Document:

<PAGE>

                                                                    EXHIBIT 10.4

                           L E A S E  A G R E E M E N T

          THIS LEASE ("Lease") made and entered into this 29th day of April,
1998, by and between RUSSELL K. NAKAOKA, KIMIKO NAKAOKA, RUSSELL K. NAKAOKA and
GRANT J. NAKAOKA as Co-Trustees of the Testamentary Trust Established Under the
Will of Kiyoto K. Nakaoka ("Landlord") and CALIFORNIA CENTER BANK, a California
Corporation ("Tenant").

                                 R E C I T A L S

     A. Landlord is the owner of certain land, buildings, and improvements
located in the City of Gardena, County of Los Angeles, State of California,
("Premises") and more particularly described in paragraph 2 below.

     B. Landlord desires to lease to Tenant and Tenant desires to lease from
Landlord the Premises on the terms and conditions in this Lease.

     C. Tenant is currently in possession of, and occupying, the Premises under
a sublease.

     For good and valuable consideration, the parties agree as follows:

1.   LEASE

     Landlord leases to Tenant and Tenant leases from Landlord the Premises.
Said letting is upon and subject to the terms, covenants, and conditions herein
set forth; and Landlord and Tenant each covenant as a material part of the
consideration for this Lease to keep and perform each and all of said terms,
covenants and conditions required by it to be kept and performed.

2.   PREMISES; CONDITION OF PREMISES.

     The Premises shall be those certain premises containing approximately
34,848 square feet of land and a building of approximately 8,578 square feet
constructed thereon situated in the City of Gardena, County of Los Angeles,
State of California, commonly known as 1400 W. Redondo Beach Boulevard, Gardena,
California, and more particularly described in Exhibit "A" attached hereto and
incorporated herein by reference.

     Tenant has occupied the Premises for many years and accepts the Premises in
its current condition AS IS WITH ALL FAULTS.

                                  Page 1 of 23

<PAGE>

3.   TERM

     The term of this Lease shall be for a period of ten (10) years. Said term
shall commence on the 1st day of May, 1998, and end on the 30th day of April,
2008.

4.   RENTALS

     Tenant agrees to pay and Landlord agrees to accept fixed rental for the
Premises as follows:

     a.   The sum of One Hundred Fifty Two Thousand Six Hundred Seventy Six and
          no/100 Dollars ($152,676.00) per annum, payable in equal monthly
          installments of Twelve Thousand Seven Hundred Twenty Three and no/100
          Dollars ($12,723.00) on the first day of each month during the first
          five (5) years of the term of this Lease.

     b.   Beginning on May 1, 2003 and continuing thereafter through the
          remainder of the Term of this Lease, the fixed rent shall be changed
          to an amount equal to the product obtained by multiplying the rent
          stated above, Paragraph 4.a, by a fraction, the numerator of which is
          the Index, as defined below, published nearest but prior to May 1,
          2003 and the denominator of which is the Index published nearest but
          prior to May 1, 1998. In no event, however, shall the fixed rental be
          adjusted higher than Fifteen Thousand Two Hundred Sixty Seven and
          60/100 Dollars ($15,267.60) per month ($183,211.20 per annum) or lower
          than the amount stated in Paragraph 4a.

     c.   The term "Index" as used in this Lease shall mean the Consumer Price
          Index (All Urban Consumers) for the Los Angeles-Anaheim-Riverside
          Consolidated Metropolitan Statistical Area (base years 1982-1984 =
          100), published by the Bureau of Labor Statistics of the United States
          Department of Labor. If the Bureau of Labor Statistics revises the
          Index, the parties agree that the Bureau of Labor Statistics will be
          the sole judge of the comparability of successive indexes. If that
          agency, however, fails to supply indexes that it deems comparable, or
          if no succeeding index is published, the parties shall then negotiate
          to determine an appropriate alternative published price index. If they
          are unable to agree on an alternative index within thirty (30) days
          after the request to do so is made by one party to the other, then
          either party may request that each appoint a person, within fifteen
          (15) days after the request, to select an alternative published price
          index. The two persons so appointed, within fifteen (15) days after
          the later of them is appointed, shall appoint a third person to act
          with them in the selection of an alternative price index. If either of
          the first two fails to appoint the third, of if Landlord or Tenant
          fails to appoint one of the first two, then, upon the

                                  Page 2 of 23

<PAGE>

          request of either Landlord or Tenant, the vacancy shall be filled by
          an impartial person appointed by the presiding judge of the court of
          general jurisdiction for the county in which the Premises are located,
          with that judge acting in the judge's individual rather than judicial
          capacity. If any appointee declines or is unable to serve, the
          appointee shall be replaced by another person appointed in the same
          manner. Within thirty (30) days after the appointment process is
          completed, and on the basis of all pertinent facts, the appointees, by
          majority vote, shall select an alternative published price index and
          advise Landlord and Tenant in writing of the selection. All fees and
          expenses incurred in the appointment of the persons shall be shared
          equally by Landlord and Tenant.

     d.   All rental shall be paid in lawful money of the United States in
          advance on the first (1st) day of each calendar month during said term
          at the office of Landlord or at such other place as Landlord from time
          to time shall designate in writing. Said rent shall be paid without
          deduction of offset.

     e.   Tenant hereby acknowledges that the late payment by Tenant to Landlord
          of rent and other sums due hereunder will cause Landlord to incur
          costs not contemplated by this Lease, the exact amount of which will
          be extremely difficult to ascertain. Accordingly, if any installment
          of rent or any other sum due from Tenant shall not be actually
          received by Landlord or Landlord's designee within fifteen (15) days
          after the date due, then Tenant shall pay to Landlord, in addition to
          the interest provided for in this Lease, a late charge in the amount
          of six percent (6%) of the delinquent installment as liquidated
          damages. Acceptance of such late charge by Landlord shall in no event
          constitute a waiver of Tenant's default with respect to such overdue
          amount, nor prevent Landlord from exercising any of the other rights
          and remedies granted hereunder.

5.   SECURITY DEPOSIT

     Concurrently with Tenant's execution of this Lease, Tenant shall deposit
with Landlord the sum of Thirteen Thousand Five Hundred and no/100 Dollars
($13,500.00). Said sum shall be held by Landlord as a Security Deposit for the
faithful performance by Tenant of all of the terms, covenants, and conditions of
this Lease to be kept and performed by Tenant during the term hereof. If Tenant
defaults with respect to any provision of this Lease, including but not limited
to the provisions relating to the payment of rent and any of the monetary sums
due herewith, Landlord may (but shall not be required to) use, apply or retain
all or any part of this Security Deposit for the payment of any other amount
which Landlord may spend by reason of Tenant's default or to compensate Landlord
for any other loss or damage which Landlord may suffer by reason of Tenant's
default. If any portion of said Deposit is so used or applied, Tenant shall,
within ten (10) days after written demand thereof, deposit cash with Landlord in
an amount sufficient to restore the Security Deposit to its original amount.
Tenant's failure to do

                                  Page 3 of 23

<PAGE>

so shall be a material breach of this Lease. Landlord shall not be required to
keep this Security Deposit separate from its general funds, and Tenant shall not
be entitled to interest on such deposit. If Tenant shall fully and faithfully
perform every provision of this Lease to be performed by Tenant, the Security
Deposit or any balance thereof shall be returned to Tenant (or, at Landlord's
option, to the last assignee of Tenant's interests hereunder) at the expiration
of the Lease term and after Tenant has vacated the Premises. In the event of
termination of Landlord's interest in this Lease, Landlord shall transfer said
Deposit to Landlord's successor in interest whereupon Tenant agrees to release
Landlord from liability for the return of such Deposit.

6.   TRIPLE NET LEASE

     Notwithstanding anything to the contrary as set forth in this Lease, it is
expressly understood and agreed that Tenant and Landlord are entering into a
triple net (NNN) Lease and that Landlord has no responsibility or obligation for
any maintenance of the Premises.

7.   PURPOSE

     Tenant shall be limited in its use of the Premises to the operation of a
general banking business.

8.   TAXES AND ASSESSMENTS

     a.   In addition to the fixed rental payments hereinabove provided, Tenant
          shall pay before delinquency, all taxes, assessments, and charges
          levied, imposed or charged against the land and upon the building of
          which the Premises are a part. Tenant shall also pay all taxes
          assessed, without limitation, for or during the term hereof against
          and on any or all property and improvements (including, without
          limitation, equipment, trade and business fixtures, merchandise and
          inventory) in possession of Tenant, or installed by or for Tenant upon
          or about the Premises. Said obligations are assumed by Tenant although
          such assessment may be made against Landlord as the owner of said
          building.

     b.   Any tax or assessment relating to a fiscal period at the end of the
          lease term, a part of which is not included within the term of this
          Lease, shall be prorated so that Tenant shall pay only that portion
          thereof which relates to the tax period included within the term of
          this Lease. In the event any assessment may be paid in periodic
          installments, Tenant shall be responsible only for those installments
          relating to the period included within the term of this Lease.

                                  Page 4 of 23

<PAGE>

     c.   Nothing contained in this Lease shall require Tenant to pay any net
          income, franchise, estate, inheritance, capital levy or transfer tax
          of Landlord.

     d.   Landlord agrees that Tenant shall have the right to contest the
          legality or validity of any of the taxes or assessments provided to be
          paid by Tenant, but no such contest shall be carried on or maintained
          by Tenant after the time limit for the payment of such taxes and
          assessments, unless Tenant shall have duly paid the amount involved
          under protest or shall procure and maintain a stay of all proceedings
          to enforce any obligation thereof or shall have furnished to Landlord
          its letter agreeing to indemnify Landlord against any loss or penalty.
          Landlord agrees to cooperate with Tenant in any tax or assessment
          protest.

9.   UTILITIES AND MAINTENANCE EXPENSE

     a.   Tenant shall, during the term hereof, at its sole cost and expense,
          keep and maintain in good order, condition and repair, and replace
          when necessary, all portions of the Premises, both inside and outside,
          including, without limitation, appurtenances, heating and air
          conditioning equipment, sidewalks, landscaped areas, exterior walls,
          roofs and parking areas. All maintenance shall be done in a timely and
          professional workmanlike manner. Tenant shall also pay all air
          conditioning, water, gas, lights and power, telephone services, and
          other utilities used in or on the Premises.

     b.   Exterior remodeling of the buildings located on the Premises shall be
          provided and made by Tenant at Tenant's sole expense, and shall become
          the legal property of Landlord free and clear of liens or any other
          type of encumbrances.

     c.   Any improvements to the Premises including, without limitation,
          resurfacing of parking lot shall be provided and made by Tenant at its
          sole expense, subject to the Landlord's prior written consent thereto
          and in accordance with plans and specifications first approved by the
          Landlord.

     d.   Tenant shall have the right, at its own expense, to install in the
          Premises, all of the fixtures, equipment, furnishings, and other
          personal property which Tenant shall require in the Premises in
          addition to the Tenant improvements, in accordance with plans and
          specifications first approved by the Landlord.

     e.   Landlord agrees not to unreasonably withhold any consent provided for
          in this section.

10.  SIGNS

                                  Page 5 of 23

<PAGE>

     a.   Throughout the term of this Lease, Tenant shall have the sole right to
          erect and maintain signs on the Premises in accordance with plans
          submitted to Landlord for Landlord's written approval prior to
          commencement of sign work. All of the signs Tenant is authorized to
          locate on the exterior of the Premises shall remain the property of
          Tenant; provided that all sign posts or supporting structures on the
          Premises as of the date of this Lease shall remain the property of
          Landlord. Any and all signs erected on Premises shall conform to all
          requirements, codes and regulations of governmental agencies.

     b.   Within fifteen (15) days following the date of termination of this
          Lease, Tenant, at its expense, may, at its option, remove from the
          Premises any signs which are the property of Tenant hereunder. Tenant,
          at its expense, shall repair any damage to the Premises caused by the
          installation or removal of such signs, notices or displays.

11.  INDEMNITY

     a.   Tenant and Landlord agree to hold the other, its agents, contractors,
          and employees harmless and to indemnify the other party against all
          claims, liability and costs (including, but not limited to attorneys'
          fees and costs) for injuries to all persons and for damage to or the
          theft, misappropriation or loss of all property occurring in or out of
          the Premises due to the acts or omissions of such indemnifying party,
          its agents, servants or employees.

     b.   Subject to the provisions in Paragraph 11.a, above, Landlord shall not
          be liable for any injury or damage which may be sustained by the
          person, goods, wares, merchandise or property of Tenant, its
          employees, invitees or customers, or any other person in or about the
          Premises caused by or resulting from any cause whether it be by fire,
          steam, electricity, gas, water or rain, which may leak or flow from or
          into any part of the premises or for breakage, leakage, obstruction or
          other defects of the pipes, sprinklers, wires, appliances, plumbing,
          air conditioning or lighting fixtures of the same, whether the said
          damage or injury results from conditions arising upon the Premises or
          from other sources.

12.  INSURANCE

     a.   Tenant shall, at Tenant's sole cost and expense, but for the mutual
          benefit of Landlord and Tenant, maintain throughout the term of this
          Lease general public liability insurance against claims for personal
          injury, death or property damage occurring in, or about the Premises,
          and in, on, or about the sidewalks directly adjacent to the Premises
          and such other areas as Tenant, its officers, agents,

                                  Page 6 of 23

<PAGE>

          employees, contractors and invitees shall have the right to use
          pursuant to this Lease. Such insurance shall have a combined single
          limit of not less than Two Million and no/100 Dollars ($2,000,000.00).

     b.   Tenant shall, at Tenant's sole cost and expense, take out and keep in
          force during the term of this Lease, fire and extended coverage
          insurance, including vandalism and malicious mischief coverage in an
          amount equal to the full replacement value of the Premises, exclusive
          of Tenant's fixtures, personal property and equipment.

     c.   The policies required by Paragraphs 12.a and 12.b shall be in a form
          reasonably satisfactory to Landlord. A certificate as to such
          insurance shall be presented to Landlord. Each such certificate shall
          name Landlord (and any mortgage lender designated by Landlord) as an
          additional insured/loss payee. Tenant shall have the right to provide
          the required insurance coverage under blanket policies obtained by
          Tenant, provided such blanket policies expressly afford coverage to
          the Premises and to Landlord as required by this Lease. Tenant shall
          obtain a written obligation on the part of any such insurance company
          to notify Landlord in writing of any delinquency in premium payments
          and at least fifteen (15) days prior thereto of any cancellation of
          any such policy. Tenant agrees that if Tenant does not take out such
          insurance or keep the same in full force and effect, Landlord may take
          out the necessary insurance and pay the premium therefore, and Tenant
          shall repay to Landlord the amount so paid promptly after demand.

     d.   Landlord and Tenant each hereby waive any and all rights of recovery
          against the other or against the officers, employees, agents and
          representatives of the other, on account of loss or damage occasioned
          to such waiving party or its property or the property of others under
          its control to the extent that such loss or damage is insured against
          under any fire and extended coverage insurance policy which either may
          have in force at the time of such loss or damage.

13.  LAWS AND INSURANCE STANDARDS

     Tenant shall, at Tenant's sole cost and expense, promptly comply in every
respect with all laws, ordinances, rules, and regulations of all federal, state,
county, and municipal governments now in force or that may be enacted hereafter,
with such standards established from time to time by the National Board of Fire
Underwriters, the National Fire Protective Association, or any similar bodies,
which require the making of correction, repairs, additions, or alterations to
the Premises or to Tenant's fixtures, furnishings, signs, or equipment which are
or hereafter may be required in order to comply with any of the foregoing, even
if such compliance requires capital expenditures or additions to the Premises.
Tenant expressly covenants and agrees to indemnify and save Landlord harmless
from any penalties, damages, or charges imposed for any violation of any and all
laws, ordinances, rules, regulations, or

                                  Page 7 of 23

<PAGE>

violations of the covenants herein expressed, whether occasioned by the
particular use of the Premises by Tenant, or by neglect, omission, or willful
act of Tenant or any person upon said Premises by license or invitation of
Tenant or holding or occupying the same or any part thereof under or by right of
Tenant. In the event Landlord or Tenant does or suffers to be done or permits
any act to be done in or about the Premises which will increase any insurance
rate with respect thereto, the party responsible for same agrees to pay
therefore.

14.  DAMAGE TO PREMISES

     a.   In the event of damage causing a partial destruction of the Premises
          during the term of this Lease and there is made available to Landlord
          pursuant to Paragraph 12.b insurance proceeds in the amount of the
          full replacement cost of the damaged improvements, Landlord shall
          utilize all such insurance proceeds and pay any additional cost and
          cause the Premises to be repaired promptly to a condition existing
          immediately prior to such damage, with this Lease to continue in full
          force and effect.

     b.   In the event of damage causing a partial destruction of the Premises
          during the term of this Lease and there are no insurance proceeds
          available, or the insurance proceeds available are less than one
          hundred percent (100%) of the cost of repairing such damage, then
          Landlord shall have the option for a period of forty (40) days after
          the unavailability to elect to terminate this Lease and to retain all
          insurance proceeds or to repair the damage at Landlord's expense. The
          failure of Landlord to take any actions within the forty (40) day
          period shall be deemed to be an election to terminate the Lease. In
          the event Landlord elects to repair such damage, such work shall be
          completed promptly restoring the Premises to the condition existing
          immediately prior to such damage, and this Lease shall continue in
          full force and effect. Landlord shall notify tenant, in writing, of
          its decision to terminate the lease. In the event Landlord elects to
          terminate the Lease, Tenant shall have thirty (30) days thereafter to
          elect to pay for the cost of such repair to the extent insurance
          proceeds are not available. In the event Tenant elects to do so,
          coincidentally therewith Tenant shall deposit with Landlord or make
          available to Landlord on terms acceptable to Landlord, the amount
          required in addition to any available insurance proceeds to complete
          the repairs. Landlord shall cause such repair work to be completed
          promptly thereafter restoring the Premises to the condition existing
          immediately prior to such damage, and this Lease shall continue in
          full force and effect.

     c.   In the event the Premises are totally destroyed or the Premises cannot
          be repaired as required herein under applicable laws and regulations,
          notwithstanding the availability of insurance proceeds or
          contributions from Tenant, this Lease shall be terminated effective 60
          days after the date of the damage. In the event the

                                  Page 8 of 23

<PAGE>

          Premises can under applicable laws and regulations be restored to a
          condition which in Tenant's sole discretion are suitable for Tenant's
          continued occupancy and use, this Lease shall, at the option of Tenant
          not be terminated pursuant to this Paragraph 14.c. In the event the
          Tenant elects to exercise its option pursuant to this Paragraph,
          Tenant shall have thirty (30) days after such destruction to so elect
          and shall thereafter pay for the cost of such repair to the extent
          insurance proceeds are not available. In the event Tenant elects to do
          so, concurrently therewith, Tenant shall deposit with Landlord or make
          available to Landlord on terms acceptable to Landlord, the amount
          required in addition to any available insurance proceeds to complete
          the repairs. Landlord shall cause such repair work to be completed
          promptly thereafter restoring the premises to the condition
          permissible under applicable laws and regulations and this Lease shall
          continue in full force and effect.

     d.   In the event of any partial destruction of the Premises representing
          thirty percent (30%) or more of the replacement costs of the building
          during the last one (1) year of the term or any extension thereof,
          notwithstanding the provisions of Paragraphs 14.a and 14.b, Landlord
          shall have the right for a period of thirty (30) days after
          determination of the availability of insurance proceeds to retain all
          insurance proceeds and to terminate this Lease.

     e.   In the event of any partial destruction which is repaired by Landlord,
          for the period between the date of damage until the repairs are
          completed, and in the event of the termination of this Lease, for the
          period between the date of damage and the date of termination, the
          rent payable by Tenant shall be reduced in the proportion which the
          area of the Premises with improvements that are not useable bears to
          the total area of the Premises containing improvements. This right to
          a partial abatement of rent shall be Tenant's sole remedy as a result
          of any such damage and repair. Landlord shall not be required to make
          any repair or restoration of injury or damage to any improvement or
          property installed on the Premises by or at the expense of Tenant;
          such items shall be replaced by Tenant at Tenant's sole cost and
          expense.

15.  MECHANIC'S LIENS

     a.   Tenant shall at all times hold Landlord harmless from and shall
          promptly pay and discharge all claims for work or labor done, supplies
          furnished or services rendered in or to the Premises; and shall keep
          the Premises free and clear of all mechanic's and materialmen's liens
          in connection therewith. This covenant to pay promptly such claims
          shall not preclude Tenant from contesting such claims in good faith,
          provided that Tenant shall, if so requested by Landlord, bond removal
          of such lien, and otherwise at all times perform and continue to
          perform

                                  Page 9 of 23

<PAGE>

          its covenant herein to hold Landlord harmless herefrom. Landlord may
          post and keep posted on the Premises or in the immediate vicinity
          thereof, in a conspicuous place which satisfies applicable statutory
          requirements and which shall be reasonably satisfactory to Tenant, any
          notice of non-responsibility for any construction, alteration or
          repair of the Premises by Tenant.

     b.   Should any claims of mechanic's or materialmen's liens be filed
          against the Premises or any action affecting the title to such
          property be commenced, the party receiving notice of such lien or
          action shall forthwith give the other party written notice thereof. If
          Tenant shall fail to discharge such lien within such period or fail to
          furnish such security, then in addition to any other right or remedy,
          the Landlord may, but shall not be obligated to discharge the same
          either by paying the amount claimed to be due or by procuring the
          discharge of such lien by deposit in court or by giving security or in
          such other manner as is or may be prescribed by law. If Tenant fails
          to discharge the lien, it shall repay to Landlord on demand all sums
          disbursed or deposited by Landlord pursuant to the foregoing
          provisions hereof, including costs, expenses, and reasonable
          attorneys' fees incurred by such party in connection therewith.
          Nothing contained herein shall imply any consent or agreement on the
          part of either party to subject its estate to liability under any
          mechanic's or other lien law.

16.  CONDEMNATION

     a.   In the event of any taking of or damage to all or any part of the
          Premises including any interest therein, or appurtenant thereto, by
          reason of any exercise of the power of eminent domain, whether by a
          condemnation proceeding, inverse condemnation, or otherwise, or in the
          event of any transfer, conveyance, or sale of all or any part of the
          Premises, including any interest therein, or appurtenant thereto made
          in lieu of an exercise of the power of eminent domain (all of the
          foregoing being hereinafter referred to as "Condemnation Proceedings")
          prior to or during the Lease Term, the rights and obligations of
          Landlord and Tenant shall be governed by the provisions of this
          Paragraph 16.

     b.   For the purposes of this Paragraph 16, the date of taking in
          Condemnation Proceedings shall be the date upon which the condemning
          authority takes possession of all or any part of the Premises or any
          interest therein, or appurtenant thereto, or the date upon which
          Tenant is required by the condemning authority to commence vacating
          the Premises or any portion thereof, or any interest appurtenant
          thereto as a result of such appropriation, whichever date shall first
          occur.

                                  Page 10 of 23

<PAGE>

     c.   In the event of a taking of all of the Premises, this Lease, subject
          to all provisions of this Paragraph 16 pertaining to payments to be
          made, shall terminate as of the date of such taking.

     d.   Partial Taking:

          (1)  General. In the event of taking of less than all of the Premises
               -------
               subject to the provisions of Paragraph 16.d(2), this Lease shall
               continue in full force and effect, except as to the portion of
               the Premises so taken; as to the portion taken, this Lease shall
               terminate as of the date title shall vest in the condemning
               authority.

          (2)  Right to Terminate. If during the term of this Lease the
               ------------------
               following property or any interest therein is taken in
               condemnation proceedings:

               (a)  more than fifty percent (50%) of the floor area of the
                    improvements; or

               (b)  a portion of the Premises, which in the reasonable judgment
                    of Landlord is sufficient to render the balance thereof
                    unsuitable for its continued use or occupancy.

          (3)  Abatement of Rent. The total rent due for the Premises for the
               -----------------
               remainder of the Lease term shall be reduced in proportion to a
               weighted average ratio of the respective ratios of valuations of
               land and building area (improvements) taken as compared to total
               valuations of land and building areas prior to the taking.

          (4)  Restoration. If this Lease is not terminated pursuant to
               -----------
               Paragraph 16.d(2), and if the award or awards are sufficient for
               the purpose, Landlord will make any restoration of the remainder
               of the Premises necessitated by reason of the taking of less than
               all of the Premises as promptly as reasonably practicable to as
               close to the same value, condition and character (as
               circumstances permit) as existed immediately prior to such
               taking, and so as to constitute a complete and tenantable
               Building and Improvements, and if by reason of such work Tenant
               cannot, in the reasonable opinion of Landlord, conduct business
               in the Premises, the rent shall abate during the period that
               Tenant is unable to conduct business in the Premises. If the
               award or awards are not sufficient for the purpose of restoration
               as provided above, then Landlord and Tenant shall agree upon an
               increase in rent to be paid by Tenant hereunder. Said increase
               will be calculated so as to provide Landlord with a fair rate of
               return on monies required to be paid by Landlord for restoration
               of the Premises in

                                  Page 11 of 23

<PAGE>

               excess of the award or awards. Upon agreement between the parties
               as to the amount of the rent increase, Landlord will, at its
               expense, make the restoration of the Premises as described above.
               Notwithstanding the foregoing, Tenant may, at its option, deposit
               with Landlord, or make available to Landlord on terms acceptable
               to Landlord the amount required in excess of any award or awards
               for the restoration of the Premises, and in such event there
               shall be no increase in the rent required to be paid by Tenant
               hereunder. Nothing contained herein shall be deemed to modify or
               abridge Tenant's right to an abatement of rent with respect to
               that portion of the Premises which are taken in condemnation
               proceedings, as provided in Paragraph 16.d(2), and any rental
               increase hereunder shall be only with respect to that portion of
               the Premises not so taken.

     e.   Upon the termination of this Lease pursuant to Paragraph 16.c or 16.d,
          in connection with any award paid by a condemning authority with
          respect to the land or improvements, Tenant reserves unto itself the
          right to claim and prosecute its claim in all appropriate courts and
          agencies for an award or damages for such taking based upon its
          leasehold interest, interruption of business, moving expenses,
          anticipated or lost profits, injury to leasehold improvements made or
          added by Tenant, furniture, furnishings, trade fixtures, installations
          and equipment installed in the premises by Tenant at its expense and
          other damages available under applicable law, without impairing any
          rights of Lessor for the taking of or injury to the reversion. In the
          event the condemning authority does not make separate awards as
          provided above and in Paragraph 16.f hereafter, then the parties shall
          equitably divide the award or awards made by the condemning authority
          in accordance with the principles stated in this Paragraph 16 and with
          respect to all relevant facts existing at the time of such
          condemnation proceedings.

     f.   If, following condemnation proceedings, this Lease does not terminate,
          then all awards paid by the condemning authority shall be used by the
          parties hereto for the restoration of the Premises as provided in this
          Paragraph. Any balance of any such award or awards remaining after
          such restoration shall belong solely to Landlord. In the event there
          is a condemnation of the Premises and this Lease does not terminate,
          then the rent payable hereunder shall abate in proportion to the
          portion of the Premises rendered untenantable, in the manner set forth
          in Paragraph 16.d.

     g.   If the temporary use of all or any portion of the Premises is taken by
          a condemning authority, then this Lease shall not terminate but shall
          continue in full force and effect, except that rent shall abate in
          proportion to the portion of the Premises rendered untenantable in the
          manner set forth in Paragraph 16.d. Landlord shall be entitled to
          claim, prove, receive and retain the entire award

                                  Page 12 of 23

<PAGE>

          payable as compensation for such temporary use or occupancy, except
          that any amount awarded for the value of any furniture, furnishings,
          trade fixtures, installations and equipment installed in the Premises
          by Tenant, at its expense. Tenant reserves unto itself the right to
          claim and prosecute its claim in all appropriate courts and agencies
          for an award or damages for such taking. Upon the cessation of such
          use, the Premises shall be restored pursuant to the provisions of
          Paragraph 16.d(4).

     h.   If this Lease is terminated pursuant to this Paragraph 16, the rental
          and all other monetary obligations of Tenant hereunder shall be
          prorated to the date of termination. Landlord shall repay to Tenant
          any rental and other payments hereunder paid by Tenant for any period
          beyond the date of termination to the extent same are in excess of
          amounts then owed by Tenant to Landlord. All payments due Tenant from
          Landlord by reason of taking shall be paid to Tenant without prior
          notice or demand and on or before the expiration of a period of ten
          (10) days from the date on which the amount of the award is finally
          determined and Landlord obtains, or has the right to obtain, whichever
          shall first occur, such award. Landlord and Tenant shall respectively
          at their own expense pursue any litigation they respectively deem
          appropriate with respect to any taking.

17.  TRADE FIXTURES

     Upon the expiration or sooner termination of the Lease, provided Tenant is
not in default hereunder, Tenant may at its sole cost and expense remove all
trade fixtures installed in the Premises. Tenant shall pay for any damages
caused to the Premises by the removal of said items so that after the removal of
said items the Premises will be in the same condition as at the time prior to
the said installations, reasonable wear and tear excepted. If Tenant shall
abandon, vacate, or surrender said Premises, or be dispossessed by process of
law, or otherwise, any personal property belonging to Tenant and left on the
Premises shall be deemed to be abandoned, at the option of Landlord, except such
property as may be mortgaged to Tenant.

18.  ASSIGNMENT; SUBLEASE

     a.   Prohibition and Consent.
          -----------------------

          (1)  Landlord's Consent. Tenant shall not voluntarily or by operation
               ------------------
               of law, assign, sublet, sell, encumber, pledge or otherwise
               transfer all or any part of the Premises or Tenant's leasehold
               estate hereunder, or permit the Premises to be occupied by anyone
               other than Tenant or Tenant's employees, without Landlord's prior
               written consent in each instance, which consent shall not be
               unreasonably withheld. Any assignment or subletting which is not
               in compliance with this Section 18 shall be void

                                  Page 13 of 23

<PAGE>

               and, at the option of Landlord, shall constitute a material
               default by Tenant under this Lease. Consent by Landlord to one or
               more assignments of this Lease or to one or more sublettings of
               the Premises shall not operate to exhaust Landlord's rights under
               this Section 18. The voluntary or other surrender of this Lease
               by Tenant or a mutual cancellation hereof shall not work a
               merger, and shall, at the option of Landlord terminate all or any
               existing subleases or subtenancies. If Tenant is a corporation or
               is an unincorporated association, limited liability company or
               partnership, the transfer, assignment or hypothecation of any
               stock or interest in such corporation, association or partnership
               in the aggregate in excess of twenty-five percent (25%) of the
               amount then outstanding shall be deemed as assignment within the
               meaning and provisions of this Section.

          (2)  Required Information. If Tenant desires at any time to assign
               --------------------
               this Lease or to sublet the Premises or any portion thereof, it
               shall first notify Landlord of its desire to do so and shall
               submit in writing to Landlord (i) the name of the proposed
               subtenant or assignee; (ii) the nature of the proposed
               subtenant's or assignee's business to be carried on in the
               Premises; (iii) the terms and provisions of the proposed sublease
               or assignment; (iv) such financial information as Landlord may
               reasonably request concerning the proposed subtenant or assignee;
               and (v) such information as Landlord may reasonably request
               regarding the business experience of the proposed subtenant or
               assignee during the preceding five (5) years.

          (3)  No Release of Tenant. Regardless of Landlord's consent, no
               --------------------
               subletting or assignment shall relieve Tenant of its obligation
               to pay the rent and to perform all of the other obligations to be
               performed by Tenant hereunder. No assignment shall be binding on
               Landlord unless such assignee or Tenant shall deliver to Landlord
               a counterpart of such assignment which contains a covenant of
               assumption by the assignee satisfactory in substance and form to
               Landlord consistent with the requirements of this Section 18, but
               the failure or refusal of the assignee to execute such instrument
               of assumption shall not release or discharge the assignee from
               its liability as set forth above. The acceptance of any payment
               due hereunder by Landlord from any other person shall not be
               deemed to be a waiver by Landlord of any provision of this Lease
               or to be a consent to any assignment or subletting.

          (4)  Fee to Landlord. In the event Landlord shall consent to an
               ---------------
               assignment under this Paragraph 18, Tenant shall pay Landlord's
               reasonable

                                  Page 14 of 23

<PAGE>

               attorney's fees not to exceed One Thousand Five Hundred
               ($1,500.00) Dollars incurred in connection with giving such
               consent.

19.  NOTICES

     a.   Whenever under this Lease provision is made for notice or demand, it
          shall be in writing and signed by or on behalf of the party giving the
          notice or making the demand and served by registered or certified mail
          or by telegraph. If served by registered or certified mail, it shall
          be deposited in the United States mail, postage prepaid, with return
          receipt requested, addressed to the party to whom such notice or
          demand is to be given as provided in Paragraph 19.b, and shall be
          conclusively deemed served two (2) days after mailing in California or
          four (4) days after mailing in another state. If served by telegraph,
          service to the addressee shall be conclusively deemed made as
          confirmed by the telegraphic agency making delivery.

     b.   Any notice or demand to either party may be given to it at the address
          appearing below its signature on the signature page of this Lease. The
          address of either party may be changed for the purpose of this
          paragraph by notice to the other party.

20.  SURRENDER OF POSSESSION

     a.   At the expiration of the tenancy created hereunder, whether by lapse
          of time or otherwise, Tenant shall surrender the Premises broom clean
          and in good condition and repair except ordinary wear and tear
          excepted.

     b.   If Tenant holds the Premises after the expiration of the term hereof
          with the consent of Landlord, express or implied, such holding over
          shall, in the absence of a written agreement on the subject, be deemed
          to have created a tenancy from month to month, terminable on thirty
          (30) days' written notice by either party to the other, at a minimum
          monthly rental equal to one point two-five (1.25) times one-twelfth
          (1/12) of the fixed rental as per Paragraph 4 herein, paid by Tenant
          to Landlord during the immediately preceding twelve (12) month period,
          and otherwise subject to all terms and conditions of this Lease.

21.  QUIET ENJOYMENT

     Subject to the provisions of this Lease and conditioned upon performance of
all of the provisions to be performed by Tenant hereunder, Landlord shall secure
to Tenant during the Lease term the quiet and peaceful possession of the
Premises and all rights and privileges

                                  Page 15 of 23

<PAGE>

appertaining thereto. Landlord covenants and represents that Landlord has the
legal right to enter into this Lease and to lease the Premises to Tenant.
Landlord further covenants and represents that of the date hereof there are no
restrictive covenants, agreements, zoning regulations, ordinances, statutes or
land regulations which will prevent Tenant from conducting business in the
Premises pursuant to this Lease.

22.  SUBORDINATION, ATTORNMENT, AND ESTOPPEL CERTIFICATE

     a.   This Lease may, at the option of Landlord, be made subordinate to any
          mortgage or deed of trust now or hereafter placed upon or affecting
          the real property of which the Premises form a part; and to all
          renewals, modifications, replacements and extensions thereof, provided
          that as a condition of such subordination, and only if:

          (1)  such mortgage or deed of trust shall contain a covenant which
               shall permit the proceeds of all insurance policies or
               condemnation awards, as the case may be, covering the building,
               improvements, equipment and/or appurtenances constituting the
               Premises, whether such proceeds are to be held by Landlord or the
               first mortgagee or beneficiary, to be paid and/or made available
               for repair, replacement and rebuilding as provided in this Lease;

          (2)  a written agreement is entered into by the mortgagee named in any
               such mortgage, or by the trustee and the beneficiary named in any
               such deed of trust, providing that notwithstanding any default in
               the mortgage or deed of trust and any foreclosure thereof, or the
               enforcement by the holder thereof of any rights or remedies,
               including sale thereunder, or otherwise, the Tenant shall be
               permitted to remain in quiet and peaceful possession of the
               Premises throughout the term hereof, and any extension or renewal
               hereof, as long as Tenant shall not be in default under this
               Lease, or, if Tenant is in such default, as long as Tenant's time
               to cure such default shall not have expired. Tenant shall upon
               request by Landlord execute and deliver such instruments as may
               be reasonably necessary or convenient to evidence such
               subordination. Landlord shall upon request by Tenant deliver to
               it the instrument or instruments between Landlord and its lessor
               or lender which contain the covenants of such lessor or lender
               contemplated hereunder.

     b.   Within twenty (20) days after the request therefore by Landlord, or in
          the event that upon any sale, assignment, or hypothecation of the
          Premises or the land thereunder by Landlord, an offset statement shall
          be required from Tenant, Tenant agrees to deliver in recordable form,
          a certificate addressed to any such

                                  Page 16 of 23

<PAGE>

          proposed mortgagee or purchaser or to the Landlord, certifying that
          this Lease is in full force and effect (if such be the case), that
          there are no differences or offsets thereto or stating those claimed
          by Tenant, and further containing such other provisions as may be
          reasonably requested by such mortgagee or purchaser. Any such
          statement may be relied upon by any prospective purchaser or
          encumbrancer of all or any portion of the real property of which the
          Premises are a part.

23.  ENTRY BY LANDLORD

     Subject to Tenant's reasonable security requirements, Landlord and its
agents shall have the right at any reasonable time to enter upon all portions of
the Premises so long as entry does not interfere with the business activities of
the Tenant on the Premises, for the purpose of inspection, maintaining the
Premises, installing improvements, making any necessary repairs, alterations or
additions to any portion of the Premises complying with applicable laws,
ordinances, and regulations, protecting the Premises, or for any lawful purpose,
including during the last twelve (12) months of the term, on 24 hour notice,
showing the Premises to prospective purchasers or tenants. Landlord's entry
shall not interfere with Tenant's quiet enjoyment of the Premises.

24.  DEFAULT

     a.   If the rental payments under this Lease or other charges to be paid
          hereunder by Tenant, or any part thereof, are not paid when due and
          remain unpaid for a period of fifteen (15) days after notice thereof
          in writing to Tenant, if Tenant vacates the Premises without the
          intention to reoccupy the same, or abandons the Premises, or if Tenant
          fails to perform with diligence any other covenants or conditions to
          be performed by it under this Lease within thirty (30) days after
          receipt of written notice from Landlord specifying the nature of such
          failure, or if such failure requires more than thirty (30) days to
          correct, within such further period as is necessary using due
          diligence at all times, Tenant shall be deemed to be in default and in
          breach of this Lease and Landlord, without further notice of any kind,
          may at its option:

          (1)  Terminate Tenant's right to possession of the Premises because of
               such breach and recover from Tenant all damages allowed
               including, without limitations, the worth at the time of the
               award by a court of competent jurisdiction of the amount by which
               the unpaid rent for the balance of the term after the time of
               award exceeds the amount of such rental loss for the same period
               that Tenant proves could be reasonably avoided subject to
               Paragraph 24.g below, or;

                                  Page 17 of 23

<PAGE>

          (2)  Not terminate Tenant's right to possession because of such
               breach, but continue this Lease in full force and effect, and in
               that event Landlord may enforce all rights and remedies under
               this Lease. The Landlord has the remedy described in California
               Civil Code Section 1951.4 (Landlord may continue lease in effect
               after Tenant's breach and abandonment and recover rent as it
               becomes due, if Tenant has right to sublet or assign, subject
               only to reasonable limitations).

     b.   In the event of any reentry, Landlord may remove all persons from the
          Premises, and Landlord may remove all property and any signs located
          in or about the Premises and place such property in storage in a
          public warehouse at the cost and risk of Tenant.

     c.   No reentry or reletting of the Premises shall be construed as an
          election by Landlord to terminate Tenant's right to possession and
          this Lease unless a written notice of such intention is given by
          Landlord to Tenant; and notwithstanding any such reletting without
          such termination, Landlord may at any time thereafter elect to
          terminate Tenant's right to possession and this Lease in the event
          that at such time Tenant remains in default hereunder.

     d.   If the Tenant is required to comply with any governmental regulation
          or order within a period less than that to which Tenant would
          otherwise be entitled to notice hereunder, Tenant shall not be
          entitled to notice from Landlord beyond the period within which such
          compliance may be required by such regulations or order; provided that
          Landlord shall use its best efforts to give Tenant the amount of
          notice to which it would otherwise be entitled hereunder and if the
          Premises require emergency repair which Tenant would otherwise be
          obligated to make under this Lease, but which Tenant is then unable or
          unwilling to make, Landlord may, after notice of such repairs and the
          granting of a reasonable opportunity for Tenant to cure same, elect to
          make such repairs for the account and at the expense of Tenant.

     e.   Any sum accruing to Landlord under the terms and provisions of this
          Lease which is not paid when due shall bear interest at one and one
          half percent (1 1/2 %) per month from the date the same becomes due
          and payable by the terms and provisions of this Lease until paid,
          unless otherwise specifically provided in this Lease.

     f.   Nothing contained in this Lease shall limit Landlord to the remedies
          set forth in this Paragraph 24, and upon Tenant's default Landlord
          shall be entitled to exercise any right or remedy then provided by
          law.

                                  Page 18 of 23

<PAGE>

     g.   In the event Landlord exercises its right to terminate Tenant's right
          to possession as a result of a default by Tenant, Landlord shall be
          entitled to recover from Tenant: (i) the worth at the time of the
          award of the unpaid rent which had been earned at the time of
          termination; (ii) the worth at the time of award of the amount by
          which the unpaid rent which would have been earned after termination
          until the time of award exceeds the amount of such rental loss that
          the Tenant proves could have been reasonably avoided; (iii) the worth
          at the time of award of the amount by which the unpaid rent for the
          balance of the term after the time of award exceeds the amount of such
          rental loss that the Tenant proves could be reasonably avoided; and
          (iv) any other amount necessary to compensate Landlord for all the
          detriment proximately caused by the Tenant's failure to perform its
          obligations under the Lease or which in the ordinary course of things
          would be likely to result therefrom, including but not limited to the
          cost of recovery possession of the Premises, expenses of reletting,
          including necessary renovation and alteration of the Premises,
          reasonable attorneys fees, and that portion of the leasing commission
          paid by Landlord applicable to the unexpired term of this Lease. The
          worth at the time of award of the amount referred to in provision
          (iii) of the prior sentence shall be computed by discounting such
          amount at the discount rate of the Federal Reserve Bank of San
          Francisco at the time of award plus one percent (1%). Efforts by
          Landlord to mitigate damages caused by Tenant's default or breach of
          this Lease shall not waive Landlord's right to recover damages under
          this Paragraph. If termination of this Lease is obtained through the
          provisional remedy of unlawful detainer, Landlord shall have the right
          to recover in such proceeding the unpaid rent and damages as are
          recoverable therein, or Landlord may reserve therein the right to
          recover all or any part thereof in a separate suit for such rent
          and/or damages. If a notice and grace period required under
          subparagraph 24(a) was not previously given, a notice to pay rent or
          quit, or to perform or quit, as the case may be, given to Tenant under
          any statute authorizing the forfeiture of leases for unlawful detainer
          shall also constitute the applicable notice for grace period purposes
          required by subparagraph 24(a). In such case, the applicable grace
          period under subparagraphs 24(a) and under the unlawful detainer
          statute shall run concurrently after the one such statutory notice,
          and the failure of Tenant to cure the default within the greater of
          the two such grace periods shall constitute both an unlawful detainer
          and a breach of this Lease entitling Landlord to the remedies provided
          for in this Lease and/or said statute.

25.  INSOLVENCY

     a.   The filing of any petition by or against Tenant under any chapter of
          the Bankruptcy Act, or any successor statute thereto or the
          adjudication of Tenant as bankrupt or insolvent, or the appointment of
          a receiver or trustee to take possession of all or substantially all
          of the assets of Tenant, or a general

                                  Page 19 of 23

<PAGE>

          assignment by Tenant for the benefit of creditors, or any other action
          taken or suffered by Tenant under any state or federal insolvency or
          bankruptcy act, and the continuance of any of the foregoing events for
          sixty (60) days shall constitute a default under the breach of this
          Lease by Tenant, regardless of Tenant's compliance with the other
          provisions of this Lease, and Landlord at its option by written notice
          to Tenant may exercise all rights and remedies provided for in
          Paragraph 24, including the termination of this Lease, effective on
          service of such notice, without the necessity of further notice under
          Paragraph 24.

     b.   Neither this Lease, nor any interest herein, nor any estate created
          hereby, shall pass by operation of law under any state or federal
          insolvency or bankruptcy act to any trustee, receiver, assignee for
          the benefit of creditors, or any other person whomsoever without the
          prior written consent of Landlord. Any purported transfer in violation
          of the provisions of this Paragraph 25.b shall constitute a default
          under and breach of this Lease, regardless of Tenant's compliance with
          the other provisions of this Lease; and Landlord at its option by
          written notice to Tenant may exercise all rights and remedies provided
          for in Paragraph 24, including the termination of this Lease,
          effective on service of such notice without the necessity of further
          notice under Paragraph 24.

     c.   The acceptance of rent at any time and from time to time by Landlord
          from Tenant as debtor in possession or from a transferee of the type
          mentioned in Paragraph 25.b, shall not preclude Landlord from
          exercising its rights under this Paragraph 25 at any time thereafter.

26.  REMEDIES CUMULATIVE

     The various rights, elections, and remedies of Landlord and Tenant
contained in this Lease shall be cumulative, and no one of them shall be
construed as exclusive of any of the others, or of any right, priority, or
remedy allowed or provided for by law.

27.  ATTORNEYS' FEES

     If either party (hereinafter called "nondefaulting party") is reasonably
required to incur attorney's fees to enforce or declare or litigate any
provision or right hereunder, the other party (hereinafter called "defaulting
party") shall be required to pay such fees in a reasonable amount, provided that
the position of the nondefaulting party prevails in the matter for which the
attorneys' fees were incurred, provided further that unless ordered by the
court, written demand for such attorneys' fees is made upon the defaulting party
not later than thirty (30) days after the date when it has been determined that
such party has prevailed.

                                  Page 20 of 23

<PAGE>

28.  WAIVER OF DEFAULT

     The waiver by either party of any default in the performance by the other
of any covenant contained herein shall not be construed to be a waiver of any
preceding or subsequent default of the same or any other covenant contained
herein. The subsequent acceptance of rent or other sums hereunder by Landlord
shall not be deemed a waiver of any preceding default other than the failure of
Tenant to pay the particular rental or other sum or portion thereof so accepted,
regardless of Landlord's knowledge of such preceding default at the time of
acceptance of such rent or other sum.

29.  NO PARTNERSHIP

     Landlord shall not in any way or for any purpose be deemed a partner, joint
venturer, or member of any joint enterprise with Tenant.

30.  SUCCESSORS

     a.   Each and every covenant and condition of this Lease shall bind and
          shall inure to the benefit of the parties hereto and their successors.
          The term "successors" is used herein in its broadest possible meaning
          and includes, but is not limited to, executors and administrators, and
          every person, partnership, association, or corporation succeeding to
          any interest in this Lease or the Premises, of Landlord or Tenant
          herein, whether such succession results from the act or omission of a
          party, occurs by operation of law, or as the effect of the operation
          of law together with the act or omission of such party. Every covenant
          and condition of this Lease shall be binding upon all assignees,
          licensees, and concessionaires of Tenant. The foregoing is not
          intended to derogate from the effect of the provisions of Article 18
          hereof.

     b.   In the event of a sale or conveyance by Landlord of Landlord's
          interest in the Premises or in any building of which the Premises may
          be a part other than a transfer for security purposes only, Landlord
          shall be relieved from and after the date of such sale or conveyance
          of all obligations and liabilities accruing thereafter on the part of
          Landlord, provided that any funds in the hands of Landlord at the time
          of transfer in which Tenant has an interest, shall be delivered to the
          successor of Landlord. Tenant agrees to be bound with the purchaser or
          assignee provided all Landlord's obligations hereunder are assumed in
          writing by the transferee.

                                  Page 21 of 23

<PAGE>

     c.   In the event of the sale or transfer of the Premises by Landlord, this
          lease shall be binding on Landlord's successors and assigns who shall
          take the Premises subject to this leasehold.

31.  INTERPRETATION

     The captions by which the paragraphs of this Lease are identified are for
convenience only and shall have no effect upon the interpretation of this Lease.
Wherever the context so requires, the singular number shall include the plural,
the plural shall refer to the singular, the neuter gender shall include the
masculine and feminine genders, and the words "Landlord", "Tenant", and "person"
shall include corporations, partnerships, associations, other legal entities and
individuals. If either party consists of more than one person, each person shall
be jointly and severally liable hereunder. If any provision of this Lease shall
be held to be invalid by a court the remaining provisions shall remain in effect
and shall in no way be impaired thereby.

32.  ENTIRE INSTRUMENT

     All of the agreements heretofore and contemporaneously made by the parties
are contained in this Lease, and this Lease cannot be modified in any respect
except by a writing executed by Landlord and Tenant.

33.  CORPORATE AUTHORITY

     If Tenant is a corporation, each individual executing this Lease on behalf
of said corporation represents and warrants that he is duly authorized to
execute and deliver this Lease on behalf of said corporation in accordance with
a duly adopted resolution of the Board of Directors of said corporation or in
accordance with the By-laws of said corporation, and that this Lease is binding
upon said corporation in accordance with its terms. If Tenant is a corporation
Tenant shall, within thirty (30) days after execution of this Lease, deliver to
Landlord a certified copy of a resolution of the Board of Directors of said
corporation authorizing or ratifying the execution of this Lease.

34.  SUBMISSION OF FINANCIAL STATEMENTS; COOPERATION WITH MORTGAGE LENDER

     At the request of Landlord, the Tenant shall submit to Landlord yearly
financial statements and/or otherwise cooperate in satisfying the reasonable
requests of any mortgage lender for information concerning Tenant.

                                  Page 22 of 23

<PAGE>

          IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease the
date and year first above written.

LANDLORD:

/s/ Russel K. Nakaoka
-------------------------------------------------
RUSSELL K. NAKAOKA

/s/ Kimiko Nakaoka
-------------------------------------------------
KIMIKO NAKAOKA

/s/ Russell K. Nakaoka
-------------------------------------------------
RUSSELL K. NAKAOKA
Co-Trustee of the Testamentary Trust Established
Under The Will of Kiyoto K. Nakaoka

/s/ Grant J. Nakaoka
-------------------------------------------------
GRANT J. NAKAOKA
Co-Trustee of the Testamentary Trust Established
Under The Will of Kiyoto K. Nakaoka

LANDLORD ADDRESS:
    1630 W. Redondo Beach Blvd., Suite 23
    Gardena, CA  90247

TENANT:

CALIFORNIA CENTER BANK, a California corporation

By: /s/ Jong Il Kim
    ---------------------------------------------
JONG IL KIM, President & Chief Executive Officer

TENANT ADDRESS:
    2222 W. Olympic Boulevard
    Los Angeles, CA  90006

                                  Page 23 of 23

<PAGE>

                                    [GRAPHIC]

                              WRIGHT'S SUBDIVISION
                          OF LOT Illegible OF Illegible

                                                                       EXHIBIT A

                                    [GRAPHIC]<PAGE>

                                                                    Exhibit 10.5

                            FIRST AMENDMENT TO LEASE
                            ------------------------

     This First Amendment to Lease (the "First Amendment") is made as of August
31, 2000, by and between TRANSAMERICA OCCIDENTAL LIFE INSURANCE COMPANY, a
California corporation ("Landlord"), and CALIFORNIA CENTER BANK, a California
corporation ("Tenant")

                                    RECITALS

     A.   Landlord and Tenant entered into that certain Lease for a term of ten
          (10) years commencing June 30, 1990 for approximately 6,594 rentable
          square feet of space (the "Premises") comprised of (i) approximately
          5,410 rentable square feet of space located on the ground floor of the
          Complex commonly known as the Broadway Garage located at 1205 South
          Broadway Street, Los Angeles, California 90015 and commonly known as
          Suite BG 401 ("Suite 401"), and (ii) approximately 1,184 rentable
          square feet of storage space located on the basement level of the
          Complex and commonly known as Suite BG 400 ("Suite BG 400"),
          hereinafter (the "Lease"),

     B.   On September 20, 1990, Landlord and Tenant executed a written
          Acknowledgment of Commencement Date memorializing that the Lease was
          made the 5th day of March, 1990 and amending the Lease to provide that
          the Initial Term Commencement Date was September 1, 1990 and the
          Initial Term Expiration Date was August 31, 2000;

     C.   Tenant has notified Landlord that it wishes to exercise its first of
          two options to extend the term of the Lease for an additional five (5)
          years beginning September 1, 2000;

     D.   Landlord and Tenant desire to amend the Lease to reflect the extension
          of the term of the Lease and other modifications and amendment thereto
          as follows:

     NOW, THEREFORE, in consideration of the mutual promises herein contained,
and for such other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, the parties hereto do hereby agree to amend,
modify and supplement the Lease as follows:

                                    AGREEMENT

     l. Capitalized Terms. All capitalized terms when used herein shall have the
        ------------------
same meanings as are given such terms in the Lease unless expressly superseded
by the terms of this first Amendment.

     2. Extension of Term of the Lease. The term of the Lease shall be extended
        -------------------------------
for a period of five (5) years (the "First Option Term"), commencing on
September 1, 2000 (the "Extension Date"), and expiring on August 31, 2005 (the
"Expiration Date"), unless sooner terminated as provided in the Lease, as hereby
amended. Pursuant to the terms of the Lease, Tenant has one remaining five (5)
year option ("Second Option Term") to extend the term of the Lease until August
31, 2010. Notwithstanding anything to the contrary set forth herein, Tenant
shall be entitled to terminate this Lease with respect to Suite BG 400, only, by
written notice to Landlord effective as of the date specified in the notice,
which date shall not be less than thirty (30) days after the date such notice is
given Landlord by Tenant.

     3. Minimum Monthly Rent.
        ---------------------

                                       1

<PAGE>

          3.1 Initial Minimum Monthly Rent. Effective as of the Extension Date
              -----------------------------
and continuing throughout the First Option Term, Tenant shall pay Landlord
Minimum Monthly Rent in the amount of Nine Thousand Nine Hundred Forty Eight and
20/100 Dollars ($9,948.20), which amount represents (i) Eight Thousand Seven
Hundred Sixty-Four and 20/100 Dollars ($8,764.20) per month for Suite BG 401,
and (ii) One thousand One Hundred Eighty-Four and No/100 Dollars ($1,184.00) per
month for Suite BG 400.

          3.2 Minimum Monthly Rent Increases/Adjustment
              -----------------------------------------

               (i) The Minimum Monthly Rent payable by Tenant as specified
hereinabove shall be adjusted, upwards only, effective September 1, 2001, and on
the 1st day of September of each year thereafter ("Adjustment Date") during the
First Option Term in accordance with percentage increases, if any, in the
Consumer Price Index for all Urban Consumers, all items/for Los Angeles,
Anaheim, Riverside area, Base 1982-84=100) ("Index"), as published by the
United States Department of Labor, Bureau of Labor Statistic ("Bureau"). The
Index for each June during the First Option Term shall be compared with the
Index for the preceding June and the Minimum Monthly Rent shall be increased in
accordance with the percentage increase, if any, between such June Indices
Landlord shall use its best efforts to calculate and give Tenant notice of any
such increase in the Minimum Monthly Rent on or near the Adjustment Date, and
Tenant shall commence to pay the increased Minimum Monthly Rent effective on the
Adjustment Date of each year. Notwithstanding the foregoing, in no event shall
the increase in Minimum Monthly Rent on any given Adjustment Date be more than
five percent (5%) of the monthly Minimum Monthly Rent payable for the month
immediately preceding any such Adjustment Date,

               (ii) In the event that Landlord is unable to deliver to Tenant
the notice of the increased Minimum Monthly Rent at lease five (5) business days
prior to the Adjustment Date, Tenant shall commence to pay the increased Minimum
Monthly Rent on the first day of the month following the receipt of such notice,
and shall also pay, together with the first payment of the increased Minimum
Monthly Rent, an amount determined by multiplying the amount of the increase in
Minimum Monthly Rent times the number of months which have elapsed between the
Adjustment Date and the date payment of the increased Minimum Monthly Rent is
due. Should the Bureau discontinue the publication of the Index, or publish the
same less frequently, or alter the same in some other manner, Landlord, in its
discretion, shall adopt a substitute index or procedure which reasonably
reflects and monitors consumer prices.

     4. Additional Rent. Effective as of the Extension Date and continuing
        ----------------
throughout the First Option Term, Tenant shall pay Tenant's proportionate share
of taxes, insurance costs and common area maintenance costs pursuant to the
terms of the Lease

     5. Condition of Premises. Landlord and Tenant acknowledge that Tenant has
        ----------------------
been occupying the Premises pursuant to the Lease Except as specifically set
forth in this Section 5, Landlord shall not be obligated to construct or install
any improvements or facilities of any kind in the Premises, and Tenant shall
continue to accept the Premises in its currently existing "as-is" condition.
Notwithstanding, Tenant shall be entitled to a one-time allowance in the amount
of Twenty-Seven Thousand Fifty and 00/100 Dollars ($27,050.00) (i.e.,
approximately $5.00 per square foot for each of the 5,410 rentable square feet
of Suite BG 401) (the "Improvement Allowance") for costs relating solely to the
design and construction of tenant improvements which are permanently affixed to
the Suite BG 401 Premises (the "Improvements"). In no event shall Landlord be
obligated to disburse any amount in excess of the Improvement Allowance in

                                       2

<PAGE>

connection with the Improvements. The Improvements shall be made in accordance
with the terms of Section 10.1 of the Lease and the Improvements shall be deemed
Alterations for all purposes hereunder. No portion of the Improvement Allowance,
if any, remaining after the performance of the Improvements shall be available
for use by Tenant for any other purpose whatsoever. Landlord shall have no
responsibility or for any reason be liable to Tenant for any direct or indirect
injury to or interference with Tenant's business arising from the performance
of the Improvements, nor shall Tenant be entitled to any compensation or damages
from Landlord for loss of the use of the whole or any part of the Premises
or of Tenant's personal property or improvements resulting from the performance
of the Improvements, or for any inconvenience or annoyance occasioned by the
performance of the Improvements Landlord shall not charge Tenant a supervision
fee in connection with the Improvements

     6. Security Deposit. Concurrently with Tenant's execution of this First
        -----------------
Amendment, Tenant shall deposit with Landlord a security deposit in the amount
of Nine Thousand Nine Hundred Forty-Eight and 20/ 100 Dollars ($9,948.20) as
security for the faithful performance by Tenant of all its obligations,
covenants and conditions under the Lease, as hereby amended. The sum of
$9,948.20 represents the total security deposit amount held by Landlord (the
"Security Deposit"). Except as set forth in this Section 6, Landlord shall hold
and/or apply the Security Deposit in accordance with the provisions of Section
7.1 of the Lease. If Tenant is not in default at the expiration or termination
of this Lease, Landlord shall return the Security Deposit to Tenant within
thirty (30) days after expiration or termination of this Lease subject to the
condition that Tenant has surrendered possession of the Premises to Landlord
free of subtenants or other persons claiming possession or right to occupy the
Premises and Tenant has performed all of its obligations under this Lease.
Tenant hereby waives the provisions of Section 1950.7 of the California Civil
                                                             ----------------
Code, or any successor statute, that provide that Landlord may claim from a
----
security deposit only those sums reasonably necessary to remedy defaults in the
payment of Rent, to repair damage caused by Tenant, or to clean the Premises.
Landlord and Tenant agree that Landlord may, in addition, claim those sums
reasonably necessary to compensate Landlord for any other foreseeable or
unforeseeable loss or damage caused by the act or omission of Tenant or Tenant's
officers, agents, employees, independent contractors, or invitees.

     7. Broker. Landlord and Tenant hereby warrant to each other that they have
        -------
had no dealings with any real estate broker or agent in connection with the
negotiation of this First Amendment other than Jones Lang LaSalle Americas, Inc.
(the "Broker"), and that they know of no other real estate broker or agent who
is entitled to a commission in connection with this First Amendment. Each party
agrees to indemnify and defend the other party against and hold the other party
harmless from any and all claims, demands, losses, liabilities, lawsuits,
judgments, and costs and expenses (including, without limitation, reasonable
attorneys' fees) with respect to any leasing commission or equivalent
compensation alleged to be owing on account of the indemnifying party's dealing
with any real estate broker or agent, other than the Broker. The terms of this
Section 7 shall survive the expiration or earlier termination of the Lease as
herein amended

     8. Parking.
        --------

          8.1. Parking Spaces. Except as set forth in this Section 8, the terms
               ---------------
of Section 27.1 of the Lease shall remain in full force and effect. In addition
to the parking spaces provided in Section 27.1 of the Lease, Tenant shall be
entitled to an additional three (3) visitor parking spaces on the first floor of
the Broadway Garage located at 150 W. Twelfth Street in the location as more
precisely shown in Exhibit "A" attached hereto and incorporated hereby by this
reference ("Additional Visitor Spaces"). Tenant shall pay for

                                       3

<PAGE>

the Additional Visitor Spaces at the monthly market rate set by Landlord, less
Fifteen Dollars ($15.00) per space plus any applicable municipal parking tax.
Tenant shall have the right, from time to time, at its sole expense, to
re-stripe its existing twelve (12) visitor parking space and the Additional
Visitor Spaces so long as the newly striped visitor parking spaces are not
re-striped to increase the number of parking spaces to more than twelve (12)
spaces and the Additional Visitor Spaces are not re-striped to increase the
number of Additional Visitor Spaces to more than three (3) spaces.

          8.2 Ingress/Egress into Parking Garage. Landlord shall, at Landlord's
              -----------------------------------
cost and expense, convert the ingress/egress stations in the parking garage at
the locations, and as set forth in Exhibit "B" attached hereto and incorporated
herein by this reference, to an ingress-only station and egress-only station
{the "Station Work"), subject to any applicable governmental regulations and
approvals. The Station Work shall include direction signage at the subject
entrance and exit. Such stations shall be maintained as set forth on the
attached Exhibit "B" throughout the First Option Term. Landlord shall not be
liable for any damages or inconvenience caused to Tenant in connection with
the Station Work. Landlord shall use commercially reasonable efforts to minimize
interference with Tenant's access to and use of the parking garage during the
Station Work.

     9. Tenant's Signage. Tenant shall be permitted to replace, at Tenant's sole
        -----------------
cost and expense, its existing sign on the Complex, maintained by Tenant
pursuant to Section 11.2 of the Lease, with a new sign on the Complex, in the
location set forth on Exhibit "C", attached hereto and incorporated herein by
this reference provided that such new sign is first approved by Landlord and is
in full compliance with all requirements set forth in Section 11.1 of the Lease.
Tenant shall be responsible for any damage to the Complex caused by the removal
or replacement of its existing sign. Tenant also agrees to remove the two (2)
existing banners ("Temporary Signage") it has on the exterior eastern facade of
the Complex and Tenant agrees to repair any damage caused by the removal of said
Temporary Signage and fix or replace the small rusted metal sign located at the
northern Broadway Street entrance to the Complex. Tenant also agrees that it
will not install temporary banners, signs, attachments and/or advertising of any
kind anywhere on the exterior of the Complex without first obtaining Landlord's
prior written approval.

     10. Landlord shall provide Tenant condenser water to Tenant's supplemental
HVAC system during normal business hours.

     11. Defaults and Remedies. Section 19.1(C) is hereby modified to include
         ----------------------
the following provision.

          "(ix) Landlord shall have the remedy described in California Civil
                                                            ----------------
          Code Section 1951.4 which provides that a lessor may continue the
          ----
          lease in effect after lessee's breach and abandonment and recover rent
          as it becomes due, if lessee has the right to sublet or assign,
          subject only to reasonable limitations. Accordingly, if Landlord does
          not elect to terminate this Lease on account of any default by Tenant,
          Landlord may, from time to time, without terminating this Lease,
          enforce all of its rights and remedies under this Lease, including the
          right to recover all rent as it becomes due."

     12. Limitation of Liability of Landlord. Notwithstanding any contrary
         ------------------------------------
provision herein Landlord, its partners, subpartners and their respective
officers, agents, servants, employees, and/or independent contractors shall not
be liable under any circumstances for injury or damage to, or interference

                                       4

<PAGE>

with, Tenant's business, including but not limited to, loss of profits, loss of
rents or other revenues, loss of business opportunity, loss of goodwill or loss
of use, in each case, however occurring.

     13. No Oral Agreements. All Oral agreements, if any, shall be of no further
         -------------------
force and effect Any further amendments or modifications shall be effective only
if evidenced in writing and duly executed by authorized representatives of the
parties hereto.

     14. Reaffirmation of Lease. Except as modified by this First Amendment, all
         -----------------------
of the terms and conditions of the Lease shall remain in fu11 force and effect.
The parties hereto hereby reaffirm all of their obligations under the Lease, as
hereby amended. This First Amendment shall he construed as if all parties hereto
jointly prepared this First Amendment, and any uncertainty or ambiguity shall
not be interpreted against any one party.

     15. Conflict. If there is a conflict between the terms and conditions of
         ---------
this First Amendment and the terms and conditions of the Lease, the terms and
conditions of this First Amendment shall control.

     16. Authority. The persons executing this First Amendment on behalf of
         ----------
the parties hereto represent and warrant that they have the authority to execute
this First Amendment on behalf of said parties and that said parties have
authority to enter into this First Amendment.

     17. Counterparts. This First Amendment may be executed in counterparts.
         -------------
Each counterpart shall be deemed an original, and all counterparts shall be
deemed the same instrument with the same effect as if  all parties hereto had
signed the same signature page.

     IN WITNESS WHEREOF, this Amendment has been executed as of the day and year
first above written.

                                   "LANDLORD"

                                   TRANSAMERICA OCCIDENTAL LIFE
                                   INSURANCE COMPANY, a California corporation

                                   By: /s/ Lindsay Schumacher
                                      ------------------------------------------

                                   Name: LINDSAY SCHUMACHER
                                        ----------------------------------------

                                   Its: VICE PRESIDENT
                                        ----------------------------------------

                                   "TENANT"

                                       5

<PAGE>
                                             CALIFORNIA CENTER BANK,
                                             a California corporation

                                                  By: /s/ Seon Hong Kim
                                                     ---------------------------

                                             Name:   SEON HONG KIM

                                             Its:    PRESIDENT & CEO

                                             By: /s/ Jasm Lee
                                                --------------------------------

                                             Name: Jasm Lee

                                             Its: SVP

                                       6

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00040-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00040-of-00352.parquet"}]]