Exhibit 10.11

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A 35 - Lease Business Premises           DISTRIBUTED BY BLUMBERGS Excelsior Inc.
       Loft Office or Store 11-98

                      THIS LEASE made the 9th day of February 2006 between FBN
                 CORPORATION hereinafter referred to as LANDLORD, and HADCO
                 METAL TRADING CO., LLC hereinafter jointly, severally and
                 collectively referred to as TENANT.

                      WITNESSETH, that the Landlord hereby leases to the
                 Tennant, and the Tennant hereby hires and takes from the
                 Landlord FBN CORPORATION in the building known as 1841
                 POWERLINE ROAD, POMPANO BEACH, FL to be used and occupied by
                 the Tennant HADCO METAL TRADING CO., LLC as a metal warehouse
                 and for no other purpose, for a term to commence on February 1,
                 2006 and to end on February 1, 2008 unless sooner terminated as
                 hereinafter provided, at the ANNUAL RENT of One Hundred
                 Forty-four Thousand Dollars ($144,000.00) Lease can be
                 cancelled any time on a 30 day notice. all payable in equal
                 monthly instalments in advance on the first day of each and
                 every calendar month during said term, except the first
                 instalment, which shall be paid upon the execution hereof.

                      THE TENANT JOINTLY AND SEVERALLY COVENANTS:

                      FIRST. -- That the Tenant will pay the rent as above
                 provided.

       REPAIRS        SECOND.--That, throughout said term the Tenant will take
                 good care of the demised premises, fixtures and appurtenances,
    ORDINANCES   and all alterations, additions and improvements to either; make
           AND   all repairs in and about the same necessary to preserve them in
    VIOLATIONS   good order and condition, which repairs shall be, in quality
                 and class, equal to the original work; promptly pay the expense
         ENTRY   of such repairs; suffer no waste or injury; give prompt notice
                 to the Landlord of any fire that may occur; execute and comply
     INDEMNIFY   with all laws, rules, orders, ordinances and regulations at any
      LANDLORD   time issued or in force (except those requiring structural
                 alterations), applicable to the demised premises or to the
                 Tenant's occupation thereof, of the Federal, State and Local
                 Governments, and of each and every department, bureau and
                 official thereof, and of the New York Board of Fire
                 Underwriters; permit at all times during usual business hours,
                 the Landlord and representatives of the Landlord to enter the
                 demised premises for the purpose of inspection, and to exhibit
                 them for purposes of sale or rental; suffer the Landlord to
                 make repairs and improvements to all parts of the building, and
                 to comply with all orders and requirements of governmental
                 authority applicable to said building or to any occupation
                 thereof; suffer the Landlord to erect, use, maintain, repair
                 and replace pipes and conduits in the demised premises and to
                 the floors above and below; forever indemnify and save harmless
                 the Landlord for and against any and all liability, penalties,
                 damages, expenses and judgments arising from injury during said
                 term to person or property of any nature, occasioned wholly or
                 in part by any act or acts, omission or omissions of the
                 Tenant, or of the employees, guests, agents, assigns or
                 undertenants of the Tenant and also for any matter or thing
                 growing out of the occupation of the demised premises or of the
                 streets, sidewalks or vaults adjacent thereto; permit, during
                 the six months next prior to the expiration of the term the
                 usual notice "To Let" to be placed and to remain unmolested in
                 a conspicuous place upon the exterior of the demised premises;
                 repair, at or before the end of the term, all injury done by
                 the installation or removal of furniture and property; and at
                 the end of the term, to quit and surrender the demised premises
                 with all alterations, additions and improvements in good order
                 and condition.

        MOVING        THIRD.--That the Tenant will not disfigure or deface any
        INJURY   part of the building, or suffer the same to be done, except so
     SURRENDER   far as may be necessary to affix such trade fixtures as are
                 herein consented to by the Landlord; the Tenant will not
      NEGATIVE   obstruct, or permit the obstruction of the street or the
     COVENANTS   sidewalk adjacent thereto; will not do anything, or suffer
                 anything to be done upon the demised premises which will
   OBSTRUCTION   increase the rate of fire insurance upon the building or any of
         SIGNS   its contents, or be liable to cause structural injury to said
                 building; will not permit the accumulation of waste or refuse
           AIR   matter, and will not, without the written consent of the
  CONDITIONING   Landlord first obtained in each ease, either sell, assign,
                 mortgage or transfer this lease, underlet the demised premises
                 or any part thereof, permit the same or any part thereof to be
                 occupied by anybody other than the Tenant and the Tenant's
                 employees, make any alterations in the demised premises, use
                 the demised premises or any part thereof for any purpose other
                 than the one first above stipulated, or for any purpose deemed
                 extra hazardous on account of fire risk, nor in violation of
                 any law or ordinance. That the Tenant will not obstruct or
                 permit the obstruction of the light, halls, stairway or
                 entrances to the building, and will not erect or inscribe any
                 sign, signals or advertisements unless and until the style and
                 location thereof have been approved by the Landlord; and if any
                 be erected or inscribed without such approval, the Landlord may
                 remove the same. No water cooler, air conditioning unit or
                 system or other apparatus shall be installed or used without
                 the prior written consent of Landlord.

                      IT IS MUTUALLY COVENANTED AND AGREED, THAT

   FIRE CLAUSE        FOURTH.--If the demised premises shall be partially
                 damaged by fire or other cause without the fault or neglect of
                 Tenant, Tenant's servants, employees, agents, visitors or
                 licensees, the damages shall be repaired by and at the expense
                 of landlord and the rent until such repairs shall be made shall
                 be apportioned according to the part of the demised premises
                 which is usable by Tenant. But if such partial damage is due to
                 the fault or neglect of Tenant, Tenant's servants, employees,
                 agents, visitors or licensees, without prejudice to any other
                 rights and remedies of Landlord and without prejudice to the
                 rights of subrogation of Landlord's insurer, the damages shall
                 be repaired by Landlord but there shall be no apportionment or
                 abatement of rent. No penalty shall accrue for reasonable delay
                 which may arise by reason of adjustment of insurance on the
                 part of Landlord and/or Tenant, and for reasonable delay on
                 account of "labor troubles", or any other cause beyond
                 Landlord's control. If the demised premises are totally damaged
                 or are rendered wholly untenantable by fire or other cause, and
                 if Landlord shall decide not to restore or not to rebuild the
                 same, or if the building shall be so damaged that Landlord
                 shall decide to demolish it or to rebuild it, then or in any of
                 such events Landlord may, within ninety (90) days after such
                 fire or other cause, give Tenant a notice in writing of such
                 decision, which notice shall be given as in Paragraph Twelve
                 hereof provided, and thereupon the term of this lease shall
                 expire by lapse of time upon the third day after such notice is
                 given, and Tenant shall vacate the demised premises and
                 surrender the same to Landlord. If Tenant shall not be in
                 default under this lease then, upon the termination of this
                 lease under the conditions provided for in the sentence
                 immediately preceding, Tenant's liability for rent shall cease
                 as of the day following the casualty. Tenant hereby expressly
                 waives the provisions of Section 227 of the Real Property Law
                 and agrees that the foregoing provisions of this Article shall
                 govern and control in lieu thereof. If the damage or
                 destruction be due to the fault or neglect of Tenant the debris
                 shall be removed by, and at the expense of, Tenant.

       EMINENT        FIFTH.--If the whole or any part of the premises hereby
        DOMAIN   demised shall be taken or condemned by any competent authority
                 for any public use or purpose then the term hereby granted
                 shall cease from the time when possession of the part so taken
                 shall be required for such public purpose and without
                 apportionment of award, the Tenant hereby assigning to the
                 Landlord all right and claim to any such award, the current
                 rent, however, in such case to be apportioned.

     LEASE NOT        SIXTH.--If, before the commencement of the term, the
     IN EFFECT   Tenant be adjudicated a bankrupt, or make a "general
                 assignment," or take the benefit of any insolvent act, or if a
      DEFAULTS   Receiver or Trustee be appointed for the Tenant's property, or
                 if this lease or the estate of the Tenant hereunder be
       TEN DAY   transferred or pass to or devolve upon any other person or
        NOTICE   corporation, or if the Tenant shall default in the performance
                 of any agreement by the Tenant contained in any other lease to
                 the Tenant by the Landlord or by any corporation of which an
                 officer of the Landlord is a Director, this lease shall
                 thereby, at the option of the Landlord, be terminated and in
                 that case, neither the Tenant nor anybody claiming under the
                 Tenant shall be entitled to go into possession of the demised
                 premises. If after the commencement of the term, any of the
                 events mentioned above in this subdivision shall occur, or if
                 Tenant shall make default in fulfilling any of the covenants of
                 this lease, other than the covenants for the payment of rent or
                 "additional rent" or if the demised premises become vacant or
                 deserted, the Landlord may give to the Tenant ten days' notice
                 of intention to end the term of this lease, and thereupon at
                 the expiration of said ten days' (if said condition which was
                 the basis of said notice shall continue to exist) the term
                 under this lease shall expire as fully and completely as if
                 that day were the date herein definitely fixed for the
                 expiration of the term and the Tenant will then quit and
                 surrender the demised premises to the Landlord, but the Tenant
                 shall remain liable as hereinafter provided.



 RE-POSSESSION        If the Tenant shall make default in the payment of the
   BY LANDLORD   rent reserved hereunder, or any item of "additional rent"
                 herein mentioned, or any part of either or in making any other
    RE-LETTING   payment herein provided for, or if the notice last above
                 provided for shall have been given and if the condition which
        WAIVER   was the basis of said notice shall exist at the expiration of
     BY TENANT   said ten days' period, the Landlord may immediately, or at any
                 time thereafter, re-enter the demised premises and remove all
                 persons and all or any property therefrom, either by summary
                 dispossess proceedings, or by any suitable action or proceeding
                 at law, or by force or otherwise, without being liable to
                 indictment, prosecution or damages therefor, and re-possess and
                 enjoy said premises together with all additions, alterations
                 and improvements. In any such case or in the event that this
                 lease be "terminated" before the commencement of the term, as
                 above provided, the Landlord may either re-let the demised
                 premises or any part or parts thereof for the Landlord's own
                 account, or may, at the Landlord's option, re-let the demised
                 premises or any part or parts thereof as the agent of the
                 Tenant, and receive the rents therefor, applying the same first
                 to the payment of such expenses as the Landlord may have
                 incurred, and then to the fulfillment or the covenants of the
                 Tenant herein, and the balance. if any, at the expiration of
                 the term first above provided for, shall be paid to the Tenant.
                 Landlord may rent the premises for a term extending beyond the
                 term hereby granted without releasing Tenant from any
                 liability. In the event that the term of this lease shall
                 expire as above in this subdivision "Sixth" provided, or
                 terminate by summary proceedings or otherwise, and if the
                 Landlord shall not re-let the demised premises for the
                 Landlord's own account, then, whether or not the premises be
                 re-let, the Tenant shall remain liable for, and the Tenant
                 hereby agrees to pay to the Landlord, until the time when this
                 lease would have expired but for such termination or
                 expiration, the equivalent of the amount of all of the rent and
                 "additional rent" reserved herein, less the avails of
                 reletting. If any, and the same shall be due and payable by the
                 Tenant to the Landlord on the several rent days above
                 specified, that is, upon each of such rent days the Tenant
                 shall pay to the Landlord the amount of deficiency then
                 existing. The Tenant hereby expressly waives any and all right
                 of redemption in case the Tenant shall be dispossessed by
                 judgment or warrant of any court or judge, and the Tenant
                 waives and will waive all right to trial by jury in any summary
                 proceedings hereafter instituted by the Landlord against the
                 Tenant in respect to the demised premises. The words "re-enter"
                 and "re-entry" as used in this lease are not restricted to
                 their technical legal meaning.

  REMEDIES ARE        In the event of a breach or threatened breach by the
    CUMULATIVE   Tenant of any of the covenants of provisions hereof, the
                 Landlord shall have the right of injunction and the right to
                 invoke any remedy allowed at law or In equity, as if re-entry,
                 summary proceedings and other remedies were not herein provided
                 for.

      LANDLORD        SEVENTH.-- If the Tenant shall make default in the
           MAY   performance of any covenant herein contained, the Landlord may
       PERFORM   immediately or at any time thereafter, without notice, perform
                 the same for the account of the Tenant. If a notice of
    ADDITIONAL   mechanic's lien be filed against the demised premises or
          RENT   against premises of which the demised premises are part, for,
                 or purporting to be for, labor or material alleged to have been
                 furnished, or to be furnished to or for the Tenant at the
                 demised premises, and if the Tenant shall fail to take such
                 action as. shall cause such lien to be discharged within
                 fifteen days after the filing of such notice, the Landlord may
                 pay the amount of such lien or discharge the same by deposit or
                 by bonding proceedings, and in the event of such deposit or
                 bonding proceedings, the Landlord may require the lienor to
                 prosecute an appropriate action to enforce the lienor's claim.
                 In such case, the Landlord may pay any Judgment recovered on
                 such claim. Any amount paid or expense incurred by the Landlord
                 as in this subdivision of this lease provided, and any amount
                 as to which the Tenant shall at any time be in default for or
                 in respect to the use of water, electric current or sprinkler
                 supervisory service, and any expense incurred or sum of money
                 paid by the Landlord by reason of the failure of the Tenant to
                 comply with any provision hereof, or in defending any such
                 action, shall be deemed to be "additional rent" for the demised
                 premises, and shall be due and payable by the Tenant to the
                 Landlord on the first day of the next following month, or, at
                 the option of the Landlord, on the first day of any succeeding
                 month. The receipt by the Landlord of any instalment of the
                 regular stipulated rent hereunder or any of said "additional
                 rent" shall not be a waiver of any other additional rent" then
                 due.

         AS TO        EIGHTH.--The failure of the Landlord to insist, in any one
       WAIVERS   or more instances upon a strict performance of any of the
                 covenants of this lease, or to exercise any option herein
                 contained, shall not be construed as a waiver or a
                 relinquishment for the future of such covenant or option, but
                 the same shall continue and remain in full force and effect.
                 The receipt by the Landlord of rent, with knowledge of the
                 breach of any covenant hereof, shall not be deemed a waiver of
                 such breach and no waiver by the Landlord of any provision
                 hereof shall be deemed to have been made unless expressed in
                 writing and signed by the Landlord. Even though the Landlord
                 shall consent to an assignment hereof no further assignment
                 shall be made without express consent in writing by the
                 Landlord.

    COLLECTION        NINTH.-- If this lease be assigned, or if the demised
       OF RENT   premises or any part thereof be underlet or occupied by anybody
   FROM OTHERS   other than the Tenant the Landlord may collect rent from the
                 assignee, under-tenant or occupant, and apply the net amount
                 collected to the rent herein reserved, and no such collection
                 shall be deemed a waiver of the covenant herein against
                 assignment and under-letting, or the acceptance of the
                 assignee, under-tenant or occupant as tenant, or a release of
                 the Tenant from the further performance by the Tenant of the
                 covenants herein contained on the part of the Tenant.

     MORTGAGES        TENTH.--This lease shall be subject and subordinate at all
                 times, to the lien of the mortgages now on the demised
                 premises, and to all advances made or hereafter to be made upon
                 the security thereof, and subject and subordinate to the lien
                 of any mortgage or mortgages which at any time may be made a
                 lien upon the premises. The Tenant will execute and deliver
                 such further instrument or instruments subordinating this lease
                 to the lien of any such mortgage or mortgages as shall be
                 desired by any mortgagee or proposed mortgagee. The Tenant
                 hereby appoints the Landlord the attorney-in-fact of the Tenant
                 irrevocable, to execute and deliver any such instrument or
                 instruments for the Tenant.

  IMPROVEMENTS        ELEVENTH.--All improvements made by the Tenant to or upon
                 the demised premises, except said trade fixtures, shall when
                 made, at once be deemed to be attached to the freehold, and
                 become the property of the Landlord, and at the end or other
                 expiration of the term, shall be surrendered to the Landlord in
                 as good order and condition as they were when installed,
                 reasonable wear and damages by the elements excepted.

       NOTICES        TWELFTH.-- Any notice or demand which under the terms of
                 this lease or under any statute must or may be given or made by
                 the parties hereto shall be in writing and shall be given or
                 made by mailing the same by certified or registered mall
                 addressed to the respective parties at the addresses set forth
                 in this lease.

  NO LIABILITY        THIRTEENTH.-- The Landlord shall not be liable for any
                 failure of water supply or electrical current, sprinkler
                 damage, or failure of sprinkler service, nor for injury or
                 damage to person or property caused by the elements or by other
                 tenants or persons in said building, or resulting from steam,
                 gas, electricity, water, rain or snow, which may leak or flow
                 from any part of said buildings, or from the pipes, appliances
                 or plumbing works of the same, or from the street or
                 sub-surface, or from any other place, nor for interference with
                 light or other incorporeal hereditaments by anybody other than
                 the Landlord, or caused by operations by or for a governmental
                 authority in construction of any public or quasi-public work,
                 neither shall the Landlord be liable for any latent defect in
                 the building.

            NO        FOURTEENTH.-- No diminution or abatement of rent, or other
     ABATEMENT   compensation shall be claimed or allowed for inconvenience or
                 discomfort arising from the making of repairs or improvements
                 to the building or to its appliances, nor for any space taken
                 to comply with any law, ordinance or order of a governmental
                 authority. In respect to the various "services."If any, herein
                 expressly or impliedly agreed to be furnished by the Landlord
                 to the Tenant, It is agreed that there shall be no diminution
                 or abatement of the rent, or any other compensation, for
                 interruption or curtailment of such "service" when such
                 interruption or curtailment shall be duo to accident,
                 alterations or repairs desirable or necessary to be made or to
                 inability or difficulty in securing supplies or labor for the
                 maintenance of such "service" or to some other cause, not gross
                 negligence on the part of the Landlord. No such interruption or
                 curtailment of any such "service" shall be deemed a
                 constructive eviction. The Landlord shall not be required to
                 furnish, and the Tenant shall not be entitled to receive, any
                 of such "services" during any period wherein the Tenant shall
                 be in default in respect to the payment of rent. Neither shall
                 there be any abatement or diminution of rent because of making
                 of repairs, improvements or decorations to the demised premises
                 after the date above fixed for the commencement of the term, it
                 being understood that rent shall, in any event, commence to run
                 at such date so above fixed.

   RULES, ETC.        FIFTEENTH.--The Landlord may prescribe and regulate the
                 placing of safes, machinery, quantities of merchandise and
                 other things. The Landlord may also prescribe and regulate
                 which elevator and entrances shall be used by the Tenant's
                 employees, and for the Tenant's shipping. The Landlord may make
                 such other and further rules and regulations as, in the
                 Landlord's judgment, may from time to time be needful for the
                 safety, care or cleanliness of the building, and for the
                 preservation of good order therein. The Tenant and the
                 employees and agents of the Tenant will observe and conform to
                 all such rules and regulations.

    SHORING OF        SIXTEENTH.-- In the event that an excavation shall he made
         WALLS   for building or other purposes upon land adjacent to the |
                 demised premises or shall be contemplated to be made, the
                 Tenant shall afford to the person or persons causing or to
                 cause such excavation, license to enter upon the demised
                 premises for the purpose of doing such work as said person or
                 persons shall deem to be necessary to preserve the wall or
                 walls, structure or structures upon the demised premises from
                 injury and to support the same by proper foundations.

   VAULT SPACE        SEVENTEENTH.-- No vaults or space not within the property
                 line of the building are leased hereunder. Landlord makes no
                 representation as to the location of the property line of the
                 building. Such vaults or space as Tenant may be permitted to
                 use or occupy are to be used or occupied under a revocable
                 license and if such license be revoked by the Landlord as to
                 the use of part or all of the vaults or space Landlord shall
                 not be subject to any liability; Tenant shall not be entitled
                 to any compensation or reduction in rent nor shall this be
                 deemed constructive or actual eviction. Any tax, fee or charge
                 of municipal or other authorities for such vaults or space
                 shall be paid by the Tenant for the period of the Tenant's use
                 or occupancy thereof.

         ENTRY        EIGHTEENTH.-- That during seven months prior to the
                 expiration of the term hereby granted, applicants shall be
                 admitted at all reasonable hours of the day to view the
                 premises until rented; and the Landlord and the Landlord's
                 agents shall be permitted at any time during the term to visit
                 and examine them at any reasonable hour of the day. and workmen
                 may enter at any time, when authorized by the Landlord or the
                 Landlord's agents, to make or facilitate repairs in any part of
                 the building; and if the said Tenant shall not be personally
                 present to open and permit an entry into said premises, at any
                 time, when for any reason an entry therein shall be necessary
                 or permissible hereunder, the Landlord or the Landlord's agents
                 may forcibly enter the same without rendering the Landlord or
                 such agents liable to any claim or cause of action for damages
                 by reason thereof (if during such entry the Landlord shall
                 accord reasonable care to the Tenant's property) and without in
                 any manner affecting the obligations and covenants of this
                 lease: it is, however, expressly understood that the right and
                 authority hereby reserved, does not impose, nor does the
                 Landlord assume, by reason thereof, any responsibility or
                 liability whatsoever for the care or supervision of said
                 premises, or any of the pipes, fixtures, appliances or
                 appurtenances therein contained or therewith in any manner
                 connected.

     NO REPRE-        NINETEENTH.-- The Landlord has made no representations or
    SENTATIONS   promises in respect to said building or to the demised premises
                 except those contained herein, and those, if any. contained in
                 some written communication to the Tenant, signed by the
                 Landlord. This instrument may not be changed, modified,
                 discharged or terminated orally.

    ATTORNEY'S        TWENTIETH.-- If the Tenant shall at any time be in default
          FEES   hereunder, and if the Landlord shall institute an action or
                 summary proceeding against the Tenant based upon such default,
                 then the Tenant will reimburse the Landlord for the expense of
                 attorneys' fees and disbursements thereby incurred by the
                 Landlord, so far as the same are reasonable in amount. Also so
                 long as the Tenant shall be a tenant hereunder the amount of
                 such expenses shall be deemed to be "additional rent" hereunder
                 and shall be due from the Tenant to the Landlord on the first
                 day of the month following the incurring of such respective
                 expenses.

    POSSESSION        TWENTY-FIRST.-- Landlord shall not be liable for failure
                 to give possession of the premises upon commencement date by
                 reason of the fact that premises are not ready for occupancy,
                 or due to a prior Tenant wrongfully holding over or any other
                 person wrongfully in possession or for any other reason: in
                 such event the rent shall not commence until possession is
                 given or is available, but the term herein shall not be
                 extended.



                 THE TENANT FURTHER COVENANTS:

    IF A FIRST        TWENTY-SECOND.--If the demised premises or any part
         FLOOR   thereof consist of a store, or of a first floor, or of any part
                 thereof, the Tenant will keep the sidewalk and curb in front
                 thereof clean at all times and free from snow and ice, and will
                 keep insured in favor of the Landlord, all plate glass therein
                 and furnish the Landlord with policies of insurance covering
                 the same.

     INCREASED        TWENTY-THIRD.-- If by reason of the conduct upon the
          FIRE   demised premises of a business not herein permitted, or if by
     INSURANCE   reason of the improper or careless conduct of any business upon
          RATE   or use of the demised premises, the fire insurance rate shall
                 at any time be higher than it otherwise would be, then the
                 Tenant will reimburse the Landlord, as additional rent
                 hereunder, for that part of all fire insurance premiums
                 hereafter paid out by the Landlord which shall have been
                 charged because of the conduct of such business not so
                 permitted, or because of the improper or careless conduct of
                 any business upon or use of the demised premises, and will make
                 such reimbursement upon the first day of the month following
                 such outlay by the Landlord; but this covenant shall not apply
                 to a premium for any period beyond the expiration date of this
                 lease, first above specified. In any action or proceeding
                 wherein the Landlord and Tenant are parties, a schedule or
                 "make up" of rate for the building on the demised premises,
                 purporting to have been issued by New York Fire Insurance
                 Exchange, or other body making fire insurance rates for the
                 demised premises, shall be prima facie evidence of the facts
                 therein stated and of the several items and charges included in
                 the fire insurance rate then applicable to the demised
                 premises.

    WATER RENT        TWENTY-FOURTH.--If a separate water meter be installed for
                 the demised premises, or any part thereof, the Tenant will keep
         SEWER   the same in repair and pay the charges made by the municipality
                 or water supply company for or in respect to the consumption of
                 water, as and when bills therefor are rendered. If the demised
                 premises, or any part thereof, be supplied with water through a
                 meter which supplies other premises, the Tenant will pay to the
                 Landlord, as and when bills are rendered therefor, the Tenant's
                 proportionate part of all charges which the municipality or
                 water supply company shall make for all water consumed through
                 said meter, as indicated by said meter. Such proportionate part
                 shall be fixed by apportioning the respective charge according
                 to floor area against all of the rentable floor area in the
                 building (exclusive of the basement) which shall have been
                 occupied during the period of the respective charges, taking
                 into account the period that each part of such area was
                 occupied. Tenant agrees to pay as additional rent the Tenant's
                 proportionate part, determined as aforesaid, of the sewer rent
                 or charge imposed or assessed upon the building of which the
                 premises are a part.

      ELECTRIC        TWENTY-FIFTH. -- That the Tenant will purchase from the
       CURRENT   Landlord, if the Landlord shall so desire, all electric current
                 that the Tenant requires at the demised premises, and will pay
                 the Landlord for the same, as the amount of consumption shall
                 be indicated by the meter furnished therefor. The price for
                 said current shall be the same as that charged for consumption
                 similar to that of the Tenant by the company supplying
                 electricity in the same community. Payments shall be due as and
                 when bills shall be rendered. The Tenant shall comply with like
                 rules, regulations and contract provisions as those prescribed
                 by said company for a consumption similar to that of the
                 Tenant.

     SPRINKLER        TWENTY-SIXTH.-- If there now is or shall be installed in
        SYSTEM   said building a "sprinkler system" the Tenant agrees to keep
                 the appliances thereto in the demised premises in repair and
                 good working condition, and if the New York Board of Fire
                 Underwriters or the New York Fire Insurance Exchange or any
                 bureau, department or official of the State or local government
                 requires or recommends that any changes, modifications,
                 alterations or additional sprinkler heads or other equipment be
                 made or supplied by reason of the Tenant's business, or the
                 location of partitions, trade fixtures, or other contents of
                 the demised premises, or if such changes, modifications,
                 alterations, additional sprinkler heads or other equipment in
                 the demised premises are necessary to prevent the imposition of
                 a penalty or charge against the full allowance for a sprinkler
                 system in the fire insurance rate as fixed by said Exchange, or
                 by any Fire Insurance Company, the Tenant will at the Tenant's
                 own expense, promptly make and supply such changes,
                 modifications, alterations, additional sprinkler heads or other
                 equipment. As additional rent hereunder the Tenant will pay to
                 the Landlord, annually in advance, throughout the term
                 $___________________________________, toward the contract
                 price for sprinkler supervisory service.

      SECURITY        TWENTY-SEVENTH.--The sum of Zero Dollars is deposited by
                 the Tenant herein with the Landlord herein as security for the
                 faithful performance of all the covenants and conditions of the
                 lease by the said Tenant. If the Tenant faithfully performs all
                 the covenants and conditions on his part to be performed, then
                 the sum deposited shall be returned to said Tenant.

      NUISANCE        TWENTY-EIGHTH.--This lease is granted and accepted on the
                 especially understood and agreed condition that the Tenant will
                 conduct his business in such a manner, both as regards noise
                 and kindred nuisances, as will in no wise interfere with,
                 annoy, or disturb any other tenants. in the conduct of their
                 several businesses, or the landlord in the management of the
                 building; under penalty of forfeiture of this lease and
                 consequential damages.

       BROKERS        TWENTY-NINTH.-- The Landlord hereby recognizes No Brokers
   COMMISSIONS   as the broker who negotiated and consummated this lease with
                 the Tenant herein, and agrees that if, as, and when the Tenant
                 exercises the option, if any, contained herein to renew this
                 lease, or fails to exercise the option, if any, contained
                 therein to cancel this lease, the Landlord will pay to said
                 broker a further commission in accordance with the rules and
                 commission rates of the Real Estate Board in the community. A
                 sale, transfer, or other disposition of the Landlord's interest
                 in said lease shall not operate to defeat the Landlord's
                 obligation to pay the said commission to the said broker. The
                 Tenant herein hereby represents to the Landlord that the said
                 broker is the sole and only broker who negotiated and
                 consummated this lease with the Tenant.


        WINDOW        THIRTIETH.--The Tenant agrees that it will not require,
      CLEANING   permit, suffer, nor allow the cleaning of any window, or
                 windows, in the demised premises from the outside (within the
                 meaning of Section 202 of the Labor Law) unless the equipment
                 and safety devices required by law, ordinance, regulation or
                 rule, including, without limitation, Section 202 of the New
                 York Labor Law, are provided and used, and unless the rules, or
                 any supplemental rules of the Industrial Board of the State of
                 New York are fully complied with; and the Tenant hereby agrees
                 to indemnify the Landlord, Owner, Agent, Manager and/or
                 Superintendent, as a result of the Tenant's requiring,
                 permitting, suffering, or allowing any window, or windows in
                 the demised premises to be cleaned from the outside in
                 violation of the requirements of the aforesaid laws,
                 ordinances, regulations and/or rules.

      VALIDITY        THIRTY-FIRST.--The invalidity or unenforceability of any
                 provision of this lease shall in no way affect the validity or
                 enforceability of any other provision hereof.

     EXECUTION        THIRTY-SECOND.--In order to avoid delay, this lease has
    & DELIVERY   been prepared and submitted to the Tenant for signature with
      OF LEASE   the understanding that it shall not bind the Landlord unless
                 and until it is executed and delivered by the Landlord.

   EXTERIOR OF        THIRTY-THIRD.--The Tenant will keep clean and polished all
      PREMISES   metal, trim, marble and stonework which are a part of the
                 exterior of the premises, using such materials and methods as
                 the Landlord may direct, and if the Tenant shall fail to comply
                 with the provisions of this paragraph, the Landlord may cause
                 such work to be done at the expense of the Tenant.

   PLATE GLASS        THIRTY-FOURTH.--The Landlord shall replace at the expense
                 of the Tenant any and all broken glass in the skylights, doors
                 and walls in and about the demised premises. The Landlord may
                 insure and keep insured all plate glass in the skylights, doors
                 and walls in the demised premises, for and in the name of the
                 Landlord and bills for the premiums therefor shall be rendered
                 by the Landlord to the Tenant at such times as the Landlord may
                 elect, and shall be due from and payable by the Tenant when
                 rendered, and the amount thereof shall be deemed to be, and
                 shall be paid as, additional rent.

           WAR        THIRTY-FIFTH.--This lease and the obligation of Tenant to
     EMERGENCY   pay rent hereunder and perform all of the other covenants and
                 agreements hereunder on part of Tenant to be performed shall in
                 nowise be affected, impaired or excused because Landlord is
                 unable to supply or is delayed in supplying any service
                 expressly or impliedly to be supplied or is unable to make, or
                 is delayed in making any repairs, additions, alterations or
                 decorations or is unable to supply or is delayed in supplying
                 any equipment or fixtures if Landlord is prevented or delayed
                 from so doing by reason of governmental preemption in
                 connection with a National Emergency declared by the President
                 of the United States or in connection with any rule, order or
                 regulation of any department or subdivision thereof of any
                 government agency or by reason of the conditions of supply and
                 demand which have been or are affected by war or other
                 emergency.

                 THE LANDLORD COVENANTS

         QUIET        FIRST.--That if and so long as the Tenant pays the rent
    POSSESSION   and "additional rent" reserved hereby, and performs and
                 observes the covenants and provisions hereof, the Tenant shall
                 quietly enjoy the demised premises, subject, however, to the
                 terms of this lease, and to the mortgages above mentioned,
                 provided however, that their covenant shall be conditioned upon
                 the retention of title to the premises by Landlord.

      ELEVATOR
          HEAT

                      Tenant to supply all heat and/or air conditioning.

                      And it is mutually understood and agreed that the
                 covenants and agreements contained in the within lease shall be
                 binding upon the parties hereto and upon their respective
                 successors, heirs, executors and administrators.

                      In Witness whereof, the Landlord and Tenant have
                 respectively signed and sealed these presents the day and year
                 first above written.


                                   /s/ Jesse L. Wiener                   [L. S.]
                                   ---------------------------------------------
                                   FBN Corporation                      Landlord
                 IN PRESENCE OF:


                                   /s/ Gilad Fishman                     [L. S.]
                                   ---------------------------------------------
                                   Hadco Metal Trading Co., LLC         Tenant



                  ACKNOWLEDGMENT IN NEW YORK STATE (RPL 309-A)

STATE OF NEW YORK, COUNTY OF __________________________________________ SS.:

On __________________________________________ before me, the undersigned,
personally appeared

personally known to me or proved to me on the basis of satisfactory evidence to
be the individual(s) whose name(s) is (are) subscribed to the within instrument
and acknowledged to me that he/she/they executed the same in his/her/their
capacity(ies), and that by his/her/their signature(s) on the instrument, the
individual(s), or the person upon behalf of which the individual(s) acted,
executed the instrument.


                      ----------------------------------------------------------
                      (signature and office of individual taking acknowledgment)

                ACKNOWLEDGMENT OUTSIDE NEW YORK STATE (RPL 309-B)

STATE OF ______________ COUNTY OF ____________________ SS.:

On __________________________________________ before me, the undersigned,
personally appeared

personally known to me or proved to me on the basis of satisfactory evidence to
be the individual(s) whose name(s) is (are) subscribed to the within instrument
and acknowledged to me that he/she/they executed the same in his/her/their
capacity(ies), and that by his/her/their signature(s) on the instrument, the
indi-vidual(s), or the person upon behalf of which the individual(s) acted,
executed the instrument, and that such individual made such appearance before
the undersigned in

(insert city or political subdivision and state or county or other place
acknowledgment taken)


                      ----------------------------------------------------------
                      (signature and office of individual taking acknowledgment)

                    ACKNOWLEDGMENT BY SUBSCRIBING WITNESS(ES)

STATE OF _____________________)
COUNTY OF ____________________) SS.:

On __________________________________________ before me, the undersigned,
personally appeared

the subscribing witness(es) to the foregoing instrument, with whom I am
personally acquainted, who, being by me duly sworn, did depose and say that
he/she/they reside(s) in (if the place of residence is in a city, include the
street and street number, if any, thereof):

that he/she/they know(s)

to be the individual(s) described in and who executed the foregoing instrument;
that said subscribing witness(es) was (were) present and saw said

execute the same; and that said witness(es) at the same time subscribed
his/her/their name(s) as a witness(es) thereto.

([_] if taken outside New York State insert city or political subdivision and
state or country or other place acknowledgment taken And that said subscribing
witness(es) made such appearance before the undersigned in _____________________
_______________________________________________________________________________)


                      ----------------------------------------------------------
                      (signature and office of individual taking acknowledgment)

BUILDING _______________________________________________________________________

PREMISES _______________________________________________________________________

================================================================================

                            JESSE L. WIENER LANDLORD

                                       TO

                          HADCO METAL TRADING CO., LLC

                                     Tenant

                                   ----------

                                      LEASE

                                   ----------

================================================================================

                                    GUARANTY

     In consideration of the letting of the premises within mentioned to the
Tenant within named, and of the sum of One Dollar, to the undersigned in hand
paid by the Landlord within named, the undersigned hereby guarantees to the
Landlord and to the heirs, successors and/or assigns of the Landlord, the
payment by the Tenant of the rent, within provided for, and the performance by
the Tenant of all of the provisions of the within lease. Notice of all defaults
is waived, and consent is hereby given to all extensions of time that any
Landlord may grant.

     Dated,

STATE OF NEW YORK, COUNTY OF _______________________________________________
SS.: ACKNOWLEDGMENT RPL309-A (DO NOT USE OUTSIDE NEW YORK STATE) On ____________
____________________________________________ before me, the undersigned,
personally appeared

personally known to me or proved to me on the basis of satisfactory evidence to
be the individual(s) whose name(s) is (are) subscribed to the within instrument
and acknowledged to me that he/she/they executed the same in his/her/their
capacity(ies), and that by his/her/their signature(s) on the instrument, the
individual(s), or the person upon behalf of which the individual(s) acted,
executed the instrument.


                      ----------------------------------------------------------
                      (signature and office of individual taking acknowledgment)