSEE.)  If, as to any EQUIPMENT, under any circumstances and for any
reason whatsoever, except through the fault of the LESSOR, LESSOR shall lose or
shall not have the right to claim, or there shall be disallowed or recaptured
(collectively a "loss") (1) any portion of the maximum ITC, allowable under the
Internal Revenue Code of 1954, as amended, for new property with a useful life
equivalent to the lease term for such EQUIPMENT; or (2) any prortion of the
claimed depreciation deductions for such EQUIPMENT, based on the cost thereof,
LESSEE agrees to pay LESSOR upon demand an amount which, in the reasonable
opinion of LESSOR, will cause LESSOR's after tax net yield in respect of such
equipment to equal the net yield that LESSOR would have received if LESSOR had
not suffered such loss.

TERMS AND CONDITIONS OF LEASE #97-185 CONTINUED LESSEE'S INITIALS  /s/ 
                                                                 ----------
                              LEASE ORIGINAL - 1
                                      

<PAGE>   3


19. ENTIRE AGREEMENT; NON-WAIVER; NOTICES; SEVERABILITY.  This LEASE and each
rider hereto initialed by LESSEE contains the entire and only understanding
between LESSOR and LESSEE relating to the subject matter hereof.  Any
representation, promises or conditions not contained herein shall not be
binding unless in writing and signed by duly authorized representatives of each
party.  No covenant or condition of this LEASE can be waived except by the
written consent of LESSOR. Any notices required to be given hereunder shall be
given in writing at the address of each party herein set forth, or to such
other address as either party may substitute by written notice to the other
with a copy of any such notice sent to LESSEE sent to Henry J. Underwood, Jr.,
Esq., Defrees & Fiske, 200 South Michigan, Suite 1100, Chicago, Illinois 60604.
Whenever reference is made herein to the "LEASE," it shall be deemed to
include any Schedules attached hereto identifying all items of EQUIPMENT and
the applicable term and rent, and each rider hereto initialed by LESSEE, all of
which constitute one indivisible lease of equipment to which all the terms and
provisions hereof apply.  If any provision of this LEASE is held invalid, such
invalidity shall not affect any other provisions hereof.
20. GENDER; NUMBER; JOINT AND SEVERAL LIABILITY; AUTHORIZATION.  Whenever the
context of this LEASE requires, the masculine gender includes the feminine or
neuter and the singular number includes the plural; whenever the word "LESSOR"
is used herein, it shall include all assignees of LESSOR; whenever the word
"herein" is used referring to this LEASE, it shall include the applicable
Schedules hereto and each rider hereto initialed by LESSEE.  If there is more
than one LESSEE named in this LEASE, the liability of each shall be joint and
several.  LESSEE hereby authorizes LESSOR to insert equipment serial numbers
and other identification in the equipment description, when known.
21. SURVIVAL.  LESSEE'S indemnities shall survive the expiration or other
termination of this LEASE.
22. CHOICE OF LAW, SERVICE OF PROCESS.  This LEASE shall be binding and
effective on LESSOR only when signed by an officer of LESSOR at its home office
in Libertyville, Illinois, and except for local filing requirements, shall be
governed by Illinois law and shall be deemed to have been made in Libertyville,
Illinois.  LESSEE does hereby submit to the jurisdiction of any courts
(federal, state or local) having situs within the State of Illinois with
respect to any dispute, claim or suit arising out of or relating to this LEASE
or LESSEE'S obligations hereunder.
23. QUIET ENJOYMENT.  LESSOR represents and warrants to LESSEE that LESSOR has
good title to the EQUIPMENT with the full and unencumbered right to lease the
same to LESSEE.  LESSOR covenants with LESSEE that so long as LESSEE is not in
default under this Lease, neither LESSOR nor any third party shall interfere
with LESSEE'S right to quiet possession and enjoyment of the EQUIPMENT.  LESSOR
shall protect and defend LESSEE'S right to the quiet possession and enjoyment
of the EQUIPMENT against all claims and liens of LESSOR'S creditors.  Upon
expiration of the term of this LEASE and exercise by LESSEE of its purchase
option, LESSOR shall transfer title to the EQUIPMENT to LESSEE pursuant to a
bill of sale providing for LESSOR'S warranty of good and marketable title to
the EQUIMENT but excluding any warranties relating to the physical condition of
the EQUIPMENT, including but not limited to the warranties of merchantability
or fitness for a particular purpose.
24. PURCHASE OPTION.   LESSEE shall have the option, exercisable upon notice to
Lessor, to purchase all of the EQUIPMENT for one dollar ($1.00) effective upon
the expiration of the original term of this LEASE.
25. EFFECTIVE DATE OF LEASE.  The effective date of this LEASE for purposes of
commencing LESSEE'S obligation to pay monthly rent shall occur upon LESSEE'S
acceptance of the EQUIPMENT.
26. EARLY TERMINATION OPTION.    After acceptance of the EQUIPMENT in
accordance with this LEASE, LESSEE shall have the right to terminate its
obligations under this LEASE at any time upon 30 days prior notice to LESSOR
and payment of the balance as set forth on the amortization schedule attached
hereto as Exhibit A opposite the date two months after the pre-payment is
effective plus the Prepayment Penalty set forth on Exhibit A.  The amortization
schedule shall be adjusted as necessary if the monthly rental is adjusted under
paragraph 27 hereof.
27. RENTAL ADJUSTMENT.  When LESSEE accepts the EQUIPMENT, the monthly rental
amount of $4,862.00 will be adjusted in proportion to any increase or decrease
in five year treasury rates from January 5, 1998 until the effective date.
Said monthly payment, adjusted as necessary, shall be payable in advance for 60
months commencing on the first day of the month immediately following the
effective date.
     Whenever any monthly rental payment is not paid when due and continues
unpaid 15 days after notice of non-payment is received by LESSEE, LESSEE agrees
to pay LESSOR on demand (as a fee to offset LESSOR'S collection and
administrative expenses) the greater of twenty-five dollars ($25.00) or three
and one-half percent (3 1/2%) of the overdue amount to the extent permitted by
applicable law.


TERMS AND CONDITIONS OF LEASE #97-185 LESSEE'S INITIALS  /s/ 
                                                        -------------
                              LEASE ORIGINAL - 1
                                      
                                      

<PAGE>   4


INTERNATIONAL FINANCIAL         1113 S. MILWAUKEE AVENUE, LIBERTYVILLE, IL 60048
SERVICES CORPORATION                       (847) 549-0100     FAX (847) 549-0119

<TABLE>
<CAPTION>
<S>      <C>                                  <C>
LESSEE:  SIGMATRON INTERNATIONAL, INC.        LEASE NO. ALWAYS REFER TO: #98-010

ADDRESS: 2201 LANDMEIER ROAD                  CONTACT: MS. LINDA BLAKE,
         ELK GROVE VILLAGE, IL  60007         PHONE #: 847-956-8000
                                              EQUIPMENT LOCATION IF OTHER THAN 
                                              ADDRESS OF LESSEE:
                                              SMT UNLIMITED L.P. , 47650 WESTINGHOUSE DR.,
TYPE OF COMPANY: CORPORATION                  FREMONT, CA  94539
---------------------------------------------------------------------------------------------------------------------------
           EQUIPMENT LEASED AS LISTED ON THE ATTACHED SCHEDULE "A"
TERM:         60                              $4,862.00 per period for the first 60 periods
PERIODS ARE:  MONTHLY                         ADVANCE RENTALS, $9,724.00 payable at the signing of this lease to be applied
TOTAL # OF LEASE PAYMENTS: 60                 to the last  two rental payments.
EFFECTIVE DATE: SEE PARAGRAPH 25
---------------------------------------------------------------------------------------------------------------------------
</TABLE>
                                       
                               ACCEPTANCE NOTICE
                                       


INTERNATIONAL FINANCIAL SERVICES CORPORATION
1113 Milwaukee Avenue
Libertyville, IL  60048




GENTLEMEN:

     All items referred to above were received by us and were and are in good
order and condition and acceptable to us.  The decals, labels, etc., if
required and supplied have been affixed to the above items.  We approve payment
by you to the supplier.  Lessee hereby certifies that the lessor has fully and
satisfactorily performed all covenants and conditions to be performed by it
under said lease agreement as of the date hereof.


                                            Very Truly Yours,



<TABLE>
<CAPTION>
<S>                                                             <C>
                                                                LEASE DATED __ DAY OF _________________ , 199__
VENDOR:  This acceptance must be signed
by lessee and returned to us before your                        LESSEE NAME:    SIGMATRON INTERNATIONAL, INC.
invoice can be paid.                                                         --------------------------------------------------
                                                                SIGNED BY:  /s/ 
                                                                          -----------------------------------------------------

                                                                TITLE: President and Chief Executive Officer
                                                                      ---------------------------------------------------------
LESSEE'S ORIGINAL SIGNATURE IN INK IS REQUIRED ON                      (INDICATE CORPORATE OFFICE, GENERAL PARTNER, OWNER, ETC)
LEASE PAGES 1,2,3 ,4,5 - MUST BE ORIGINAL SIGNATURES
                                                                DATE:
                                                                     ----------------------------------------------------------
</TABLE>

                             ACCEPTANCE NOTICE - 3
                                       
                                       
<PAGE>   5


INTERNATIONAL FINANCIAL         1113 S. MILWAUKEE AVENUE, LIBERTYVILLE, IL 60048
SERVICES CORPORATION                       (847) 549-0100     FAX (847) 549-0119

<TABLE>
<CAPTION>
<S>      <C>                                  <C>
LESSEE:  SIGMATRON INTERNATIONAL, INC.        LEASE NO. ALWAYS REFER TO: #98-010
ADDRESS: 2201 LANDMEIER ROAD                  CONTACT: MS. LINDA BLAKE
         ELK GROVE VILLAGE, IL  60007         PHONE #: 847-956-8000
                                              EQUIPMENT LOCATION IF OTHER THAN 
                                              ADDRESS OF LESSEE:
                                              SMT UNLIMITED L.P. , 47650 WESTINGHOUSE DR.,
TYPE OF COMPANY: CORPORATION                  FREMONT, CA  94539
---------------------------------------------------------------------------------------------------------------------------
                                EQUIPMENT LEASED AS LISTED ON THE ATTACHED SCHEDULE "A"
TERM:         60                              $4,862.00 per period for the first 60 periods
PERIODS ARE:  MONTHLY                         ADVANCE RENTALS, $9,724.00 payable at the signing of this lease to be applied
TOTAL # OF LEASE PAYMENTS: 60                 to the last  two rental payments.
EFFECTIVE DATE: SEE PARAGRAPH 25
---------------------------------------------------------------------------------------------------------------------------
</TABLE>
                                       
                      EQUIPMENT DISCLAIMER AND AGREEMENT


INTERNATIONAL FINANCIAL SERVICES CORPORATION
1113 Milwaukee Avenue
Libertyville, IL  60048


GENTLEMEN:

This will advise that LESSEE is aware of its obligations with reference to the
above lease and that LESSEE agrees in its name to enforce all warranties,
agreements, or representations, if any, which may be made by the supplier to
LESSEE.  LESSEE agrees that INTERNATIONAL FINANCIAL SERVICES CORPORATION makes
no expressed or implied warranties as to any matter whatsoever, including,
without limitation the condition of the equipment, its merchantability or its
fitness for any particular purpose except as set forth in the LEASE.  No defect
or unfitness of equipment shall release LESSEE of the obligation to pay rental
payments or of any other obligations under this lease agreement.

                         Very Truly Yours,

                   LEASE DATED      DAY OF         , 199           
                               ----        --------     -          
                   LESSEE NAME: SIGMATRON INTERNATIONAL, INC.                   
                               -----------------------------------------------  
                   SIGNED BY: /s/ 
                             -------------------------------------------------  
                                                                                
                   TITLE: President and Chief Executive Officer                 
                         -----------------------------------------------------  
                        (INDICATE CORPORATE OFFICE, GENERAL PARTNER, OWNER, ETC)
                                                                                
                   DATE:    
                        -------------------------------------------------------


LESSEE'S ORIGINAL SIGNATURE IN INK IS REQUIRED ON    
LEASE PAGES 1,2,3 ,4,5 - MUST BE ORIGINAL SIGNATURES 


                    EQUIPMENT DISCLAIMER AND AGREEMENT - 4
                                       
                                       

<PAGE>   6


INTERNATIONAL FINANCIAL         1113 S. MILWAUKEE AVENUE, LIBERTYVILLE, IL 60048
SERVICES CORPORATION                       (847) 549-0100     FAX (847) 549-0119

<TABLE>
<CAPTION>
<S>      <C>                                  <C>
LESSEE:  SIGMATRON INTERNATIONAL, INC.        LEASE NO. ALWAYS REFER TO: #98-010

ADDRESS: 2201 LANDMEIER ROAD                  CONTACT: MS. LINDA BLAKE
         ELK GROVE VILLAGE, IL  60007         PHONE #: 847-956-8000
                                              EQUIPMENT LOCATION IF OTHER THAN 
                                              ADDRESS OF LESSEE:
                                              SMT UNLIMITED L.P. , 47650 WESTINGHOUSE DR.,
TYPE OF COMPANY: CORPORATION                  FREMONT, CA  94539
---------------------------------------------------------------------------------------------------------------------------
                                 EQUIPMENT LEASED AS LISTED ON THE ATTACHED SCHEDULE "A"
TERM:         60                              $4,862.00 per period for the first 60 periods
PERIODS ARE:  MONTHLY                         ADVANCE RENTALS, $9,724.00 payable at the signing of this lease to be applied
TOTAL # OF LEASE PAYMENTS: 60                 to the last  two rental payments.
EFFECTIVE DATE: SEE PARAGRAPH 25
---------------------------------------------------------------------------------------------------------------------------
</TABLE>                               

                           LESSEE'S ACKNOWLEDGEMENT

INTERNATIONAL FINANCIAL SERVICES CORPORATION
1113 Milwaukee Avenue
Libertyville, IL  60048


GENTLEMEN:

As Lessee under the lease referred to above with International Financial
Services Corporation, the undersigned hereby acknowledges the Lessor's right to
assign its interest under the Lease and that Assignee does not assume any of
the obligations of the Lessor thereunder, consents to any such assignment and,
in consideration of the assignee having advanced funds to the Lessor to finance
the equipment described in the Lease, and in consideration of Assignee's
covenant with Lessee that so long as Lessee is not in default under the Lease,
Lessee will quietly possess the Equipment, free of interference from third
parties, agrees as follows: (a) that its obligation to pay directly to the
Assignee the amounts (whether designated as rentals or otherwise) which become
due from the Lessee as set forth in the Lease so assigned shall be absolutely
unconditional and shall be payable in strict accordance with the Lease, and it
promises so to pay the same notwithstanding any defense, set-off or
counterclaim whatsoever, whether by reason of breach of the Lease, the exercise
of any right or option thereunder, or otherwise, which it may or might now or
hereafter have as against the Lessor (the Lessee reserving its right to have
recourse directly against the Lessor on account of any such defense, set-off or
counterclaim); and (b) that, subject to and without impairment of the Lessee's
leasehold rights in and to the Equipment described in said Lease, Lessee holds
said Equipment and the possession thereof for the Assignee to the extent of the
Assignee's rights therein.  There shall be only one executed counterpart of
this lease marked "Original" and all other counterparts shall be marked
"Duplicate."  To the extent that Lease constitutes chattel paper (as defined in
the Uniform Commercial Code) no security interest in this lease may be created
through the transfer or possession of any counterpart other than the original.

                                       Very Truly Yours,



                                   LEASE DATED     DAY OF         , 199 
                                               ---        --------     --
                                   LESSEE NAME: SIGMATRON INTERNATIONAL, INC.
                                               --------------------------------
                                   SIGNED BY: /s/                     
                                             ----------------------------------
                                   TITLE: President and Chief Executive Officer
                                         --------------------------------------
LESSEE'S ORIGINAL SIGNATURE IN             (INDICATE CORPORATE OFFICE, GENERAL 
INK IS REQUIRED ON                                PARTNER, OWNER, ETC)
LEASE PAGES 1,2,3 ,4,5 - MUST 
BE ORIGINAL SIGNATURES
                                   DATE:
                                        ---------------------------------------

                          LESSEE'S ACKNOWLEDGMENT - 5
                                       
                                       
                                       
<PAGE>   7
                                      
                                      
                 INTERNATIONAL FINANCIAL SERVICES CORPORATION
              1113 S. MILWAUKEE AVENUE, LIBERTYVILLE, IL  60048
                                      
                                      
                        SCHEDULE "A" TO LEASE #98-010
                                      
            AND/OR SECURITY AGREEMENT-MORTGAGE ON GOODS & CHATTELS
               AND UNIFORM COMMERCIAL CODE #1 & #3 FILING FORM
                                 DATED 2/2/98


            LESSEE:  Sigmatron International, Inc.


            LESSOR:  INTERNATIONAL FINANCIAL SERVICES CORPORATION


            EQUIPMENT AS DESCRIBED BELOW:

            FINAL ASSY ESI-1004  4-HEAD FP TERADYNE ESI 1004 FLYING PROBER
            IN-CIRCUIT TESTER includes: 4-Head, 4 Probe Model, 3 Phase Surface
            Linear Motors (4) Feedback Stepping Motors (4) for Z-axis control;
            Operations, programming and maintenance software, AC, DC
            measurement system, Tandem measurement mode option, Soft Landing
            Control measurement stroke, 19.7" x 23.6" (500mm x 600mm) probable
            area, Fiducial camera system, Position monitoring camera, Automatic
            conveyor width adjustment, Programmable pass/fail marker, Status
            light tower,  Panelization software, utomatic probing alignment,
            Calibration board for probe to probe distance, Pentium PC Main
            controller with diagnostic printer, AC 200-V-240V switchable
            single-phase power supply;

            SPARES KIT 1 FLYING PROBER, Spares Kit 1 consists of both
            consumable spares and recommended on-site parts. Consumables
            include probes, timing belt (6 types) printer paper, Recommended
            parts include PCB's for DC Measurement, AC Measurement, Scanner,
            Linear Motor Driver and several other sub-assemblies.

            FABMASTER 1 I/P Teradyne Flying Prober FABMASTER Software for
            processing CAD data for the generation of input lies for Teradyne
            Flying Prober Systems including One CAD Input Processor, Graphics
            Engine, Job Screen, Penalization Mode, Probe Selector, Short
            Circuit Emulation, Teradyne Flying Probar Output Processor, One
            Software Security Key attaches to parallel port.

            CURRENTLY SUPPORTED CAD INPUT PROCESSORS

            OPT, DELTASCAN FOR ES1-1004 DeltaScan Option for ESI-1004
            Teradyne's DeltaScan for ESI-1004 adds Delta Scan vectorless test
            capablility to the Teradyne Flying Prober. DeltaScan provides fault
            coverage for open pins, cold solder and device orientation errors
            on a wide range of device, package, and component types, including
            BGA's and devices with heatsinks.

            5 DAY APPLICATIONS CONSULTING AGREEMENT

 Including all accessories and attachments thereto and all proceeds thereof.


INTERNATIONAL FINANCIAL
SERVICES CORPORATION               SIGMATRON INTERNATIONAL, INC.

By:                                By: /s/ ???????????????
   ---------------------------        -----------------------------------------
Title:                             Title: President and Chief Executive Officer
      ------------------------           --------------------------------------

                                 SCHEDULE - 2