Document:

Exhibit 10.42

 

*** Text Omitted and Filed Separately

Confidential Treatment Requested

Under 17 C.F.R. §§ 200.80(b)(4)

and 240.24b-2

 

FIRST AMENDMENT TO LEASE

 

This First Amendment
to Lease (this “Amendment”) is dated as of June 13, 2013, and is made by and between The Bubble Real Estate Company,
LLC, a California limited liability company (“Lessor”) and Capricor, Inc., a Delaware corporation (“Lessee”),
with reference to the following facts and circumstances:

 

A.Lessor and Lessee executed that
certain Lease Agreement dated March 29, 2012 (the “Lease”), for the premises located at 8840 Wilshire Boulevard, 3rd
Floor, Beverly Hills, California 90211 (the “Original Premises”) as described on Exhibit A thereto.

 

B.Lessor and Lessee have agreed
to extend the term of the Lease, redefine the Leased Premises, and make additional modifications as provided in this Amendment.

 

NOW, THEREFORE, for
good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee agree as follows:

 

		1.	LEASED PREMISES. Article 1 of the Lease is hereby replaced with the following:

 

		a.	Lessor agrees to lease to Lessee and Lessee agrees to lease from Lessor the office suite consisting
of approximately [...***...] rentable square feet located at 8840 Wilshire Boulevard, 2nd Floor, Beverly Hills,
California 90211 as described below and on the floor plan attached hereto as Exhibit C. All references in the Lease and
this Amendment to the “Premises” shall refer to the Premises described on said Exhibit C. Included in the Lease
shall be such furniture and furnishings located within the Premises which are more particularly identified on Exhibit D,
attached hereto (the “Furnishings”). All references in the Lease and this Amendment to the “Furnishings”
shall refer to the Furnishings described on said Exhibit D. In addition to the exclusive use of the Premises and the Furnishings,
Lessee shall have the non-exclusive right in common with Lessor’s other lessees to use all common areas and facilities available
on the second floor of the building in which the Premises are located, all common areas servicing the building and the conference
room located on the 3rd Floor of the building. Except as otherwise set forth herein or agreed to in writing, Lessee
takes the Premises and the Furnishings in an “as is” condition.

 

	 	i.	Office #254
	 	ii. 	Office #255
	 	iii. 	Office #256
	 	iv.	Office #257
	 	v. 	Office #258
	 	vi.	Office #259
	 	vii.	Office #260
	 	viii.	Office #261
	 	ix.	Office #263

 

	1	 	*Confidential Treatment Requested

 

    	 

    	 

    

 

	 	x.	Office #264
	 	xi.	Office #265
	 	xii.	Office #266
	 	xiii. 	Office #267
	 	xiv.	Office #269

 

 

 

		2.	TERM: Article 2 of the Lease is hereby replaced with the following:

 

		a.	2.1 Term: Except as it may be modified by the applicable provisions of this Lease, the term
of this Lease shall commence on July 1, 2013 (the “Commencement Date”) and shall continue for twenty-four (24) months.

 

		b.      2.2	Option to Extend Lease Term:

 

(a) Lessee
is hereby granted and shall, if not then in default under this Lease, have an option to extend the term of this Lease for an additional
twelve (12) months (the “Extended Term”) on the same terms, covenants, and conditions contained in this Lease, except
that the rent to be paid by Lessee to Lessor shall be as identified in paragraph 3.2.

 

(b) This
option shall be exercised only by Lessee delivering to Lessor no less than ninety (90) days before the expiration of the Term of
this Lease written notice of Lessee’s election to exercise the option to extend the Term of this Lease as provided in this
section. This written notice shall be deemed effective on personal delivery to Lessor.

 

 

		3.	Rent. Article 3.1 and Article 3.2 of the Lease is hereby replaced with the following:

 

		a.     3.1	During Term: Commencing on the Commencement Date, Lessee agrees to pay Lessor as rent for
the Premises and the Furnishings (as identified in paragraph 1 of the Lease and on the attached Exhibit C and Exhibit
D, respectively, the sum of $16,620 per month, for months 1-12 of the Term and $17,285 for months 13-24 payable at the beginning
of each month (“Monthly Rent”). Lessee’s first payment shall include one month’s full rent plus $7,640,
which amount shall increase Lessee’s existing security deposit so as to equal $16,620. Should the Commencement Date occur
on a day other than the first day of a calendar month, Lessee shall be liable for the payment of the Monthly Rent and any additional
charges due for said partial month on a prorated basis based upon a thirty (30) day month.

 

		b.     3.2	During Extended Term: If Lessee exercises the option to extend the term of this Lease, Lessee
agrees to pay Lessor as Monthly Rent for the Premises, the sum of $17,976 commencing at the commencement of the extended Term

 

		4.	Parking: Lessee shall be entitled to a single reserved parking space at no additional charge.

 

    	2

    	 

    

 

		5.	Improvements: Lessor shall provide the following improvements prior to the Commencement
Date:

		·	replace all carpet within the Leased Premises and the common areas within the Premises;

		·	paint the Premises and all areas in the suite in which the Premises are located, as necessary;

		·	construct a half-wall separating offices 269 and 267 from offices 268 and 270;

		·	replace the window treatments in office 254 with window treatments reasonably acceptable to tenant;

		·	repair the wood on the desks and tops surrounding the desk areas (or install new desktops) as may
be agreed to by the parties.

 

		6.	Reaffirmation. As modified hereby, the Lease is reaffirmed and ratified by the parties in
its entirety.

 

 

	LESSOR	 	LESSEE
	 	 	 	 
	The Bubble Real Estate Company, LLC,	 	Capricor, Inc.,
	a California limited liability company	 	a Delaware corporation
	 	 	 	 
	 	 	 	 
	 	 	 	 
	By     /s/
    Bill Sheinberg_____________ 	 	By	   /s/ Linda Marban____________
	 	 	 	 
	 	 	 	 
	Name: __Bill Sheinberg	 	Name:	__Linda Marban
	 	 	 	 
	 	 	 	 
	Title:__Member	 	Title:___	CEO

 

    	3Exhibit 10.43

 

 

SUBLEASE

 

This Sublease ("Sublease")
is made and shall be effective as of the 1st day of May, 2012, by and between CAPRICOR, INC., a Delaware corporation
whose principal office is located at 8840 Wilshire Blvd., 3rd Floor, Beverly Hills, California 90211 ("Sublessor"),
and FRANK LITVACK, an individual whose address is 8550 Wilshire Blvd., Ste. 840, Los Angeles, California 90010 ("Sublessee").

 

 

RECITALS

 

A. The Bubble
Real Estate Company, LLC, a California limited liability company (“Landlord”), as Landlord, and Sublessor, as
Tenant, executed that certain lease dated March 29, 2012 (the “Master Lease”) for approximately 2,245
square feet of office space located in the Building at 8840 Wilshire Blvd., 3rd Floor, Beverly Hills, California 90211
(the “Premises”), a copy of which is attached hereto as Exhibit A and incorporated herein by this
reference.

 

B. By the terms
of the Master Lease, the Premises were leased to Sublessor for an initial 12-month term ending on April 12, 2013, subject to earlier
termination as provided in the Master Lease.

 

C. Sublessor
desires to sublease to Sublessee a portion of the Premises leased to Sublessor under the terms of the Master Lease, and Sublessee
desires to sublet such space from Sublessor on the terms and conditions set forth herein.

 

NOW, THEREFORE,
the parties mutually agree as follows:

 

1. Demise and
Description of the Subleased Premises. Subject to the terms, conditions and covenants set forth in this Sublease, Sublessor
hereby subleases, demises and lets to Sublessee, and Sublessee hereby hires and takes from Sublessor, one office and one administrative
bay located in the Premises, as more particularly described on Exhibit B, attached hereto and incorporated herein (the "Subleased
Premises"). If the Premises are moved to a different location within the Building, Sublessor and Sublessee shall agree
upon which spaces in the new area shall subject to this Sublease and shall indicate such change on an amended Exhibit B.
In addition to the foregoing, Sublessee shall have the right, in conjunction with other tenants of the Building in which the Premises
are located and subject to the terms of the Master Lease, to use on a non-exclusive basis, the common area facilities as specified
in the Lease.

 

2. Term; Termination.
This Sublease shall commence on May 1, 2012 (the “Commencement Date”) and shall continue on a month to month
basis until terminated by either party upon thirty (30) days’ written notice to the other party. Notwithstanding the foregoing,
if the Master Lease is terminated, this Sublease shall terminate simultaneously and Sublessor and Sublessee shall thereafter be
released from all obligations under this Sublease, and Sublessor shall refund to Sublessee any unearned rent paid in advance, if
any.

 

    	-1-

    	 

    

 

3. Rent.
Sublessee shall pay to Sublessor as rent for the Subleased Premises a monthly rent of Two Thousand Five Hundred Dollars ($ 2,500.00).
Such rent shall include any charges for common area maintenance, operating expenses, parking, utilities and any other miscellaneous
services or charges that may be billed to Sublessor. All rental payments for any portion of a calendar month shall be a pro rata
portion of the installment payable for a full calendar month.  For purposes hereof, the base rent, common area maintenance,
operating expenses, utilities parking and other charges shall collectively be referred to as “Rent”.

 

4. Use
of Subleased Premises. The Subleased Premises shall be used by Sublessee for office and general business use only. Sublessee
shall not be use or occupy the Subleased Premises or permit the same to be used or occupied for any other purpose without the prior
written consent of Sublessor, which consent may be given or withheld in Sublessor's sole and absolute discretion. Sublessee shall
not do or permit to be done anything which would invalidate or increase the cost of any fire and extended coverage insurance policy
covering the Subleased Premises. Sublessee shall promptly upon demand reimburse Sublessor for any additional premium charges for
any such insurance policy assessed or increased by reason of Sublessee's failure to comply with the provisions of this Paragraph
4. Sublessee agrees that it will use the Subleased Premises in such a manner so as not to interfere with or infringe upon the rights
of Sublessor. Sublessee shall, upon five (5) days' written notice from Sublessor, discontinue any use of the Subleased Premises
which is in violation of any provision of the Master Lease.

 

5.  Parking.
During the term of this Sublease, Sublessee shall have the use of one reserved parking space in the parking area designated in
the Master Lease.

 

6. Applicability
of the Master Lease. This Sublease is subject and subordinate to the terms and conditions of this Master Lease, except
as such terms and conditions are modified by the terms and conditions contained in this Sublease. Unless otherwise set forth in
this Sublease, Sublessee expressly agrees to comply with all the obligations required to be kept or performed by the Sublessor
as Tenant under the provisions of the Master Lease, to the extent that they are applicable to the Subleased Premises; provided,
however, that the obligation and covenant to pay Rent and other charges to the Landlord under the Master Lease shall be considered
performed by Sublessee to the extent and in the amount the Rent and such other charges are paid to Sublessor in accordance with
Paragraph 3 of this Sublease.

 

7. Obligations
of Sublessor. Sublessor agrees to maintain the Master Lease during the term of this Sublease, subject, however, to any
earlier termination of the Master Lease without the fault of Sublessor and to comply with all obligations of Sublessor under the
Master Lease which have not been assumed by Sublessee hereunder. Sublessor does not assume the obligations required to be kept
or performed by Landlord under the Master Lease.

 

    	-2-

    	 

    

 

Exhibit 10.43

 

8. Improvements
to the Subleased Premises. Sublessee hereby agrees to accept the Subleased Premises in its “AS-IS” condition.
Sublessee hereby acknowledges that Sublessor shall not be obligated to provide or pay for any improvement work or services related
to the improvement of the Subleased Premises. Sublessee also acknowledges that Sublessor has made no representation or warranty
regarding the condition of the Subleased Premises. Sublessee hereby agrees that the Subleased Premises shall be taken "AS-IS",
"with all faults" of every kind and nature, which may now or hereafter exist, whether latent or patent, without any representations
or warranties, and Sublessee hereby agrees and warrants that it has investigated and inspected the condition of the Subleased Premises
and the suitability of same for Sublessee's purposes.

 

9. Holding
Over. If Sublessee fails to surrender the Subleased Premises upon the expiration or termination of this Sublease, Sublessee
agrees to indemnify, defend and hold Sublessor harmless from all costs, loss, expense or liability, including without limitation,
claims made by Landlord and any succeeding Sublessee.

 

10. Personal
Property Taxes. Sublessee shall pay, prior to delinquency, all taxes assessed against or levied upon Sublessee’s
trade fixtures, furnishings, equipment and all other personal property owned by Sublessee which is located in the Subleased Premises.
In the event any or all of Sublessee's trade fixtures, furnishings, equipment and other personal property shall be assessed and
taxed with property of Sublessor, Sublessee shall pay to Sublessor the full amount of such taxes within ten (10) days after delivery
to Sublessee by Sublessor of a statement in writing setting forth the amount of such taxes applicable to Sublessee's property.
Sublessee shall pay directly to the party or entity entitled thereto all business license fees, gross receipts taxes and similar
taxes and impositions which may from time to time be assessed against or levied upon Sublessee, as and when the same become due
and before delinquency.

 

11.Indemnity. Sublessee
shall indemnify, defend and hold Sublessor harmless from any and all claims arising from Sublessee's use of the Subleased Premises
or from the conduct of its business or from any activity, work or thing which may be permitted or suffered by Sublessee in or about
the Subleased Premises and shall further indemnify, defend and hold Sublessor harmless from and against any and all claims arising
from any breach or default in the performance of any obligation on Sublessee's part to be performed under this Sublease or arising
from any negligence or willful misconduct of Sublessee or any of its agents, contractors, employees or invitees, patrons, customers
or members in or about the Subleased Premises and from any and all costs, attorneys' fees and costs, expenses and liabilities incurred
in the defense of any claim or any action or proceeding brought thereon, including negotiations in connection therewith. Sublessee
hereby assumes all risk of damage to property or injury to persons in or about the Subleased Premises from any cause, and Sublessee
hereby waives all claims in respect thereof against Sublessor, excepting where the damage is caused solely by the gross negligence
or willful misconduct of Sublessor.

 

12.Insurance.
All insurance required to be carried by Sublessor as Tenant under the Master Lease shall include the Subleased Premises and Sublessee
shall not be required to procure any additional insurance therefor. Sublessee shall determine in his sole discretion if he will
carry any additional insurance covering Sublessee’s personal property and Sublessee's business operations.

 

    	-3-

    	 

    

 

13. Assignment
and Subletting. Sublessee shall have no power to, either voluntarily, involuntarily, by operation of law or otherwise,
sell, assign, transfer or hypothecate this Sublease, or sublet the Subleased Premises or any part thereof, or permit the Subleased
Premises or any part thereof to be used or occupied by anyone other than Sublessee or Sublessee's employees without the prior written
consent of Sublessor.

 

14. Surrender
of Possession. Upon the expiration of the term of this Sublease, or upon any earlier termination of this Sublease, Sublessee
shall quit and surrender possession of the Subleased Premises to Sublessor in as good order and condition as the same are now and
hereafter may be improved by Sublessor or Sublessee, reasonable wear and tear excepted, and shall, without expense to Sublessor,
remove or cause to be removed from the Subleased Premises all debris and rubbish, all personal furniture, equipment, business and
trade fixtures, free-standing cabinet work, and other articles of personal property owned by Sublessee or installed or placed by
Sublessee at his own expense in the Subleased Premises, and all similar articles of any other persons claiming under Sublessee.
Sublessee shall repair all damage to the Subleased Premises resulting from the installation and removal of any such items.

 

15.   Miscellaneous
Provisions.

 

15.1 Waiver.
No waiver by Sublessor or Sublessee of any provision of this Sublease shall be deemed to be a waiver of any other provision hereof
by such party or of any subsequent breach by the other party of the same or any other provision. No provision of this Sublease
may be waived by either party, except by an instrument in writing executed by such party.

 

15.2 Severability;
Entire Agreement. Any provision of this Sublease which shall prove to be invalid, void, or illegal shall in no way affect,
impair or invalidate any other provision hereof and such other provisions shall remain in full force and effect. This Sublease
and the Exhibits attached hereto constitute the entire agreement between the parties hereto with respect to the subject matter
hereof, and no prior agreement or understanding pertaining to any such matter shall be effective for any purpose. No provision
of this Sublease may be amended or supplemented except by an agreement in writing signed by the parties hereto.

 

15.3 Attorneys'
Fees. In any action to enforce the terms of this Sublease, the prevailing party shall be entitled to recover its reasonable
attorneys' fees and costs in such suit in addition to such other relief as may be granted.

 

15.4 Headings.
Paragraph headings and captions contained in this Sublease are for convenience only and do not in any way limit or amplify any
term or provision hereof.

 

    	-4-

    	 

    

 

Exhibit 10.43

 

15.5 Successors
and Assigns. Subject to the provisions of Article 13 hereof, all of the covenants, conditions and provisions of this Sublease
shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives,
successors and assigns.

 

15.6 Notices.
Any notice required or permitted to be given hereunder shall be in writing and may be given by personal service evidenced by a
signed receipt, electronic transmission evidenced by a printed confirmation of receipt, by registered or certified mail, return
receipt requested, or via overnight courier, and shall be effective upon proof of delivery, or if sent by mail, two (2) days after
deposit in the United States mail, addressed to Sublessor at the Premises with a copy to be sent to the address of Sublessor noted
above or to Sublessee at the address noted above. Either party may by notice to the other specify a different address for notice
purposes except that, upon Sublessee's taking possession of the Subleased Premises, the Subleased Premises shall constitute Sublessee's
address for notice purposes.

 

15.7 Governing
Law. This Sublease shall be governed by and construed in accordance with the laws of the State of California. No conflicts
of law rules of any state (including, without limitation, California) shall be applied to result in the application of any substantive
or procedural laws of any state other than California. All controversies, claims, actions or causes of action arising between the
parties hereto and/or their respective successors and assigns, shall be brought, heard and adjudicated by the courts of the State
of California, with venue in the County of Los Angeles.

 

IN WITNESS WHEREOF,
the parties have executed this Sublease to be effective as of the date first above written.

 

	Sublessor: 	 	Sublessee:
	 	 	 
	CAPRICOR, INC. 	 	 
	 	 	 
	 	 	 
	By:_/s/
    Linda Marban       	 	 /s/ Frank Litvack
	Linda Marban, 	 	Frank Litvack
	Chief Executive Officer	 	 

 

    	-5-

    	 

    

  

EXHIBIT A

 

THE MASTER LEASE

 

    	-6-

    	 

    

 

Exhibit 10.43

 

 

 

EXHIBIT B

 

THE SUBLEASED PREMISES

 

 

    	-7-

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