Document:

EXHIBIT 10.12

                               LEASE AGREEMENT

     This Lease Agreement (the "Lease") is made as of this 29th day of February
2000, by and between MILLIKAN PROPERTIES, LLC, an Oregon limited liability
company, having its principal place of business at 1701 SE Columbia River Drive,
Vancouver, Washington 98661 ("Landlord"), and BENCHMARK ELECTRONICS, INC., a
Texas corporation, having its principal place of business at 3000 Technology
Drive, Angleton, Texas 77515 ("Tenant").

                                   RECITALS

     WHEREAS, Landlord owns Lot 7 in the Tektronix Business Park in Beaverton,
Oregon (the "Land"), on which is situated an approximately 76,947 square foot
building (the "Building"). (The Land and the Building, together with all
appurtenances thereto, are collectively referred to as the "Property"); and

     WHEREAS, pursuant to that certain Lease Agreement dated February 1, 1997
between Tenant and Landlord's predecessor in interest (the "Existing Lease"),
Tenant currently occupies and uses the portion of the Property consisting of
approximately 51,950 square feet of space in the Building, and 136 unreserved
parking spaces, as more specifically described in the Existing Lease; and

     WHEREAS, Tenant wishes to expand its leasehold interest to include that
portion of the Building on the Property which it does not currently lease and to
enter into a new ten-year lease (with two five-year renewal options) with
Landlord for the entire Building.

     NOW, THEREFORE, in consideration of the premises and conditions herein
contained, the parties agree as follows:

                                  AGREEMENT

      1. DEMISE OF PREMISES.

            a. DEMISE. Landlord hereby leases to Tenant, and Tenant hereby
leases from Landlord, the Property, including approximately 70,647 square feet
of space on the first floor of the Building and approximately 6,300 square feet
of space on the second floor of the Building (collectively, the "Premises"). The
Premises are located at 3725 SW Hocken Avenue and are depicted in Exhibits A-1
and A-2, which are incorporated herein by reference. The Premises shall include
all appurtenances thereto and the right to use all off-street parking spaces in
the parking lot on the Land, as shown on Exhibit A-2. In addition, Landlord
shall provide Tenant with 35 parking spaces on Lot 8 in Tektronix Business Park,
in an area designated by Landlord. In the event Landlord requires such parking
spaces as a result of changes to the occupancy of the buildings on Lot 8,
Landlord shall have the right to expand the current parking lot on the Premises
by an additional 35 spaces (as Landlord's sole cost and expense and without
reimbursement by Tenant) and substitute such parking for the parking on Lot 8.

            b. TERM OF LEASE. The term of this Lease shall commence on the
Effective Date (defined in Section 2) and shall continue for a period of 10
years thereafter, unless sooner terminated pursuant to any other provision
hereof (the "Initial Term"). Landlord hereby grants to Tenant the right and
option to extend the Initial Term for two (2) successive renewal terms of five
(5) years each (each a "Renewal Term") for an aggregate additional ten (10)
years, to begin upon the expiration of the Initial Term or the preceding Renewal
Term, as applicable. Tenant's exercise of each such option shall be accomplished
by delivering to Landlord written notice of Tenant's election to renew no later
than twelve

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(12) months prior to the expiration of the preceding term; provided, however,
that Landlord shall advise Tenant in writing of the renewal option fifteen (15)
months prior to the expiration of the preceding Initial Term and any Renewal
Term. All of the other terms, provisions and covenants of this Lease shall apply
to the Renewal Terms, including the rental adjustment set forth in Section 4(a).

          c. AUTHORIZED USE. Tenant represents that it intends to use the
Premises as a electronics manufacturing facility. Tenant, as well as any
permitted assignee or sublessee, shall be allowed to use the Premises for any
other purpose that (i) is legal, (ii) is not morally offensive, (iii) is in full
compliance with all applicable and governing zoning, business and use codes as
evidenced by the proper permits and certificates of occupancy, and (iv) will not
put excessive loads on the electrical, mechanical, plumbing or other operating
systems within the Building. Tenant shall provide Landlord with at least fifteen
(15) days' advance written notice of any proposed change in use of the Premises.
In addition, Tenant shall not store any items outside of the Premises except
when shipping or receiving product at the loading dock serving the Building and
except for storage of items used in the operation of Tenant's business at the
Property provided that they are stored in an organized manner which complies
with all applicable governmental regulations.

      2. DELIVERY OF ADDITIONAL SPACE. Following Tektronix, Inc's surrender of
its space in the Building, containing approximately 24,997 square feet (the
"Expansion Space"), Landlord shall deliver vacant, broom-clean possession of the
Expansion Space to Tenant upon not less than five (5) business days' prior
written notice to Tenant. The date on which Landlord so delivers the Expansion
Space to Tenant is referred to as the "Effective Date." Landlord anticipates
that the Effective Date will occur on or about June 1, 2000. Subject to the
foregoing, Tenant shall accept the Expansion Space in its "as-is" condition.

      3. LANDLORD'S WARRANTY. Landlord warrants that it has lawful right to
lease the Premises to Tenant, and that Landlord will defend Tenant's right to
quiet enjoyment of the Premises from the claims of all persons arising by,
through or under Landlord during the Lease term.

      4. RENT.

            a. BASE RENT. Tenant shall pay to Landlord as Base Rent the sum of
$39,938.50 per month, subject to increase as hereinafter provided. Base Rent
shall be payable on the first day of each month (in advance and without demand)
and shall be deemed delinquent if not paid on or before the tenth day of each
month. Base Rent and additional rent for the first and last months of the Lease
term shall be prorated on a daily basis. Effective on and as of each three-year
anniversary of the Effective Date within the Initial Term and any renewal term,
the Base Rent last payable hereunder shall increase by seven and one-half
percent (7 1/2%).

            b. ADDITIONAL RENT. In addition to the Base Rent, Tenant shall be
responsible for (i) Real Property Taxes (as described Section 8), (ii) Utilities
(as described in Section 7), (iii) Insurance Premiums (as described in Section
11, (iv) and Maintenance Expenses (as described in Section 6(b)). The Real
Property Taxes, Utilities, Insurance Premiums and Maintenance Expenses are
collectively referred to as "Additional Rent". Tenant shall pay Additional Rent
directly to the service providers as more specifically set forth herein.
Therefore, (I) beginning on the thirty-seventh (37th) month following the
Effective Date, the Base Rent will increase from $39,938.50 per month to
$42,933.89 and (ii) similar 7-1/2 percent increases will occur at the beginning
of the 73rd, 109th (and if Tenant elects to exercise its option for one or both
Renewal Terms, on the 145th, 181st and 217th month) month following the
Effective Date.

            c. INTEREST. All amounts of money payable by Tenant to Landlord
hereunder, if not paid when due, after expiration of any applicable grace
period, shall bear interest from the due date until

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paid at the rate of twelve percent (12%) per annum, but not in any event more
than the maximum legal rate.

            d. MANNER OF PAYMENT. All payments due from Tenant to Landlord shall
be made to Landlord without deduction or offset in lawful money of the United
States of America at Landlord's address for notices, or to such other person or
at such other place as Landlord may designate in writing to Tenant from time to
time. Subject to the limitation as set forth in Section 20(d), Tenant shall have
the right to offset any Base Rent owed to Landlord any amounts expended to cure
any default by Landlord hereunder if Landlord fails to pay such amounts within
ten (10) days' after Tenant's written demand therefor.

      5. COMPLIANCE WITH LAWS, INDEMNITY.

            a. COMPLIANCE WITH LAWS. Tenant shall promptly comply with all laws,
statutes, ordinances and governmental rules, regulations and requirements
(collectively "Laws") now in force or which may hereafter be in force, with the
requirements of any board of fire underwriters (or other similar body now or
hereafter constituted) or of any insurance underwriters or inspectors, and with
any directive issued pursuant to any law by any public officer or officers,
insofar as any thereof relate to Tenant's use or occupancy of the Premises.
Tenant shall bear the cost and expense of complying with any such Laws,
requirements or directives unless such costs and expenses are specifically
allocated to Landlord elsewhere in this Lease.

            b. TENANT INDEMNITY. Tenant shall indemnify, defend and hold
Landlord harmless from and against any and all claims, losses, liabilities or
expenses (collectively, "Losses") arising from (i) Tenant's use of the Premises
or from the conduct of its business on or about the Premises, or from any
activity, work or things which may be permitted or suffered by Tenant in or
about the Premises, (ii) any breach or default in the performance of any
obligation on Tenant's part to be performed under the provisions of this Lease
or arising from any act or omission of Tenant or any of its agents, contractors,
employees, or invitees, (iii) contamination or other adverse effects on the
environment, or any violation or alleged violation of any statute, ordinance,
order, rule, or regulation of any governmental entity or agency to the extent
caused by, arising out of, or connected with the presence of any Hazardous
Material on the Premises, which Hazardous Material is on the Premises as a
result of the act or omission of Tenant, its officers, employees, agents,
contractors, or invitees occurring during the term of this Lease or the term of
the Existing Lease; and (iv) from any and all costs, attorneys' fees and
expenses incurred in the defense of any action or proceeding brought thereon.
Tenant's obligations under this subsection (b) shall survive termination of this
Lease.

            c. LANDLORD INDEMNITY. Landlord shall indemnify, defend and hold
Tenant harmless from and against any and all Losses arising from (i) the use of
the Premises by Landlord; (ii) contamination (as a Hazardous Material or
otherwise) of the Premises caused or permitted by Landlord or existing prior to
Tenant's occupancy of the Building or any asbestos in the Premises except for
the asbestos containing materials described in that certain Asbestos Survey
Report dated August 1996 prepared by PBS Environmental, a copy of which has been
provided to Tenant; (iii) any breach or default in the performance of any
obligation on Landlord's part to be performed under the provisions of this Lease
or arising from any act or omission of Landlord or any of its agents, officers,
contractors, employees, or invitees (including any misrepresentation or breach
of warranty by Landlord); and (iv) from any and all costs, attorneys' fees and
expenses incurred in the defense of any action or proceeding brought thereon.
Landlord's obligations under this subsection (c) shall survive termination of
this Lease. Notwithstanding anything to the contrary herein contained, in the
event the roof contains any asbestos, Landlord shall be responsible for all
necessary removal, remediation and other costs in accordance with Section 6(a).

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      6. IMPROVEMENTS; REPAIRS AND MAINTENANCE.

            a. LANDLORD'S OBLIGATIONS. Landlord shall, at its sole cost and
expense and without reimbursement by Tenant, make the repairs and replacements
described in Exhibit B hereto. In addition, Landlord (at its sole cost and
expense) shall be responsible for repairing and replacing, as necessary, the
structure, foundation and roof of the Building in good order and for performing
ordinary maintenance of the parking lot and landscaping of the Property
(excluding snow and ice removal). Landlord represents and warrants that any such
repairs will be done in a professional manner and will comply with all
applicable federal, state and local Laws.

            b. TENANT'S OBLIGATIONS. Except as provided in subsection (a) above,
Tenant shall, at its sole cost and expense, keep the entire Property in good
condition and state of repair. Without limiting the generality of the foregoing,
Tenant shall be responsible for (i) all maintenance, repairs and replacements to
the Building (other than the structure, foundation or roof), (ii) all
maintenance, repairs and replacements to the electrical, plumbing, HVAC and
other mechanical systems serving the Building and common areas on the Property,
(iii) all maintenance, repairs and replacements to the common areas on the
Property, including snow and ice removal, except that Landlord shall be
responsible for ordinary maintenance of the parking lot and landscaping of the
Property. Throughout the Lease term, Tenant shall keep in force third-party
maintenance agreements as described in the attached Exhibit C. Tenant represents
and warrants that any repairs and replacements made by Tenant will comply with
all applicable federal, state and local Laws.

            c. TENANT IMPROVEMENTS AND ALLOWANCES. Following delivery of the
Expansion Space, Tenant shall, except as provided in subsection (a) above, be
solely responsible for promptly improving the Expansion Space (and Tenant's
existing space) to make the Building suitable for Tenant's purposes, in
compliance with all applicable Laws, building codes and requirements of public
authorities (including those of the Fire Marshall). All of such improvements
shall be at Tenant's sole cost and expense subject to the construction
allowances of Landlord hereinafter provided. All improvements to the Premises
shall be (i) made pursuant to plans and specifications prepared by Tenant's
architect and approved by Landlord in advance, which approval shall not be
unreasonably withheld, conditioned or delayed, and (iii) of first-class
materials and workmanship. Once approved, the plans and specifications shall be
attached to this Lease as Exhibit D. Landlord shall provide Tenant with an
allowance of $700,000.00 for such improvements. In addition, in the event
governmental authorities require Tenant to make seismic upgrades to the
Building, Landlord shall reimburse Tenant for all reasonable cost incurred by
Tenant in making such upgrades. Tenant shall use its commercially reasonable
efforts to avoid triggering any seismic upgrade requirements in connection with
its improvements to the Building. Landlord shall disburse such allowances as
work progresses upon receipt of written disbursement requests describing the
work for which the payment is being requested, accompanied by paid invoices and
appropriate lien waivers. Landlord may retain 10% from each disbursement
request. Landlord shall pay the retainage to Tenant upon receipt of a copy of a
certificate of occupancy with respect to the Expansion Space (if one is required
before occupancy) and copies of final lien waivers from all subcontractors and
suppliers.

      7. SERVICES AND UTILITIES. Services and utilities shall be provided to the
Premises and paid as follows:

                                                       PAID BY:    PROVIDED BY:
                                                       --------    ------------
       a.    Electricity                                 Tenant          Tenant
       b.    Natural Gas                                 Tenant          Tenant

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       c.    Water and Sewer                             Tenant          Tenant
       d.    Janitorial Services and Trash Removal       Tenant          Tenant
       e.    Telephone Service                           Tenant          Tenant

Landlord shall not be liable for, and Tenant shall not be entitled to, any
reduction of rental by reason of Tenant's inability to obtain (or failure of)
any of the foregoing services unless Landlord intentionally or negligently
caused such failure/inability to obtain.

      8. PAYMENT OF TAXES AND ASSESSMENTS.

            a. PROPERTY TAXES. As used herein, "property taxes" means real
property taxes and assessments and any newly created charge or fee relating to
the ownership or use of the Property or any fee imposed in lieu of real property
taxes. During the Lease term, Tenant shall pay, at least fifteen (15) days prior
to the date due, all property taxes which are assessed or levied against the
Property. Upon Landlord's request, Tenant shall furnish Landlord with
satisfactory evidence of payment of such taxes. Tenant shall have the right to
contest, in appropriate proceedings and in good faith, at its own expense, the
amount of any property tax, so long as Landlord's interest in the Property is
not jeopardized thereby.

            b. TENANT'S PROPERTY. Tenant shall pay before delinquency all real
and personal property taxes on Tenant's inventory, fixtures, equipment and other
personal property in or about the Premises.

            c. LANDLORD'S RIGHT TO CURE. In the event Tenant fails to pay when
due any real or personal property tax, Landlord at its option may pay the past
due tax. All such past due taxes paid by Landlord, together with interest at the
rate of twelve percent (12%) per annum (but in no event to exceed the maximum
rate permitted by law), shall become immediately due and payable by Tenant to
Landlord.

      9. TENANT'S COVENANTS. Tenant shall pay all rent when due, and at
expiration or termination of the term hereof, shall yield up peacefully to
Landlord the Premises in as good order and repair as when delivered to Tenant,
damage by fire and extended coverage perils, ordinary wear and tear, war, riot,
public disaster, act of any governmental authority and other damage for which
Tenant is not responsible, and Tenant's permitted improvements hereunder,
excepted. Tenant agrees to maintain the Premises in a clean, attractive and
sanitary condition, to replace all glass broken or damaged during the term of
this Lease with glass of the same quality as that broken or damaged, and not to
make any alterations, improvements, or additions to the Premises (other than
those specifically set forth on Exhibit D) without having obtained Landlord's
prior written consent, which consent shall not be unreasonably withheld. As a
condition to giving such consent, Landlord may require that Tenant remove any
such alterations, improvements or additions at the termination of the Lease and
to restore the Premises to their original condition. Any permanent improvements
made to the Premises shall become part of the real property at Landlord's
option. Tenant shall keep the Premises free from all construction liens in
connection with any alterations, improvements or additions to the Premises. At
the termination of this Lease, Tenant shall remove all trade fixtures and any
and all machinery, equipment and other items of personal property installed by
Tenant in the Premises or located in the Premises or elsewhere on the Land, and
surrender the Premises to Landlord broom-clean. Tenant agrees promptly to
repair, at its expense, damage to the Premises that may be caused by the removal
of such trade fixtures and personal property.

      10. SIGNS. Tenant shall have the right to display its name and trademark
on signs on the Building leased hereunder and on any monuments on the Land,
subject however to Landlord's prior approval of design and location (which
approval shall not be unreasonably withheld), as well as the approval of all
governmental agencies having jurisdiction.

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      11. INSURANCE/WAIVER OF SUBROGATION.

            a. CASUALTY. During the term of this Lease, Landlord shall obtain
and maintain from a financially responsible insurance company a policy of
insurance covering loss of or damage to the Property in the full amount of its
replacement value. Such policy shall provide protection against all perils
included within the classification of fire, extended coverage, vandalism,
earthquake, liability, malicious mischief, special extended perils (all risk),
sprinkler leakage and rental interruption. Tenant shall reimburse Landlord for
the cost of such insurance within thirty (30) days after Landlord provides
Tenant with an invoice for such insurance. Tenant shall be liable for the
payment of any deductible amount under such insurance policies maintained
pursuant to this subsection (a) in an amount not to exceed Ten Thousand Dollars
($10,000); provided, however, that Landlord shall be obligated to reimburse
Tenant for such deductible in the event any claim resulted from Landlord's
intentional conduct or negligence. Tenant shall bear the expense of any
insurance insuring the property of the Tenant on the Premises against casualty
risks, but shall not be required to insure.

            b. LIABILITY. Tenant shall at its sole expense obtain from a
financially responsible insurance company, and keep in force throughout the term
hereof for the mutual benefit of Landlord and Tenant, a policy of commercial
general liability insurance (sometimes known as broad form comprehensive general
liability insurance) insuring Tenant against liability for bodily injury,
property damage (including loss of use of property) and personal injury arising
out of the operation, use or occupancy of the Premises. Tenant shall name
Landlord as an additional insured under such policy. The initial amount of such
insurance shall be Two Million Dollars ($2,000,000) per occurrence. At
Landlord's request, Tenant shall provide Landlord a certificate of insurance.
Tenant shall be responsible for any deductible under such insurance. Tenant's
liability insurance shall be primary, not contributing with or in excess of any
liability coverage maintained by Landlord.

            c. WAIVER OF SUBROGATION. The parties shall obtain from their
respective insurance carriers waivers of subrogation against the other party,
agents, employees and invitees. Neither party shall be liable to the other for
any loss or damage caused by fire or any of the risks enumerated in a standard
fire insurance policy with an extended coverage endorsement if such insurance
was obtainable at the time of such loss or damage.

      12. DAMAGE AND DESTRUCTION.

            a. If the Premises are partly damaged (i.e., less than fifty percent
(50%) of the Premises is untenantable as a result of such damage and less than
fifty percent (50%) of Tenant's operations are materially impaired) and Landlord
does not elect to terminate the Lease pursuant to subsection (b) below, the
Premises shall be repaired as follows:

                  (1) If the damage is caused by a risk which would be covered
by a standard property/casualty insurance policy with an endorsement for
extended coverage or which is actually covered by insurance maintained by
Landlord, repairs shall be at the expense of the Landlord whether or not the
damage occurred as the result of fault on the part of Tenant, its employees,
agents, contractors or invitees.

                  (2) If the damage occurred from a risk which would not be
covered by insurance of the kind described in subsection (1) above and, in
addition, such damage in fact was not covered by other insurance maintained by
Landlord (an "Uninsured Loss"), repairs shall be at the expense of the Landlord.

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                  (3) All repairs shall be accomplished with all reasonable
dispatch subject to interruptions and delays from labor disputes and matters
beyond the control of the party responsible; provided, however, that in the
event the Premises cannot be repaired within 150 days from the date of casualty
(subject to force majeure), Tenant shall have the right to terminate this Lease
without penalty. Base Rent and Additional Rent shall be abated to the extent the
Premises are untenantable subsequent to the damage and during the period of
repair. In addition, if as a result of such casualty Tenant cannot use at least
sixty (60%) of its manufacturing facilities in the Building, then Base Rent and
Additional Rent shall abate completely unless and to the extent Tenant
nevertheless continues to occupy and conduct business from the Premises.

            b. If the insurance proceeds received by Landlord are not sufficient
to pay the entire cost of repair, if the Premises are fifty percent (50%) or
more destroyed or if the cause of the damage is not covered by the insurance
policy which Landlord maintains under Section 11(a), Landlord may elect either
to (i) repair the damage as soon as reasonably possible, but in no event later
than 150 days after the occurrence of such damage, in which case this Lease
shall remain in full force and effect, or (ii) terminate this Lease as of the
date the damage occurred. Landlord shall notify Tenant within thirty (30) days
after receipt of notice of the occurrence of the damage whether Landlord elects
to repair the damage or terminate the Lease. If Landlord elects to terminate the
Lease, Tenant may elect to continue this Lease in full force and effect, in
which case Tenant shall repair the damage to the Premises. Tenant shall pay the
cost of such repairs, except that upon satisfactory completion of such repairs,
Landlord shall deliver to Tenant any insurance proceeds received by Landlord for
the damage repaired by Tenant. Tenant shall give Landlord written notice of such
election within ten (10) days after receiving Landlord's termination notice.

            c. If the Premises is destroyed or damaged and Landlord or Tenant
repairs or restores the Premises pursuant to the provisions of this Section,
Base Rent and Additional Rent payable during the period of such damage, repair
and/or restoration shall be reduced according to the degree, if any, to which
Tenant's use of the Premises is impaired. In addition, if as a result of such
casualty Tenant cannot use at least sixty (60%) of its manufacturing facilities
in the Building, then Base Rent and Additional Rent shall abate completely
unless and to the extent Tenant nevertheless continues to occupy and conduct
business from the Premises.

            d. Notwithstanding anything to the contrary herein provided, if (i)
the damage to the Premises occurs during the last six (6) months of the Lease
term, (ii) such damage will require more than thirty (30) days to repair and
(iii) the estimated cost of repair shall exceed ten percent (10%) of the
monetary value of the portion of the Premises, either Landlord or Tenant may
elect to terminate this Lease without penalty as of the date the damage
occurred, regardless of the sufficiency of any insurance proceeds. The party
electing to terminate this Lease shall give written notification to the other
party of such election within thirty (30) days after Tenant's notice to Landlord
of the occurrence of the damage.

            e. With respect to any deductible amount under Landlord's insurance
and any repairs or restoration required of Landlord under this Section, the
repairs or restoration to which the deductible would apply shall be at the
expense of Tenant, unless the damage was the result of the fault of Landlord,
its employees, agents, contractors or invitees, in which case Landlord shall be
responsible for the amount of the deductible.

      13. CONDEMNATION. If all or any portion of the Premises is taken under the
power of eminent domain or sold under the threat of that power (collectively
"Condemnation"), this Lease shall terminate as to the part taken or sold on the
date the condemning authority takes title or possession, whichever occurs first.
If more than twenty percent (20%) of the floor area of the Building in which the
Premises is located, or which is located on the Premises, is taken, either
Landlord or Tenant may terminate this Lease as of the

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date the condemning authority takes title or possession, by delivering written
notice to the other within ten (10) days after receipt of written notice of such
taking (or in the absence of such notice, within ten (10) days after the
condemning authority takes title or possession). If neither Landlord nor Tenant
terminates this Lease, this Lease shall remain in effect as to the portion of
the Premises not taken, except that the Base Rent and Additional Rent shall be
reduced in proportion to the reduction in the floor area of the Premises. Any
Condemnation award or payment shall be distributed in the following order: (a)
first, to any ground lessor, mortgagee or beneficiary under a deed of trust
encumbering the Premises, the amount of its interest in the Premises; (b)
second, to Tenant, only the amount of any award specifically designated for loss
of or damage to Tenant's trade fixtures or removable personal property, moving
expenses, unamortized capital expenses made pursuant to this Lease (less any
improvement allowances paid by Landlord hereunder), and increased rents; and (c)
third, to Landlord, the remainder of such award, whether as compensation for
reduction in the value of the leasehold, the taking of the fee, or otherwise. If
this Lease is not terminated, Landlord shall repair (at its expense) any damage
to the Premises caused by the Condemnation, except that Landlord shall not be
obligated to repair any damage for which Tenant has been reimbursed by the
condemning authority. If the severance damages received by Landlord are not
sufficient to pay for such repair, Landlord shall have the right to either
terminate this Lease or make such repair at Landlord's expense.

      14. ASSIGNMENT AND SUBLETTING. Tenant shall have the right to sublet or
assign its interest in the Premises upon the written consent of the Landlord,
which shall not be unreasonably withheld. Tenant's request for consent to any
such transfer shall set forth in writing the details of the proposed transfer,
including the name, business and financial condition of the prospective
transferee, financial details of the proposed transfer (e.g., the term of and
the rent and security deposit payable under any proposed assignment or
sublease), and any other information Landlord deems relevant. Landlord shall be
required to consent to such sublet or assignment so long as (i) Tenant agrees to
remain financially responsible for the payment of rent and all of its other
obligations under this Lease, (ii) the proposed subtenant or assignee intends to
use the Premises in a manner permitted under this Lease, and (iii) the proposed
subtenant or assignee does not pose a threat to the integrity of the Premises.

      15. SUBORDINATION, ESTOPPEL CERTIFICATES.

            a. SUBORDINATION. This Lease shall be subject and subordinated at
all times to the lien of any mortgage or deed of trust now or hereafter placed
on or against the Premises or on or against Landlord's interest or estate
therein, all without the necessity of having further instruments executed on the
part of Tenant to effectuate such subordination. Notwithstanding the foregoing,
in the event of a foreclosure of any such mortgage or deed of trust or of any
other action or proceeding for the enforcement thereof, or of any sale
thereunder, this Lease will not be barred, terminated, cut off or foreclosed nor
will the rights and possession of Tenant hereunder be disturbed if Tenant shall
not then be in default in the payment of rent or otherwise be in default under
the terms of this Lease, and Tenant shall attorn to the purchaser at such
foreclosure, sale or other action or proceeding. Tenant agrees to execute and
deliver promptly such further instruments evidencing such subordination of this
Lease to the lien of any such mortgage or deed of trust as may reasonably be
required by Landlord's lender. Tenant's covenant to subordinate this Lease is
conditioned upon each such senior instrument containing the commitments
specified in the second sentence of this subsection (a).

            b. ESTOPPEL CERTIFICATE. From time to time, but on not less than ten
(10) days' prior notice by Landlord, Tenant will execute, acknowledge and
deliver to Landlord a certificate, using a form provided by Landlord or its
lender, certifying (1) that this Lease is unmodified and in full force and
effect (or, if there have been modifications, that this Lease is in full force
and effect, as modified, and stating the date and nature of each such
modification), (2) the date, if any, to which Base Rent and other sums payable
hereunder have been paid, (3) that no notice has been received by Tenant of any
default which

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has not been cured, except as to defaults specified in such certificate, and (4)
such other matters as may be reasonably requested by Landlord or its lender. Any
such certificate may be relied upon by any prospective purchaser, mortgagee or
beneficiary under any deed of trust of the Property or any part thereof

      16. ASSIGNMENT OF LEASE AS SECURITY. Tenant agrees that if this Lease is
assigned as additional security for any mortgage or deed of trust of the
Landlord, and the Tenant is furnished with notice thereof, including the name
and address of the mortgagee or beneficiary, then the Tenant shall not terminate
this Lease because of a default by the Landlord, without first notifying the
mortgagee or beneficiary, specifying the default in reasonable detail and
affording the mortgagee or beneficiary a reasonable opportunity (not to exceed
thirty (30) days) to make performance on behalf of Landlord.

      17. TENANT DEFAULT. The following shall be events of default by Tenant:

            a. DEFAULT IN RENT. Failure of Tenant to pay any Rent or Other
Charges required hereunder when due and such failure continues for at least ten
(10) days after receipt of written notice from Landlord specifying such failure.

            b. DEFAULT IN OTHER COVENANTS. Failure of Tenant to comply with any
term or condition or fulfill any obligation of the Lease (other than the payment
of rent) within thirty (30) days after receipt of written notice from Landlord
specifying the nature of the default with reasonable particularity. If the
default is of such a nature that it cannot be completely remedied within the
30-day period, this provision shall be complied with if Tenant begins correction
of the default within the 30-day period and thereafter proceeds with reasonable
diligence and in good faith to effect the remedy as soon as practicable.

            c. INSOLVENCY. If Tenant makes a general assignment or general
arrangement for the benefit of creditors; (ii) if a petition for adjudication of
bankruptcy or for reorganization or rearrangement is filed by or against Tenant
and is not dismissed within thirty (30) days; (iii) if a trustee or receiver is
appointed to take possession of substantially all of Tenant's assets located at
the Premises or of Tenant's interest in this Lease and possession is not
restored to Tenant within thirty (30) days; or (iv) if substantially all of
Tenant's assets located at the Premises or of Tenant's interest in this Lease is
subjected to attachment, execution or other judicial seizure which is not
discharged within thirty (30) days.

      18. LANDLORD'S DEFAULT. The following shall be events of default by
Landlord:

            a. DEFAULT IN COVENANTS. Failure of Landlord to comply with any term
or condition or fulfill any obligation of the Lease within thirty (30) days
after receipt of written notice from Tenant specifying the nature of the default
with reasonable particularity. If the default is of such a nature that it cannot
be completely remedied within the 30-day period, this provision shall be
complied with if Landlord begins correction of the default within the 30-day
period and thereafter proceeds with reasonable diligence and in good faith to
effect the remedy as soon as practicable.

            b. INSOLVENCY. If Landlord makes a general assignment or general
arrangement for the benefit of creditors; (ii) if a petition for adjudication of
bankruptcy or for reorganization or rearrangement is filed by or against
Landlord and is not dismissed within thirty (30) days; (iii) if a trustee or
receiver is appointed to take possession of substantially all of Landlord's
assets located at the Premises or of Landlord's interest in this Lease and
possession is not restored to Landlord within thirty (30) days; or (iv) if
substantially all of Landlord's assets located at the Premises or of Landlord's
interest in this Lease is subjected to attachment, execution or other judicial
seizure which is not discharged within thirty (30) days.

                                       9
<PAGE>
      19. REMEDIES OF LANDLORD FOR BREACH BY TENANT. Upon the occurrence of an
event of default, Landlord, at its option and in addition to any other rights
and remedies it may have at law, in equity, under this Lease or otherwise, may
pursue any one or more of the following courses of action:

            a. RIGHT TO CURE. Landlord may enter the Premises, if necessary, and
cure said default at the expense of Tenant and the cost thereof shall be deemed
additional rent, bear interest as provided in Section 4(c), and be paid by
Tenant upon written demand of Landlord.

            b. TERMINATION. Provided that the default in question was material
and that Tenant was provided with an additional 30-day period to cure the
default within such period, the Lease may be terminated at the option of
Landlord by notice in writing to Tenant. If the Lease is not terminated by
election of Landlord or otherwise, Landlord shall be entitled to recover actual
direct damages from Tenant for the default; provided, however, that Landlord
shall use commercially reasonable efforts to mitigate its damages. If the Lease
is terminated, Tenant's liability to Landlord for damages shall survive such
termination, and Landlord may re-enter, take possession of the Premises and
remove any persons or property by any means allowed by law and without liability
for damages.

            c. RELETTING. Following re-entry or abandonment, Landlord may relet
the Premises, and in that connection, may prepare the Premises for reletting.
Landlord may relet all or part of the Premises, alone or in conjunction with
other properties, for a term longer or shorter than the term of this Lease, upon
any reasonable terms and conditions, including the granting of some reasonable
rent-free occupancy or other rent concession. Landlord shall use commercially
reasonable efforts to mitigate its damages.

            d. DAMAGES. In the event of termination on default, Landlord shall
be entitled to recover immediately without waiting until the due date of any
future Rent or the date fixed for expiration of the Lease term, the following
amounts as damages:

                  (1) All Base Rent and Additional Rent (together with interest
at the rate of twelve percent (12%) per annum (but in no event to exceed the
maximum rate permitted by law) from the date due until the date paid) accruing
from the date due until the earlier of the date of trial or award or until the
date a new tenant has been, or with the exercise of commercially reasonable
efforts could have been, secured.

                  (2) The reasonable costs of re-entry and reletting, including
without limitation the actual cost of any clean-up, refurbishing, removal of
Tenant's property and fixtures, or any other expense occasioned by Tenant's
failure to quit the Premises upon termination and to leave them in the required
condition, any necessary remodeling costs, reasonable attorney fees, court
costs, broker commissions, and advertising costs.

                  (3) Any excess of the value of rent and all of Tenant's other
obligations under this Lease over the reasonable expected return from the
Premises for the period commencing on the earlier of the date of trial to the
date the Premises are relet and continuing through the end of the term. The
present value of future amounts will be computed using a discount rate equal to
the prime loan rate of major Oregon banks in effect on the date of trial.

                  (4) Landlord's damages shall be reduced to the extent they
could have been mitigated through the exercise of commercially reasonable
efforts and to the extent, if any, that they are

                                       10
<PAGE>
duplicative. Landlord shall not be entitled to any consequential, incidental or
special damages except to the extent, if any, that they are specifically
provided above in this Section 19(d).

      20. REMEDIES OF TENANT FOR BREACH BY LANDLORD. Upon the occurrence of an
event of default, Tenant, at its option and in addition to any other rights and
remedies it may have at law, in equity, under this Lease or otherwise, may
pursue any one or more of the following courses of action:

            a. TERMINATE THE LEASE. Provided that the default in question was
material and that Landlord was provided with an additional 30-day period to cure
the default, and Landlord failed to cure the default within such additional
30-day period, Tenant shall have the option of terminating the Lease. In such
case, it shall immediately surrender possession of the Premises to Landlord and
shall be entitled to recover from Landlord all actual direct damages incurred by
Tenant by reason of Landlord's default, including (1) the difference between the
rent Tenant would have paid under the Lease and the rent Tenant is obligated to
pay under any lease entered to replace this Lease; (2) all expenses incurred in
vacating the premises, searching for a new facility, entering into a new lease,
and moving into a new facility; and (3) any other amount necessary to compensate
Tenant for all the actual direct damages proximately caused by Landlord's
failure to perform its obligations under the Lease or which the ordinary course
of things would be likely to result therefrom; provided, however, that Tenant
shall be obligated to use it commercially reasonable efforts to mitigate its
damages and Tenant shall not be entitled to any consequential, incidental or
special damages, except to the extent, if any, that they are specifically
provided above in this Section 20(a).

            b. MAINTAIN ITS RIGHT TO POSSESSION. Tenant shall have the option of
maintaining its right to possession. In such case, this Lease shall continue in
effect and Tenant shall have the right to remedy any Landlord default and deduct
the cost of remedying any such default from any Base Rent due Landlord hereunder
if Landlord fails to pay such cost within ten (10) days after written demand
therefor.

            c. OTHER REMEDIES. Tenant shall have the right to pursue any other
remedy now or hereafter available to Landlord under the laws or judicial
decisions of the state in which the Premises is located. Tenant shall have the
right to remedy any Landlord default and deduct the cost of remedying any such
default from any Base Rent due Landlord hereunder if Landlord fails to pay such
costs within ten (10) days after written demand therefor.

            d.    OFFSET LIMITATION.  In no event shall Tenant offset more
than fifty percent (50%) of the Base Rent due to Landlord for each month.

      21. ATTORNEY'S FEES. In the event any suit, action or proceeding is
brought by either party to establish, obtain or enforce any right under this
Lease or for recovery of any amounts due hereunder or for breach of any
covenant, term or condition hereof or for any matter in any way arising from the
execution of this Lease, the prevailing party in such suit, action or
proceeding, including an appeal to an appellate court arising therefrom, shall
be entitled to recover its reasonable attorney's fees in addition to costs and
disbursements.

      22. NOTICES. All notices, demands, consents or other communications
required or permitted by law or by this Lease to be given to Tenant or to
Landlord shall be given by personal delivery (including by reputable overnight
delivery service) or by depositing the same in registered or certified U.S.
mail, postage prepaid and addressed as follows:

                                       11
<PAGE>
     For Landlord:                                    For Tenant:

     1701 SE Columbia River Drive               3750 SW Hocken Avenue
     Vancouver, Washington  98661               Beaverton, Oregon  97005
     Attention: James E. John                   Attention: Plant Manager

                                                With a copy to:

                                                3000 Technology Drive
                                                Angleton, Texas 77515
                                                Attention: Legal Department

or to such other place as either party at any time may designate by written
notice to the other party.

      23. HOLDING OVER. In the event the Tenant holds over after the termination
of this Lease or any renewal thereof, thereafter the tenancy shall be from month
to month at the same monthly rental rate, in the absence of a written agreement
to the contrary.

      24. BENEFITS CUMULATIVE. Each and every one of the rights, remedies, and
benefits provided by this Lease shall be cumulative and shall not be exclusive
of any other of said rights, remedies and benefits allowed by law.

      25. WAIVERS. Waiver by either party of strict performance of any provision
of this Lease shall not be a waiver of or prejudice the party's right to require
strict performance of the same provision in the future.

      26. LEGALLY BINDING. This Lease shall be binding upon and inure to the
benefit of the parties and their respective heirs, representatives, successor
and permitted assigns.

      27. CHOICE OF LAW. This Lease shall be governed by the law of the State of
Oregon.

      28. SECTION HEADINGS. Section headings are inserted in this Lease for
convenience only and are not to be construed as restricting the meaning of the
section or subsection to which they refer.

      29. REAL ESTATE COMMISSION. Landlord and Tenant each represent to the
other that no finder, broker, or agent has been involved in this transaction.
Each party agrees to defend, hold harmless, and indemnify the other party from
and against any and all claims, demands, and payments of any such fee or
commission by persons claiming by, through, or under such party.

      30. HAZARDOUS MATERIALS

            a. For purposes of this Lease, Hazardous Material means any material
or substance which may pose a present or future threat to human health or the
environment, including hazardous waste as the term is used in the Resource,
Conservation, and Recovery Act (42 USC 6901 et seq.) and Hazardous Substances as
that term is used in the Comprehensive Environmental Response and Liability Act
(42 USC 9601 et seq.).

            b. Landlord makes no representation or warranty, express or implied,
with respect to the environmental condition of the Premises. Tenant acknowledges
that portions of the Premises may contain asbestos and that tenants at the
Premises and in the vicinity thereof, use or have used Hazardous

                                       12
<PAGE>
Materials in the conduct of their business. Landlord's liability to remedy any
Hazardous Materials found on the Premises is limited to that set forth in
Section 5(c) herein.

            c. Landlord acknowledges Tenant's need (i) to use and generate
certain Hazardous Material on the Premises in the ordinary course of its
business and (ii) to store and treat certain Hazardous Material on the Premises.
The Hazardous Materials Tenant intends to use are described in Exhibit "E"
hereto. The parties acknowledge that Tenant has previously delivered to Landlord
the MSDS sheets for all Hazardous Materials Tenant has used in its current
operations.

            d. Tenant shall be fully and completely responsible for all damage
to the Premises caused by any of Tenant's waste and by-product generation,
production, use, storage, treatment or disposal of Hazardous Material on the
Premises.

            e. Tenant shall comply with all ongoing environmental and
governmental monitoring and reporting requirements and provide Landlord with a
copy of each and every report related to these matters at the same times as such
are issued to the authorities governing the hazardous materials compliance. As
soon as a contamination problem is identified, Tenant will (i) give written
notice to Landlord and (ii) move to immediately correct the problem. Tenant
shall be obligated to take all steps reasonably necessary to assure that
Hazardous Materials do not leak onto, or penetrate into, the Building slab or
floor, or otherwise contaminate the Premises. If required by law, idle materials
or chemicals shall be stored in fully contained enclosures specifically designed
to contain the materials being stored. These measures shall be taken at Tenant's
expense. Tenant will be required to immediately report any environmental
incident to Landlord.

      31. ACCESS. Landlord, and its agents and authorized representatives
(including without limitation surveyors, engineers, environmental consultants,
and contractors, and those of Landlord's current and prospective lenders), may
enter the Premises to (1) inspect the same; (2) exhibit the same to prospective
purchasers, mortgagees or tenants; (3) determine whether Tenant is complying
with all its obligations hereunder; (4) supply any service to be provided by
Landlord to Tenant hereunder; (5) post notices of nonresponsibility; (6) post
"to Lease" signs of reasonable size upon the Premises during the last 365 days
of the term hereof; and (7) make repairs required of Landlord under the terms
hereof or repairs to any adjoining space or utility services or make repairs,
alterations or additions to any other portion of the Building; provided,
however, that all such work shall be done as promptly as reasonable possible and
so as to cause as little interference to Tenant as reasonably possible. Landlord
shall give Tenant at least seventy-two (72) hours prior written notice to
establish a mutually acceptable appointment time of such entry, except in the
case of an emergency. In the event of an emergency, Landlord shall have the
right to use any and all means which Landlord may deem proper to open the doors
to the Premises to obtain entry to the Premises. Tenant may require Landlord and
its invitees to sign a non-disclosure agreement related to Tenant's customers
and products

      32. LANDLORD'S LIABILITY. The term "Landlord" as used herein shall mean
only the owner or owners at the time in question of the fee title of the Land on
which the Premises are situated. In the event of any transfer of such title,
Landlord herein named (and, in case of any subsequent transfers, the
then-grantor) shall be relieved from and after the date of such transfer of all
liability with respect to Landlord's obligations thereafter to be performed.
Notwithstanding any provision of this Lease to the contrary, the liability of
Landlord under this Lease will be limited to Landlord's interest in the
Property, and any judgement against Landlord or Landlord's owners will be
enforceable solely against Landlord's interest in the Property, except that such
limitation shall not apply if and to the extent Landlord is liable to Tenant
under clause (ii) of Section 5(c) hereof dealing with Hazardous Materials.

                                       13
<PAGE>
      33. INTEGRATION. There are no oral agreements between Landlord and Tenant
affecting this Lease. This Lease supersedes and cancels any and all previous
negotiations, arrangements, agreements and understandings, if any, between
Landlord and Tenant with respect to the subject matter of this Lease.

      34. AMENDMENT. This Lease may not be amended or modified except by the
written agreement of the parties. This Lease may not be amended or modified
orally.

      35. CONSTRUCTION AND INTERPRETATION. The use in this Lease of the words
"including", "such as", and words of similar import following any general
statement, term, or matter shall not be construed to limit such statement, term,
or other matter in any manner, whether or not the language of non-limitation
(such as "without limitation" or "but not limited to") is used in connection
therewith, but rather shall be deemed to refer to all other items or matters
that could reasonably fall within the scope of the general statement, term, or
matter. All provisions of this Lease have been negotiated at arm's length and
this Lease shall not be construed for or against any party by reason of the
authorship or alleged authorship of any provision hereof. If any provision of
this Lease shall be determined to be illegal or unenforceable, such
determination shall not affect any other provision of this Lease and all such
other provisions shall remain in full force and effect.

      36. TIME OF ESSENCE. Time is of the essence with respect to each of
Tenant's and Landlord's performance under this Lease.

      37. EXPANSION OF BUILDING. With Landlord's prior written consent, which
shall not be unreasonably withheld, Tenant may, at its sole cost and expense,
construct an addition to the Building upon receipt of all necessary governmental
approvals and permits. Tenant shall be responsible for all governmental
conditions and requirements imposed as a result of such expansion, including any
off-site work. Any such expansion shall be (i) pursuant to plans and
specifications prepared by a licensed architect and approved by Landlord, which
approval shall not be unreasonably withheld, (ii) of first-class materials and
workmanship, and (iii) the property of Landlord at the end of the Lease term
without compensation to Tenant. Tenant shall not be required to pay any rent for
any additional space created as a result of its expansion of the Building under
this Section 37. Tenant shall be solely responsible for all maintenance and
repair of any addition it chooses to construct, which it shall maintain in good
condition.

      38. TERMINATION OF EXISTING LEASE. On and as of the Effective Date, the
Existing Lease shall terminate and be of no further force and effect except for
any accrued payment obligations and for any indemnity obligations which by their
terms survive termination of the Existing Lease.

      IN WITNESS WHEREOF, the Parties have executed this lease as of the date
first written above.

LANDLORD:                           TENANT:

MILLIKAN PROPERTIES, LLC            BENCHMARK ELECTRONICS, INC.

By:/S/ JAMES E. JOHN                By:/S/ GAYLA DELLY
Name:  James E. John                Name:  Gayla Delly
Title: President                    Title: Treasurer

                                       14
<PAGE>
                                  EXHIBIT LIST

      Exhibit A-1       Premises Location
      Exhibit A-2       Premises Location
      Exhibit B         Landlord Repairs/Replacements/Tenant Improvements
      Exhibit C         Maintenance Agreements
      Exhibit D         Approved Tenant Work
      Exhibit E         Hazardous Materials

                                       15EXHIBIT 10.15

                               CE FACILITY LEASE

      This Lease Agreement (this "Lease") is made this 23rd day of
February,1998, by and between Lockheed Martin Corporation, a Maryland
corporation ("Landlord"), and Benchmark Electronics, Inc., a Texas corporation
("Tenant").

                             W I T N E S S E T H:
                             - - - - - - - - - -

      WHEREAS, Landlord is the owner of the real property and an office building
consisting of approximately 250,000 square feet, located within the Pope
Technical Park in Hillsborough County, New Hampshire, commonly known as Building
#2, 65 River Road, Hudson, New Hampshire 03051 (the "Premises"), a map of which
is attached hereto as Exhibit A;

      WHEREAS, pursuant to the terms of the Purchase Agreement between Landlord
and Tenant dated as of January 22, 1998 (together with all Exhibits, Schedules
and Attachments thereto, the "Purchase Agreement"), Tenant has agreed to lease
the Premises from Landlord on the terms and conditions set forth in this Lease;
and

      NOW, THEREFORE, in consideration of the mutual covenants and agreements of
the parties contained herein and contained in the Purchase Agreement, the
parties agree as follows:

                                   ARTICLE I
                                     TERM

      Section 1.01 Term. The term (the "Prime Term") of this Lease shall
commence on the date hereof (the "Commencement Date") and shall continue for a
period of two years thereafter (the "Expiration Date").

      Section 1.02 ADDITIONAL TERM. In the event that Tenant shall desire to
extend this Lease at the end of the Prime Term, Tenant shall be permitted to
extend this Lease for one additional term for a period of up to four years
following the expiration of the Prime Term (the "Additional Term"). Tenant shall
provide Landlord written notice of the intent to lease the Premises for the
Additional Term at least 90 days before the expiration of the Prime Term. Upon
receipt of such written notice by Landlord, Landlord and Tenant shall negotiate
in good faith a lease for the Premises for the Additional Term on terms and
conditions consistent with the general market for the lease of commercial
facilities of the type, location and size of the Premises at that time (the
"General Market Rate"). Notwithstanding the foregoing, in the event that despite
such good faith negotiations Landlord and Tenant are unable

                                    V-1
<PAGE>
to agree on the General Market Rate for the Additional Term, the General Market
Rate shall be determined in accordance with the provisions of Section 1.03
below.

      Section 1.03.     APPRAISAL.

      (a) In the event that Landlord and Tenant cannot agree on the General
Market Rate within 60 days of the Expiration Date, then either party may invoke
its right to appraisal as set forth in this Section 1.03.

      (b) To invoke its right to appraisal, the invoking party (the "Invoking
Party") shall send written notice to the other party (the "Non-Invoking Party")
stating that it is invoking its right to appraisal and naming an appraiser with
substantial experience in commercial real estate matters in the general area in
which the CE Facility is located, who shall be a member of the Appraisal
Institute or some other comparable organization. Within 10 days after such
notice, the Non-Invoking Party shall name an appraiser who is also so qualified
and shall provide the Invoking Party with written notice of the same. Within 10
days thereafter, the two appraisers so selected (the "First Appraisers") shall
select a third appraiser (the "Outside Appraiser").

      (c) The appraisers (the First Appraisers and the Outside Appraiser) shall
attempt to determine the General Market Rate for the Premises. In making such
determination, the appraisers shall take into account that the Additional Rent
set forth in Section 3.02 of this Lease shall continue without interruption. In
the event that the First Appraisers are unable to determine a single General
Market Rate within 20 days after the date the Outside Appraiser was selected,
each of the First Appraisers shall set his or her own General Market Rate. In
the event that the General Market Rate determined by either of the First
Appraisers is within 10% (a "Close Appraisal") of the General Market Rate
established by the Outside Appraiser (the "Outside Appraisal"), the average of
the Close Appraisal or the Close Appraisals, as the case may be, and the Outside
Appraisal shall be the General Market Rate. In the event that neither appraisal
by the First Appraisers is a Close Appraisal, the General Market Rate shall be
(i) the Outside Appra.isal if it falls between the other two appraisals, (ii)
the average of the Outside Appraisal and the lower of the other two appraisals
if the outside Appraisal is lower than both of the other two appraisals, and
(iii) the average of the Outside Appraisal and the higher of the other two
appraisals if the Outside Appraisal is higher than both of the other two
appraisals. The General Market Rate so determined shall be conclusive and
binding upon the parties.

      (d) Each party shall bear all of the costs and expenses of the appraiser
selected by it and the parties shall share equally the costs of the outside
Appraiser.

                                    V-2
<PAGE>
                                  ARTICLE II
                                 THE PREMISES

      Section 2.01 USE OF PREMISES. Tenant may use and occupy the Premises
during the term of this Lease for offices or light manufacturing and for no
other purposes except with the prior written consent of Landlord, provided that
any such use of the Premises shall at all times comply in all material respects
with all applicable laws and regulations, including zoning and land use laws and
regulations.

      Section 2.02 ACCESS, UTILITIES, AND PARKING. Landlord shall provide Tenant
with adequate rights (i) of ingress and egress from a publicly dedicated road to
the Premises and (ii) to public utilities in order to operate the Premises in
the manner currently being utilized. Additionally, Tenant shall be entitled to
the use of the parking lots located within the Premises sufficient to
accommodate (i) those employees that work for Lockheed Commercial Electronics
Company immediately prior to the Commencement Date and (ii) a reasonable number
of additional employees that may be employed by Tenant at the Premises in the
future.

      Section 2.03 SERVICES PROVIDED BY LANDLORD. Landlord shall provide Tenant
electric power, water, sewer, fire protection (consisting only of sprinklers,
fire extinguishers and smoke detectors), outside maintenance services (including
plowing for the roads and parking lots of the Premises) for the Premises, in the
manner that these services have been supplied to Lockheed Commercial Electronics
Company by Landlord prior to the execution of this Lease. Tenant shall reimburse
Landlord for expenses incurred in providing these services pursuant to the terms
of Section 3.02.

      Section 2.04 SERVICES NOT PROVIDED BY LANDLORD. Tenant, at its own
expense, shall be responsible for plant engineering services (including, but not
limited to, procuring heating and air conditioning maintenance and repair,
ordinary interior repair, maintenance and security for the Premises), janitorial
services, trash removal and interior window washing for the Premises.

                                  ARTICLE III
                                     RENT

      Section 3.01 BASE RENT. Tenant shall pay Landlord $382,000 per year as
rent for the Premises during the Prime Term in equal, consecutive, monthly
installments of $31,834 (the "Prime Term Rent"). The first monthly payment of
the Prime Term Rent shall be due and payable on the Commencement Date. Each
subsequent payment of the Prime Term Rent shall be due and payable on the same
calendar day of each month for the term of this Lease. In the event any such
Prime Term Rent shall not have been paid by the close of business on the fifth
calendar day following the due date

                                    V-3
<PAGE>
for such Prime Term Rent, Tenant shall pay to Landlord a late fee equal to 5% of
the overdue amount.

      Section 3.02 ADDITIONAL RENT. Tenant shall pay as additional rent the
costs associated with real property taxes, casualty and liability insurance
policies, and the services provided by Landlord pursuant to Section 2.03 for the
Premises (the "Additional Rent"). The Additional Rent shall be pro rated based
on Tenant's percentage occupancy of the Premises. Tenant acknowledges that for
the purposes of this Lease, Tenant shall be deemed to occupy 74% of the Premises
for so long as a portion of the Premises is subleased pursuant to that certain
sublease between Tenant (as Sublessor) and Sanders, a Lockheed Martin Company
("Sanders") and a division of Landlord (as Sublessee) dated of even date
herewith (the "Sublease"). If at any time during the term of this Lease Sanders
ceases to occupy a portion of the Premises pursuant to the Sublease, then Tenant
shall be deemed to occupy 100% of the Premises for the purposes of calculating
the Additional Rent pursuant to this Section 3.02. Notwithstanding any provision
of this Section 3.02 to the contrary, Tenant shall also pay as Additional Rent
89% of the cost of electric power for the Premises during the term of this Lease
on the condition that Sanders occupies a portion of the Premises under the
Sublease. In the event Sanders does not occupy a portion of the Premises,
pursuant to the Sublease, at any time during the term of this Lease, then Tenant
shall pay 100% of the cost of electric power for the Premises. The provisions of
the preceding sentence shall be altered by agreement of the parties, if
accomplishing the foregoing presents unreasonable difficulties under, or is
otherwise required by, applicable State of New Hampshire utilities laws. Any
such Additional Rent shall be due and payable within 10 days of receipt by
Tenant of a written request for payment thereof and reasonable documentation
regarding such Additional Rent.

                                  ARTICLE IV
                                     SIGNS

      Section 4.01 SIGNS. Tenant shall have the right, at its expense, to
maintain within or on the exterior of the Building, or at its entrance to the
Premises, such signs, directories or marquees as shall serve to identify Tenant
and to direct guests to Tenant's place of business. Such signs, directories, or
marquees shall be subject to Landlord's approval, which shall not be
unreasonably withheld. Landlord agrees to identify Tenant prominently, at
Tenant's expense, by a sign located at the entrance to the Premises as soon as
reasonably practicable after the Commencement Date, such sign to be of a design
mutually approved by Landlord and Tenant and subject to compliance with local
zoning ordinances.

                                    V-4
<PAGE>
                                  ARTICLE V
                           TRANSFER AND SUBLETTING

      Section 5.01 TRANSFER AND SUBLETTING. Tenant shall not sublet, assign,
transfer, vacate or in any manner dispose of the premises or any part thereof
for all or any part of the term of this Lease, other than pursuant to the
Sanders Sublease, without the prior written consent of Landlord. Notwithstanding
the above, Tenant may assign this Lease to Lockheed Commercial Electronics
company its successors and assigns, without first obtaining the prior written
consent of Landlord. In the event Tenant assigns this Lease to Lockheed
Commercial Electronics Company, Tenant shall remain at all times liable for any
amounts owed to Landlord pursuant to this Lease.

                                  ARTICLE VI
                            SURRENDER OF PREMISES

      Section 6.01 SURRENDER OF PREMISES. On the Expiration Date, Tenant shall
peaceably surrender the Premises in its current condition, reasonable wear and
tear excepted, and ensure that the Premises are broom clean. Prior to the
Expiration Date, Tenant shall remove from the Premises all Hazardous Substances
(as defined in Section 13.01) used within, in, or as part of its business that
were placed in or on the Premises on or after the Closing Date. However, nothing
in this Lease shall require either Landlord or Tenant to remove asbestos
containing building materials present upon the Premises prior to the
Commencement Date. Any personal property left upon the Premises on the
Expiration Date shall be deemed to be abandoned by Tenant.

                                 ARTICLE VII
                               SALE OF PREMISES

      Section 7.01 COOPERATION BETWEEN PARTIES. Tenant acknowledges that
Landlord may actively market the Premises for sale to a third party at any time
during the Prime Term or tine Additional Term of this Lease.

                                 ARTICLE VIII
                           IMPROVEMENTS TO PREMISES

      Section 8.01 ALTERATIONS AND ADDITIONS. Tenant shall not make any
alterations, additions, or improvements over $25,000 to the Premises without the
prior written consent of Landlord. In no event shall any structural change or
any change or modification to the structure of the Premises' heating,
electrical, or plumbing services be undertaken by Tenant or an employee or agent
of Tenant Without Landlord's prior written consent. Any approved alterations,
additions, or improvements, shall. be done in accordance with the applicable
county, city and State laws and

                                    V-5
<PAGE>
ordinances and building and zoning rules and regulations. Tenant hereby
expressly assumes full responsibility for all damages and for injuries which may
result to any person or property by reason of or resulting from said
alterations, additions, or improvements, and shall hold Landlord harmless with
respect thereto, except with respect to those injuries and damages arising out
of Landlord's fault or negligence. On the Expiration Date, all alterations,
additions, and improvements to the Premises shall become the property of
Landlord.

      Section 8.02 APPROVAL OF LANDLORD REQUIRED. No such alterations, additions
or improvements over $25,000 may be commenced in the Premises, until Tenant has
prepared or had prepared plans and specifications for the work and obtained
Landlord's written approval therefor.

      Section 8.03 PAYMENT BY TENANT. Tenant shall pay, when due, any and all
sums of money that may be due for any labor services, materials, supplies or
equipment alleged to have been furnished or to be furnished to or for Tenant in,
on, or about the Premises and which may be secured by any mechanics, material or
other liens against the Premises or of Landlord's interest therein, and Tenant
shall cause each such lien to be fully discharged and released at the time the
performance of any obligation secured by any such lien matures or becomes due.
Landlord reserves the right at any or all times to alter the Premises or add
thereto so long as it does not have an adverse effect on Tenant's right to quiet
enjoyment of the Premises.

                                  ARTICLE IX
                                  LIABILITY

      Section 9.01 LIABILITY. Landlord in no event shall be liable for, and
Tenant shall indemnify and hold harmless Landlord from, any damage or injury to
Tenant or any agent or employee of Tenant including, without limitation,
business invitees and contract laborers, or to any person or persons coming upon
the Premises in connection with the occupancy by Tenant of the Premises, or to
any goods, chattels or other property of Tenant, or any other person or persons
which may during the term of this Lease be located in the Premises, unless
Landlord was responsible for such injury through Landlord's own negligence or
intentional act. Landlord shall not be liable for, and Tenant shall indemnify
and hold harmless Landlord from, any damage to Tenant's personal property and to
personal property of others in Tenant's possession or under Tenant's care and
control located within the Premises whether such damage is caused or contributed
to by fire, water, rain, snow, breakage of pipes, Acts of God, leakage, or in
the event that such damage is due to the fault or negligence of Tenant, its
agents or employees, business invitees, and contract laborers, unless Landlord
was responsible for such damage through Landlord's own negligence or intentional
act. Tenant shall carry insurance to cover damage by fire or other casualty to
Tenant's personal property.

                                    V-6
<PAGE>
                                  ARTICLE X
                                  INSPECTION

      Section 10.01 LANDLORD'S INSPECTION. Upon prior notice, Landlord and
persons designated by Landlord have the right to enter the Premises at
reasonable hours to examine the same and to do such work as Landlord is
obligated to do under the terms of this Lease, or to do such work as Landlord
shall deem necessary for the safety or preservation of the Premises; provided
however, that the same shall not interfere unreasonably with the conduct of
Tenant's business.

      Section 10.02 OUIET ENJOYMENT. Subject to the terms of this Lease,
Landlord covenants that if Tenant pays the rent pursuant to Section 3.01 and the
Additional Rent, performs all of its obligations provided for hereunder and
observes all of the other provisions hereof, Tenant shall at all times during
the Prime Term peaceably and quietly have, hold and enjoy the Premises, without
any interruption or disturbance from Landlord.

                                  ARTICLE XI
                               INDEMNIFICATION

      Section 11.01 INDEMNIFICATION. Tenant shall defend and indemnify Landlord
and agrees to hold Landlord harmless from any injury, cost or damage to Landlord
or Landlord's agents or employees and from any and all liability for injury to
third persons or damage to the property of third persons, including expenses,
and reasonable counsel fees occurring by reason of any negligent or unlawful
acts or omissions of Tenant, Tenant's agents, consultants, contract laborers and
invitees or employees.

      Section 11.02. ENVIRONMENTAL INDEMNIFICATION. Tenant shall defend and
indemnify Landlord and agrees to hold Landlord harmless from any and all Damages
(as defined below) arising during or after the term of this Lease from or in
connection with the use, storage, generation, disposal, discharge, release or
emission of Hazardous Substances (as defined in Section 13.01) in, on or about
the Premises by Tenant, Tenant's agents, employees, contractors or invitees.
This indemnification shall expressly include, without limitation, any and all
such Damages due to any Remedial Action (as defined below), and shall survive
indefinitely after the expiration or termination of this Lease.

      For the purposes of this Section 11.02, "Damages" means all demands,
claims, actions or causes of action, assessments, losses, damages, costs,
expenses, liabilities, judgments, awards, fines, sanctions, penalties, charges
and amounts paid in settlement, including, without limitation, reasonable costs,
fees and expenses of attorneys, experts, accountants, appraisers, consultants,
witnesses, investigators and any other agents or representatives of such person
(with such amounts to be determined net of any

                                    V-7
<PAGE>
resulting tax benefit and net of any refund or reimbursement of any portion of
such amounts, including, without limitation, reimbursement by way of insurance,
third party indemnification or the inclusion of any portion of such amounts as a
cost under Government Contracts), but specifically excluding (i) any costs
incurred by or allocated to Landlord with respect to time spent by employees of
Landlord or any of its affiliates, (ii) any consequential, exemplary or punitive
damages and (iii) the decrease in the value of any asset to the extent that such
valuation is based on a use of such asset other than its use as of the
commencement Date.

      For the purposes of this section 11.02, "Remedial Action(s)" means the
investigation, clean-up or remediation of contamination or environmental
degradation or damage caused by, related to or arising from the generation, use,
handling, treatment, storage, transportation, disposal, discharge, release, or
emission of Hazardous Substances, including, without limitation, investigations,
response and remedial actions under the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, as amended, corrective action under the
Resource Conservation and Recovery Act of 1976, as amended, and clean-up
requirements under similar state Environmental Laws (as defined in Section
13.01).

                                 ARTICLE XII
                                 MAINTENANCE

      Section 12.01 MAINTENANCE OF PREMISES. Tenant agrees to maintain the
Premises, including the heating and electrical systems for the Premises, in
substantially the same condition as they are on the Commencement Date,
reasonable wear and tear, and damage by fire and other casualty excepted,
acknowledging that the Premises are now in good condition. Tenant shall not
permit the Premises to be overloaded, damaged, stripped or defaced, nor suffer
any waste.

                                 ARTICLE XIII
                             ENVIRONMENTAL SAFETY

      Section 13.01 HAZARDOUS SUBSTANCES. Tenant shall not cause or permit any
Hazardous Substances (as defined below) to be used, stored, generated or
disposed of in, on or about the Premises by Tenant, its agents, employees,
contractors or invitees, except for such Hazardous Substances as are normally
utilized in an office or light manufacturing environment. Any such Hazardous
Substances permitted on the Premises as hereinabove provided, and all containers
therefor, shall be used, kept, stored and disposed of in a manner that complies
with all Environmental Laws. Tenant shall not discharge, release or emit
Hazardous Substances on or about the Premises so as to pollute or contaminate
air, soil (including

                                    V-8
<PAGE>
sediment and subsurface soil), or water (including groundwater). Any testing,
control, or treatment of discharges, releases or emissions of Hazardous
Substances required as a result of Tenant's use and occupancy of the Premises
shall be solely the responsibility of Tenant, and costs incurred by Landlord in
effecting any such tests, controls, or treatment shall be reimbursed by Tenant
to Landlord upon demand as Additional Rent. Landlord reserves the right to enter
upon the Premises at any time throughout the term of this Lease to assure
compliance with this Section 13.01.

      For the purposes of this Section 13.01 and Sections 6.01 and 11.02,
"Hazardous Substances" means substances defined as "hazardous substances,"
"hazardous materials," "hazardous wastes," "pollutants," or "contaminants," and
any toxic, radioactive, ignitable, corrosive, reactive or otherwise hazardous
substance, waste, or material, including, without limitation, asbestos and
petroleum, its derivatives, by-products and other hydrocarbons, in each case as
regulated under any Environmental Law.

      For the purposes of this Section 13.01 and Section 11.02, "Environmental
Laws" means any and all past, present or future federal, state, local and
foreign statutes, laws, regulations, ordinances, judgments, orders, codes,
injunctions, judicial decisions, permits or governmental restrictions or
agreements with an governmental authorit which relate to the environment, human
health and safety, or to pollutants, contaminants, wastes or chemicals or any
toxic, radioactive, ignitable, corrosive, reactive or otherwise hazardous
substances, wastes or materials or which impose liability for or standards of
conduct concerning the manufacture, processing, generation, distribution, use;
treatment, storage, disposal, cleanup, transport or handling of Hazardous
Substances including, the Resource Conservation and Recovery Act of 1976, as
amended, the Comprehensive Environmental Response, Compensation and Liability
Act of 1980, as amended, the Superfund Amendment and Reauthorization Act of
1984, as amended, the Toxic Substances Control Act, as amended, any other
so-called "Superfund" or "Superlien" law, and the Occupational Safety and Health
Act of 1970, as amended.

                                   ARTICLE XIV
                                     BREACH

      Section 14.01 BREACH OR DEFAULT BY TENANT. Any breach by Tenant of any
conditions of this Lease, other than payment of the rent pursuant to Section
3.01, may be cured by Landlord for the account of and at the expense of Tenant,
and any sums so advanced shall be paid to Landlord 14 days after Landlord
provides Tenant of notice thereof. Further, if Tenant shall fail to pay the rent
pursuant to Section 3.01 or the Additional Rent within 14 days after being due
and receiving a written demand therefor, Landlord shall have the right to
recover the rent owed (together with any applicable late fee) and to reenter and
take possession of the

                                    V-9
<PAGE>
Premises and cancel and annul the remainder of this Lease. If Tenant defaults in
any condition or covenant of the Lease or in performing the same, and fails to
correct such default within 14 days of receiving the written notice of Landlord
thereof, Landlord may, at its option, terminate this Lease; provided that such
default is a default that by its nature is curable within such 14- day period.

      Section 14.02 BREACH OR DEFAULT BY LANDLORD. If Landlord defaults in any
condition or covenant of the Lease or in performing the same, and fails to
correct such default within 14 days of receiving written notice of Tenant
thereof, Tenant may, at its option, terminate this Lease on the condition that
such default is by its nature curable within such 14-day period.

                                  ARTICLE XV
                                    TAXES

      Section 15.01 REALTY TAXES. Landlord shall pay all real property taxes
which have been or may be assessed by any lawful authority against the Premises.
Tenant shall reimburse Landlord for the real property taxes related to the
Premises as Additional Rent as provided for in Section 3.02.

      Section 15.02 PERSONAL PROPERTY TAXES. Tenant shall be liable for the
payment of all taxes levied against any of Tenant's personal property or trade
fixtures placed in, on, or about the Premises, including, without limitation,
the shelves, counters, vaults, vault doors, wall safes, partitions, machinery,
and electrical or electronic equipment. If Landlord is required to pay any of
such taxes, Tenant upon demand shall promptly reimburse Landlord therefor.

                                 ARTICLE XVI
                                  INSURANCE

      Section 16.01 LIABILITY INSURANCE. From the Commencement Date until the
expiration of this Lease, Tenant shall carry and keep.in full force and effect
at all times for the protection of Landlord and Tenant, comprehensive general
liability insurance for bodily injury, death' and damage to the property of
others, including Tenant's legal liability for damage to the Premises and
blanket contractual liability, with respect to all business conducted from the
Premises and the use and occupancy thereof, including the activities, operations
and work conducted or performed by Tenant, by any other person on behalf of
Tenant, by those for whom Tenant is in law responsible, and by any other person
on the Premises and/or accessing the recreational facilities, with minimum
limits of coverage of at least $1,000,000 for each occurrence of property damage
and bodily injury with an aggregate of $3,000,000. Notwithstanding the
foregoing, Landlord shall have the right to require Tenant to increase the
minimum

                                    V-10
<PAGE>
limits of coverage set forth above, from time to time, to the standard limits of
coverage required for comparable property in the Hudson, New Hampshire area.

      Section 16.02 FIRE AND CASUALTY INSURANCE. Tenant shall obtain and
maintain in full force and effect at all times insurance policies against fire,
theft, vandalism, malicious mischief, leakage and such additional perils as now
are or hereafter may be included in a standard extended coverage endorsement
from time to time in general use in the Hudson, New Hampshire area, insuring all
of the improvements comprising the Premises, as well as Tenant's improvements in
the Premises, in an amount equal to not less than the full replacement value
thereof.

      Section 16.03 POLICY REQUIREMENTS. All insurance policies carried by
Tenant pursuant to this Article XVI, and any other insurance policies carried by
Tenant with respect to the Premises, shall: (i) be designated as "Primary" and
be issued in form acceptable to Landlord by good and solvent insurance companies
licensed to do business in the State of New Hampshire and reasonably
satisfactory to Landlord; (ii) name Landlord and any other parties in interest,
from time to time designated by notice from Landlord to Tenant, as an additional
insured; (iii) provide for at least 30 days prior written notice to Landlord of
any cancellation or material alteration of such policy or of any defaults
thereunder; (iv) contain an express waiver of any right of subrogation by the
insurance company against Landlord and Landlord's employees and agents; (v)
contain an automatic increase in insurance endorsement providing appropriate
inflation protection; and (vi) have such other form and content as Landlord may
reasonably require. On the commencement Date, Tenant shall provide Landlord with
a Certificate of Insurance reciting the foregoing as evidence of such coverage.

                                 ARTICLE XVII
                        BANKRUPTCY, WAIVER OR DEFAULT

      Section 17.01 BANKRUPTCY, WAIVER OR DEFAULT. In the event Tenant files a
voluntary petition in bankruptcy, makes assignment for the benefit of creditors,
or is adjudged a bankrupt, or if a receiver, trustee or custodian is appointed
for Tenant by any court, or if Tenant files any petition for relief under any
section of the bankruptcy laws of the United States now in force or hereafter
enacted, or if Tenant takes advantage of any insolvency act, or if the interest
of Tenant shall be sold under any execution or other legal process issued out of
any court, or if Tenant shall abandon or vacate the Premises during the term of
this Lease, or if Tenant shall breach any promise or covenant herein, then in
any such event it shall be lawful for Landlord at any time thereafter, at its
option upon 10 days written notice to Tenant, to re-enter said premises and
again have possession thereof and occupy the same as if this Lease had not been
made, and thereupon this Lease shall cease and become null and void.

                                    V-11
<PAGE>
                                ARTICLE XVIII
                                SUBORDINATION

      Section 18.01 SUBORDINATION. This Lease shall be subject and subordinate
to any and all mortgages, deeds of trust and other instruments in the nature of
a mortgage, now or at any time hereafter recorded, other than the Mortgage and
Promissory Note dated July 28, 1982 between Hi-Tension Realty Corporation,
Mortgagor, and Ernest Chalifoux, Ethel Chalifoux and Mildred Chalifoux,
Mortgagees, which Landlord has represented and does represent to Tenant is
invalid, and Tenant shall, when requested, promptly execute and deliver such
written instruments as shall be necessary to show the subordination of this
Lease to said mortgages, deeds of trust or other such instruments in the nature
of a mortgage. Notwithstanding anything in this Lease to the contrary, a
condition precedent to the effectiveness of the subordination described in this
paragraph, shall be that the holder of any mortgage, ground lease or other
security instrument to which this Lease is to be subordinated or to whom Tenant
is to attorn, shall agree pursuant to a written agreement (hereinafter referred
to as a "Non-Disturbance Agreement") delivered to Tenant, that (i) so long as
Tenant is not in default under this Lease (beyond any period given to Tenant
hereunder to cure such default), Tenant's use and occupancy of the Premises and
its rights under this Lease shall not be disturbed or affected by the
termination of such ground or underlying lease prior to the expiration or
termination of this Lease or by any foreclosure or other action (or by the
delivery or acceptance of a deed or other conveyance or transfer in lieu
thereof) which may be instituted or undertaken in order to enforce any right or
remedy available to the holder of such instrument, (ii) Tenant shall not be
named as a party defendant in any foreclosure, summary or any other action
commenced by any such ground or underlying lessor or secured party, and (iii)
any party succeeding to the interest of Landlord as a result of any such
enforcement action or otherwise shall be bound to Tenant, and Tenant shall be
bound to it, under all of the terms, covenants and conditions of this Lease with
the same force and effect as if such party were the original Landlord under this
Lease. Landlord covenants and agrees that it will obtain and deliver to Tenant a
Non-Disturbance Agreement in accordance with the foregoing provisions from the
then holder(s) of any mortgage, deed of trust, ground lease or other security
instrument affecting the Premises on or before the date the Premises are ready
for occupancy, failing which tenant may, at its option, terminate this Lease
whereupon any prepaid rent or other prepaid charges or deposits paid by Tenant
to Landlord shall be immediately refunded.

                                    V-12
<PAGE>
                                 ARTICLE XIX
                                MISCELLANEOUS

      Section 19.01 NOTICES. All notices, requests and other communications to
any party hereunder shall be in writing (including telecopy or similar writing)
and shall be given:

      if to Landlord:

            Lockheed Martin Corporation
            6801 Rockledge Drive
            Bethesda, Maryland 20817

            Attention:     Senior Vice President and
                           Chief Financial Officer

            Facsimile:     (301) 897-6083

      with a copy to:

            Lockheed Martin Corporation
            6801 Rockledge Drive
            Bethesda, Maryland 20817

            Attention:     Senior Vice President and
                           General Counsel

            Facsimile:     (301) 897-6791

      and

            Miles & Stockbridge P.C.
            10 Light Street
            Baltimore, Maryland 21202
            Attention:     Glenn C. Campbell
            Facsimile:     (410) 385-3700

      if to Tenant:

            Benchmark Electronics, Inc.
            3000 Technology Drive
            Angleton, Texas 77515
            Attention:     President and Chief
                           Executive Officer
            Telecopy:   (409) 848-5269

      with a copy to:

            Bracewell & Patterson, L.L.P.
            2900 South Tower Penzoil Place
            Houston, Texas 77002
            Attention:     John R. Brantley
            Facsimile:     (713) 221-1212

or to such addresses or telecopy numbers and with such other copies, as such
party may hereafter specify for the purpose of notice to the other parties. Each
such notice, request or other

                                    V-13
<PAGE>
communication shall be effective (I) if given by telecopy, when such telecopy is
transmitted to the telecopy number specified in this Section 19.01 and evidence
of receipt is received or (ii) if given by any other means, upon delivery or
refusal of delivery at the address specified in this Section 19.01.

      Section 19.02 EMINENT DOMAIN. If the whole or any part of the Premises
shall be taken by public authority under the power of eminent domain, then the
term of this Lease shall cease on the part so taken from the day that possession
of that part shall be required for any purpose by said public authority, and the
rent and the Additional Rent shall be paid up to that day, and if such portion
of the Premises are so taken as to, in Tenant's opinion, destroy the usefulness
of the Premises for the purpose for which the Premises were leased, then, from
that day, Tenant shall have the right either to terminate this Lease and declare
the same null and void, or to continue in the possession of the remainder of the
same under the terms herein provided, except that the rent shall be reduced in
proportion to the amount of the Premises taken based on the value of the portion
taken to the value of the remaining part. All damages awarded for such taking
shall belong to and be the property of Landlord, including such damages as shall
be awarded as compensation for diminution in value to the leasehold, provided,
however, that Landlord shall not be entitled to any portion of the award made to
Tenant for Tenant's furnishings or Tenant's business relocation expenses.

      Section 19.03 DESTRUCTION OF PREMISES. If, during the term of this Lease,
the Premises are totally or partially destroyed from any cause, rendering the
Premises totally or partially inaccessible or unusable, Landlord shall restore
the destruction if the restoration can be made under the existing laws and can
be completed within 120 working days after the destruction. Such destruction
shall not terminate the Lease. During the period that the Premises are being
restored Tenant shall neither pay nor owe the rent pursuant to either Section
3.01 or the Additional Rent to Landlord. If the restoration cannot be made
within 120 days, then within 10 days after such destruction Tenant or Landlord
can terminate this Lease immediately by giving written notice and neither party
shall have any further obligation to the other with respect to this Lease.

      Section 19.04 ENTIRE AGREEMENT. Except as otherwise expressly contemplated
by the Purchase Agreement, this Lease and the Purchase Agreement contain all
representations, understandings, agreements and commitments of Landlord and
Tenant. The Lease between Lockheed Sanders, Inc. and CE dated September 26,
1987, as amended and any other written or oral statements or promises of any
type whatsoever shall be null and void and of no effect whatsoever in the
interpretation of this Lease.

      Section 19.05 APPLICABLE LAW; JURISDICTION. This Lease shall be construed
in accordance with the laws of the State of New Hampshire without reference to
the conflicts of laws principles

                                    V-14
<PAGE>
thereof. The forum for any disputes arising hereunder shall be a court of
competent jurisdiction sitting in the State of New Hampshire, and by executing
this Lease, Landlord and Tenant consent to such jurisdiction.

      IN WITNESS WHEREOF, the parties hereto have caused this Lease to be
executed on the date first above written.

                                    LANDLORD:

                                    LOCKHEED MARTIN CORPORATION

                                    By:__________________________(SEAL)
                                          Name:
                                          Title:

                                    TENANT:

                                    BENCHMARK ELECTRONICS, INC.

                                    By:___________________________(SEAL)
                                          Name:
                                          Title:

                                    V-15
<PAGE>

                        [PICTURE OF LAYOUT OF PROPERTY]

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