Document:

<PAGE>
                                                                   EXHIBIT 10.16

                         AGREEMENT OF SALE AND PURCHASE

                                 by and between

                             DAVE & BUSTER'S, INC.,

                             a Missouri corporation,

                                    as Seller

                                       and

                        GENERAL ELECTRIC CAPITAL BUSINESS
                           ASSET FUNDING CORPORATION,

                                  as Purchaser

                             Corporate Headquarters
                                        &
                                    Warehouse
                                  Dallas, Texas

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                                TABLE OF CONTENTS

<Table>
<Caption>
                                                                                                               PAGE
<S>                  <C>                                                                                       <C>
ARTICLE I. Sale and Purchase: Property............................................................................1
   Section 1.1       Sale and Purchase............................................................................1

ARTICLE II. Consideration.........................................................................................2
   Section 2.1       Purchase Price...............................................................................2
   Section 2.2       Earnest Money................................................................................2

ARTICLE III. Survey...............................................................................................3
   Section 3.1       Survey.......................................................................................3

ARTICLE IV. Title.................................................................................................4
   Section 4.1       Title Commitment.............................................................................4

ARTICLE V. Inspection.............................................................................................5
   Section 5.1       Inspection Period............................................................................5
   Section 5.2       Document Review..............................................................................6
   Section 5.3       Inspection Obligations.......................................................................7
   Section 5.4       Right of Termination.........................................................................7
   Section 5.5       Property Conveyed "AS IS"....................................................................8
   Section 5.6       Investigative Studies.......................................................................11
   Section 5.7       Purchaser Represented by Counsel............................................................11

ARTICLE VI. Closing..............................................................................................12
   Section 6.1       Closing Date................................................................................12
   Section 6.2       Closing Matters.............................................................................12
   Section 6.3       Closing Costs...............................................................................13
   Section 6.4       Real Estate Commission......................................................................14

ARTICLE VII. Remedies............................................................................................14
   Section 7.1       Seller's Remedies...........................................................................14
   Section 7.2       Purchaser's Remedies........................................................................14
   Section 7.3       Attorneys' Fees.............................................................................15
   Section 7.4       Disposition of Earnest Money................................................................15

ARTICLE VIII. Representations, Warranties, and Covenants.........................................................16
   Section 8.1       Purchaser's Representations and Warranties..................................................16
   Section 8.2       Seller's Representations and Warranties.....................................................16
   Section 8.3       Seller's Covenants..........................................................................17
   Section 8.4       Survival of Representations and Warranties..................................................17
   Section 8.5       Knowledge Standard..........................................................................18
</Table>

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<Table>
<S>                  <C>                                                                                      <C>
ARTICLE IX. Condemnation.........................................................................................18
   Section 9.1       Condemnation................................................................................18

ARTICLE X. Risk of Loss..........................................................................................19
   Section 10.1         Risk of Loss.............................................................................19
   Section 10.2         Material Loss............................................................................19
   Section 10.3         Non-Material Loss........................................................................20
   Section 10.4         Delay in Completion of Repairs...........................................................20
   Section 10.5         Postponement of Closing..................................................................20

ARTICLE XI. Miscellaneous........................................................................................20
   Section 11.1         Entire Agreement.........................................................................20
   Section 11.2         Agreement Binding on Parties; Assignment.................................................21
   Section 11.3         Effective Date...........................................................................21
   Section 11.4         Notice...................................................................................21
   Section 11.5         Time of the Essence......................................................................23
   Section 11.6         Place of Performance.....................................................................23
   Section 11.7         Currency.................................................................................23
   Section 11.8         Section Headings.........................................................................23
   Section 11.9         Obligations..............................................................................23
   Section 11.10        Business Days............................................................................23
   Section 11.11        No Recordation...........................................................................23
   Section 11.12        Multiple Counterparts....................................................................24
   Section 11.13        Severability.............................................................................24
   Section 11.14        Taxpayer ID..............................................................................24
   Section 11.15        Section 1031 Exchange....................................................................25
</Table>

Exhibits

Exhibit A   -      Legal Description of Land
Exhibit B   -      Deed
Exhibit C   -      Bill of Sale
Exhibit D   -      Certificate of Non-Foreign Status
Exhibit E   -      Assignment of Warranties
Exhibit F   -      Lease
Exhibit G          Environmental Certificate

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<PAGE>

                         AGREEMENT OF SALE AND PURCHASE

         THIS AGREEMENT OF SALE AND PURCHASE (this "AGREEMENT") is made by and
between DAVE & BUSTER'S, INC., a Missouri corporation (the "SELLER"), and
GENERAL ELECTRIC CAPITAL BUSINESS ASSET FUNDING CORPORATION (the "PURCHASER").

                                   WITNESSETH:

         WHEREAS, Seller desires to sell and Purchaser desires to purchase the
property described in Section 1.1 below, on the terms and conditions hereinafter
set forth;

         NOW, THEREFORE, in consideration of the mutual agreements contained
herein and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties hereto agree as follows:

                                   ARTICLE I.
                           SALE AND PURCHASE: PROPERTY

Section 1.1 Sale and Purchase.

         Seller agrees to sell and convey unto Purchaser, and Purchaser agrees
         to purchase and accept from Seller, subject to the Permitted Exceptions
         (as defined in Section 4.1(c)) and the terms, covenants, conditions,
         and provisions herein set forth, the following:

         (a)      All of that certain land more particularly described on
                  Exhibit A attached hereto (the "LAND"), including all
                  structures, improvements, and fixtures (the "IMPROVEMENTS")
                  thereon. The Improvements consist of an approximately 47,000
                  square foot, two-story office building, and an approximately
                  30,000 square foot single-story warehouse, all located at 2481
                  Manana Drive, Dallas, Texas. The Land and the Improvements are
                  sometimes referred to herein collectively as the "REAL
                  PROPERTY";

         (b)      All right, title, and interest, if any, of Seller, in and to
                  any land lying in the bed of any dedicated street, road, or
                  access way, opened or proposed, in front of, at a side of or
                  adjoining the Real Property (the "PROPERTY RIGHTS");

         (c)      All right, title, and interest of Seller, reversionary or
                  otherwise, in and to all easements in or upon the Land and all
                  other rights and appurtenances belonging or in anywise
                  pertaining thereto, if any (the "APPURTENANCES");

         (d)      Any and all equipment and machinery owned by Seller and
                  presently affixed or attached to, or sufficiently placed or
                  situated upon the Real

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                  Property so as to become fixtures, and used in connection with
                  the ownership, operation, and occupancy of the Real Property,
                  but specifically excluding items of personal property owned by
                  any third party (the "PERSONALTY");

         (e)      All right, title, and interest, if any, of Seller in and to
                  any and all transferable licenses, permits, certificates,
                  approvals, authorizations, variances, and consents (the
                  "PERMITS") issued or granted by governmental or
                  quasi-governmental bodies, officers, or authorities with
                  respect to the ownership of the Real Property;

         (f)      All warranties and guaranties covering any of the
                  Improvements, if any (the "WARRANTIES");

         (g)      Any service contracts, management agreements, and maintenance
                  contracts encumbering the Land as designated by Seller and
                  agreed to by Purchaser during the Inspection Period
                  (collectively, the "SERVICE CONTRACTS");

         (h)      Seller's interest in all plans, specifications, drawings,
                  reports, studies, and other similar matters, relating to the
                  Land and in the possession of Seller, but only to the extent
                  assignable (the "PLANS").

         The items described in (a) through (h) of this Section 1.1 are
         hereinafter collectively called the "PROPERTY".

                                  ARTICLE II.
                                  CONSIDERATION

Section 2.1 Purchase Price.

         The purchase price (the "PURCHASE PRICE") to be paid by Purchaser to
         Seller for the sale and conveyance of the Property is Seven Million
         Seven Hundred Ninety Thousand and No/100 Dollars ($7,790,000), which is
         payable to Seller at the closing of the transaction contemplated hereby
         (the "CLOSING") by wire transfer and which funds must be delivered in a
         manner to permit the Closing Agent (defined in Section 2.2) to deliver
         good funds to the Seller or its designee on the Closing Date (defined
         in Section 6.1).

Section 2.2 Earnest Money.

         (a)      It is a condition precedent to the effectiveness of this
                  Agreement that within five (5) days of the execution of this
                  Agreement by Purchaser, Purchaser shall deposit with Republic
                  Title of Texas, Inc., 2626

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                  Howell Street, 10th Floor, Dallas, Texas 75204, Attn: Paulette
                  Hubbard (the "CLOSING AGENT"), by wire transfer or delivery of
                  a cashier's check, immediately available federal funds in the
                  amount of Ten Thousand Dollars ($10,000) (along with any
                  accrued interest, the "EARNEST MONEY").

         (b)      On the Closing Agent's receipt of the Earnest Money, the
                  Closing Agent shall deposit such Earnest Money into an
                  interest-bearing money market account maintained at a
                  federally insured bank or savings and loan association located
                  in Dallas County, Texas. Such account shall have no penalty
                  for early withdrawal, and Purchaser agrees and acknowledges
                  that Seller shall have no responsibility or liability for any
                  loss of the Earnest Money or any portion thereof. If the
                  Earnest Money to be delivered pursuant to Section 2.2(a) is
                  not timely delivered by Purchaser to the Closing Agent, Seller
                  may terminate this Agreement by delivering written notice of
                  such termination to Purchaser. Upon said termination, (i)
                  neither Seller nor Purchaser shall have any further obligation
                  or liability to the other hereunder, except as provided in
                  Sections 5.3. and 6.4 hereof, and (ii) Purchaser shall deliver
                  to Seller all of the Documents and Purchaser's Information (as
                  defined in Section 5.2(c)).

         (c)      Upon execution hereof, Purchaser shall deliver to Seller the
                  sum of $100.00 which shall be independent consideration for
                  this Agreement (the "INDEPENDENT CONSIDERATION").

         (d)      If the transaction contemplated hereby is consummated in
                  accordance with the terms and provisions hereof, the Earnest
                  Money shall be credited against the Purchase Price at Closing.
                  All interest earned shall be reported to the Internal Revenue
                  Service as income of Purchaser and Purchaser shall promptly
                  execute all forms reasonably requested by the Closing Agent
                  with respect thereto.

         (e)      The balance of the Purchase Price, as adjusted by the
                  prorations and credits specified herein, less the Earnest
                  Money and less the amount of the Note, shall be paid on the
                  Closing Date in t/he manner set forth in Section 6.2.

                                  ARTICLE III.
                                     SURVEY

Section 3.1 Survey.

                  Seller shall deliver to Purchaser, simultaneously with the
                  execution hereof (as defined in Section 11.3), a copy of the
                  as-built survey (the "SURVEY") of the Real Property in
                  Seller's possession. Purchaser shall be solely responsible for
                  ordering

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                  any updates to the Survey that it desires, and shall do so in
                  a diligent and timely manner. Seller shall pay for the cost of
                  the updated Survey.

                                  ARTICLE IV.
                                      TITLE

Section 4.1 Title Commitment.

         (a)      Delivery.Simultaneously with the execution hereof, Seller
                  shall deliver to Purchaser a copy of its owner's title policy
                  covering the Property. Seller shall, within ten (10) days of
                  the Effective Date, cause First American Title Insurance
                  Company (the "TITLE COMPANY"), acting through the Closing
                  Agent, to furnish to Purchaser a title commitment (the
                  "COMMITMENT") along with copies of all exception documents, by
                  the terms of which Title Company agrees to issue to Purchaser
                  at Closing a Texas Standard Coverage Owner's Policy of Title
                  Insurance (the "TITLE POLICY") in the amount of the Purchase
                  Price and insuring Purchaser's fee simple title to the Real
                  Property to be good and indefeasible, subject to the Permitted
                  Exceptions and the other terms of the Title Policy.

         (b)      Objections and Cure. If the Title Commitment or Survey or
                  their updates disclose exceptions to title or any other matter
                  objectionable to Purchaser, Purchaser shall so notify Seller
                  in writing (the "OBJECTION NOTICE") on or before the tenth
                  (10th) day following the date of the last to be received of
                  the Title Commitment and Survey, and Seller shall have fifteen
                  (15) days from the date of Seller's actual receipt of the
                  Objection Notice in which it may, but shall have no obligation
                  to have each such objectionable exception to title or Survey
                  removed or correct each such other matter, in each case to the
                  reasonable satisfaction of Purchaser. Notwithstanding the
                  foregoing, Seller shall have each mortgage and lien removed,
                  and shall also cause any other matter than can be removed by
                  payment of $10,000 or less to be removed prior to the
                  Inspection Period Expiration Date. If, within the time
                  specified, Purchaser does not deliver an Objection Notice, all
                  title and survey matters shall be deemed approved. If, within
                  the time specified, Seller does not have each such
                  objectionable exception removed or corrected, Purchaser must,
                  as its sole and exclusive remedy, either (i) terminate this
                  Agreement, in which event this Agreement, without further
                  action of the parties, shall become null and void and neither
                  party shall have any further rights or obligations under this
                  Agreement, except in accordance with Sections 5.3 and 6.4, and
                  the Earnest Money shall be returned to Purchaser, or (ii)
                  elect to accept title to the Property as it then exists,
                  without reduction to the Purchase Price. If Purchaser fails to
                  timely make either such election, Purchaser shall be deemed to
                  have elected option (ii).

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         (c)      Permitted Exceptions. As used in this Agreement, the term
                  "PERMITTED EXCEPTIONS" shall mean all matters either shown on
                  the Survey or in the Title Commitment, and all matters which
                  Purchaser has accepted or has been deemed to accept. Seller
                  has no obligation to ensure that the Title Company will
                  provide any endorsements to the Title Policy, including,
                  without limitation, any deletion of the printed survey
                  exception, all of which, if Purchaser elects to obtain any
                  such endorsements, shall be Purchaser's responsibility and
                  shall be at Purchaser's expense.

         (d)      Termination. In the event of termination of this Agreement
                  pursuant to this Section 4.1, the Earnest Money shall be
                  delivered to Purchaser, except for the Independent
                  Consideration, which shall be paid to Seller, and thereafter
                  neither party shall have any further rights or obligations
                  hereunder, except for the rights and obligations arising
                  pursuant to Sections 5.3 and 6.4.

                                   ARTICLE V.
                                   INSPECTION

Section 5.1 Inspection Period.

         Seller, subject to the provisions of the Lease, shall permit Purchaser
         and its authorized agents and representatives to enter upon the Real
         Property at all reasonable times during normal business hours to
         inspect and conduct reasonably necessary tests which are approved in
         writing by Seller, which approval shall not be unreasonably withheld.
         Such entry and inspections may be conducted only during the period (the
         "INSPECTION PERIOD") commencing on the Effective Date and ending at
         5:00 p.m., Dallas, Texas time on the date (the "INSPECTION PERIOD
         EXPIRATION DATE") that is forty-five (45) days following the Effective
         Date; provided, however, that so long as this Agreement has not been
         terminated, Purchaser shall have the right, subject to the operations
         of the restaurant, to enter upon the Real Property at all reasonable
         times during normal business hours subsequent to the Inspection Period
         Expiration Date and prior to the Closing for the purposes of continuing
         its inspection of the same so long as Purchaser complies with each of
         the provisions of this Agreement, including, without limitation, the
         provisions of this Article V relating to such entry and inspection.
         Notwithstanding the foregoing, in no event shall such entry and
         inspection subsequent to the Inspection Period Expiration Date serve to
         extend Purchaser's right to terminate this Agreement on or before the
         Inspection Period Expiration Date as provided in Section 5.4 hereof.
         Purchaser shall notify Seller, in writing, of its intention, or the
         intention of its agents or representatives, to enter the Real Property
         at least forty-eight (48) hours prior to such intended entry, and
         obtain Seller's prior written consent to any tests to be conducted
         thereon. At Seller's option, Seller may be present for any inspection
         or test.

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Section 5.2 Document Review.

         (a)      Documents. Within three (3) days after the Effective Date,
                  Seller shall deliver to Purchaser the following, if in the
                  possession of Seller (collectively, the "DOCUMENTS"):

                  (i)      copies of any Plans;

                  (ii)     to the extent allowed by the author, copies of all
                           existing soil, engineering, architectural, and
                           environmental reports covering the Property in
                           Seller's possession;

                  (iii)    copies of all Service Contracts, if any; and

                  (iv)     copies of all Permits in Seller's possession.

         (b)      Return of Documents. Purchaser shall return all of the
                  Documents, any and all copies Purchaser has made of the
                  Documents, and all copies of any studies, reports, or test
                  results obtained by Purchaser (and actually paid for by
                  Seller) in connection with its inspection of the Property
                  (collectively, the "PURCHASER'S INFORMATION") on the earlier
                  to occur of (i) such time as Purchaser determines that it
                  shall not acquire the Property, or (ii) such time as this
                  Agreement is terminated for any reason.

         (c)      No Representation or Warranty by Seller. Purchaser hereby
                  acknowledges that Seller has not made and does not make any
                  warranty or representation regarding the truth, accuracy, or
                  completeness of the Documents or the source(s) thereof, and
                  that Seller has not undertaken any independent investigation
                  as to the truth, accuracy, or completeness of the Documents
                  and is providing the Documents solely as an accommodation to
                  Purchaser. Seller expressly disclaims and Purchaser waives any
                  and all liability for representations or warranties, express
                  or implied, statements of fact, and other matters contained in
                  the Documents, or for any omissions from the Documents, or in
                  any other written or oral communications transmitted or made
                  available to Purchaser. Except as provided in Section 8.2 and
                  the Environmental Certificate (as hereinafter
                  defined)Purchaser shall rely solely upon its own investigation
                  with respect to the Property, including, without limitation,
                  the Property's physical, environmental, or economic condition,
                  compliance or lack of compliance with any ordinance, order,
                  permit, or regulation or any other attribute or matter
                  relating thereto.

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Section 5.3 Inspection Obligations.

         (a)      Purchaser's Responsibilities. In conducting any inspections,
                  investigations, examinations, or tests of the Property,
                  Purchaser and its agents and representatives shall: (i) not
                  interfere with the operation and maintenance of the Property;
                  (ii) not damage any part of the Property or any personal
                  property; (iii) not injure or otherwise cause bodily harm to
                  Seller or its agents, guests, invitees, contractors and
                  employees; (iv) maintain commercial general liability
                  (occurrence basis) insurance in terms and amounts reasonably
                  satisfactory to Seller covering any accident arising in
                  connection with the presence of Purchaser, its agents, and its
                  representatives on the Property, (v) promptly pay when due the
                  costs of all tests, investigations, and examinations done with
                  regard to the Property; (vi) not permit any liens to attach to
                  the Real Property by reason of the exercise of its rights
                  hereunder; (vii) fully restore the Land and the Improvements
                  to the condition in which the same were found before any such
                  inspection or tests were undertaken; (viii) not reveal or
                  disclose any information obtained during the Inspection Period
                  concerning the Property and the Documents to anyone outside
                  Purchaser's organization, except in accordance with the
                  confidentiality standards set forth in Section 5.2(b) hereof,
                  and (ix) deliver to Seller a copy of all Purchaser's
                  Information.

         (b)      PURCHASER'S AGREEMENT TO INDEMNIFY. PURCHASER SHALL INDEMNIFY,
                  DEFEND, AND HOLD SELLER HARMLESS FROM AND AGAINST ANY AND ALL
                  LIENS, CLAIMS, CAUSES OF ACTION, DAMAGES, LIABILITIES, AND
                  EXPENSES (INCLUDING REASONABLE LEGAL FEES AND EXPENSES)
                  ARISING OUT OF PURCHASER'S INSPECTIONS OR TESTS OR ANY
                  VIOLATION OF THE PROVISIONS OF THIS SECTION 5.3. THIS
                  INDEMNITY SHALL SURVIVE THE CLOSING OR EARLIER TERMINATION OF
                  THIS AGREEMENT.

Section 5.4 Right of Termination.

         If, during the Inspection Period, Purchaser shall, for any reason, in
         Purchaser's sole discretion, judgment, and opinion, be dissatisfied
         with any aspect of the Property or any item examined by Purchaser
         pursuant to this Agreement, Purchaser shall be entitled, as its sole
         remedy, to terminate this Agreement by giving written notice to Seller
         on or before the Inspection Period Expiration Date (but no later than
         3:00 p.m., Dallas, Texas time on the Inspection Period Expiration
         Date), whereupon all of the provisions of this Agreement (except
         Sections 5.3 and 6.4) shall terminate. Upon such termination, neither
         Seller nor Purchaser shall have any further obligation or liability to
         the other hereunder, except as provided in Sections 5.3 and 6.4 hereof,
         and upon Purchaser's delivery to Seller of the Documents and
         Purchaser's Information, the Earnest Money shall

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         be returned to Purchaser, less the Independent Consideration which
         shall be paid to Seller.

Section 5.5 Property Conveyed "AS IS".

         (a)      DISCLAIMER OF REPRESENTATIONS AND WARRANTIES BY SELLER.
                  NOTWITHSTANDING ANYTHING CONTAINED HEREIN TO THE CONTRARY, IT
                  IS UNDERSTOOD AND AGREED THAT EXCEPT AS EXPRESSLY SET FORTH IN
                  SECTION 8.2 HEREOF, AND IN THE ENVIRONMENTAL CERTIFICATE TO BE
                  DELIVERED AT CLOSING, SELLER HAS NOT MADE AND IS NOT NOW
                  MAKING, AND SELLER SPECIFICALLY DISCLAIMS AND PURCHASER
                  WAIVES, ANY WARRANTIES, REPRESENTATIONS, OR GUARANTIES OF ANY
                  KIND OR CHARACTER, EXPRESS OR IMPLIED, ORAL OR WRITTEN, PAST,
                  PRESENT, OR FUTURE, WITH RESPECT TO THE PROPERTY, INCLUDING,
                  BUT NOT LIMITED TO, WARRANTIES, REPRESENTATIONS OR GUARANTIES
                  AS TO (I) MATTERS OF TITLE (OTHER THAN SELLER'S WARRANTY OF
                  TITLE SET FORTH IN THE DEED DESCRIBED IN SECTION 6.2(A)(IV) TO
                  BE DELIVERED AT CLOSING); (II) ENVIRONMENTAL MATTERS RELATING
                  TO THE PROPERTY OR ANY PORTION THEREOF; (III) GEOLOGICAL
                  CONDITIONS, INCLUDING, WITHOUT LIMITATION, SUBSIDENCE,
                  SUBSURFACE CONDITIONS, WATER TABLE, UNDERGROUND WATER
                  RESERVOIRS, LIMITATIONS REGARDING THE WITHDRAWAL OF WATER AND
                  EARTHQUAKE FAULTS AND THE RESULTING DAMAGE OF PAST AND/OR
                  FUTURE EARTHQUAKES; (IV) WHETHER AND THE EXTENT TO WHICH, THE
                  REAL PROPERTY OR ANY PORTION THEREOF IS AFFECTED BY ANY STREAM
                  (SURFACE OR UNDERGROUND), BODY OF WATER, FLOOD PRONE AREA,
                  FLOOD PLAIN, FLOODWAY OR SPECIAL FLOOD HAZARD; (V) DRAINAGE;
                  (VI) SOIL CONDITIONS, INCLUDING THE EXISTENCE OF INSTABILITY,
                  PAST SOIL REPAIRS, SOIL ADDITIONS OR CONDITIONS OF SOIL FILL,
                  OR SUSCEPTIBILITY TO LANDSLIDES, OR THE SUFFICIENCY OF ANY
                  UNDERSHORING; (VII) ZONING TO WHICH THE REAL PROPERTY OR ANY
                  PORTION THEREOF MAY BE SUBJECT; (VIII) THE AVAILABILITY OF ANY
                  UTILITIES TO THE PROPERTY OR ANY PORTION THEREOF, INCLUDING,
                  WITHOUT LIMITATION, WATER, SEWAGE, GAS, AND ELECTRIC; (IX)
                  USAGES OF ADJOINING PROPERTY; (X) ACCESS TO THE REAL PROPERTY
                  OR ANY PORTION THEREOF; (XI) THE VALUE, COMPLIANCE WITH THE
                  PLANS AND SPECIFICATIONS, SIZE, LOCATION, AGE, USE, DESIGN,
                  QUALITY, DESCRIPTION, SUITABILITY, STRUCTURAL INTEGRITY,
                  OPERATION, TITLE

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                  TO, OR PHYSICAL OR FINANCIAL CONDITION OF THE PROPERTY OR ANY
                  PORTION THEREOF, OR ANY INCOME, EXPENSES, CHARGES, LIENS,
                  ENCUMBRANCES, RIGHTS, OR CLAIMS ON OR AFFECTING OR PERTAINING
                  TO THE PROPERTY OR ANY PART THEREOF; (XII) THE PRESENCE OF
                  HAZARDOUS SUBSTANCES IN (AS DEFINED IN SECTION 5.5(C)) IN ON,
                  UNDER, OR IN THE VICINITY OF THE REAL PROPERTY; (XIII) THE
                  CONDITION OR USE OF THE PROPERTY OR COMPLIANCE OF THE PROPERTY
                  WITH ANY OR ALL PAST, PRESENT OR FUTURE FEDERAL, STATE OR
                  LOCAL ORDINANCES, RULES, REGULATIONS, OR LAWS, BUILDING FIRE
                  OR ZONING ORDINANCES, CODES OR OTHER SIMILAR LAWS; (XIV) THE
                  EXISTENCE OR NON-EXISTENCE OF UNDERGROUND STORAGE TANKS; (XV)
                  ANY OTHER MATTER AFFECTING THE STABILITY OR INTEGRITY OF THE
                  REAL PROPERTY; (XVI) THE POTENTIAL FOR FURTHER DEVELOPMENT OF
                  THE REAL PROPERTY; (XVII) THE EXISTENCE OF VESTED LAND USE,
                  ZONING, OR BUILDING ENTITLEMENTS AFFECTING THE REAL PROPERTY;
                  (XVIII) THE MERCHANTABILITY OF THE PROPERTY OR FITNESS OF THE
                  PROPERTY FOR ANY PARTICULAR PURPOSE (PURCHASER AFFIRMING THAT
                  PURCHASER HAS NOT RELIED ON SELLER'S SKILL OR JUDGMENT TO
                  SELECT OR FURNISH THE PROPERTY FOR ANY PARTICULAR PURPOSE, AND
                  THAT SELLER MAKES NO WARRANTY THAT THE PROPERTY IS FIT FOR ANY
                  PARTICULAR PURPOSE); OR (XIX) TAX CONSEQUENCES (INCLUDING, BUT
                  NOT LIMITED TO, THE AMOUNT, USE, OR PROVISIONS RELATING TO ANY
                  TAX CREDITS).

         (b)      SALE "AS IS". PURCHASER HAS NOT RELIED UPON AND WILL NOT RELY
                  UPON, EITHER DIRECTLY OR INDIRECTLY, ANY REPRESENTATION OR
                  WARRANTY OF SELLER OR ANY OF ITS AGENTS AND ACKNOWLEDGES THAT
                  NO SUCH REPRESENTATIONS HAVE BEEN MADE, EXCEPT AS PROVIDED IN
                  SECTION 8.2 AND THE ENVIRONMENTAL CERTIFICATE. PURCHASER
                  REPRESENTS THAT IT IS A KNOWLEDGEABLE, EXPERIENCED, AND
                  SOPHISTICATED PURCHASER OF REAL ESTATE AND THAT IT IS RELYING
                  SOLELY ON ITS OWN EXPERTISE AND THAT OF PURCHASER'S
                  CONSULTANTS IN PURCHASING THE PROPERTY. PURCHASER WILL CONDUCT
                  SUCH INSPECTIONS AND INVESTIGATIONS OF THE PROPERTY AS
                  PURCHASER DEEMS NECESSARY, INCLUDING, BUT NOT LIMITED TO, THE
                  PHYSICAL AND ENVIRONMENTAL CONDITIONS THEREOF, AND SHALL RELY
                  UPON SAME. UPON CLOSING, PURCHASER SHALL ASSUME THE RISK THAT
                  ADVERSE MATTERS, INCLUDING, BUT NOT LIMITED TO,

                                       9
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                  ADVERSE PHYSICAL AND ENVIRONMENTAL CONDITIONS, MAY NOT HAVE
                  BEEN REVEALED BY PURCHASER'S INSPECTIONS AND INVESTIGATIONS
                  AND HEREBY WAIVES ANY CLAIM PURCHASER MAY HAVE (EXCEPT AS MAY
                  ARISE IN CONNECTION WITH THE ENVIRONMENTAL CERTIFICATE), NOW
                  OR IN THE FUTURE, IN CONNECTION WITH ANY SUCH ADVERSE MATTERS,
                  INCLUDING, WITHOUT LIMITATION, ANY RIGHT OF CONTRIBUTION.
                  PURCHASER ACKNOWLEDGES AND AGREES THAT UPON CLOSING, SELLER
                  SHALL SELL AND CONVEY TO PURCHASER AND PURCHASER SHALL ACCEPT
                  THE PROPERTY "AS IS, WHERE IS," WITH ALL FAULTS. PURCHASER
                  FURTHER ACKNOWLEDGES AND AGREES THAT THERE ARE NO ORAL
                  AGREEMENTS, WARRANTIES OR REPRESENTATIONS, COLLATERAL TO OR
                  AFFECTING THE PROPERTY BY SELLER, ANY AGENT OF SELLER OR ANY
                  THIRD PARTY. THE TERMS AND CONDITIONS OF THIS SECTION 5.5
                  SHALL EXPRESSLY SURVIVE THE CLOSING, AND NOT MERGE WITH THE
                  PROVISIONS OF ANY CLOSING DOCUMENTS. SELLER IS NOT LIABLE OR
                  BOUND IN ANY MANNER BY ANY ORAL OR WRITTEN STATEMENTS,
                  REPRESENTATIONS, OR INFORMATION PERTAINING TO THE PROPERTY
                  FURNISHED BY ANY REAL ESTATE BROKER, AGENT, EMPLOYEE, SERVANT,
                  OR OTHER PERSON, UNLESS THE SAME ARE SPECIFICALLY SET FORTH OR
                  REFERRED TO HEREIN. PURCHASER ACKNOWLEDGES THAT THE PURCHASE
                  PRICE REFLECTS THE "AS IS" NATURE OF THIS SALE AND ANY FAULTS,
                  LIABILITIES, DEFECTS OR OTHER ADVERSE MATTERS THAT MAY BE
                  ASSOCIATED WITH THE PROPERTY. PURCHASER HAS FULLY REVIEWED THE
                  DISCLAIMERS, ASSUMPTIONS, AND WAIVERS SET FORTH IN THIS
                  AGREEMENT WITH ITS COUNSEL AND UNDERSTANDS THE SIGNIFICANCE
                  AND EFFECT THEREOF. PURCHASER FURTHER ACKNOWLEDGES AND AGREES
                  THAT THE PROVISIONS OF THIS ARTICLE V AND IN PARTICULAR THIS
                  SECTION 5.5 ARE AN INTEGRAL PART OF THIS AGREEMENT AND THAT
                  SELLER WOULD NOT HAVE AGREED TO SELL THE PROPERTY TO PURCHASER
                  FOR THE PURCHASE PRICE WITHOUT SUCH PROVISIONS.

         (c)      Hazardous Substances Defined. For purposes hereof, "HAZARDOUS
                  SUBSTANCES" means any hazardous, toxic or dangerous waste,
                  substance or material, pollutant or contaminant, as defined
                  for purposes of the Comprehensive Environmental Response,
                  Compensation and Liability Act of 1980 (42 U.S.C. Sections
                  9601 et seq.), as amended, or the Resource Conservation and
                  Recovery Act (42 U.S.C. Sections 6901 et seq.), as amended, or
                  any other federal, state, or local law, ordinance, rule, or
                  regulation applicable to the Property, or any substance which
                  is toxic,

                                       10
<PAGE>

                  explosive, corrosive, flammable, infectious, radioactive,
                  carcinogenic, mutagenic or otherwise hazardous, or any
                  substance which contains gasoline, diesel fuel or other
                  petroleum hydrocarbons, polychlorinated biphenyls (pcbs),
                  radon gas, urea formaldehyde, asbestos, lead or
                  electromagnetic waves.

Section 5.6 Investigative Studies.

                  As additional consideration for the transaction contemplated
                  herein, Purchaser agrees that it will provide to Seller,
                  immediately following the receipt of same by Purchaser, copies
                  of any and all reports, tests, or studies involving structural
                  or geologic conditions or environmental, hazardous waste, or
                  Hazardous Substances contamination of the Property which
                  reports, tests or studies shall be addressed to both Seller
                  and Purchaser; provided, however, Purchaser shall have no
                  obligation to cause any such tests or studies to be performed
                  on the Property. In the event that such reports, tests or
                  studies indicate that additional investigation may be
                  required, either Seller or Purchaser may request (at the cost
                  of the party requesting same) that such additional
                  investigation be completed, provided that neither Seller nor
                  Purchaser shall be obligated to undertake any such additional
                  investigation and either Purchaser or Seller shall be entitled
                  to terminate this Agreement rather than proceed with any such
                  additional investigation. No deadline or time period in this
                  Agreement shall be extended by virtue of any such additional
                  investigation. Seller hereby acknowledges that Purchaser has
                  not made and does not make any warranty or representation
                  regarding the truth or accuracy of any such studies or reports
                  and has not undertaken any independent investigation as to the
                  truth or accuracy thereof. Purchaser shall have no liability
                  or culpability of any nature as a result of having provided
                  such information to Seller or as a result of Seller's reliance
                  thereon. Purchaser shall be responsible for any and all costs,
                  claims, damages, and liabilities caused by any testing
                  performed or required by Purchaser.

Section 5.7 Purchaser Represented by Counsel.

                  Purchaser hereby represents and warrants to Seller that: (i)
                  Purchaser is not in a significantly disparate bargaining
                  position in relation to Seller; (ii) Purchaser is represented
                  by legal counsel in connection with the transaction
                  contemplated by this Agreement; and (iii) Purchaser is
                  purchasing the Property for business, commercial, investment,
                  or other similar purpose and not for use as Purchaser's
                  residence.

                                       11
<PAGE>

                                  ARTICLE VI.
                                     CLOSING

Section 6.1 Closing Date.

                  The Closing shall be held in the offices of Closing Agent, or
                  such other location as may be mutually agreed upon by Seller
                  and Purchaser, at 10:00 a.m. (Dallas, Texas time) on the
                  fifteenth (15th) day following the Inspection Period
                  Expiration Date (the "CLOSING DATE"), or at such other time as
                  mutually agreed by Seller and Purchaser.

Section 6.2 Closing Matters.

         (a)      Seller's Deliveries. At Closing, expressly conditioned upon
                  Purchaser's performance of its obligations under Section
                  6.2(b), Seller shall deliver:

                  (i)      possession of the Property, subject to the Permitted
                           Exceptions;

                  (ii)     copies of all Permits, if any;

                  (iii)    an executed and acknowledged special warranty deed
                           (the "DEED") in the form set forth in Exhibit B
                           conveying the Real Property subject to the Permitted
                           Exceptions;

                  (iv)     a bill of sale in substantially the form of Exhibit C
                           (the "BILL OF SALE"), executed and acknowledged by
                           Seller, conveying without warranty the Personalty;

                  (v)      an executed Assignment and Assumption of Warranties
                           in substantially the form of Exhibit E (the
                           "ASSIGNMENT OF WARRANTIES");

                  (vi)     a certificate of Seller respecting the non-foreign
                           status of Seller in the form set forth in Exhibit D
                           attached hereto;

                  (vii)    the originals of the Warranties, Service Contracts,
                           Plans and Permits in Seller's possession;

                  (viii)   an executed Lease between Purchaser and Dave &
                           Buster's, Inc. ("TENANT") in the form attached hereto
                           as Exhibit F (the "LEASE");

                  (ix)     an opinion of Seller's counsel, in form and substance
                           reasonably acceptable to Purchaser, concerning Tenant
                           and the Lease;

                  (x)      the Environmental Certificate in substantially the
                           form of Exhibit G (the "ENVIRONMENTAL CERTIFICATE");
                           and

                                       12
<PAGE>

                  (xi)     such other documents as may be reasonably required by
                           Closing Agent or Purchaser, including, but not
                           limited to, documents evidencing the authority of
                           Seller to consummate the sale of the Property in
                           accordance with this Agreement and designating those
                           persons authorized to execute and deliver all
                           necessary documents at Closing.

         (b)      Purchaser's Deliveries. At Closing, expressly conditioned upon
                  Seller's performance of its obligations under Section 6.2(a),
                  Purchaser shall deliver:

                  (i)      the remaining funds for the Purchase Price to the
                           Closing Agent, sent by wire transfer of immediately
                           available federal funds to the account designated by
                           Closing Agent and available for disbursement no later
                           than 11:00 a.m. (Dallas, Texas time) on the Closing
                           Date;

                  (ii)     the Assignment of Warranties, duly executed and
                           acknowledged by Purchaser;

                  (iii)    the Lease, duly executed and acknowledged by
                           Purchaser; and

                  (iv)     such other documents as may be reasonably required by
                           Seller or Closing Agent, including, but not limited
                           to, a certified copy of documents evidencing the
                           authority of Purchaser to consummate the purchase of
                           the Property in accordance with this Agreement and
                           designating those persons authorized to execute and
                           deliver all necessary documents at Closing.

         (c)      Prorations. Ad valorem taxes will not be prorated. Tenant is
                  solely liable for all taxes under the Lease.

         (d)      Preparation of Documents. All of the documents that are not
                  attached hereto as exhibits to be executed at Closing shall be
                  in form prepared to the reasonable satisfaction of Seller and
                  Purchaser.

Section 6.3 Closing Costs.

                  Except as otherwise provided in Section 7.3, each party shall
                  be responsible for the payment of its own attorneys' fees
                  incurred in connection with the transaction that is the
                  subject of this Agreement. Any escrow fee charged by the Title
                  Company shall be paid by Seller. Except as otherwise expressly
                  and specifically provided to the contrary in this Section 6.3
                  or otherwise in this Agreement, Seller shall pay the filing
                  fees for recording the Deed, the basic premium for the Title

                                       13
<PAGE>

                  Policy, the escrow fees, the cost of the updated Survey, and
                  shall reimburse Purchaser for reasonable third-party costs
                  actually incurred by Purchaser in its inspection of the
                  Property, but excluding any ADA review. Except as otherwise
                  expressly provided to the contrary in this Section 6.3 or
                  otherwise in this Agreement, Purchaser shall pay any and all
                  other costs, including, without limitation, one-half ( 1/2) of
                  the escrow fees, all premiums associated with extended
                  coverage or any endorsements to the Title Policy, and all
                  other closing costs of any nature and costs of any inspections
                  or tests Purchaser authorizes or conducts.

Section 6.4 Real Estate Commission.

                  Seller agrees to pay, at Closing, to Staubach Retail Services,
                  Inc. (the "BROKER"), a real estate commission in accordance
                  with a separate written contract. Seller and Purchaser each
                  represent and warrant to the other that no real estate
                  brokerage commission is payable to any person or entity in
                  connection with the transaction contemplated hereby (other
                  than as described above in this Section 6.4), and each agrees
                  to and does hereby indemnify and hold the other harmless
                  against the payment of any commission to any person or entity
                  (other than as described above in this Section 6.4) claiming
                  by, through or under Seller or Purchaser, as applicable. This
                  indemnification shall extend to any and all claims,
                  liabilities, costs, and expenses (including reasonable
                  attorneys' fees and litigation costs) arising as a result of
                  such claims and shall survive the Closing.

                                  ARTICLE VII.
                                    REMEDIES

Section 7.1 Seller's Remedies.

                  Other than the matters provided in Sections 5.3 and 6.4
                  hereof, in the event Purchaser fails to perform any of its
                  obligations pursuant to this Agreement for any reason except
                  failure by Seller to perform hereunder, Seller, as its sole
                  and exclusive remedy, shall be entitled to terminate this
                  Agreement and recover the Earnest Money as liquidated damages
                  and not as penalty, in full satisfaction of claims against
                  Purchaser hereunder. Seller and Purchaser agree that the
                  Seller's damages resulting from Purchaser's default are
                  difficult, if not impossible, to determine and the Earnest
                  Money is a fair and reasonable estimate of those damages which
                  has been agreed to in an effort to cause the amount of said
                  damages to be certain.

Section 7.2 Purchaser's Remedies.

                  In the event Seller fails to perform its obligations pursuant
                  to this Agreement (other than a breach of representation or
                  warranty) for any reason except failure by Purchaser to
                  perform hereunder, Purchaser may elect, as its sole remedy (i)
                  to

                                       14
<PAGE>

                  terminate this Agreement by giving Seller timely written
                  notice of such election prior to or at Closing and recover the
                  Earnest Money in accordance with Section 7.4 (less the
                  Independent Consideration which shall be paid to Seller), and
                  recover the Default Payment (as hereinafter defined) or (ii)
                  seek the remedy of specific performance against Seller. As
                  used herein, "DEFAULT PAYMENT" shall mean a sum of money equal
                  to Purchaser's third party expenses actually incurred in the
                  negotiation of this Agreement, its due diligence regarding the
                  Property, and all other expenses attributable to this
                  Agreement to the date of Seller's default, not to exceed
                  $50,000. In the event that Purchaser elects to recover the
                  Default Payment, it shall have first given Seller ten (10)
                  days' written notice and opportunity to cure its default
                  (except for failure to convey title at Closing). In the event
                  of a material breach of representation or warranty by Seller
                  discovered by Purchaser after Closing, Purchaser's remedies
                  are limited to those described in Section 8.4. IN NO EVENT
                  SHALL SELLER, ITS DIRECT OR INDIRECT PARTNERS, SHAREHOLDERS,
                  OWNERS, OR AFFILIATES, ANY OFFICER, DIRECTOR, EMPLOYEE,
                  ATTORNEY, OR AGENT OF THE FOREGOING, OR ANY AFFILIATE OR
                  CONTROLLING PERSON THEREOF HAVE ANY LIABILITY, BEYOND ITS
                  INTEREST IN THE REAL PROPERTY, FOR ANY CLAIM, CAUSE OF ACTION,
                  OR OTHER LIABILITY ARISING OUT OF OR RELATING TO THIS
                  AGREEMENT OR THE PROPERTY, WHETHER BASED ON CONTRACT, COMMON
                  LAW, STATUTE, EQUITY, OR OTHERWISE (COLLECTIVELY, THE
                  "CLAIMS"), AND PURCHASER HEREBY WAIVES THE CLAIMS.

Section 7.3 Attorneys' Fees.

                  In the event either party hereto is required to employ an
                  attorney in connection with claims by one party against the
                  other arising from the operation of this Agreement, the
                  non-prevailing party shall pay the prevailing party all
                  reasonable fees and expenses, including attorneys' fees,
                  incurred in connection with such transaction.

Section 7.4 Disposition of Earnest Money.

                  In the event of a termination of this Agreement by either
                  Seller or Purchaser, Closing Agent is authorized to deliver
                  the Earnest Money to the party hereto entitled to same
                  pursuant to the terms hereof on or before the fifth (5th) day
                  following receipt by the Closing Agent and non-terminating
                  party of written notice of such termination from the
                  terminating party, unless the other party hereto notifies the
                  Closing Agent that it disputes the right of the other party to
                  receive the Earnest Money. In such event, the Closing Agent
                  may interplead the Earnest Money into a court of competent
                  jurisdiction in Dallas County, Texas. All attorneys' fees and
                  costs and Closing Agent's costs and expenses incurred in
                  connection with such interpleader shall be assessed against
                  the party that is not

                                       15
<PAGE>

                  awarded the Earnest Money or if the Earnest Money is
                  distributed in part to both parties, then in the inverse
                  proportion of such distribution.

                                  ARTICLE VIII.
                   REPRESENTATIONS, WARRANTIES, AND COVENANTS

Section 8.1 Purchaser's Representations and Warranties.

         (a)      Authority of Purchaser. Purchaser represents and warrants that
                  Purchaser has full right, power, and authority to enter into
                  this Agreement and, at Closing, will have full right, power
                  and authority to consummate the sale provided for herein.

         (b)      No Bankruptcy or Receivership.

                  That at no time on or before the Closing Date, shall any of
                  the following have occurred with respect to Purchaser, and if
                  Purchaser is a partnership, to any general partners of
                  Purchaser: (i) the commencement of a case under Title 11 of
                  the United States Code, as now constituted or hereafter
                  amended, or under any other applicable federal or state
                  bankruptcy law or other similar law; (ii) the appointment of a
                  trustee or receiver of any property interest; (iii) an
                  assignment for the benefit of creditors; (iv) an attachment,
                  execution or other judicial seizure of a substantial property
                  interest; (v) the taking of, failure to take, or submission to
                  any action indicating an inability to meet its financial
                  obligations as they accrue; or (vi) a dissolution or
                  liquidation, death or incapacity.

Section 8.2 Seller's Representations and Warranties.

         (a)      Seller is a Missouri corporation validly existing and in good
                  standing, and Seller is qualified to do business in all states
                  in which qualification is necessary to conduct its business,
                  and has the authority to execute this Agreement and conclude
                  the transactions contemplated therein.

         (b)      There is no pending or, to the knowledge of Seller, threatened
                  condemnation or similar proceeding or special assessment
                  (inclusive of assessments for street widening, repair, or
                  improvement), or change in zoning affecting the Real Property.

         (c)      Seller has received no written notice concerning the Property
                  from any Governmental Authority (as defined below in this
                  Section 8.2) about a violation of any federal, state, county,
                  or city statute, ordinance, code, rule, or regulation or
                  stating that any investigation has commenced or is
                  contemplated regarding any violation.

                                       16
<PAGE>

         (d)      There is no pending or, to Seller's knowledge, threatened
                  litigation or administrative proceeding affecting the
                  ownership or use of the Property.

         (e)      There are no attachments, executions, assignments for the
                  benefit of creditors, or voluntary or involuntary proceedings
                  in bankruptcy or under other debtor relief laws contemplated
                  by, pending, or threatened against Seller.

         (f)      Seller has no reason to believe that any of the Documents are
                  materially false or misleading.

                  The term "GOVERNMENTAL AUTHORITY" means the United States of
                  America, the state, county, and city where the Property is
                  located, and any other political subdivision in which the
                  Property is located or which exercises jurisdiction over the
                  Property, and any agency, department, commission, board,
                  bureau, property owners association, utility district, flood
                  control district, improvement district, or similar district,
                  or other instrumentality of any of them.

Section 8.3 Seller's Covenants. Seller hereby covenants and agrees with
Purchaser as follows:

         (a)      At all times from the Effective Date until the Closing Date,
                  Seller shall maintain (or cause to be maintained, in
                  accordance with the terms of the Lease) in force, fire and
                  extended coverage insurance upon the Real Property for not
                  less than the full replacement value of the Real Property, and
                  commercial general liability insurance with respect to injury
                  or death to persons and damage to property in an amount not
                  less than $1,000,000; and

         (b)      Prior to the Closing, Seller shall maintain the Improvements
                  in their present condition and repair, except for normal wear
                  and tear and any casualty or condemnation, and Seller shall
                  not remove any fixtures, equipment, furnishings and other
                  personalty from the Improvements without replacing them with
                  new items.

Section 8.4 Survival of Representations and Warranties.

         Except as otherwise expressly set forth herein, the representations and
         warranties set forth in Section 8.2 shall be continuing and shall be
         true and correct on and as of the Closing Date with the same force and
         effect as if made at that time, and such representations and warranties
         shall survive the Closing for a period of one (1) year, at which time
         they shall expire and terminate and be of no further force and effect
         unless a claim for breach thereof has been instituted within such one
         (1) year period; PROVIDED, HOWEVER, Purchaser shall have the right to
         bring an

                                       17
<PAGE>

         action thereon only if Purchaser has given the Seller written notice of
         the circumstances giving rise to the alleged breach within such one (1)
         year period. Purchaser hereby waives and relinquishes all right to seek
         punitive or consequential damages.

Section 8.5 Knowledge Standard.

         For purposes of this Agreement, wherever the terms "SELLER'S KNOWLEDGE"
         or "TO THE BEST OF SELLER'S KNOWLEDGE" is used, it shall be limited to
         the actual knowledge (being the current, conscious awareness of facts
         or other information, without investigation or implied duty to
         investigate) of Chas Michel, John Davis, and Bryan Spain (the "SELLER
         REPRESENTATIVES"); provided, however, the foregoing individuals are
         acting for and on behalf and in their respective capacities as officers
         of Seller or one or more of Seller's affiliates and are in no manner
         expressly or impliedly making any of these representations in their
         individual capacities and Purchaser hereby waives any right to sue or
         to seek any judgment or claim against any of them on an individual
         basis. The term "TO SELLER'S KNOWLEDGE" or "TO THE BEST OF SELLER'S
         KNOWLEDGE" shall not include knowledge imputed to the Seller from any
         other person. Seller represents and warrants to Purchaser that the
         Seller Representatives are the employees of Seller most likely to be
         informed as to the Property.

                                  ARTICLE IX.
                                  CONDEMNATION

Section 9.1 Condemnation.

         If, prior to Closing, any governmental authority or other entity having
         condemnation authority shall institute an eminent domain proceeding or
         take any steps preliminary thereto (including the giving of any direct
         or indirect notice of intent to institute such proceedings) with regard
         to a Material Portion (as hereinafter defined) of the Real Property,
         and the same is not dismissed on or before ten (10) days prior to
         Closing, Purchaser shall be entitled, as its sole remedy, to terminate
         this Agreement by giving written notice to Seller on or before the
         earlier to occur of (a) ten (10) days following notice by Seller to
         Purchaser of such condemnation, or (b) the Closing Date. In the event
         Purchaser does not terminate this Agreement pursuant to the preceding
         sentence, Purchaser shall be conclusively deemed to have elected to
         close the acquisition of the Property subject to such condemnation,
         without any reduction in Purchase Price, and waives any right to
         terminate this Agreement as a result thereof. For purposes of this
         Section 9.1, a "MATERIAL PORTION" shall mean that portion of the Real
         Property which, if taken or condemned, would reduce the value of the
         Property by not less than $250,000.00. Notwithstanding anything to the
         contrary herein, if any eminent domain proceeding is instituted (or
         notice of which is given) solely for the taking of any subsurface
         rights for utility easements or for any right-of-way

                                       18
<PAGE>

         easement, and the surface may, after such taking, be used in
         substantially the same manner as though such rights had not been taken,
         Purchaser shall not be entitled to terminate this Agreement as to any
         part of the Real Property, but any award resulting therefrom shall be
         the exclusive property of Purchaser upon Closing. In the event
         Purchaser elects to terminate this Agreement under this Section 9.1,
         the Earnest Money (less the Independent Consideration) shall be
         returned to Purchaser, and neither party to this Agreement shall
         thereafter have any further rights or obligations hereunder except as
         otherwise provided in Sections 5.3 and 6.4 hereof. If Purchaser waives
         (or is deemed to have waived) the right to terminate this Agreement as
         a result of such a condemnation, despite such condemnation, Seller and
         Purchaser shall close this Agreement in accordance with the terms
         hereof with no reduction in the Purchase Price, and Seller shall assign
         to Purchaser at Closing all of Seller's right, title and interest in
         and to all proceeds resulting or to result from said condemnation.

                                   ARTICLE X.
                                  RISK OF LOSS

Section 10.1 Risk of Loss.

         Until Closing, Seller alone shall bear the risk of loss should there be
         damage to any of the Improvements by fire or other casualty
         (collectively, "CASUALTY"). If, prior to the Closing, any of the
         Improvements shall be damaged by a Casualty, Seller shall deliver to
         Purchaser written notice ("CASUALTY LOSS NOTICE") of such Casualty
         after it has made its determination provided for in Section 10.2
         hereof.

Section 10.2 Material Loss.

         For the purposes of Sections 10.2 and 10.3, "MATERIAL DAMAGE" shall
         mean damage to the Improvements of such nature that the cost of
         restoring the same to their condition prior to the Casualty will, in
         Seller's determination, exceed $250,000.00, whether or not such damage
         is covered by insurance. If, in Seller's determination, the
         Improvements have sustained Material Damage by a Casualty, Seller may,
         at its option, terminate this Agreement by delivering written notice to
         Purchaser on or before Closing, and neither party hereto shall have any
         further rights or obligations hereunder (except pursuant to Sections
         5.3 and 6.4 hereof). In the event Seller does not so terminate this
         Agreement, Purchaser may, at its sole option, within fifteen (15) days
         after delivery of the Casualty Loss Notice, either (a) terminate this
         Agreement by delivering written notice of same to Seller, or (b) waive
         its right of termination and proceed to close this transaction in
         accordance with the terms hereof without reduction to the Purchase
         Price (the "WAIVER OPTION"). Failure of Purchaser to deliver written
         notice of termination within said fifteen (15) day period shall be
         conclusively deemed to be an election by Purchaser of the Waiver
         Option. In the event Seller or Purchaser elects to terminate this
         Agreement under this Section 10.2, the Earnest Money (less the

                                       19
<PAGE>

         Independent Consideration) shall be returned to Purchaser and
         thereafter neither party to this Agreement shall thereafter have any
         further rights or obligations hereunder, except as otherwise provided
         in Sections 5.3 and 6.4 hereof. If Purchaser elects the Waiver Option,
         then Seller shall repair the Improvements to substantially their
         condition prior to such damage.

Section 10.3 Non-Material Loss.

         In the event, in Seller's determination, the Improvements have
         sustained less than Material Damage by a Casualty, the rights and
         obligations of the parties shall not be affected thereby and Seller
         shall repair the Improvements to substantially their condition prior to
         such damage.

Section 10.4 Delay in Completion of Repairs.

         If Seller has undertaken repairs and if the repairs cannot be completed
         by the Closing Date, Seller shall postpone the Closing Date until five
         (5) days following substantial completion of the repairs.

Section 10.5 Postponement of Closing.

         If, as a result of a Casualty any determination, election or agreement
         required by the terms of this Article X is not made by the Closing
         Date, the Closing Date shall be extended until twenty (20) days after
         said determination, election or agreement is made, subject to such
         further extension as may be allowed by the terms of this Article X,
         notwithstanding anything in Section 6.1 of this Agreement to the
         contrary; provided, however, if said determination, election or
         agreement has not been made within thirty (30) days following the
         originally scheduled Closing Date, this Agreement shall automatically
         terminate, and neither party shall have any further rights or
         obligations hereunder (except pursuant to Sections 5.3 and 6.4 hereof)
         and the Earnest Money (less the Independent Consideration) shall be
         returned to Purchaser.

                                  ARTICLE XI.
                                  MISCELLANEOUS

Section 11.1 Entire Agreement.

         This Agreement contains the entire agreement of the parties hereto.
         There are no other agreements, oral or written, and this Agreement can
         be amended only by written agreement signed by the parties hereto, and
         by reference, made a part hereof.

                                       20
<PAGE>

Section 11.2 Agreement Binding on Parties; Assignment.

         This Agreement, and the terms, covenants, and conditions herein
         contained, shall inure to the benefit of and be binding upon the heirs,
         personal representatives, successors, and assigns of each of the
         parties hereto. Purchaser may assign its rights under this Agreement
         only upon the following conditions: (i) all of the Earnest Money must
         have been delivered in accordance with Section 2.2, (ii) the Inspection
         Period shall be deemed to have ended, (iii) Purchaser shall remain
         primarily liable for the performance of Purchaser's obligations, and
         (iv) a copy of the fully executed written assignment and assumption
         agreement along with the taxpayer identification number of the proposed
         assignee, shall be delivered to Seller at least ten (10) days prior to
         Closing. No transfer or assignment in violation of this Section 11.2 is
         valid or enforceable.

Section 11.3 Effective Date.

         The Effective Date of this Agreement shall be the date on which the
         Closing Agent acknowledges its receipt of a copy of this Agreement
         executed by both Seller and Purchaser and receipt of the Earnest Money.
         The execution hereof by Seller shall constitute an offer by Seller to
         Purchaser to sell the Property on the terms and conditions herein
         stated, which must be accepted by Purchaser on or before September 26,
         2001. If Seller's offer is not timely accepted, this Agreement shall
         thereafter be null and void.

Section 11.4 Notice.

         All notices, requests, approvals, consents, and other communications
         required or permitted under this Agreement ("NOTICES") must be in
         writing and are effective:

         (a)      on the business day sent if (i) sent by telecopier prior to
                  5:00 p.m. Dallas, Texas time, (ii) the sending telecopier
                  generates a written confirmation of sending, and (iii) a
                  confirming copy is sent on the same business day by one of the
                  other methods specified below.

         (b)      on the next business day after delivery, on a business day, to
                  a nationally recognized overnight courier service for prepaid
                  overnight delivery.

         (c)      3 days after being deposited in the United States mail,
                  certified, return receipt requested, postage prepaid, or

         (d)      upon receipt if delivered by any method other than the methods
                  specified above.

                                       21
<PAGE>

                  All Notices must be sent to the address for each party
                  specified below or to any other address any party specifies by
                  ten (10) days' prior notice to the other party.

                  Seller:           Dave & Buster's, Inc.
                                    2481 Manana Drive
                                    Dallas, Texas 75220
                                    Attn: Chas Michel
                                    Fax: (214) 357-1536
                                    Email: chas_michel@daveandbusters.com

                  With a copy to:   Kane, Russell, Coleman & Logan, P.C.
                                    3700 Thanksgiving Tower
                                    1601 Elm Street
                                    Dallas, Texas  75201
                                    Attn:  Scott A. Dyche
                                    Fax:  (214) 777-4299
                                    Email:  sdyche@krcl.com

                  and to:           Staubach Retail Services, Inc.
                                    15601 Dallas Parkway
                                    Suite 400
                                    Addison, Texas 75001
                                    Attn: Mike Holsomback
                                    Fax: (972) 361-5909
                                    Email: holsomback@staubach.com

                  Purchaser:        General Electric Capital Business
                                    Asset Funding Corporation
                                    10900 NE 4th Street, Suite 500
                                    Bellevue, Washington  98004
                                    Attn:  Patrick J. Pearson
                                    Fax:  (425) 450-3498
                                    Email:  pat.pearson@gecapital.com

                  With a copy to:   Dechert Price & Rhoads
                                    Ten Post Office Square South
                                    Boston, Massachusetts  02109
                                    Attn:  Lewis A. Burleigh
                                    Fax:  (617) 426-6567
                                    Email:  lewis.burleigh@dechert.com

                  Closing Agent/    Republic Title of Texas, Inc.
                  Title Company:    2626 Howell Street
                                    Tenth Floor
                                    Dallas, Texas  75204
                                    Attn: Paulette Hubbard
                                    Fax:  (214) 855-8889
                                    Email:  phubbard@republictitle.com

                                       22
<PAGE>

Section 11.5 Time of the Essence.

         Time is of the essence in all things pertaining to the performance of
         this Agreement.

Section 11.6 Place of Performance.

         This Agreement is made and shall be performable in Dallas, Texas, and
         shall be construed in accordance with the laws of the State of Texas,
         without regard to principles of conflicts of law, unless otherwise
         expressly stated herein.

Section 11.7 Currency.

         All dollar amounts are expressed in United States currency.

Section 11.8 Section Headings.

         The section headings contained in this Agreement are for convenience
         only and shall in no way enlarge or limit the scope or meaning of the
         various and several sections hereof.

Section 11.9 Obligations.

         To the extent necessary to carry out the terms and provisions hereof,
         and unless otherwise specifically provided elsewhere herein, the terms,
         conditions, obligations and rights set forth herein shall not be deemed
         terminated at the time of Closing, nor will they merge into the various
         documents executed and delivered at the time of Closing.

Section 11.10 Business Days.

         In the event that any date or any period provided for in this Agreement
         shall end on a Saturday, Sunday, or legal holiday in the state defined
         in Section 11.6 hereof, the applicable date or period shall be extended
         to the first business day following such Saturday, Sunday, or legal
         holiday.

Section 11.11 No Recordation.

         Without the prior written consent of Seller, there shall be no
         recordation of either this Agreement or any memorandum hereof, or any
         affidavit pertaining hereto and

                                       23
<PAGE>

         any such recordation of this Agreement or memorandum hereto by
         Purchaser without the prior written consent of Seller shall constitute
         a default hereunder by Purchaser, whereupon this Agreement shall, at
         the option of Seller, terminate and be of no further force and effect.
         Upon termination, all Earnest Money shall be immediately delivered to
         Seller, whereupon the parties shall have no further duties or
         obligations one to the other except as provided in Sections 5.3 and
         6.4.

Section 11.12 Multiple Counterparts.

         This Agreement may be executed in multiple counterparts, each of which
         is to be deemed an original for all purposes. This Agreement may be
         executed by facsimile signature.

Section 11.13 Severability.

         If any provision of this Agreement or application to any party or
         circumstance shall be determined by any court of competent jurisdiction
         to be invalid and unenforceable to any extent, the remainder of this
         Agreement or the application of such provision to such person or
         circumstances, other than those as to which it is so determined invalid
         or unenforceable, shall not be affected thereby, and each provision
         hereof shall be valid and shall be enforced to the fullest extent
         permitted by law.

Section 11.14 Taxpayer ID.

         Purchaser's Taxpayer ID Number is (to be provided prior to Closing).

                                       24
<PAGE>

Section 11.15 Section 1031 Exchange.

                  Purchaser may elect, upon notice to Seller given prior to the
         Closing Date, to exchange the fee title in the Property for other
         property of like kind and qualifying use within the meaning of Section
         1031 of the Internal Revenue Code of 1986, as amended, and the
         Regulations promulgated thereunder (the "1031 EXCHANGE TRANSACTION").
         In order to facilitate the 1031 Exchange Transaction, Purchaser may
         retain the services of a Qualified Intermediary within the meaning of
         Treas. Reg. 1.1031(k)-1(g)(4), which shall provide services to
         Purchaser in connection with Purchaser's 1031 Exchange Transaction.
         Purchaser expressly reserves the right to assign its rights under this
         Agreement to a Qualified Intermediary on or before the Closing Date.
         However, this assignment in no way relieves Purchaser of any
         obligations or duties under this Agreement. By executing this
         Agreement, Seller agrees to cooperate with Purchaser and the Qualified
         Intermediary, at no additional cost to Seller, to effect the 1031
         Exchange Transaction and to execute and deliver any and all documents
         which reasonably may be required to effect the 1031 Exchange
         Transaction.

                                     SELLER:

                                     DAVE & BUSTER'S, INC.,
                                     a Missouri corporation

DATE:     September 26, 2001         By:    /s/ Chas Michel
                                        --------------------------------------
                                     Name:  Chas Michel
                                          ------------------------------------
                                     Title: Chief Financial Officer
                                           -----------------------------------

                                       25
<PAGE>

                                     PURCHASER:

                                     GENERAL ELECTRIC CAPITAL BUSINESS
                                     ASSET FUNDING CORPORATION

DATE: September 25, 2001             By:    /s/ Linda K. Bracken
                                        --------------------------------------
                                     Name:  Linda K. Bracken
                                          ------------------------------------
                                     Title: Vice President
                                           -----------------------------------

<PAGE>

                            JOINDER BY CLOSING AGENT

         Republic Title of Texas, Inc., referred to in this Agreement as the
Closing Agent hereby acknowledges that it received this Agreement executed by
Seller and Purchaser and the Earnest Money on the 1st day of October, 2001 (the
"EFFECTIVE DATE"), and accepts the obligations of the of the Closing Agent as
set forth herein. The Closing Agent hereby agrees to hold and distribute the
Earnest Money in accordance with the terms and provisions of this Agreement.

                                        REPUBLIC TITLE OF TEXAS, INC.

                                        By:      /s/ Carol Hall
                                           ------------------------------------
                                        Name:    Carol Hall
                                             ----------------------------------
                                        Title:   Escrow Officer
                                              ---------------------------------<PAGE>
                                                                   EXHIBIT 10.17

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

                                 LEASE AGREEMENT

                                 By and Between

                        GENERAL ELECTRIC CAPITAL BUSINESS
                           ASSET FUNDING CORPORATION,
                             a Delaware corporation

                                  (As Landlord)

                                       AND

                             DAVE & BUSTER'S, INC.,
                             a Missouri corporation

                                   (As Tenant)

                                October 18, 2001

                        Corporate Headquarters/Warehouse
                                  Dallas, Texas

<PAGE>

                                TABLE OF CONTENTS

<Table>
<Caption>
                                                                                                           Page
                                                                                                           ----
<S>                                                                                                       <C>
1.  Demise of Premises.......................................................................................1

2.  Certain Definitions......................................................................................1

3.  Title and Condition......................................................................................4

4.  Use of Leased Premises; Quiet Enjoyment..................................................................6

5.  Term.....................................................................................................6

6.  Rent.....................................................................................................7

7.  Net Lease; Non-Terminability.............................................................................8

8.  Payment of Impositions; Compliance with Legal Requirements and Insurance Requirements....................9

9.  Liens; Recording and Title..............................................................................10

10. Indemnification.........................................................................................10

11. Maintenance and Repairs.................................................................................11

12. Alterations.............................................................................................12

13. Condemnation............................................................................................13

14. Insurance...............................................................................................15

15. Restoration.............................................................................................19

16. Subordination to Financing..............................................................................20

17. Assignment or Subleasing................................................................................21

18. Permitted Contests......................................................................................22

19. Conditional Limitations; Default Provisions.............................................................24

20. Additional Rights of Landlord and Tenant................................................................26

21. Notices.................................................................................................27
</Table>

                                       i

<PAGE>

<Table>
<S>                                                                                                      <C>
22. Estoppel Certificates...................................................................................29

23. Surrender and Holding Over..............................................................................29

24. No Merger of Title......................................................................................30

25. Definition of Landlord..................................................................................30

26. Hazardous Substances....................................................................................31

27. Entry by Landlord.......................................................................................32

28. No Usury................................................................................................32

29. Separability............................................................................................32

30. Miscellaneous...........................................................................................33

31. Additional Rent.........................................................................................33

32. Financial Statements....................................................................................34
</Table>

                                       ii
<PAGE>

                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT (this "LEASE") made as of the 18th day of October
2001, by and between GENERAL ELECTRIC CAPITAL BUSINESS ASSET FUNDING
CORPORATION, a Delaware corporation, having an office at 10900 NE 4th Street,
Suite 500, Bellevue, WA 98004 ("LANDLORD"), and DAVE & BUSTER'S, INC., a
Missouri corporation, having its principal office at 2481 Manana Drive, Dallas,
Texas 75220 ("TENANT").

         In consideration of the rents and provisions herein stipulated to be
paid and performed, Landlord and Tenant, intending to be legally bound, hereby
covenant and agree as follows:

         1. Demise of Premises. Landlord hereby demises and leases to Tenant and
Tenant hereby takes and leases from Landlord for the term and upon the
provisions hereinafter specified the following described property (the "LEASED
PREMISES"): (i) the lot or parcel of land described on Exhibit A attached hereto
and made a part hereof, together with the easements, rights, and appurtenances
hereunto belonging or appertaining ("LAND"); (ii) the buildings, structures, and
other improvements on the Land (collectively, the "IMPROVEMENTS"); and (iii) the
machinery and equipment which is attached to the Improvements in such a manner
as to become fixtures under applicable law, together with all additions and
accessions thereto, substitutions therefor and replacements thereof permitted by
this Lease (collectively, the "EQUIPMENT"), excepting therefrom the Trade
Fixtures (as hereinafter defined).

         2. Certain Definitions.

                  "ADDITIONAL RENT" shall mean Additional Rent as defined in
Paragraph 31.

                  "ADJOINING PROPERTY" shall mean all sidewalks, curbs, gores,
and vault spaces adjoining the Leased Premises.

                  "ALTERATION" or "ALTERATIONS" shall mean any or all changes,
additions (whether or not adjacent to or abutting any then existing buildings),
expansions (whether or not adjacent to or abutting any then existing buildings),
improvements, reconstructions, removals, or replacements of any of the
Improvements or Equipment, both interior or exterior, and ordinary and
extraordinary.

                  "BASIC RENT" shall mean Basic Rent as defined in Paragraph 6.

                  "BASIC RENT PAYMENT DATES" shall mean the Basic Rent Payment
Dates as defined in Paragraph 6.

                  "COMMENCEMENT DATE" shall mean the Commencement Date as
defined in Paragraph 5.

                                       1
<PAGE>

                  "CONDEMNATION" shall mean a Taking and/or a Requisition.

                  "DEFAULT RATE" shall mean the Default Rate as defined in
Paragraph 19(b)(iv).

                  "EQUIPMENT" shall mean the Equipment as defined in Paragraph
1.

                  "EVENT OF DEFAULT" shall mean an Event of Default as defined
in Paragraph 19(a).

                  "FINANCIAL STATEMENTS" shall mean, for so long as Tenant is a
publicly traded company, Form 10 Q for quarterly reports, and Form 10K for
annual reports. If the Tenant is no longer publicly traded, quarterly reports
shall be unaudited and annual reports shall be audited, and each shall be in
accordance with generally accepted accounting principles, consistently applied.

                  "IMPOSITIONS" shall mean the Impositions as defined in
Paragraph 8.

                  "IMPROVEMENTS" shall mean the Improvements as defined in
Paragraph 1.

                  "INSURANCE REQUIREMENT" or "INSURANCE REQUIREMENTS" shall
mean, as the case may be, any one or more of the terms of each insurance policy
required to be carried by Tenant under this Lease and the requirements of the
issuer of such policy, and whenever Tenant shall be engaged in making any
Alteration or Alterations, repairs or construction work of any kind
(collectively, "WORK"), the term "INSURANCE REQUIREMENT" or "INSURANCE
REQUIREMENTS" shall be deemed to include a requirement that Tenant obtain or
cause its contractor to obtain completed value builder's risk insurance when the
estimated cost of the Work in any one instance exceeds the sum of One Hundred
Thousand Dollars ($100,000.00) and that Tenant or its contractor shall obtain
worker's compensation insurance or other adequate insurance coverage covering
all persons employed in connection with the Work, whether by Tenant, its
contractors or subcontractors and with respect to whom death or bodily injury
claims could be asserted against Landlord.

                  "LAND" shall mean the Land as defined in Paragraph 1.

                  "LAW" shall mean any constitution, statute, or rule of law.

                  "LEASED PREMISES" shall mean the Leased Premises as defined in
Paragraph 1.

                  "LEGAL REQUIREMENT" or "LEGAL REQUIREMENTS" shall mean, as the
case may be, any one or more of all present and future laws, codes, ordinances,
orders, judgments, decrees, injunctions, rules, regulations and requirements,
even if unforeseen or extraordinary, of every duly constituted governmental
authority or agency (but excluding those which by their terms are not applicable
to and do not impose any obligation on Tenant, Landlord, or the Leased Premises)
and all covenants, restrictions and conditions now of record which may be
applicable to Tenant,

                                       2
<PAGE>

Landlord (with respect to the Leased Premises) or to all or any part of or
interest in the Leased Premises, or to the use, manner of use, occupancy,
possession, operation, maintenance, alteration, repair or reconstruction of the
Leased Premises, even if compliance therewith (i) necessitates structural
changes or improvements (including changes required to comply with the
"Americans with Disabilities Act of 1990") or results in interference with the
use or enjoyment of the Leased Premises or (ii) requires Tenant to carry
insurance other than as required by the provisions of this Lease.

                  "LENDER" shall mean an entity identified as such in writing to
Tenant which makes a Loan to Landlord, secured by a Mortgage and evidenced by a
Note or which is the holder of the Mortgage and Note as a result of an
assignment thereof.

                  "LOAN" shall mean a loan made by a Lender to Landlord secured
by a Mortgage and evidenced by a Note.

                  "MORTGAGE" shall mean a first priority mortgage or similar
security instrument hereafter executed covering the Leased Premises from
Landlord to Lender.

                  "NET AWARD" shall mean the entire award payable to Landlord by
reason of a Condemnation, less any reasonable expenses incurred by Landlord in
collecting such award.

                  "NET PROCEEDS" shall mean the entire proceeds of any insurance
required under clauses (i), (iv), (v) or (vi) of Paragraph 14(a), less any
actual and reasonable expenses incurred by Landlord in collecting such proceeds.

                  "NOTE" or "NOTES" shall mean a Promissory Note or Notes
hereafter executed from Landlord to Lender, which Note or Notes will be secured
by a Mortgage and an assignment of leases and rents.

                  "PERMITTED ENCUMBRANCES" shall mean those covenants,
restrictions, reservations, liens, conditions, encroachments, easements, and
other matters of title that affect the Leased Premises as of the date of
Landlord's acquisition thereof, excepting, however, any such matters arising
from the acts of Landlord (such as liens arising as a result of judgments
against Landlord).

                  "REPLACED EQUIPMENT" or "REPLACEMENT EQUIPMENT" shall mean the
Replaced Equipment and Replacement Equipment, respectively, as defined in
Paragraph 11(d).

                  "REQUISITION" shall mean any temporary condemnation or
confiscation of the use or occupancy of the Leased Premises by any governmental
authority, civil or military, whether pursuant to an agreement with such
governmental authority in settlement of or under threat of any such requisition
or confiscation, or otherwise.

                                       3
<PAGE>

                  "RESTORATION" shall mean the Restoration as defined in
Paragraph 13(c)(i).

                  "STATE" shall mean the State of Texas.

                  "TAKING" shall mean any taking of the Leased Premises in or by
condemnation or other eminent domain proceedings pursuant to any law, general or
special, or by reason of any agreement with any condemner in settlement of or
under threat of any such condemnation or other eminent domain proceedings or by
any other means, or any de facto condemnation.

                  "TERM" shall mean the Term as defined in Paragraph 5.

                  "TERMINATION DATE" shall mean the Termination Date as defined
in Paragraph 13(b)(i)(A).

                  "TRADE FIXTURES" shall mean all fixtures, equipment and other
items of personal property (whether or not attached to the Improvements) which
are owned by Tenant and used in the operation of the business conducted on the
Leased Premises.

         3. Title and Condition.

                  a. The Leased Premises are demised and let subject to (i) the
Permitted Encumbrances, (ii) all Legal Requirements and Insurance Requirements,
including any existing violation of any thereof, and (iii) the condition of the
Leased Premises as of the commencement of the Term without representation or
warranty by Landlord; it being understood and agreed, however, that the recital
of the Permitted Encumbrances herein shall not be construed as a revival of any
thereof which for any reason may have expired.

                  b. LANDLORD LEASES AND WILL LEASE AND TENANT TAKES AND WILL
TAKE THE LEASED PREMISES "AS IS", AND TENANT ACKNOWLEDGES THAT LANDLORD (WHETHER
ACTING AS LANDLORD HEREUNDER OR IN ANY OTHER CAPACITY) HAS NOT MADE AND WILL NOT
MAKE, NOR SHALL LANDLORD BE DEEMED TO HAVE MADE, ANY WARRANTY OR REPRESENTATION,
EXPRESS OR IMPLIED, WITH RESPECT TO ANY OF THE LEASED PREMISES, INCLUDING ANY
WARRANTY OR REPRESENTATION AS TO ITS FITNESS FOR USE OR PURPOSE, DESIGN OR
CONDITION FOR ANY PARTICULAR USE OR PURPOSE, AS TO THE QUALITY OF THE MATERIAL
OR WORKMANSHIP THEREIN, LATENT OR PATENT, AS TO LANDLORD'S TITLE THERETO, OR AS
TO VALUE, COMPLIANCE WITH SPECIFICATIONS, LOCATION, USE, CONDITION,
MERCHANTABILITY, QUALITY, DESCRIPTION, DURABILITY OR OPERATION, IT BEING AGREED
THAT ALL RISKS INCIDENT THERETO ARE TO BE BORNE BY TENANT. Tenant acknowledges
that the Leased Premises are of its selection and that the Leased Premises have
been inspected by Tenant and are satisfactory to it. In the event of any defect
or deficiency in any of the Leased Premises of any nature, whether patent or
latent, Landlord shall not have any responsibility or liability with respect
thereto or for any incidental or consequential damages

                                       4
<PAGE>

(including strict liability in tort). The provisions of this Paragraph 3 (b)
have been negotiated, and the foregoing provisions are intended to be a complete
exclusion and negation of any warranties by Landlord, express or implied, with
respect to any of the Leased Premises, arising pursuant to the Uniform
Commercial Code as adopted by the State or any other law or regulation now or
hereafter in effect or otherwise.

                  c. Landlord hereby assigns, without recourse or warranty
whatsoever, to Tenant, all warranties, guaranties, and indemnities, express or
implied, and similar rights which Landlord may have, if any, against any
architect, manufacturer, seller, engineer, contractor, subcontractor, supplier,
or builder with respect to any of the Leased Premises, including, but not
limited to, any rights and remedies existing under contract or pursuant to the
Uniform Commercial Code as adopted by the State (collectively, the
"GUARANTIES"). Such assignment shall remain in effect until the termination of
this Lease. Landlord shall also retain the right to enforce any Guaranties
assigned in the name of Tenant upon the occurrence of an Event of Default.
Landlord hereby agrees to execute and deliver at Tenant's expense such further
documents, including powers of attorney, as Tenant may reasonably request in
order that Tenant may have the full benefit of the assignment effected or
intended to be effected by this Paragraph 3(d). Upon the termination of this
Lease, the Guaranties shall automatically revert to Landlord. The foregoing
provision of reversion shall be self-operative and no further instrument of
reassignment shall be required. In confirmation of such reassignment Tenant
shall execute and deliver promptly any certificate or other instrument which
Landlord may reasonably request. Any monies collected by Tenant under any of the
Guaranties after the occurrence of and during the continuation of an Event of
Default shall be held in trust by Tenant and promptly paid over to Landlord;
said monies will then be used by Landlord to cure (to the extent sufficient) any
Event of Default for which the payment is applicable.

                  d. Landlord agrees to enter into, at Tenant's expense, such
easements, covenants, waivers, approvals or restrictions for utilities, parking
or other matters as desirable for operation of the Leased Premises or properties
adjacent thereto (collectively, "EASEMENTS") as reasonably requested by Tenant,
subject to Lender's and Landlord's approval of the form thereof, not to be
unreasonably withheld or delayed; provided, however, that no such Easement shall
result in any diminution in the value or utility of the Leased Premises for its
Use (as hereinafter defined), and further provided that no such Easement shall
render the use of the Leased Premises dependent upon any other property or
condition the use of the Leased Premises upon the use of any other property,
each of which Tenant shall certify to Landlord and Lender in writing delivered
with Tenant's request with respect to such Easement. Tenant's request shall also
include Tenant's written undertaking acknowledging that Tenant shall remain
liable hereunder as principal and not merely as a surety or guarantor
notwithstanding the establishment of any Easement.

                  e. Tenant agrees that Tenant is obligated to and shall perform
all obligations of the owner of the Leased Premises under and pay all expenses
which the owner of the Leased Premises may be required to pay in accordance with
any reciprocal easement agreement or any other agreement or document of record
now (if expressly consented to in writing by Tenant) or in the future affecting
the Leased Premises (herein referred to collectively as the "REA"), and that
Tenant shall comply with all of the terms and conditions of any REA during the
Term of this

                                       5
<PAGE>

Lease. Tenant further covenants and agrees to indemnify, defend, and hold
harmless Landlord and Lender against any claim, loss, or damage suffered by
Landlord or Lender by reason of Tenant's failure to perform any obligations or
pay any expenses as required under any REA or comply with the terms and
conditions of any REA as hereinabove provided during the Term of this Lease.

         4. Use of Leased Premises; Quiet Enjoyment.

                  a. Tenant may use the Leased Premises for a world headquarters
(office) and warehouse use (the "USE"), or any lawful use that does not violate
the terms of any REA. In no event shall the Leased Premises be used for any
purpose that would violate any Permitted Encumbrance or any covenants,
restrictions, or agreements hereafter created by or consented to by Tenant
applicable to the Leased Premises. Tenant agrees that with respect to the
Permitted Encumbrances and any covenants, restrictions, or agreements hereafter
created by or consented to by Tenant, Tenant shall observe, perform and comply
with and carry out the provisions thereof required therein to be observed and
performed by Landlord.

                  b. Subject to Tenant's rights under Paragraph 18 hereof,
Tenant shall not permit any unlawful occupation, business, or trade to be
conducted on the Leased Premises or any use to be made thereof contrary to
applicable Legal Requirements or Insurance Requirements. Subject to Tenant's
rights under Paragraph 18, Tenant shall not use, occupy, or permit any of the
Leased Premises to be used or occupied, nor do or permit anything to be done in
or on any of the Leased Premises, in a manner which would (i) make void or
voidable any insurance which Tenant is required hereunder to maintain then in
force with respect to any of the Leased Premises, (ii) affect the ability of
Tenant to obtain any insurance which Tenant is required to furnish hereunder, or
(iii) cause any injury or damage to any of the Improvements unless pursuant to
Alterations permitted under Paragraph 12 hereof.

                  c. Subject to all of the provisions of this Lease, so long as
no Event of Default exists hereunder, Landlord covenants to do no act to disturb
the peaceful and quiet occupation and enjoyment of the Leased Premises by
Tenant.

         5. Term.

                  a. Subject to the provisions hereof Tenant shall have and hold
the Leased Premises for an initial term commencing on October 18, 2001 (the
"COMMENCEMENT DATE"), and ending October 31, 2021 (the "EXPIRATION DATE") (such
initial term, together with any Renewal Term, hereinafter defined, which comes
into effect as hereinafter provided, is herein called the "TERM").

                  b. Provided this Lease shall not have been terminated pursuant
to the provisions of Paragraphs 13(b) or 19, Tenant shall have the option to
renew this Lease for four (4) consecutive five (5) year periods (collectively,
the "RENEWAL TERMS" and individually, a "RENEWAL TERM"). Tenant shall give the
Landlord written notice ("RENEWAL TERM NOTICE") of

                                       6
<PAGE>

its intent to renew the Lease at least one (1) year prior to the Expiration Date
or the expiration date of the first Renewal Term, as applicable. Each Renewal
Term shall be subject to all of the provisions of this Lease, and all such
provisions shall continue in full force and effect, except that the Basic Rent
for each Renewal Term shall be the amounts determined in accordance with the
schedule set forth in Exhibit B attached hereto and made a part hereof. If
Tenant shall fail to timely give a Renewal Term Notice, then all options with
regard to subsequent Renewal Terms shall expire and be null and void, but only
after Landlord delivers to Tenant a written notice of failure to deliver the
Renewal Term Notice, and ten (10) days from the date of the written notice in
which Tenant may cure the failure. Notwithstanding the foregoing, if Tenant has
failed to deliver a Renewal Term Notice, and Landlord fails to send Tenant a
notice of its failure to deliver a Renewal Term Notice, all options with regard
to subsequent Renewal Terms shall expire and be null and void, without any
further action required of Landlord, on the date that is eleven (11) months
prior to the Expiration Date, or the expiration date of the applicable Renewal
Term.

         6. Rent.

                  a. Tenant shall pay to Landlord (or to Lender, if directed by
Landlord), as minimum annual rent for the Leased Premises during the Term, the
amounts set forth in Exhibit B attached hereto ("BASIC RENT"), commencing on the
Commencement Date for the succeeding, prorated month, and continuing regularly
on the first (1st) calendar day of each month thereafter during the Term, in
advance (the said days being called the "BASIC RENT PAYMENT Dates"), and shall
pay the same at Landlord's address set forth below, or at such other place as
Landlord from time to time may designate to Tenant in writing, in funds which at
the time of such payment shall be legal tender for the payment of public or
private debts in the United States of America and if required by Lender by wire
transfer in immediately available federal funds to such account in such bank as
Lender shall designate, from time to time.

                  b. Tenant shall pay and discharge before the imposition of any
fine, lien, interest or penalty may be added thereto for late payment thereof,
as Additional Rent, all other amounts and obligations which Tenant assumes or
agrees to pay or discharge pursuant to this Lease, together with every fine,
penalty, interest and cost which may be added by the party to whom such payment
is due for nonpayment or late payment thereof. In the event of any failure by
Tenant to pay or discharge any of the foregoing, Landlord shall have all rights,
powers and remedies provided herein, by law or otherwise, in the event of
nonpayment of Basic Rent.

                  c. If any installment of Basic Rent is not paid within ten
(10) days after written notice is given by Landlord or Lender (or Lender's
servicer or other designee of Lender) to Tenant that the same is overdue, Tenant
shall pay to Landlord or Lender, as the case may be, on demand, as Additional
Rent, a late charge equal to five percent (5%) (the "LATE CHARGE") on such
overdue installment of Basic Rent, but in no event more than the maximum amount
allowed by law.

                  d. Landlord and Tenant agree that this Lease is a true lease
and does not represent a financing arrangement. Each party shall reflect the
transactions represented by this

                                       7
<PAGE>

Lease in all applicable books, records, and reports (including, without
limitation, income tax filings) in a manner consistent with "true lease"
treatment rather than "financing" treatment.

         7. Net Lease; Non-Terminability.

                  a. This is a net Lease and Basic Rent, Additional Rent, and
all other sums payable hereunder by Tenant shall be paid, except as otherwise
expressly set forth in this Lease, without notice, demand, setoff, counterclaim,
recoupment, abatement, suspension, deferment, diminution, deduction, reduction,
or defense.

                  b. Except as otherwise expressly provided in this Lease, this
Lease shall not terminate and Tenant shall not have any right to terminate this
Lease during the Term. Except as otherwise expressly provided in this Lease,
Tenant shall not be entitled to any setoff, counterclaim, recoupment, abatement,
suspension, deferment, diminution, deduction, reduction, or defense of or to
Basic Rent, Additional Rent, or any other sums payable under this Lease; and
except as otherwise expressly provided in this Lease, and the obligations of
Tenant under this Lease shall not be affected by any interference with Tenant's
use of any of the Leased Premises for any reason, including but not limited to
the following: (i) any damage to or destruction of any of the Leased Premises by
any cause whatsoever, (ii) any Condemnation, (iii) the prohibition, limitation,
or restriction of Tenant's use of any of the Leased Premises, (iv) any eviction
by paramount title or otherwise, (v) Tenant's acquisition of ownership of any of
the Leased Premises other than pursuant to an express provision of this Lease,
(vi) any default on the part of Landlord under this Lease or under any other
agreement, (vii) any latent or other defect in, or any theft or loss of any of
the Leased Premises, (viii) the breach of any warranty of any seller or
manufacturer of any of the Equipment, (ix) any violation of Paragraph 4(c) by
Landlord, or (x) any other cause, whether similar or dissimilar to the
foregoing, any present or future Law to the contrary notwithstanding. It is the
intention of the parties hereto that the obligations of Tenant under this Lease
shall be separate and independent covenants and agreements, and that Basic Rent,
Additional Rent, and all other sums payable by Tenant hereunder shall continue
to be payable in all events (or, in lieu thereof, Tenant shall pay amounts equal
thereto), and that the obligations of Tenant under this Lease shall continue
unaffected, unless this Lease shall have been terminated pursuant to an express
provision of this Lease.

                  c. Tenant agrees that it shall remain obligated under this
Lease in accordance with its provisions and that, except as otherwise expressly
provided herein, it shall not take any action to terminate, rescind or avoid
this Lease, notwithstanding (i) the bankruptcy, insolvency, reorganization,
composition, readjustment, liquidation, dissolution, winding-up or other
proceeding affecting Landlord, (ii) the exercise of any remedy, including
foreclosure, under the Mortgage, or (iii) any action with respect to this Lease
(including the disaffirmance hereof) which may be taken by Landlord under the
Federal Bankruptcy Code or by any trustee, receiver or liquidator of Landlord or
by any court under the Federal Bankruptcy Code or otherwise.

                  d. This Lease is the absolute and unconditional obligation of
Tenant. Tenant waives all rights which are not expressly stated in this Lease
but which may now or hereafter otherwise be conferred by Law to the extent
permitted by applicable law (i) to quit, terminate or

                                       8
<PAGE>

surrender this Lease or any of the Leased Premises, (ii) to any setoff,
counterclaim, recoupment, abatement, suspension, deferment, diminution,
deduction, reduction or defense of or to Basic Rent, Additional Rent or any
other sums payable under this Lease, except as otherwise expressly provided in
this Lease, and (iii) for any statutory lien or offset right against Landlord or
its property.

         8. Payment of Impositions; Compliance with Legal Requirements and
Insurance Requirements.

                  a.  i) Subject to the provisions of Paragraph 18 hereof
relating to contests, Tenant shall, before interest or penalties are due
thereon, pay and discharge (all of the following being herein collectively
called the "IMPOSITIONS"): all taxes of every kind and nature (including real,
ad valorem, personal property) on or with respect to the Leased Premises; all
charges and/or taxes for any easement or agreement maintained for the benefit of
the Leased Premises; all general and special assessments, levies, permits,
inspection and license fees on or with respect to the Leased Premises; all water
and sewer rents and other utility charges on or with respect to the Leased
Premises; and all other public charges and/or taxes whether of a like or
different nature, even if unforeseen or extraordinary, imposed or assessed upon
or with respect to the Leased Premises, prior to or during the Term, against
Landlord, Tenant, or any of the Leased Premises as a result of or arising in
respect of the ownership, occupancy, leasing, use, maintenance, operation,
management, repair, or possession thereof, or any activity conducted on the
Leased Premises, or the Basic Rent or Additional Rent, including without
limitation, any gross income tax, sales tax, occupancy tax or excise tax levied
by any governmental body on or with respect to such Basic Rent or Additional
Rent. If received by Landlord, Landlord shall promptly deliver to Tenant any
bill or invoice with respect to any Imposition.

                      ii) Nothing herein shall obligate Tenant to pay, and the
term "IMPOSITIONS" shall exclude, federal, state or local (A) transfer taxes as
the result of a conveyance by (or suffered by) Landlord, (B) franchise, capital
stock or similar taxes if any, of Landlord, (C) income, excess profits or other
taxes, if any, of Landlord, determined on the basis of or measured by its net
income, or (D) any estate, inheritance, succession, gift, capital levy or
similar taxes, unless the taxes referred to in clauses (B) and (C) above are in
lieu of or a substitute for any other tax or assessment upon or with respect to
any of the Leased Premises which, if such other tax or assessment were in effect
at the commencement of the Term, would be payable by Tenant. In the event that
any assessment against any of the Leased Premises may be paid in installments,
Tenant shall have the option to pay such assessment in installments; and in such
event, Tenant shall be liable only for those installments which become due and
payable during the Term. Tenant shall prepare and file all tax reports required
by governmental authorities which relate to the Impositions. Tenant shall
deliver to Landlord and to Lender, within twenty (20) days after Landlord's
written request therefor, copies of all settlements and notices pertaining to
the Impositions which may be issued by any governmental authority and receipts
for payments of all Impositions made during each calendar year of the Term.

                  b. Subject to the provisions of Paragraph 18 hereof, Tenant
shall promptly comply with and conform to all of the Legal Requirements and
Insurance Requirements.

                                       9
<PAGE>

         9. Liens; Recording and Title.

                  a. Subject to the provisions of Paragraph 18 hereof, Tenant
shall not, directly or indirectly, create or permit to be created or to remain,
and shall promptly discharge, any lien on the Leased Premises, on the Basic
Rent, Additional Rent or on any other sums payable by Tenant under this Lease,
other than the Mortgage, the Permitted Encumbrances and any mortgage, lien,
encumbrance or other charge created by or resulting from any act or omission by
Landlord or those claiming by, through or under Landlord (except Tenant). Notice
is hereby given that Landlord shall not be liable for any labor, services, or
materials furnished or to be furnished to Tenant, or to anyone holding any of
the Leased Premises through or under Tenant, and that no mechanic's or other
liens for any such labor, services or materials shall attach to or affect the
interest of Landlord in and to any of the Leased Premises.

                  b. Each of Landlord and Tenant shall execute, acknowledge and
deliver to the other a written Memorandum of this Lease to be recorded in the
appropriate land records of the jurisdiction in which the Leased Premises is
located, in order to give public notice and protect the validity of this Lease.
In the event of any discrepancy between the provisions of said recorded
Memorandum of this Lease and the provisions of this Lease, the provisions of
this Lease shall prevail.

                  c. Nothing in this Lease and no action or inaction by Landlord
shall be deemed or construed to mean that Landlord has granted to Tenant any
right, power or permission to do any act or to make any agreement which may
create, give rise to, or be the foundation for, any right, title, interest, or
lien in or upon the estate of Landlord in any of the Leased Premises.

         10. Indemnification.

                  a. TENANT AGREES TO DEFEND, PAY, PROTECT, INDEMNIFY, SAVE AND
HOLD HARMLESS LANDLORD FROM AND AGAINST ANY AND ALL LIABILITIES, LOSSES,
DAMAGES, PENALTIES, COSTS, EXPENSES (INCLUDING REASONABLE ATTORNEYS' FEES AND
EXPENSES), CAUSES OF ACTION, SUITS, CLAIMS, DEMANDS, OR JUDGMENTS OF ANY NATURE
WHATSOEVER, HOWSOEVER CAUSED (EXCEPT BY GROSS NEGLIGENCE OR WILLFUL ACTS OF
LANDLORD), ARISING FROM THE LEASED PREMISES OR THE USE, NON-USE, OCCUPANCY,
CONDITION, DESIGN, CONSTRUCTION, MAINTENANCE, REPAIR, OR REBUILDING OF THE
LEASED PREMISES, AND ANY INJURY TO OR DEATH OF ANY PERSON OR PERSONS OR ANY LOSS
OF OR DAMAGE TO ANY PROPERTY, REAL OR PERSONAL, IN ANY MANNER ARISING THEREFROM
CONNECTED THEREWITH OR OCCURRING THEREON, WHETHER OR NOT LANDLORD HAS OR SHOULD
HAVE KNOWLEDGE OR NOTICE OF THE DEFECT OR CONDITIONS, IF ANY, CAUSING OR
CONTRIBUTING TO SAID INJURY, DEATH, LOSS, DAMAGE OR OTHER CLAIM; EXCEPT TO THE
EXTENT THAT ANY SUCH LIABILITY, LOSS, DAMAGE, PENALTY, COST, EXPENSE, CAUSE OF
ACTION, SUIT, CLAIM, DEMAND OR JUDGMENT IS THE RESULT OF THE GROSS NEGLIGENCE OF
LANDLORD OR THE INTENTIONAL WRONGFUL ACT OF LANDLORD. IN CASE ANY ACTION OR
PROCEEDING IS BROUGHT AGAINST LANDLORD BY REASON OF ANY SUCH CLAIM AGAINST WHICH
TENANT HAS AGREED TO DEFEND, PAY, PROTECT, INDEMNIFY, SAVE AND HOLD HARMLESS
PURSUANT TO THE PRECEDING SENTENCE, TENANT COVENANTS UPON NOTICE FROM LANDLORD
TO RESIST OR DEFEND LANDLORD IN SUCH ACTION, WITH THE EXPENSES OF SUCH DEFENSE
PAID BY TENANT, AND LANDLORD

                                       10
<PAGE>

WILL COOPERATE AND ASSIST IN THE DEFENSE OF SUCH ACTION OR PROCEEDING IF
REASONABLY REQUESTED SO TO DO BY TENANT.

                  b. The obligations of Tenant under this Paragraph 10 shall
survive for one year after the expiration or any termination of this Lease.

         11. Maintenance and Repairs.

                  a. Except for any Alterations that Tenant is permitted to make
pursuant to this Lease, Tenant shall at all times, including any Requisition
period, put, keep, and maintain the Leased Premises (including, without
limitation, the roof, landscaping, walls, footings, foundations, and structural
components of the Leased Premises) and the Equipment in the same condition and
order of repair as exists as of the date of this Lease, except for ordinary wear
and tear, and shall promptly make all repairs and replacements of every kind and
nature, whether foreseen or unforeseen, which may be required to be made upon or
in connection with the Leased Premises in order to keep and maintain the Leased
Premises in the order and condition required by this Paragraph 11 (a). Tenant
shall do or cause others to do all shoring of the Leased Premises or of
foundations and walls of the Improvements and every other act necessary or
appropriate for preservation and safety thereof, by reason of or in connection
with any excavation or other building operation upon any of the Leased Premises,
whether or not Landlord shall, by reason of any Legal Requirements or Insurance
Requirements, be required to take such action or be liable for failure to do so.
Landlord shall not be required to make any repair, whether foreseen or
unforeseen, or to maintain any of the Leased Premises or Adjoining Property in
any way, and Tenant hereby expressly waives the right to make repairs at the
expense of the Landlord, which right may be provided for in any Law now or
hereafter in effect. Nothing in the preceding sentence shall be deemed to
preclude Tenant from being entitled to insurance proceeds or condemnation awards
for Restoration pursuant to Paragraphs 13(c) and 14(g) of this Lease. Tenant
shall, in all events, make all repairs for which it is responsible hereunder
promptly, and all repairs shall be in a good, proper and workmanlike manner.

                  b. In the event that any Improvement shall (i) violate any
Legal Requirements or Insurance Requirements, or (ii) encroach on any adjoining
property, and as a result of such violation or encroachment enforcement action
is threatened or commenced against Tenant or with respect to the Leased
Premises, then Tenant, at the request of Landlord, shall either (i) obtain valid
and effective waivers or settlements of all claims, liabilities and damages
resulting from each such violation, whether the same shall affect Landlord,
Tenant or both, or (ii) take such action as shall be necessary to remove such
violation, including, if necessary, any Alteration. Any such repair or
Alteration shall be made in conformity with the provisions of Paragraph 12 of
this Lease.

                  c. If Tenant shall be in default under any of the provisions
of this Paragraph 11, Landlord may after thirty (30) days written notice given
to Tenant and failure of Tenant to commence to cure during said period, but
without notice in the event of an emergency, do whatever is necessary to cure
such default as may be appropriate under the circumstances for the account of
and at the expense of Tenant. In the event of an emergency Landlord shall notify

                                       11
<PAGE>

Tenant of the situation by phone or other available communication. All
reasonable sums so paid by Landlord and all reasonable costs and expenses
(including, without limitation, attorneys' fees and expenses) so incurred,
together with interest thereon at the Default Rate from the date of payment or
incurring the expense, shall constitute Additional Rent payable by Tenant under
this Lease and shall be paid by Tenant to Landlord on demand.

                  d. Tenant shall from time to time replace with other
operational equipment or parts (the "REPLACEMENT EQUIPMENT") any of the
Equipment (the "REPLACED EQUIPMENT") which shall have become worn out or
unusable for the purpose for which it is intended, been taken by a Condemnation
as provided in Paragraph 13, or been lost, stolen, damaged or destroyed as
provided in Paragraph 14. Tenant shall repair at its sole cost and expense all
damage to the Leased Premises caused by the removal of Equipment or Replaced
Equipment or other personal property of Tenant or the installation of
Replacement Equipment. All Replacement Equipment shall become the property of
Landlord, shall be free and clear of all liens and rights of others and shall
become a part of the Equipment as if originally demised herein.

                  e. Landlord shall have no obligations for repairs,
replacements, or maintenance of the Leased Premises.

         12. Alterations.

                  a. Tenant shall not make Alterations which would (after the
completion thereof) impair the structural integrity of the Leased Premises,
without Landlord's written consent. Tenant may make any other Alterations
without the prior written consent of the Landlord provided such Alterations
comply with all of the provisions of the following paragraph.

                  b. In the event that Landlord gives its prior written consent
to any Alterations, or if such consent is not required, Tenant agrees that in
connection with any Alteration: (i) the fair market value of the Leased Premises
shall not be lessened in any material respect after the completion of any such
Alteration, or its structural integrity impaired; (ii) the Alteration and any
Alteration theretofore made or thereafter to be made shall not in the aggregate
reduce the gross floor area of the Improvements; (iii) all such Alterations
shall be performed in a good and workmanlike manner, and shall be expeditiously
completed in compliance with all Legal Requirements; (iv) all work done in
connection with any such Alteration shall comply with all Insurance
Requirements; (v) Tenant shall promptly pay all costs and expenses of any such
Alteration, and shall (subject to the provisions of Paragraph 18 hereof)
discharge all liens filed against any of the Leased Premises arising out of the
same; (vi) Tenant shall procure and pay for all permits and licenses required in
connection with any such Alteration; (vii) all such Alterations shall be the
property of Landlord and shall be subject to this Lease; and (viii) all
Alterations shall be made (in the case of any Alteration the estimated cost of
which in any one instance exceeds Two Hundred Fifty Thousand Dollars
($250,000.00)) under the supervision of an architect or engineer and, in
accordance with plans and specifications which shall be submitted to Landlord
(for informational purposes only) prior to the commencement of the Alterations.

                                       12
<PAGE>

         13. Condemnation.

                  a. Tenant, promptly after obtaining knowledge of the
institution of any proceeding for Condemnation, shall notify Landlord thereof
and Landlord shall be entitled to participate in any Condemnation proceeding.
Landlord, promptly after obtaining knowledge of the institution of any
proceeding for Condemnation, shall notify Tenant thereof and Tenant shall have
the right to participate in such proceedings. Subject to the provisions of this
Paragraph 13 and Paragraph 15, Tenant hereby irrevocably assigns to Lender or to
Landlord, in that order, any award or payment in respect of any Condemnation of
Landlord's interest in the Leased Premises, except that (except as hereinafter
provided) nothing in this Lease shall be deemed to assign to Landlord or Lender
any award relating to the value of the leasehold interest created by this Lease
or any award or payment on account of the Trade Fixtures, moving expenses and
out-of-pocket expenses incidental to the move, if available, to the extent
Tenant shall have a right to make a separate claim therefor against the
condemner, it being agreed, however, that Tenant shall in no event be entitled
to any payment that reduces the award to which Landlord is or would be entitled
for the condemnation of Landlord's interest in the Leased Premises.
Notwithstanding the foregoing, Tenant shall be entitled to any award or payment
on account of Tenant's leasehold interest under this Lease only in the event of
a Condemnation described in Paragraph 13(b)(i)(A) and then only to the extent
that when such award, added to all other awards to which Tenant is entitled
hereunder, is subtracted from the entire award in respect to all interests in
the Leased Premises, the remainder exceeds the amount set forth on Exhibit C
attached hereto and made a part hereof.

                  b. (i) (A) If (I) the entire Leased Premises or (II) at least
ten percent (10%) of the applicable Land or the building constructed on the Land
or any means of ingress, egress, or access to the Leased Premises, the loss of
which even after Restoration would, in Tenant's reasonable business judgment, be
substantially and materially adverse to the business operations of Tenant at the
Leased Premises, shall be subject of a Taking by a duly constituted authority or
agency having jurisdiction, then Tenant shall, not later than ninety (90) days
after a Taking has occurred, serve notice ("TENANT'S TERMINATION NOTICE") upon
Landlord of Tenant's intention to terminate this Lease on any Basic Rent Payment
Date specified in such Tenant's Termination Notice, which date (the "TERMINATION
DATE") shall be no sooner than the first Basic Rent Payment Date occurring at
least thirty (30) days after the date of such Tenant's Termination Notice.

                         (B) In the event that during the Initial Term or during
         the first twenty-four (24) months of the first Renewal Term Tenant
         shall serve a Tenant's Termination Notice upon Landlord, Tenant shall,
         as part of such Tenant's Termination Notice offer (which offer may be
         rejected by Landlord only with Lender's consent as set forth below in
         Paragraph 13(b)(i)(E) if the Leased Premises are then subject to a
         Mortgage) to purchase the Leased Premises and the award (or if no part
         of the Leased Premises shall remain, the entire award) for the
         applicable price (the "PURCHASE PRICE") computed in accordance with the
         schedule annexed hereto and marked Exhibit C plus all other amounts
         which may have accrued and be owing to Lender or Landlord under this
         Lease (the "ADDITIONS TO PURCHASE PRICE").

                                       13
<PAGE>

                         (C) If Landlord and Lender shall elect to reject
         Tenant's offer to purchase, Landlord shall give notice thereof to
         Tenant within thirty (30) days after the giving of Tenant's Termination
         Notice. Should said notices of Landlord and Lender rejecting Tenant's
         offer to purchase not be served within said period of thirty (30) days,
         then and in that event, the said offer shall be deemed accepted.

                         (D) Should an offer to purchase be rejected by Landlord
         and Lender, this Lease shall be terminated as above provided and the
         entire award made in the Condemnation proceeding with respect to the
         Leased Premises shall be paid to Lender or to Landlord in that order.

                         (E) Landlord's notice to reject Tenant's offer to
         purchase shall be void and of no effect unless accompanied by the
         written notice of Lender (if the Leased Premises are then subject to a
         Mortgage) to the effect that Lender also elects to reject Tenant's
         offer to purchase. Alternatively, if Lender elects to accept Tenant's
         offer to purchase by written notice to Tenant and Landlord delivered in
         accordance herewith, then, notwithstanding any notice by Landlord to
         the contrary, Tenant's offer to purchase shall be deemed accepted for
         all purposes hereof.

                  (ii) In the event that Landlord and Lender shall accept or be
         deemed to have accepted Tenant's offer to purchase, title shall close
         and the Purchase Price and Additions to Purchase Price shall be paid as
         hereinafter provided and in such event Tenant shall be entitled to and
         shall receive any and all awards with respect to the Leased Premises
         then or thereafter made in the Condemnation proceeding and Landlord
         shall assign (or in case of any award previously made, deliver to
         Tenant on the Closing Date) such award as may be made with respect to
         the Leased Premises. In the event Landlord and Lender shall accept
         Tenant's offer to purchase with respect to the Leased Premises, or be
         deemed to have accepted such Tenant's offer, title shall close thirty
         (30) days after the Termination Date hereinbefore defined (the "CLOSING
         DATE"), at noon at the local office of Landlord's counsel, or at such
         other time and place as the parties hereto may agree upon, this Lease
         shall be automatically extended to and including the Closing Date (or,
         if applicable, the extended Closing Date hereinafter described) and
         Tenant shall pay the Purchase Price and Additions to Purchase Price by
         transferring immediately available funds to such account or accounts
         and in such bank or banks as Lender or Landlord, in that order, shall
         designate, upon delivery to Tenant of a special warranty deed (or local
         equivalent) conveying Leased Premises and all other required documents
         including an assignment of any award in connection with the taking of
         the Leased Premises. The special warranty deed (or local equivalent)
         shall convey title, free from encumbrances other than (A) Permitted
         Encumbrances, (B) liens or encumbrances created or suffered by Tenant
         or arising by reason of the failure of Tenant to observe or perform any
         of the terms, covenants or agreements herein provided to be observed
         and performed by Tenant, (C) any installments of Impositions then
         affecting the Leased Premises, and (D) this Lease. The Purchase Price
         and Additions to Purchase Price payable as hereinabove provided shall
         be charged or credited, as the case may be, on the Closing Date, to
         reflect adjustments of Basic Rent paid or payable to and including the
         Closing Date, apportioned as of the Closing Date. Tenant shall pay all
         conveyance, transfer, sales and like taxes

                                       14
<PAGE>

         required in connection with the purchase, regardless of who is required
         to pay such taxes under State or local law or custom (and Tenant shall
         also pay to Landlord any amount necessary to yield to Landlord a net
         amount equal to the entire Purchase Price and Additions to Purchase
         Price if as a matter of the Law of the State or locality such tax
         cannot be paid directly by Tenant).

                  (iii) In the event that after the first twenty-four (24)
         months of the first Renewal Term, Tenant shall serve a Tenant's
         Termination Notice upon Landlord, this Lease and the Term hereof shall
         terminate on the Termination Date specified in the Termination Notice;
         and in such event the entire award to the made in the Condemnation
         proceeding shall be paid to Lender or to Landlord, in that order.

               c. i) In the event of a Condemnation of any part of the Leased
Premises which does not result in a Termination of this Lease, subject to the
requirements of Paragraph 15, the Net Award of such Condemnation shall be
retained by Landlord subject to the provisions of (c)(ii) below; and promptly
after such Condemnation, Tenant shall commence and diligently continue to
restore the Leased Premises as nearly as possible to its value, condition and
character immediately prior to such Condemnation, in accordance with the
provisions of this Lease, including but not limited to the provisions of
Paragraphs 11 (a), 12 and 15 (such restoration following a Condemnation and
restoration following a casualty is, as the context shall require, herein called
a "Restoration").

                  ii) Upon the payment to Landlord of the Net Award of a Taking
which falls within the provisions of this Paragraph 13(c), Landlord and Lender
shall, to the extent received, make that portion of the Net Award equal to the
cost of Restoration (the "RESTORATION AWARD") available to Tenant for
Restoration, in accordance with the provisions of Paragraph 15, and promptly
after completion of the Restoration, the balance of the Net Award shall be paid
to Tenant. During a Restoration, all Basic Rent, Additional Rent, and other sums
payable hereunder shall continue unabated and unreduced.

                  iii) In the event of a Requisition of the Leased Premises,
Landlord shall apply the Net Award of such Requisition, to the extent available,
to the installments of Basic Rent, Additional Rent or other sums payable by
Tenant hereunder thereafter payable and Tenant shall pay any balance remaining
thereafter. Upon the expiration of the Term, any portion of such Net Award which
shall not have been previously credited to Tenant on account of the Basic Rent
and Additional Rent shall be retained by Landlord.

               d. Except with respect to an award or payment to which Tenant is
entitled pursuant to the provisions of Paragraph 13(a), 13(b) and 13(c), no
agreement with any condemner in settlement of or under threat of any
Condemnation shall be made by either Landlord or Tenant without the written
consent of the other, and of Lender, if the Leased Premises are then subject to
a Mortgage, which consent shall not be unreasonably withheld or delayed.

         14. Insurance.

                                       15
<PAGE>

               a. Tenant shall maintain at its sole cost and expense the
following insurance on the Leased Premises:

                  i) Insurance against loss or damage to the Improvements and
Equipment under a fire and broad form of all risk extended coverage insurance
policy (which shall include flood insurance if the Leased Premises is located
within a flood hazard area and which shall include earthquake insurance if the
Leased Premises is located in an area where earthquake insurance is customarily
maintained for similar commercial properties). Such insurance shall be in
amounts sufficient to prevent Landlord or Tenant from becoming a co-insurer
under the applicable policies, and in any event in amounts not less than the
full replacement cost of the Improvements and Equipment (excluding footings and
foundations and other parts of the Improvements which are not insurable) as
determined from time to time at Lender's request but not more frequently than
once in any 12-month period, by agreement of Landlord, Lender, and Tenant, or if
not so agreed, at Tenant's expense, by the insurer or insurers or by an
appraiser approved by Landlord. Such insurance policies may contain reasonable
exclusions and deductible amounts.

                  ii) Commercial general liability insurance (including
contractual indemnity) against claims for bodily injury, death or property
damage occurring on, in or about the Leased Premises, which insurance shall be
written on a so-called "Occurrence Basis," and shall provide minimum protection
with a combined single limit in an amount not less than Two Million Dollars
($2,000,000.00) (or in such increased limits from time to time to reflect
declines in the purchasing power of the dollar as Landlord may reasonably
request) and excess liability coverage of Ten Million Dollars ($10,000,000.00).

                  iii) Worker's compensation insurance covering all persons
employed by Tenant on the Leased Premises in connection with any work done on or
about any of the Leased Premises for which claims for death or bodily injury
could be asserted against Landlord, Tenant or the Leased Premises.

                  iv) During periods of war or national emergency, war risk
insurance in an amount not less than the actual replacement cost of the
Improvements and Equipment (excluding footings and foundations and other parts
of the Improvements which are not insurable), when and to the extent obtainable
from the United States Government or an agency thereof at reasonable cost.

                  v) Insurance against loss or damage from explosion of any
steam or pressure boilers or similar apparatus located in or about the
Improvements in an amount not less than the actual replacement cost of the
Improvements and Equipment (excluding footings and foundations and other parts
of the Improvements which are not insurable).

                  vi) Business interruption insurance in an amount equal to at
least one (1) year's Basic Rent.

                                       16
<PAGE>

                  vii) Such additional and/or other insurance with respect to
the Improvements located on the Leased Premises and in such amounts as at the
time is customarily carried by prudent owners or tenants with respect to
improvements similar in character, location and use and occupancy to the
Improvements located on the Leased Premises.

               b. The insurance required by Paragraph 14(a) shall be written by
companies having a claims paying ability rating by Standard & Poors of not less
than A, and all such companies shall be authorized to do an insurance business
in the State, or otherwise agreed to by Landlord and Lender. The insurance
policies (i) shall be in amounts sufficient at all times to satisfy any
coinsurance requirements thereof, and (ii) shall (except for the worker's
compensation insurance referred to in Paragraph 14(a)(iii) hereof) name
Landlord, and Tenant and any Lender as additional insured parties or loss payee
(as appropriate), as their respective interests may appear. If said insurance or
any part thereof shall expire, be withdrawn, become void by breach of any
condition thereof by Tenant or become void or unsafe by reason of the failure or
impairment of the capital of any insurer, Tenant shall immediately obtain new or
additional insurance reasonably satisfactory to Landlord and Lender.

               c. Each insurance policy referred to in clauses (i), (iv), (v),
(and (vi) if requested by Lender) of Paragraph 14(a), shall contain standard
non-contributory mortgagee clauses in favor of any Lender which holds a Mortgage
on the Leased Premises. Each policy shall provide that it may not be canceled
except after thirty (30) days prior notice to Landlord and any Lender. Each
policy shall also provide that any losses otherwise payable thereunder shall be
payable notwithstanding (i) any act or omission of Landlord or Tenant which
might, absent such provision, result in a forfeiture of all or a part of such
insurance payment, or (ii) the occupation or use of any of the Leased Premises
for purposes more hazardous than permitted by the provisions of such policy.

               d. Tenant shall pay as they become due all premiums for the
insurance required by this Paragraph 14, shall renew or replace each policy, and
shall deliver to Landlord, and Lender, a certificate or other evidence
(reasonably satisfactory to Lender and Landlord) of the existing policy and such
renewal or replacement policy at least thirty (30) days prior to the Expiration
Date (as hereinafter defined) of each policy. Each such policy shall provide
that it shall not expire until the Landlord and the Lender shall receive a
notice from the insurer to the effect that a policy will expire on a date (the
"EXPIRATION DATE") which shall be thirty (30) days following the date of the
receipt by Landlord and Lender of such notice. In the event of Tenant's failure
to comply with any of the foregoing requirements of this Paragraph 14 within
five (5) business days of the giving of written notice by Landlord to Tenant,
Landlord shall be entitled to procure such insurance. Any sums expended by
Landlord in procuring such insurance shall be Additional Rent and shall be
repaid by Tenant, together with interest thereon at the Default Rate, from the
time of payment by Landlord until fully paid by Tenant immediately upon written
demand therefor by Landlord.

               e. Anything in this Paragraph 14 to the contrary notwithstanding,
any insurance which Tenant is required to obtain pursuant to Paragraph 14(a) may
be carried under a "blanket" policy or policies covering other properties or
liabilities of Tenant, provided that such

                                       17
<PAGE>

"blanket" policy or policies otherwise comply with the provisions of this
Paragraph 14. In the event any such insurance is carried under a blanket policy,
Tenant shall deliver to Landlord and Lender evidence of the issuance and
effectiveness of the policy, the amount and character of the coverage with
respect to the Leased Premises and the presence in the policy of provisions of
the character required in the above sections of this Paragraph 14.

               f. In the event of any casualty loss exceeding $100,000.00,
Tenant shall give Landlord immediate notice thereof. Tenant shall adjust,
collect and compromise any and all claims, with the consent of Lender and
Landlord, not to be unreasonably withheld or delayed, and Landlord and Lender
shall have the right to join with Tenant therein. If the estimated cost of
Restoration or repair shall be One Hundred Thousand Dollars ($100,000.00) or
less, all proceeds of any insurance required under clauses (i), (iv), and (v)
(and (vi) and (vii) if requested by Lender) of Paragraph 14(a) hereof shall be
payable to Tenant, provided that Tenant (or the guarantor of the Tenant's
obligations under this Lease) at such time shall have a tangible net worth of
not less than One Hundred Million Dollars ($100,000,000.00) as determined in
accordance with generally accepted accounting principles, consistently applied,
and in all other events to a Trustee which shall be a federally insured bank or
other financial institution, selected by Landlord and Tenant and reasonably
satisfactory to Lender (the "Trustee"). If the Leased Premises shall be covered
by a Mortgage, Lender, if it so desires, shall be the Trustee. Each insurer is
hereby authorized and directed to make payment under said policies directly to
such Trustee instead of to Landlord and Tenant jointly; and Tenant and Landlord
each hereby appoints such Trustee as its attorney-in-fact to endorse any draft
therefor for the purposes set forth in this Lease after approval by Tenant of
such Trustee, if Trustee is other than Lender. Except as stated in Paragraph
14(g) below, in the event of any casualty (whether or not insured against)
resulting in damage to the Leased Premises or any part thereof, the Term shall
nevertheless continue and there shall be no abatement or reduction of Basic
Rent, Additional Rent or any other sums payable by Tenant hereunder. The Net
Proceeds of such insurance payment shall be retained by the Trustee and,
promptly after such casualty, Tenant, as required in Paragraphs 11 (a) and 12,
shall commence and diligently continue to perform the Restoration to the Leased
Premises. Upon payment to the Trustee of such Net Proceeds, the Trustee shall,
to the extent available, make the Net Proceeds available to Tenant for
Restoration, in accordance with the provisions of Paragraph 15. Tenant shall,
whether or not the Net Proceeds are sufficient for the purpose, promptly repair
or replace the Improvements and Equipment in accordance with the provisions of
Paragraph 11 (a) and the Net Proceeds of such loss shall thereupon be payable to
Tenant, subject to the provisions of Paragraph 15 hereof. In the event that any
damage or destruction shall occur at such time as Tenant shall not have
maintained third-party insurance in accordance with Paragraph 14(a)(i),(iv),(v),
(vi) or (vii), Tenant shall pay to the Trustee the amount of the proceeds that
would have been payable had such insurance program been in effect (the "TENANT
INSURANCE PAYMENT").

               g. Notwithstanding anything to the contrary contained herein, if
all or substantially all of the Leased Premises are damaged or destroyed by fire
or other casualty which, in the Tenant's good faith and reasonable judgment
renders the Leased Premises unsuitable for Restoration to allow continued use
and occupancy by the Tenant, then Tenant may elect to terminate the Lease, but
only if such election is made within ninety (90) days of the casualty. If Tenant
timely elects to terminate the Lease, then (i) if during the initial term, the

                                       18
<PAGE>

Tenant shall make a rejectable offer to purchase the Leased Premises following
the same procedures outlined in Paragraph 13(b) of this Lease, and (ii) if
during any Renewal Term, the Lease shall terminate, and Tenant shall assign all
insurance proceeds to the Landlord.

         15. Restoration. Net Proceeds, Restoration Award and Tenant Insurance
Payment (the aggregate of which being herein defined as the "RESTORATION FUND")
shall be disbursed by the Trustee in accordance with the following conditions:

               a. If the cost of Restoration will exceed $250,000.00, prior to
commencement of the Restoration, the architects, general contractor(s), and
plans and specifications for the Restoration shall be approved by Landlord,
which approval shall not be unreasonably withheld or delayed; and which approval
shall be granted to the extent that the plans and specifications depict a
Restoration which is substantially similar to the Improvements and Equipment
which existed prior to the occurrence of the Casualty or Taking, whichever is
applicable.

               b. At the time of any disbursement, no Event of Default shall
exist and no mechanics' or materialmen's liens shall have been filed and remain
undischarged or unbonded, subject to the provisions of Paragraph 18 hereof.

               c. Disbursements shall be made from time to time in an amount not
exceeding the hard and soft cost of the work and costs incurred since the last
disbursement upon receipt of (1) satisfactory evidence, including architects'
certificates of the stage of completion, of the estimated cost of completion and
of performance of the work to date in a good and workmanlike manner in
accordance with the contracts, plans and specifications, (2) conditional (based
upon payment) releases of liens, and (3) other reasonable evidence of cost and
payment so that Landlord can verify that the amounts disbursed from time to time
are represented by work that is completed in place or delivered to the site and
free and clear of mechanics' lien claims.

               d. Each request for disbursement shall be accompanied by a
certificate of Tenant describing the work, materials or other costs or expenses,
for which payment is requested, stating the cost incurred in connection
therewith and stating that Tenant has not previously received payment for such
work or expense and the certificate to be delivered by Tenant upon completion of
the work shall, in addition, state that the work has been substantially
completed and complies with the applicable requirements of this Lease.

               e. The Trustee may retain ten percent (10%) of the Restoration
Fund until the Restoration is substantially complete.

               f. The Restoration Fund shall be kept in a separate
interest-bearing federally insured account by the Trustee or by Lender.

                                       19
<PAGE>

               g. At all times the undisbursed balance of the Restoration Fund
held by Trustee plus any funds contributed thereto by Tenant shall be not less
than the cost of completing the Restoration, free and clear of all liens.

               h. In addition, prior to commencement of Restoration and at any
time during Restoration, if the estimated cost of Restoration, as reasonably
determined by Landlord, exceeds the amount of the Net Proceeds, the Restoration
Award and Tenant Insurance Payment available for such Restoration, the amount of
such excess shall be paid by Tenant to the Trustee to be added to the
Restoration Fund or Tenant shall fund at its own expense the costs of such
Restoration until the remaining Restoration Fund is sufficient for the
completion of the Restoration. Any sum in the Restoration Fund which remains in
the Restoration Fund upon the completion of Restoration shall be paid to Tenant.
For purposes of determining the source of funds with respect to the disposition
of funds remaining after the completion of Restoration, the Net Proceeds or the
Restoration Award shall be deemed to be disbursed prior to any amount added by
Tenant.

         16. Subordination to Financing.

               a. i) Subject to the provisions of Paragraph 16 (a)(ii), and
subject to the execution and timely delivery to Tenant by Lender of an
instrument in accordance with Paragraph 16(d), Tenant agrees that this Lease
shall at all times be subject and subordinate to the lien of any Mortgage, and
Tenant agrees, upon demand, without cost, to execute instruments as may be
required to further effectuate or confirm such subordination.

                  ii) Except as expressly provided in this Lease by reason of
the occurrence of an Event of Default, Tenant's tenancy and Tenant's rights
under this Lease shall not be disturbed, terminated, or otherwise adversely
affected, nor shall this Lease be affected, by any default under any Mortgage,
and in the event of a foreclosure or other enforcement of any Mortgage, or sale
in lieu thereof, the purchaser at such foreclosure sale shall be bound to Tenant
for the Term of this Lease and any Renewal Term, the rights of Tenant under this
Lease shall expressly survive, and this Lease shall in all respects continue in
full force and effect so long as no Event of Default has occurred and is
continuing. Tenant shall not be named as a party defendant in any such
foreclosure suit, except as may be required by law. Any Mortgage to which this
Lease is now or hereafter subordinate shall provide, in effect, that during the
time this Lease is in force insurance proceeds and Restoration Award shall be
permitted to be used for Restoration in accordance with the provisions of this
Lease.

               b. Notwithstanding the provisions of Paragraph 16(a), the holder
of any Mortgage to which this Lease is subject and subordinate shall have the
right, at its sole option, at any time, to subordinate and subject the Mortgage,
in whole or in part, to this Lease by recording a unilateral declaration to such
effect, provided that such holder shall have agreed that during the time this
Lease is in force, insurance proceeds and Restoration Award shall be permitted
to be used for restoration in accordance with the provisions of this Lease.

                                       20
<PAGE>

               c. At any time prior to the expiration of the Term, Tenant
agrees, at the election and upon demand of any owner of the Leased Premises, or
of a Lender who has granted non-disturbance to Tenant pursuant to Paragraph
16(a) above, to attorn, from time to time, to any such owner or Lender, upon the
terms and conditions of this Lease, for the remainder of the Term. The
provisions of this Paragraph 16(c) shall inure to the benefit of any such owner
or Lender, shall apply notwithstanding that, as a matter of law, this Lease may
terminate upon the foreclosure of the Mortgage, shall be self-operative upon any
such demand, and no further instrument shall be required to give effect to said
provisions.

               d. Each of Tenant, any owner and Lender, however, upon demand of
the other, hereby agrees to execute, from time to time, instruments in
confirmation of the foregoing provisions of Paragraphs 16(a) and 16(c),
reasonably satisfactory to the requesting party acknowledging such
subordination, non-disturbance and attornment as are provided in such
subsections and setting forth the terms and conditions of its tenancy.

               e. Each of Tenant, Landlord and Lender agrees that, if requested
by any of the others, each shall, without charge, enter into a Subordination,
Non-Disturbance and Attornment Agreement reasonably requested by Lender,
provided such agreement contains provisions relating to non-disturbance in
accordance with the provisions of subparagraph (a), and Tenant hereby agrees for
the benefit of Lender that Tenant will not, (i) without in each case the prior
written consent of Lender, which shall not be unreasonably withheld, conditioned
or delayed, amend or modify the Lease (provided, however, Lender, in Lender's
sole discretion may withhold or condition its consent to any amendment or
modification which would or could (A) alter in any way the amount or time for
payment of any Basic Rent, Additional Rent or other sum payable hereunder, (B)
alter in any way the absolute and unconditional nature of Tenant's obligations
hereunder or materially diminish any such obligations, (C) result in any
termination hereof prior to the end of the initial term, or (D) otherwise, in
Lender's reasonable judgment, affect the rights or obligations of Landlord or
Tenant hereunder), or enter into any agreement with Landlord so to do, (ii)
without the prior written consent of Lender which may be withheld in Lender's
sole discretion, cancel or surrender or seek to cancel or surrender this Lease
or the Term hereof, or enter into any agreement with Landlord to do so (the
parties agreeing that the foregoing shall not be construed to affect the rights
or obligations of Tenant, Landlord or Lender with respect to any termination
permitted under the express terms hereof in connection with an offer to purchase
the Leased Premises following certain events of condemnation as provided in
Section 13 hereof), or (iii) pay any installment of Basic Rent more than one (1)
month in advance of the due date thereof or otherwise than in the manner
provided for in this Lease.

         17. Assignment or Subleasing.

               a. Notwithstanding anything contained in this Lease to the
contrary, Tenant may not assign its interest in this Lease without the prior
written consent of Landlord, which may be withheld in the sole and absolute
discretion of Landlord, unless such assignment is to a successor-by-merger or
related or affiliated entity. Tenant may not sublease the Demised Premises, in
whole or in part, without the prior written consent of Landlord, which may be
withheld in Landlord's sole and absolute discretion.

                                       21
<PAGE>

               b. Each sublease of the Leased Premises or any part thereof shall
be subject and subordinate to the provisions of this Lease. No assignment or
sublease shall affect or reduce any of the obligations of Tenant hereunder, and
all such obligations shall continue in full force and effect as obligations of a
principal and not as obligations of a guarantor, as if no assignment or sublease
had been made. Notwithstanding any assignment or subletting Tenant shall
continue to remain liable and responsible for the payment of the Basic Rent and
Additional Rent and the performance of all its other obligations under this
Lease. No assignment or sublease shall impose any obligations on Landlord under
this Lease except as otherwise provided in this Lease. Tenant agrees that in the
case of an assignment of the Lease, Tenant shall, within fifteen (15) days after
the execution and delivery of any such assignment, deliver to Landlord (i) a
duplicate original of such assignment in recordable form and (ii) an agreement
executed and acknowledged by the assignee in recordable form wherein the
assignee shall agree to assume and agree to observe and perform all of the terms
and provisions of this Lease on the part of the Tenant to be observed and
performed from and after the date of such assignment. In the case of a sublease,
Tenant shall, within fifteen (15) days after the execution and delivery of such
sublease, deliver to Landlord a duplicate original of such sublease.

               c. Upon the occurrence of an Event of Default under this Lease,
Landlord shall have the right to collect and enjoy all rents and other sums of
money payable under any sublease of any of the Leased Premises, and Tenant
hereby irrevocably and unconditionally assigns such rents and money to Landlord,
which assignment may be exercised upon and after (but not before) the occurrence
of an Event of Default.

         18. Permitted Contests.

               a. After prior written notice to Landlord, Tenant shall not be
required to (i) pay any Imposition, (ii) comply with any Legal Requirement,
(iii) discharge or remove any lien referred to in Paragraphs 9 or 12, or (iv)
take any action with respect to any violation referred to in Paragraph 11 (b),
so long as Tenant shall contest, in good faith and at its expense, the
existence, the amount or the validity thereof, the amount of the damages caused
thereby, or the extent of its or Landlord's liability therefor, by appropriate
proceedings which shall operate during the pendency thereof to prevent (A) the
collection of, or other realization upon, the Imposition or lien so contested,
(B) the sale, forfeiture or loss of any of the Leased Premises, any Basic Rent
or any Additional Rent to satisfy the same or to pay any damages caused by the
violation of any such Legal Requirement or by any such violation, (C) any
interference with the use or occupancy of any of the Leased Premises, (D) any
interference with the payment of any Basic Rent or any Additional Rent, and (E)
the cancellation of any fire or other insurance policy.

               b. In no event shall Tenant pursue any contest with respect to
any Imposition, Legal Requirement, lien, or violation, referred to above in such
manner that exposes Landlord or Lender to (i) criminal liability, penalty or
sanction, (ii) any civil liability, penalty or sanction for which Tenant has not
made provisions reasonably acceptable to Landlord and Lender or (iii) defeasance
of its interest the Leased Premises.

                                       22
<PAGE>

               c. Tenant agrees that each such contest shall be promptly and
diligently prosecuted to a final conclusion, except that Tenant shall, have the
right to attempt to settle or compromise such contest through negotiations.
Tenant shall pay and save Lender and Landlord harmless against any and all
losses, judgments, decrees and costs (including all attorneys' fees and
expenses) in connection with any such contest and shall, promptly after the
final determination of such contest, fully pay and discharge the amounts which
shall be levied, assessed, charged or imposed or be determined to be payable
therein or in connection therewith, together with all penalties, fines,
interest, costs and expenses thereof or in connection therewith, and perform all
acts the performance of which shall be ordered or decreed as a result thereof.

                                       23
<PAGE>

         19. Conditional Limitations; Default Provisions.

               a. The occurrence of any one or more of the following events (any
such event being specified herein as a "failure" or "default") shall constitute
an Event of Default under this Lease: (i) a failure by Tenant to make
(regardless of the pendency of any bankruptcy, reorganization, receivership,
insolvency or other proceedings, in law, in equity or before any administrative
tribunal which had or might have the effect of preventing Tenant from complying
with the provisions of this Lease): (x) any payment of Basic Rent which
continues unremedied for a period of five (5) business days after written notice
in accordance with Paragraph 21 below ("NONPAYMENT NOTICE") thereof given to
Tenant by Landlord or Lender or Lender's designee, or (y) any payment of
Additional Rent or other sum herein required to be paid by Tenant which
continues unremedied for a period of ten (10) business days after a Nonpayment
Notice is given to Tenant by Landlord or Lender or Lender's designee; (ii)
failure by Tenant to perform and observe, or a violation or breach of, any other
provision in this Lease and such default shall continue for a period of thirty
(30) business days after written notice thereof is given by Landlord or Lender
or Lender's designee to Tenant or if such default is of such a nature that it
cannot reasonably be cured within such period of thirty (30) business days, such
period shall be extended for such longer time as is reasonably necessary
provided that Tenant has commenced to cure such default within said period of
thirty (30) business days and is actively, diligently and in good faith
proceeding with continuity to remedy such default; (iii) Tenant or any guarantor
of Tenant's obligations hereunder shall (A) voluntarily be adjudicated a
bankrupt or insolvent, (B) or voluntarily consent to the appointment of a
receiver or trustee for itself or for any of the Leased Premises, (C)
voluntarily file a petition seeking relief under the bankruptcy or other similar
laws of the United States, any state or any jurisdiction, or (D) voluntarily
file a general assignment for the benefit of creditors; (iv) a court shall enter
an order, judgment or decree appointing, with the voluntary consent of Tenant or
any guarantor of Tenant's obligations hereunder, a receiver or trustee for
Tenant or any guarantor of Tenant's obligations hereunder or for the Leased
Premises or approving a petition filed against Tenant or any guarantor of
Tenant's obligations hereunder which seeks relief under the bankruptcy or other
similar laws of the United States or any State, and such order, judgment or
decree shall remain in force, undischarged or unstayed, ninety (90) business
days after it is entered; (v) Tenant or any guarantor of Tenant's obligations
hereunder shall in any insolvency proceedings be liquidated or dissolved or
shall voluntarily commence proceedings towards its liquidation or dissolution;
or (vi) the estate or interest of Tenant in the Leased Premises shall be levied
upon or attached in any proceeding and such estate or interest is about to be
sold or transferred or such process shall not be vacated or discharged within
ninety (90) business days after such levy or attachment. Notwithstanding
anything to the contrary contained in this Section 19(a), it shall be an
immediate Event of Default without demand, notice, or opportunity to cure, if
Tenant fails to maintain any of the Insurance required by Section 14 of this
Lease.

               b. If any Event of Default shall have occurred, Landlord shall
have the right at its option, then or at any time thereafter, to do any one or
more of the following without demand upon or notice to Tenant:

                                       24
<PAGE>

                  i) Landlord may give Tenant notice (following the occurrence
of an Event of Default) of Landlord's intention to terminate this Lease on a
date specified in such notice (which date shall be no sooner than thirty (30)
days after the date of the notice). Upon the date therein specified, unless the
Event of Default for which the termination is effected has been cured by Tenant,
the Term and the estate hereby granted and all rights of Tenant hereunder shall
expire and terminate as if such date were the date hereinabove fixed for the
expiration of the Term, but Tenant shall remain liable for all its obligations
hereunder through the date hereinabove fixed for the expiration of the Term,
including its liability for Basic Rent and Additional Rent as hereinafter
provided.

                  ii) Landlord may, whether or not the Term of this Lease shall
have been terminated pursuant to clause (i) above give Tenant notice (following
the occurrence of an Event of Default) to surrender the Leased Premises to
Landlord on a date specified in such notice (which date shall be no sooner than
thirty (30) days after the date of the notice), at which time Tenant shall
surrender and deliver possession of the Leased Premises to Landlord unless the
Event of Default for which the termination is effected has been cured by Tenant.
Upon or at any time after taking possession of the Leased Premises, Landlord may
remove any persons or property therefrom. Landlord shall be under no liability
for or by reason of any such entry, repossession or removal. No such entry or
repossession shall be construed as an election by Landlord to terminate this
Lease unless Landlord gives a written notice of such intention to Tenant
pursuant to clause (i) above.

                  iii) After repossession of any of the Leased Premises pursuant
to clause (ii) above, whether or not this Lease shall have been terminated
pursuant to clause (i) above, Landlord may relet the Leased Premises or any part
thereof to such tenant or tenants for such term or terms (which may be greater
or less than the period which would otherwise have constituted the balance of
the Term) for such rent, on such conditions (which may include concessions or
free rent) and for such uses as Landlord, in its reasonable discretion, may
determine; and Landlord shall collect and receive any rents payable by reason of
such reletting. The rents received on such reletting shall be applied (A) first
to the reasonable and actual expenses of such reletting and collection,
including without limitation necessary renovation and alterations of the Leased
Premises (but not including tenant improvement or construction allowances),
reasonable and actual attorneys' fees and any reasonable and actual real estate
commissions paid, and (B) thereafter toward payment of all sums due or to become
due Landlord hereunder. If a sufficient amount to pay such expenses and sums
shall not be realized or secured, then Tenant shall pay Landlord any such
deficiency monthly, and Landlord may bring an action therefor as such monthly
deficiency shall arise. Landlord shall not, in any event, be required to pay
Tenant any sums received by Landlord on a reletting of the Leased Premises in
excess of the rent provided in this Lease, but such excess shall reduce any
accrued present or future obligations of Tenant hereunder. Landlord's re-entry
and reletting of the Leased Premises without termination of this Lease shall not
preclude Landlord from subsequently terminating this Lease as set forth above.
Tenant agrees to pay Landlord, as Additional Rent, immediately upon demand, all
reasonable expenses incurred by Landlord in obtaining possession, in performing
repairs or maintenance in preparation for reletting any of the Leased Premises,
including fees and commissions of attorneys, architects, agents and brokers.

                                       25
<PAGE>

                  iv) If Tenant shall fail to make payment of any installment of
Basic Rent or any Additional Rent after the date when each such payment is due
(after expiration of any applicable notice and cure periods), Tenant shall pay
to Landlord, a sum equal to two (2%) percent per annum above the then current
Prime Rate, as hereinafter defined, of the amount unpaid (the "DEFAULT RATE")
computed from the date such payment of Basic Rent or Additional Rent was due to
and including the date of payment. The term "PRIME RATE" shall mean the prime
rate of interest published in the Wall Street Journal or its successor, from
time to time.

                  v) Landlord may exercise any other right or remedy now or
hereafter existing by law or in equity, other than the right to accelerate rent.

               c. In the event of any expiration or termination of this Lease or
repossession of any of the Leased Premises by reason of the occurrence of an
Event of Default, Tenant shall pay to Landlord Basic Rent, Additional Rent and
all other sums required to be paid by Tenant to and including the date of such
expiration, termination or repossession and, thereafter, Tenant shall, until the
end of what would have been the Term in the absence of such expiration,
termination or repossession, and whether or not any of the Leased Premises shall
have been relet, be liable to Landlord for and shall pay to Landlord as
liquidated and agreed current damages: (1) Basic Rent, Additional Rent, and all
other sums which would be payable under this Lease by Tenant in the absence of
such expiration, termination or repossession, less (ii) the net proceeds, if
any, of any reletting pursuant to paragraph 19(b)(iii), after deducting from
such proceeds all of Landlord's reasonable expenses in connection with such
reletting (including all reasonable repossession costs, brokerage commissions,
legal expenses, attorneys' fees, employees' expenses, costs of Alteration and
expenses of preparation for reletting). Tenant hereby agrees to be and remain
liable for all sums aforesaid and Landlord may recover such damages from Tenant
and institute and maintain successive actions or legal proceedings against
Tenant for the recovery of such damages. Nothing herein contained shall be
deemed to require Landlord to wait to begin such action or other legal
proceedings until the date when the Term would have expired by limitation had
there been no such Event of Default.

         20. Additional Rights of Landlord and Tenant.

               a. No right or remedy conferred upon or reserved to Landlord in
this Lease is intended to be exclusive of any other right or remedy; and each
and every right and remedy shall be cumulative and in addition to any other
right or remedy contained in this Lease. No delay or failure by Landlord or
Tenant to enforce its rights under this Lease shall be construed as a waiver,
modification or relinquishment thereof. In addition to the other remedies
provided in this Lease, Landlord and Tenant shall be entitled, to the extent
permitted by applicable law, to injunctive relief in case of the violation or
attempted or threatened violation of any of the provisions of this Lease, or to
specific performance of any of the provisions of this Lease.

               b. Tenant hereby waives and surrenders for itself and all those
claiming under it, including creditors of all kinds, any right and privilege
which it or any of them may have under any present or future law to redeem any
of the Leased Premises or to have a

                                       26
<PAGE>

continuance of this Lease after termination of this Lease or of Tenant's right
of occupancy or possession pursuant to any court order or any provision hereof.

               c. Landlord hereby waives any right to distrain or levy upon
Trade Fixtures or any property of Tenant and any Landlord's lien or similar lien
upon Trade Fixtures and any other property of Tenant regardless of whether such
lien is created or otherwise. Landlord agrees at the request of Tenant, to
execute a waiver of any Landlord's or similar lien for the benefit of any
present or future holder of a security interest in or lessor of any of Trade
Fixtures or any other personal property of Tenant.

               d. Landlord acknowledges and agrees in the future to acknowledge
(in a written form reasonably satisfactory to Tenant) to such persons and
entities at such times and for such purposes as Tenant may reasonably request
that the Trade Fixtures are Tenant's property and not part of the Improvements
(regardless of whether or to what extent such Trade Fixtures are affixed to the
Improvements) or otherwise subject to the terms of this Lease.

               e. Each of Tenant and Landlord (herein called "PAYING PARTY")
agrees to pay to the other party (herein called "DEMANDING PARTY") any and all
reasonable costs and expenses incurred by the Demanding Party in connection with
any litigation or other action instituted by the Demanding Party to enforce the
obligations of the Paying Party under this Lease, to the extent that the
Demanding Party has prevailed in any such litigation or other action. Any amount
payable by Tenant to Landlord pursuant to this Paragraph 20(e) shall be due and
payable by Tenant to Landlord as Additional Rent. No sum payable by Landlord to
Tenant under this subparagraph will be payable or recoverable from any sums
pledged or assigned (or intended to have been pledged or assigned) by Landlord
to Lender, Tenant's right to recover such sums from Landlord being subordinate
to the rights of Lender, such sums only being recoverable after payment to
Lender in full of the Loan as constituted on the date hereof.

         21. Notices. All notices, demands, requests, consents, approvals,
offers, statements and other instruments or communications required or permitted
to be given pursuant to the provisions of this Lease (collectively "Notice" or
"NOTICES") shall be in writing and shall be deemed to have been given for all
purposes (i) three (3) days after having been sent by United States mail, by
registered or certified mail, return receipt requested, postage prepaid,
addressed to the other party at its address as stated below, or (ii) one (1) day
after having been sent by Federal Express, United Parcel or other nationally
recognized overnight, air courier service.

         To the Addresses stated below:

                  If to Landlord:

                  General Electric Capital Business Asset Funding Corporation
                  10900 NE 4th Street, Suite 500
                  Bellevue, Washington  98004
                  Attn:  Patrick J. Pearson

                                       27
<PAGE>

                  With a copy to:

                  Dechert Price & Rhoads
                  Ten Post Office Square South
                  Boston, Massachusetts  02109
                  Attn:  Lewis A. Burleigh

                                       28
<PAGE>

                  If to Tenant:

                  Dave & Buster's, Inc.
                  2481 Manana Drive
                  Dallas, Texas 75220
                  Attn: Legal Department

                  With a copy to:

                  Kane, Russell, Coleman & Logan, P.C.
                  3700 Thanksgiving Tower
                  1601 Elm Street
                  Dallas, Texas 75201
                  Attn: Scott A. Dyche

If any Lender shall have advised Tenant by Notice in the manner aforesaid that
it is the holder of a Mortgage and states in said Notice its address for the
receipt of Notices, then simultaneously with the giving of any Notice by Tenant
to Landlord, Tenant shall send a copy of such Notice to Lender in the manner
aforesaid. For the purposes of this Paragraph 21, any party may substitute its
address by giving fifteen (15) days' notice to the other party in the manner
provided above. Any Notice may be given on behalf of any party by its counsel.

         22. Estoppel Certificates. Landlord and Tenant shall at any time and
from time to time, upon not less than twenty (20) days' prior written request by
the other, execute, acknowledge and deliver to the other a statement in writing,
certifying (i) that this Lease is unmodified and in full effect (or, if there
have been modifications, that this Lease is in full effect as modified, setting
forth such modifications), (ii) the dates to which Basic Rent, payable hereunder
has been paid, (iii) that to the knowledge of the signer of such certificate no
default or Event of Default by either Landlord or Tenant has occurred and is
continuing hereunder, (iv) the remaining Term hereof, (v) with respect to a
certificate signed on behalf of Tenant, that to the knowledge of the signer of
such certificate, there are no proceedings pending or threatened against Tenant
before or by any court or administrative agency which if adversely decided would
materially and adversely affect the financial condition and operations of Tenant
or if any such proceedings are pending or threatened to said signer's knowledge,
specifying and describing the same, and (vi) such other matters as may
reasonably be requested by the party requesting the certificate. It is intended
that any such statements may be relied upon by Landlord, Tenant, Lender, the
recipient of such statements or their assignees or by any prospective purchaser,
assignee or subtenant of the Leased Premises.

         23. Surrender and Holding Over.

               a. Upon the expiration or earlier termination of this Lease,
Tenant shall peaceably leave and surrender the Leased Premises (except as to any
portion thereof with respect to which this Lease has previously terminated) to
Landlord. Tenant shall remove from the Leased Premises on or prior to such
expiration or earlier termination the Trade Fixtures and

                                       29
<PAGE>

personal property which is owned by Tenant or third parties other than Landlord,
and Tenant at its expense shall, on or prior to such expiration or earlier
Termination, repair any damage caused by such removal. Trade Fixtures and
personal property not so removed at the end of the Term or within thirty (30)
days after the earlier termination of the Term for any reason whatsoever shall
become the property of Landlord, and Landlord may thereafter cause such property
to be removed from the Leased Premises. The cost of removing and disposing of
such property and repairing any damage to any of the Leased Premises caused by
such removal shall be borne by Tenant. Landlord shall not in any manner or to
any extent be obligated to reimburse Tenant for any property which becomes the
property of Landlord as a result of such expiration or earlier termination.

               b. Any holding over by Tenant of the Leased Premises after the
expiration or earlier termination of the Term of this Lease or any extensions
thereof, with the consent of Landlord, shall operate and be construed as tenancy
from month to month only, at one hundred twenty-five percent (125%) of the Basic
Rent reserved herein and upon the same terms and conditions as contained in this
Lease. Notwithstanding the foregoing, any holding over without Landlord's
consent shall entitle Landlord, in addition to collecting Basic Rent at a rate
of one hundred twenty-five percent (125 %) thereof, to exercise all rights and
remedies provided by law or in equity, including the remedies of Paragraph
19(b).

         24. No Merger of Title. There shall be no merger of this Lease nor of
the leasehold estate created by this Lease with the fee estate in or ownership
of any of the Leased Premises by reason of the fact that the same person,
corporation, firm or other entity may acquire or hold or own, directly or
indirectly, (a) this Lease or the leasehold estate created by this Lease or an
interest in this Lease or in such leasehold estate and (b) the fee estate or
ownership of any of the Leased Premises or any interest in such fee estate or
ownership. No such merger shall occur unless and until all persons,
corporations, firms and other entities having any interest in (i) this Lease or
the leasehold estate created by this Lease and (ii) the fee estate in or
ownership of the Leased Premises or any part thereof sought to be merged shall
join in a written instrument effecting such merger and shall duly record the
same.

         25. Definition of Landlord.

               a. Except as provided in Section 12(d) and anything contained
herein to the contrary notwithstanding, any claim based on or in respect of any
liability of Landlord under this Lease shall be enforced only against the
Landlord's interest in the Leased Premises and shall not be enforced against the
Landlord individually or personally (except to the extent that it is necessary
to name Landlord as a defendant in an action for equitable relief).

               b. The term "LANDLORD" as used in this Lease so far as covenants
or obligations on the part of Landlord are concerned, shall be limited to mean
and include only the owner or owners of the Leased Premises or holder of the
Mortgage in possession at the time in question of the Leased Premises and in the
event of any transfer or transfers of the title of the Leased Premises, the
Landlord herein named (and in case of any subsequent transfers or conveyances,
the then grantor) shall be automatically freed and relieved from and after the
date

                                       30
<PAGE>

of such transfer and conveyance of all personal liability as respects the
performance of any covenants or obligations on the part of Landlord contained in
this Lease thereafter to be performed.

         26. Hazardous Substances.

               a. Tenant agrees that it will not on, about, or under the Leased
Premises, make, release, treat, store or dispose of any "hazardous substances"
as that term is defined in the Comprehensive Environmental Response,
Compensation and Liability Act, and the rules and regulations promulgated
pursuant thereto, as from time to time amended, 42 U.S.C. Section 9601 et seq.
(the "ACT"); but the foregoing shall not prevent the use of any hazardous
substances in accordance with applicable laws and regulations. Tenant represents
and warrants that it will at all times comply with the Act and any other
federal, state or local laws, rules or regulations governing "Hazardous
Materials". "HAZARDOUS MATERIALS" as used herein shall mean all chemicals,
petroleum, crude oil or any fraction thereof, hydrocarbons, polychlorinated
biphenyls (PCBs), asbestos, asbestos containing materials and/or products, urea
formaldehyde, or any substances which are classified as "hazardous" or "toxic"
under the Act; hazardous waste as defined under the Solid Waste Disposal Act, as
amended 42 U.S.C. Section 6901; air pollutants regulated under the Clean Air
Act, as amended, 42 U.S.C. Section 7401, et seq.; pollutants as defined under
the Clean Water Act, as amended, 33 U.S.C. Section 1251, et seq., any pesticide
as defined by Federal Insecticide, Fungicide, and Rodenticide Act, as amended, 7
U.S.C. Section 136, et seq., any hazardous chemical substance or mixture or
imminently hazardous substance or mixture regulated by the Toxic Substances
Control Act, as amended, 15 U.S.C. Section 2601, et Seq., any substance listed
in the United States Department of Transportation Table at 45 CFR 172.101; any
chemicals included in regulations promulgated under the above listed statutes;
any explosives, radioactive material, and any chemical or other substance
regulated by federal, state or local statutes similar to the federal statutes
listed above and regulations promulgated under such federal, state or local
statutes.

               b. To the extent required by the Act and/or any federal, state or
local laws, rules or regulations governing Hazardous Materials, Tenant shall
remove any hazardous substances (as defined in the Act) and Hazardous Materials
(as defined above) whether now or hereafter existing on the Leased Premises. In
addition to, and without limiting Paragraph 10 of this Lease Tenant shall and
hereby does agree to defend, indemnify and hold Lender and Landlord, their
officers, directors, shareholders, partners, beneficial owners, members and
employees, harmless from and against any and all causes of actions, suits,
demands or judgments of any nature whatsoever, losses, damages, penalties,
expenses, fees, claims, costs (including response and remedial costs), and
liabilities, including, but not limited to, reasonable attorneys' fees and costs
of litigation, arising out of or in any manner connected with (i) the violation
of any applicable federal, state or local environmental law with respect to the
Leased Premises or Tenant's or any other person's or entity's prior ownership of
the Leased Premises; (ii) the "release" or "threatened release" of or failure to
remove, as required by this Paragraph 26, "hazardous substances" (as defined in
the Act) and Hazardous Materials (as defined above) at or from the Leased
Premises or any portion or portions thereof, including any past or current
release and any release or threatened release during the initial term and any
extension or Renewal Term

                                       31
<PAGE>

whether or not arising out of or in any manner connected with Tenant's occupancy
of the Leased Premises during the initial Term or Renewal Term.

               c. The Tenant agrees that it will not install any underground
storage tank at the Leased Premises without specific, prior written approval
from the Landlord. The Tenant agrees that it will not store combustible or
flammable materials on the Leased Premises in violation of the Act or any other
federal, state or local laws, rules or regulations governing Hazardous
Materials.

         27. Entry by Landlord. Landlord and its authorized representatives
shall have the right upon reasonable notice (which shall be not less than two
(2) business days except in the case of emergency) to enter the Leased Premises
at all reasonable business hours (and at all other times in the event of an
emergency): (a) for the purpose of inspecting the same or for the purpose of
doing any work under Paragraph 11 (c), and may take all such action thereon as
may be necessary or appropriate for any such purpose (but nothing contained in
this Lease or otherwise shall create or imply any duty upon the part of Landlord
to make any such inspection or do any such work), and (b) for the purpose of
showing the Leased Premises to prospective purchasers and mortgagees and, at any
time within six (6) months prior to the expiration of the Term of this Lease for
the purpose of showing the same to prospective tenants. No such entry shall
constitute an eviction of Tenant but any such entry shall be done by Landlord in
such reasonable manner as to minimize any disruption of Tenant's business
operation.

         28. No Usury. The intention of the parties being to conform strictly to
the applicable usury laws, whenever any provision herein provides for payment by
Tenant to Landlord of interest at a rate in excess of the legal rate permitted
to be charged, such rate herein provided to be paid shall be deemed reduced to
such legal rate.

         29. Separability.

   Each and every covenant and agreement contained in this Lease is, and shall
be construed to be, a separate and independent covenant and agreement, and the
breach of an such covenant or agreement by Landlord shall not discharge or
relieve Tenant from its obligation to perform the same. If any term or provision
of this Lease or the application thereof to any provision of this Lease or the
application thereof to any person or circumstances shall to any extent be
invalid and unenforceable, the remainder of this Lease, or the application of
such term or provision to persons or circumstances other than those as to which
it is invalid or unenforceable, shall not be affected thereby, and each term and
provision of this Lease shall be valid and shall be enforced to the extent
permitted by law.

                                       32
<PAGE>

         30. Miscellaneous.

               a. The paragraph headings in this Lease are used only for
convenience in finding the subject matters and are not part of this Lease or to
be used in determining the intent of the parties or otherwise interpreting this
Lease.

               b. As used in this Lease the singular shall include the plural as
the context requires and the following words and phrases shall have the
following meanings: (i) "including," shall mean "including but not limited to";
(ii) "provisions" shall mean "provisions, terms, agreements, covenants and/or
conditions"; (iii) "lien" shall mean "lien, charge, encumbrance, title retention
agreement, pledge, security interest, mortgage and/or deed of trust"; and (iv)
"obligation" shall mean "obligation, duty, agreement, liability, covenant or
condition".

               c. Any act which Landlord is permitted to perform under this
Lease may be performed at any time and from time to time by Landlord or any
person or entity designated by Landlord. Any act which Tenant is required to
perform under this Lease shall be performed at Tenant's sole cost and expense.

               d. This Lease may be modified, amended, discharged or waived only
by an agreement in writing signed by the party against whom enforcement of any
such modification, amendment, discharge or waiver is sought, and consented to in
writing by Lender.

               e. The covenants of this Lease shall run with the Land and bind
Tenant, the successors and assigns of Tenant and all present and subsequent
encumbrances and subtenants of any of the Leased Premises, and shall inure to
the benefit of and bind Landlord, its successors and assigns.

               f. This Lease will be simultaneously executed in several
counterparts, each of which when so executed and delivered shall constitute an
original, fully enforceable counterpart for all purposes.

               g. This Lease shall be governed by and construed according to the
laws of the State.

               h. Wherever the consent or approval of Landlord is required
hereunder, Landlord agrees that it will not unreasonably withhold or delay such
consent or approval, unless otherwise expressly stated herein.

         31. Additional Rent. The term "ADDITIONAL RENT" as used herein includes
all amounts, costs, expenses, liabilities and obligations (including but not
limited to Tenant's obligation to pay any Net Awards or Purchase Price
hereunder) which Tenant is required to pay pursuant to the terms of this Lease
other than Basic Rent.

                                       33
<PAGE>

         32. Financial Statements. Tenant shall provide to Landlord, on a
quarterly and annual basis, the Financial Statements. Tenant shall deliver such
Financial Statements as soon as is commercially reasonable following the end of
each fiscal quarter and fiscal year.

         IN WITNESS WHEREOF, Landlord and Tenant have caused this instrument to
be executed under seal as of the day and year first above written.

                  (REMAINDER OF THIS PAGE INTENTIONALLY BLANK)

                                       34
<PAGE>

                                            LANDLORD:

                                            GENERAL ELECTRIC CAPITAL
                                            BUSINESS ASSET FUNDING
                                            CORPORATION,
                                            a Delaware corporation

                                            By:    /s/ Linda K. Bracken
                                               --------------------------------
                                            Name:  Linda K. Bracken
                                                 ------------------------------
                                            Title: Vice President
                                                  -----------------------------

                                            TENANT:

                                            DAVE & BUSTER'S, INC.,
                                            a Missouri corporation

                                            By:    /s/ Chas Michel
                                               --------------------------------
                                            Name:  Chas Michel
                                                 ------------------------------
                                            Title: Chief Financial Officer
                                                  -----------------------------

                                       35

<PAGE>

                                    EXHIBIT A

                          LEGAL DESCRIPTION OF THE LAND

BEING Lot 3, in Block G/6509, of DAVE AND BUSTER'S HQ ADDITION, an Addition to
City of Dallas, Dallas County, Texas, according to the Map thereof recorded in
Volume 97207, Page 4416, of the Map Records of Dallas County, Texas, being more
particularly described as follows:

BEING a tract of land situated in the JOHN L. HUNT SURVEY, ABSTRACT NO. 588,
Dallas County, Texas and being a portion of City of Dallas Block G/6509 and
being all of Lot 3, Block G/6509 of DAVE & BUSTER'S HQ. ADDITION, an addition to
the City of Dallas according to the plat as recorded in Volume 97207, Page 4416
of the Deed Records of Dallas County, Texas (DRDCT) and being more particularly
described as follows:

BEGINNING at a 5/8 inch iron rod set in the northerly right-of-way line of
MANANA DRIVE (a 60' right-of-way) and the southwesterly corner of a tract of
land described in a deed to The Moss Venturing, Inc., as recorded in Volume
2001068, Page 5185 (DRDCT), said iron rod also being located North 89 degrees 01
minute 36 seconds West along the northerly right-of-way line of said MANANA
DRIVE, a distance of 134.01 feet from its intersection with the westerly
right-of-way line of ELECTRONIC LANE (60' right-of-way);

THENCE along the northerly right-of-way line of said MANANA DRIVE, North 89
degrees 01 minute 36 seconds West, a distance of 475.00 feet to a 5/8 inch iron
rod found for corner;

THENCE departing the northerly right-of-way line of said MANANA DRIVE, North 00
degrees 15 minutes 35 seconds East, a distance of 490.33 feet to a 5/8 inch iron
rod set in the southerly line of a tract of land described in a deed to AAI
INVESTMENTS, INC. as recorded in Volume 95249, Page 2972 (DRDCT);

THENCE South 89 degrees 19 minutes 29 seconds East, a distance of 478.39 feet to
a 5/8 inch iron rod set in the southerly line of a tract of land described as
Tract II in a deed to EBE REALTY, INC. as recorded in Volume 89245, Page 4411
(DRDCT), said iron rod also being the northwesterly corner of a tract of land
described in a deed to RE-MMC, L.L.C. as recorded in Volume 98207, Page 4657
(DRDCT);

THENCE South 00 degrees 39 minutes 24 seconds West, a distance of 492.79 feet to
the POINT OF BEGINNING;

CONTAINING within these metes and bounds 5.379 acres or 234,314 square feet of
land more or less.

                                       36
<PAGE>

                                    EXHIBIT B

         Primary Initial Term: Twenty (20) years

         Number of Consecutive Renewal Terms: Four (4) (subject to Paragraph 5c)

         Duration of each Renewal Term: Five (5) years

         1. Basic Rent from the Commencement Date through the first anniversary
of the Commencement Date shall be $896,000 annually, payable in monthly
installments of $74,666.67 each.

         2. Base Rent shall increase annually on each anniversary of the
Commencement Date by 1.35%, through and including any Renewal Terms.

                                       37
<PAGE>

                                    EXHIBIT C

                    Casualty and Condemnation Purchase Price

                                   $7,790,000

                                       38

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