Document:

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                                                                   EXHIBIT 10.47

                          INDUSTRIAL SPACE LEASE -- NET

LANDLORD:                      4300 East Fifth Avenue LLC
                               1800 Moler Road
                               Columbus, Ohio 43207

TENANT:                        Value City Department Stores, Inc.
                               3241 Westerville Road
                               Columbus, Ohio 43224

LEASED PREMISES:               4320-30 East Fifth Avenue
                               Columbus, Ohio 43219
                               Building # 3

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                         INDUSTRIAL SPACE LEASE -- NET
                               TABLE OF CONTENTS

<TABLE>
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I. GRANT, TERM, DEFINITIONS AND BASIC LEASE PROVISIONS..........................       1
           1.1     Grant........................................................       1
           1.2     Term.........................................................       1
           1.3     Tenant's Pro Rata Share......................................       1
           1.4     Agent........................................................       2
           1.5     Basic Lease Provisions.......................................       2
II.  POSSESSION.................................................................       3
           2.1     Possession ..................................................       3
III. PURPOSE....................................................................       3
           3.1     Purpose......................................................       3
           3.2     Use of Real Estate...........................................       3
           3.3     Restrictions on Use of Premises..............................       4
IV. RENT........................................................................       4
           4.1     Annual Rent..................................................       4
           4.2     Interest on Late Payments....................................       4
           4.3     Additional Rent..............................................       4
V. IMPOSITIONS..................................................................       4
           5.1     Payment by Tenant............................................       5
           5.2     Alternative Taxes............................................       5
           5.3     Other Taxes..................................................       5
VI. RISK ALLOCATION AND INSURANCE...............................................       5
           6.1     Allocation of Risks..........................................       5
           6.2     Tenant's Insurance...........................................       6
           6.3     Landlord's Insurance.........................................       8
           6.4     Form of Insurance............................................       9
           6.5     Insurance Premiums...........................................       9
           6.6     Fire Protection..............................................       9
           6.7     Waiver of Subrogation........................................      10
           6.8     Disclaimer of Liability......................................      10
VII. DAMAGE OR DESTRUCTION......................................................      10
           7.1     Landlord's Obligation to Rebuild.............................      10
VIII. CONDEMNATION..............................................................      11
           8.1     Taking of Whole..............................................      11
           8.2     Partial Taking...............................................      11
           8.3     Temporary Taking.............................................      11
IX. MAINTENANCE AND ALTERATIONS.................................................      11
           9.1     Landlord's Maintenance................................... ...      11
           9.2     Tenant's Maintenance.........................................      12
           9.3     Alterations..................................................      12
X. ASSIGNMENT AND SUBLETTING....................................................      14
           10.1    Consent Required.............................................      14
           10.2    Voting Control of Tenant.....................................      15
           10.3    Other Transfer of Lease......................................      15
XI. LIENS AND ENCUMBRANCES......................................................      15
           11.1    Encumbering Title............................................      15
XII. UTILITIES..................................................................      17
           12.1    Utilities....................................................      17
XIII. INDEMNITY.................................................................      17
           13.1    Indemnity....................................................      17
XIV. RIGHTS RESERVED TO LANDLORD................................................      18
           14.1    Rights Reserved to Landlord..................................      18
           14.2    Maintenance Costs............................................      19
</TABLE>

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<TABLE>
<S>                                                                                  <C>
XV. QUIET ENJOYMENT.............................................................     20
           15.1    Quiet Enjoyment..............................................     20
XVI. SUBORDINATION OR SUPERIORITY................................ ..............     20
           16.1    Subordination or Superiority.................................     20
XVII. SURRENDER.................................................................     21
           17.1    Surrender....................................................     21
           17.2    Removal of Tenant's Property.................................     21
           17.3    Holding Over.................................................     21
XVIII. ENVIRONMENTAL CONDITIONS.................................................     22
           18.1    "Environmental Condition" Defined............................     22
           18.2    Compliance by Tenant.........................................     22
           18.3    Environmental Indemnity......................................     22
           18.4    Testing and Remedial Work....................................     23
XIX. REMEDIES...................................................................     23
           19.1    Defaults.....................................................     23
           19.2    Remedies.....................................................     24
           19.3    Remedies Cumulative..........................................     25
           19.4    No Waiver....................................................     26
           19.5    Default Under Other Leases...................................     26
XX. SECURITY DEPOSIT ...........................................................     26
           20.1    Security Deposit.............................................     26
XXI. MISCELLANEOUS..............................................................     27
           21.1    Tenant's Statement...........................................     27
           21.2    Estoppel Certificates........................................     27
           21.3    Landlord's Right to Cure.....................................     27
           21.4    Amendments Must Be in Writing................................     27
           21.5    Notices......................................................     27
           21.6    Short Form Lease.............................................     28
           21.7    Time of Essence..............................................     28
           21.8    Relationship of Parties......................................     28
           21.9    Captions.....................................................     28
           21.10   Severability.................................................     28
           21.11   Law Applicable................................... ...........     28
           21.12   Covenants Binding on Successors..............................     28
           21.13   Brokerage....................................................     28
           21.14   Landlord Means Owner.........................................     28
           21.15   Lender's Requirements........................................     29
           21.16   Signs........................................................     29
           21.17   Parking Areas................................................     29
           21.18   Force Majeure................................................     29
           21.19   Landlord's Expenses..........................................     29
           21.20   Execution of Lease by Landlord...............................     30
           21.21   Tenant's Authorization.......................................     30
           21.22   Exculpatory Clause...........................................     30
           21.23   Landlord's Lien..............................................     30
           21.24   Airport Access...............................................     30
           21.25   Interest on Past Due Obligations.............................     31
</TABLE>

Exhibit A - Legal Description
Exhibit B - Site Plan
Exhibit C - Footprint of Premises
Exhibit D - Landlord's Work
Exhibit E - Subordination, Non-Disturbance and Attornment Agreement

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                         INDUSTRIAL SPACE LEASE -- NET

THIS LEASE is made this 18th day of May, 2000, by and between 4300 East Fifth
Avenue LLC, an Ohio limited liability company (hereinafter sometimes referred to
as "Landlord"), with offices at 1798 Frebis Avenue, Columbus, Ohio 43206-0410,
and Value City Department Stores, Inc. (hereinafter sometimes referred to as
"Tenant"), with offices at 3241 Westerville Road, Columbus, Ohio 43224, who
hereby mutually covenant and agree as follows:

             I. GRANT, TERM, DEFINITIONS AND BASIC LEASE PROVISIONS

      1.1 GRANT. Landlord, for and in consideration of the rents herein reserved
and of the covenants and agreements herein contained on the part of Tenant to be
performed, hereby leases to Tenant, and Tenant hereby lets from Landlord,
premises consisting of approximately 305,087 square feet of area in Building No.
3 of the Columbus International Aircenter, which premises are commonly known as
4320-30 East Fifth Avenue, Columbus, Ohio 43219. The Columbus International
Aircenter comprises approximately 170.497 acres, more or less, of real property
in Franklin County, Ohio, which real property is legally described on Exhibit A,
'attached hereto and made a part hereof (hereinafter sometimes referred to as
the "Real Estate"). The premises are outlined on the site plan attached hereto
as Exhibit B and made a part hereof (the "Site Plan"). Said premises, together
with all improvements now located or to be located on said premises during the
term of this Lease, shall collectively be referred to herein as the "Leased
Premises". A footprint of the Leased Premises is delineated on Exhibit C,
attached hereto and made a part hereof.

      Tenant shall also have the non-exclusive right to use all common areas of
the Real Estate, as the same may be modified, altered and reduced from time to
time during the term hereof. Tenant acknowledges that Landlord may promulgate
reasonable rules and regulations in connection with the use of all such common
areas, and Tenant's use thereof shall not unreasonably interfere with the use of
said common areas by Landlord or other tenants, occupants or users of the Real
Estate, as well as their respective customers, employees, agents, licensees,
contractors, subcontractors and invitees (hereinafter collectively the
"Permitted Parties"), nor shall Tenant's use interfere with the environmental
remediation program of the United States of America, as hereinafter set forth.
Tenant acknowledges that this Lease is subject to the terms and conditions of
the Declaration of Restrictions and Easements, dated October 17, 1997, and
recorded as Instrument No. 199710170122036, Recorder's Office, Franklin County,
Ohio and Tenant agrees to comply with all provisions thereof.

      Tenant acknowledges that it shall have no right of access to Port Columbus
International Airport by virtue of this Lease. Any such access shall be pursuant
to the terms of a separate agreement between Tenant and the Columbus Airport
Authority. In the event Tenant enters into such an agreement with the Columbus
Airport Authority, Tenant agrees to abide by all of the terms and conditions
thereof, and Tenant shall indemnify Landlord in the event of any liability to
Landlord on account of Tenant's non-compliance therewith.

      1.2 TERM. The term of this Lease shall commence on September 1, 2000
(hereinafter sometimes referred to as "Commencement Date") and shall end on
August 31, 2010, unless sooner terminated as herein set forth.

      1.3 TENANT'S PRO RATA SHARE. As used in this Lease, "Tenant's Pro Rata
Share" shall initially be 10.2 percent (10.2%). Tenant's Pro Rata Share shall be
based upon a fraction, the numerator of which is the number of square feet in
the Leased Premises, and the denominator of which is the number of leasable
square feet of ground floor area of improved building space on the Real Estate,
which is approximately three million (3,000,000) square feet as of the date
hereof, as the same

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shall be adjusted, from time to time, during the Term hereof to reflect the then
existing number of leasable square feet on the Real Estate.

      1.4 AGENT. As used in this Lease, the term "Agent" shall mean the agent of
Landlord. Until otherwise designated by notice in writing from Landlord, Agent
shall be Schottenstein Management Company, 1800 Moler Road, Columbus, Ohio
43207, Attn: Vice President, Real Estate. Tenant may rely upon any consent or
approval given in writing by Agent or upon notice from Agent or from the
attorneys for Agent or Landlord.

      1.5 BASIC LEASE PROVISIONS. These basic lease provisions are intended for
convenience only, and any conflict between these provisions and the body of the
Lease shall be resolved in favor of the body of the Lease.

      (a)   Purpose (See Section 3.1): The Leased Premises shall be used as
            general warehousing, and for no other purpose whatsoever without the
            prior written consent of Landlord.

      (b)   Annual Rent (See Section 4.1):

<TABLE>
<CAPTION>
                                                 Monthly
 Period:              Annual Rent:            Installments:
<S>                   <C>                     <C>
Years 1-5             $ 762,717.50            $   63,559.79
Years 6-10            $ 915,261.00            $   76,271.75
</TABLE>

      (c)   Payee (See Section 4.1): 4300 East Fifth Avenue LLC.

      (d)   Payee's Address (See Sections 4.1 and 4.2): 1798 Frebis Avenue,
            Columbus, Ohio 43206.

      (e)   Form of Insurance (See Article VI): The insurance specified in
            Section 6.1 shall comply with the provisions of Section 6.2. Initial
            Tenant's Monthly Pro Rata Share of Insurance Premiums (See Sections
            4.3 and 6.5): $2,542.39.

      (f)   Initial Monitoring Service Charge (See Sections 4.3 and 6.6): $n/a
            per month.

      (g)   Water and Sewerage Charge (See Sections 4.3 and 12.1): $n/a per
            month.

      (h)   Initial Tenant's Pro Rata Share of Monthly Impositions (See Sections
            4.3 and 5.1): $6,355.98.

      (i)   Initial Tenant's Pro Rata Share of Monthly Maintenance Costs (See
            Sections 4.3, 9.1 and 14.2): $12,711.96.

      (j)   Security Deposit (See Section 20.1): None

      (k)   Tenant's Address (for notices) (See Section 21.5): 3241 Westerville
            Road, Columbus, Ohio 43224

      (l)   Landlord's Address (for notices) (See Section 21.5): 1800 Moler
            Road, Columbus, Ohio 43207, Attn: Law Department; and to 1798 Frebis
            Avenue, Columbus, Ohio 43206.

      (m)   Broker(s) (See Section 21.13): n/a

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      (n)   Guarantor's Name and Address (See Separate Guaranty): n/a

      (o)   Rider: List any Riders that are attached: None

                                 II. POSSESSION

      2.1 POSSESSION. Except as otherwise expressly provided herein (or by
written instrument signed by Landlord or Agent), Landlord shall deliver
possession of the Leased Premises to Tenant on or before the Commencement Date
in their condition as of the execution and delivery hereof, reasonable wear and
tear and damage by casualty excepted, and with all work set forth on Exhibit D,
attached hereto and made a part hereof, to be performed by Landlord
substantially complete. If Landlord gives possession prior to the Commencement
Date, such occupancy shall be subject to all the terms and conditions of this
Lease. If Landlord shall be unable to deliver possession of the Leased Premises
on the Commencement Date by reason of the fact that work required to be done by
Landlord hereunder, if any, has not been substantially completed or for any
other cause beyond the control of Landlord, including delays caused by Tenant,
Landlord shall not be subject to any liability for the failure to give
possession on said date, nor shall the validity of this Lease or the obligations
of Tenant hereunder be in any way affected, except as expressly provided in the
next sentence. Under such circumstances, unless the delay is the fault of
Tenant, annual rent and other charges hereunder shall not commence until the
date possession of the Leased Premises is given to Tenant. If such delay is the
fault of Tenant, annual rent and other charges shall commence on the date
Landlord would have otherwise delivered the Leased Premises to Tenant but for
such delay caused by Tenant.

      Tenant acknowledges that Landlord intends to install a fire suppression
system to meet the National Fire Protection Association Pamphlet No. 409
standards for a Class II aircraft hangar. Any upgrade to a Class I aircraft
hangar, or usage of a Class II hangar as a Class I hangar facility, shall be at
the sole cost and expense of the Tenant.

                                  III. PURPOSE

      3.1 PURPOSE. The Leased Premises shall be used and occupied only for the
Purpose set forth in Section 1.5(a) hereof, except that no such use shall (a)
violate any certificate of occupancy or law, ordinance or other governmental
regulation in effect from time to time affecting the Leased Premises or the use
thereof, including all recorded instruments of record, (b) cause injury to the
improvements, (c) cause the value or usefulness of the Real Estate or any part
thereof to diminish, (d) constitute a public or private nuisance or waste, (e)
authorize Tenant to use, treat, store or dispose of hazardous or toxic materials
on the Real Estate, or (f) render the insurance on the Leased Premises void or
the insurance risk more hazardous, provided, however, that if Tenant's use of
the Leased Premises does make the insurance risk more hazardous then, without
prejudice to any other remedy of Landlord for such breach, Tenant shall pay to
Landlord, on demand, the amount by which Landlord's insurance premiums are
increased as a result of such use, which payment shall be in addition to the
payment by Tenant for premiums as provided in Section 6.3 hereof. Tenant shall
not use or occupy the Leased Premises contrary to any statute, rule, order,
ordinance, requirement or regulation applicable thereto.

      3.2 USE OF REAL ESTATE. Tenant acknowledges that the Real Estate is
adjacent to the Columbus International Airport (the "Airport") and the Real
Estate may be used for storage, repair, loading and unloading of airplanes and
other services associated with the Airport and airplanes. Tenant's operations at
the Real Estate and the Airport, including the hiring of employees or
contractors, shall be in full compliance with all security, safety and other
regulations of the Federal Aviation Administration, United States State
Department or other applicable governmental or quasi-

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governmental authorities having jurisdiction over the Real Estate and/or the
Airport. Tenant further acknowledges that these uses generate substantial noise
and other emissions and covenants that Tenant will not interfere with these uses
of the Real Estate. Tenant consents to the above uses of the Real Estate and
agrees that such use shall not interfere with its use of the Leased Premises nor
shall Tenant permit any use of the Leased Premises which shall be inconsistent
with the use of the Real Estate and the adjacent Airport. Tenant acknowledges
and consents to any expansion of the Airport, including without limitation one
which includes a major runway, or a portion thereof, between the current Airport
runways and the Leased Premises.

      3.3 RESTRICTIONS ON USE OF PREMISES. Tenant may not conduct any refueling
of aircraft or run-ups for testing of aircraft in connection with or after
maintenance thereof in the Premises; such activities shall only take place on
the Ramp Area.

                                    IV. RENT

      4.1 ANNUAL RENT. Beginning with the Commencement Date or earlier occupancy
of the Premises, Tenant shall pay, without demand, annual rent as set forth in
Section 1.5(b) hereof payable monthly in advance in installments as set forth in
said Section. Rent shall be paid to or upon the order of Payee at the Payee's
Address. Landlord shall have the right to change the Payee or the Payee's
Address by giving written notice thereof to Tenant. If Tenant occupies the
Leased Premises for the purpose of conducting business therein prior to the
Commencement Date, Tenant shall pay annual rent and other charges hereunder on a
pro rata basis from the date of occupancy to the Commencement Date. All payments
of rent shall be made without any deduction, set off, discount or abatement
whatsoever, in lawful money of the United States.

      4.2 INTEREST ON LATE PAYMENTS. Each and every installment of rent and each
and every payment of other charges hereunder which shall not be paid when due
shall bear interest at the highest rate then payable by Tenant in the state in
which the Leased Premises are located or, in the absence of such a maximum rate,
at a rate per annum equal to four percent (4%) in excess of the announced prime
rate of interest of National City Bank, Columbus, in effect on the due date of
such installment(s), from the date when the same is payable under the terms of
this Lease until the same shall be paid; provided that payment of such interest
shall not excuse default in the payment of rent or other sums due hereunder.

      4.3 ADDITIONAL RENT. Tenant shall also pay to Landlord as additional rent
the sum of Tenant's Pro Rata Share of Impositions (defined in Section 5.1),
Monitoring Service Charge (defined in Section 6.6), Landlord's insurance
(pursuant to Article 6), Water and Sewerage Charge (pursuant to Section 12.1
(a)), Common Area Utility Charges (pursuant to Section 12.1(b), below), and
Landlord's Maintenance Costs (defined in Section 14.2). The amounts payable
pursuant to the preceding sentence shall be paid to Landlord each month on the
dates and at the place specified for the payment of annual rent, unless Landlord
notifies Tenant in writing of a different address therefor.

                                 V. IMPOSITIONS

      5.1 PAYMENT BY TENANT. Tenant shall pay to Landlord as additional rent for
the Leased Premises Tenant's Pro Rata Share of all taxes and assessments,
general and special, water rates and all other impositions, ordinary and
extraordinary, of every kind and nature whatsoever, which may be levied,
assessed, charged or imposed during the term of the Lease upon the Real Estate
or any part thereof or upon any improvements at any time situated thereon,
including, without limitation, any assessment by any association of owners of
property in the complex of which the Real

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Estate is a part ("Impositions"), provided, however, that Tenant's Pro Rata
Share of such Impositions shall be prorated between Landlord and Tenant as of
the Commencement Date for the first year of the Lease term, and as of the
expiration date of the Lease term for the last year of the Lease term (on the
basis of Landlord's reasonable estimate thereof). Impositions shall also include
fees and costs incurred by Landlord during the Lease term for the purpose of
contesting or protesting tax assessments or rates. Landlord may take the benefit
of the provisions of any statute or ordinance permitting any assessment to be
paid over a period of years, in which event Tenant shall be obligated to pay its
Pro Rata Share of only those installments applicable to the term of this Lease
and any extensions thereof. Tenant's Pro Rata Share of such Impositions shall be
paid by Tenant to Landlord within ten (10) days after Landlord bills Tenant
therefor or, at Landlord's election, in monthly installments in amounts
estimated by Landlord. Tenant's proportionate share of all Impositions shall be
computed by Landlord within ninety (90) days after the end of each accounting
year (which Landlord may change from time to time). Landlord shall furnish to
Tenant a statement showing in reasonable detail the actual Impositions incurred
during such accounting year and Tenant's Pro Rata Share thereof. To the extent
Tenant's Pro Rata Share of such costs is greater than the sums paid by Tenant
for such year, the difference shall be billed to and paid by Tenant within
thirty (30) days after Tenant's receipt of said bill. Any shortfall shall be
credited against future installments of rent. Tenant's estimated monthly
Impositions thereafter may be adjusted by written notice from Landlord.

      5.2 ALTERNATIVE TAXES. If at any time during the term of this Lease the
method of taxation prevailing at the commencement of the term hereof shall be
altered so that any new tax, assessment, levy, imposition, or charge, or any
part thereof, shall be measured by or be based in whole or in part upon the
Lease, or the Leased Premises, or the Real Estate, or the rent, additional rent
or other income therefrom and shall be imposed upon Landlord, then all such
taxes, assessments, levies, impositions or charges, or the part thereof, to the
extent that they are so measured or based, shall be deemed to be included within
the term "Impositions" for the purpose hereof, to the extent that such
Impositions would be payable if the Real Estate were the only property of
Landlord subject to such Impositions, and Tenant shall pay its Pro Rata Share of
Impositions as so defined. There shall be excluded from Impositions all federal
income taxes, state and local net income taxes, federal excess profit taxes,
franchise, capital stock and federal or state estate or inheritance taxes of
Landlord.

      5.3 OTHER TAXES. Tenant further covenants and agrees to pay promptly when
due all taxes assessed against Tenant's fixtures, furnishings, equipment and
stock-in trade placed in or on the Leased Premises during the term of this
Lease.

                        VI. RISK ALLOCATION AND INSURANCE

      6.1 ALLOCATION OF RISKS. The parties desire, to the extent permitted by
law, to allocate certain risks of personal injury, bodily injury or property
damage, and risks of loss of real or personal property by reason of fire,
explosion or other casualty, and to provide for the responsibility for insuring
those risks. It is the intent of the parties that, to the extent any event is
required by the terms hereof to be covered by insurance, any loss, cost, damage
or expense, including, without limitation, the expense of defense against claims
or suits, be covered by insurance, without regard to the fault of Tenant, its
officers, employees or agents ("Tenant Protected Parties"), and without regard
to the fault of Landlord, Agent, their respective members, officers, directors,
employees and agents ("Landlord Protected Parties"). As between Landlord
Protected Parties and Tenant Protected Parties, such risks are allocated as
follows:

      (a)   Tenant shall bear the risk of bodily injury, personal injury or
            death, or damage to property, or to third persons, occasioned by
            events occurring

                                        5
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            within, on or about the Leased Premises, regardless of the party at
            fault, if any. Said risks shall be insured as provided in Section
            6.2(a).

      (b)   Landlord shall bear the risk of bodily injury, personal injury, or
            death or damage to property, or to third persons, occasioned by
            events occurring on or about the Real Estate (other than premises
            leased to tenants), provided such event is occasioned by the
            wrongful act or omission of any of Landlord Protected Parties. Said
            risk shall be insured against as provided in Section 6.3(a).

      (c)   Tenant shall bear the risk of bodily injury, personal injury, or
            death or damage to property, or to third persons, occasioned by any
            event occurring on or about the Real Estate, including the Ramp Area
            as designated on the Site Plan (but excluding premises leased to
            other tenants), provided such event is occasioned by the wrongful
            act or omission of any of Tenant Protected Parties. Said risk shall
            be insured against as provided in Section 6.2(a).

      (d)   Tenant shall bear the risk of damage to contents, trade fixtures,
            machinery, equipment, furniture, furnishings and property of Tenant
            and Tenant's Protected Parties in the Leased Premises arising out of
            loss by all events.

      (e)   Landlord shall bear the risk of damage to the building on the Real
            Estate arising out of loss by events required to be insured against
            pursuant to Section 6.3(b).

Notwithstanding the foregoing, provided the party required to carry insurance
under Section 6.2(a) or Section 6.3(a) hereof does not default in its obligation
to do so, if and to the extent that any loss occasioned by any event of the type
described in Section 6.1(a) or Section 6.1(b) exceeds the coverage or amount of
insurance actually carried, or results from an event not required to be insured
against and not actually insured against, each party shall pay the amount not
actually covered under their respective policies.

      6.2 TENANT'S INSURANCE. Tenant shall procure and maintain policies of
insurance, at its own cost and expense, insuring:

      (a)   The Landlord Protected Parties as "named additional insureds", and
            Landlord's mortgagee, if any, of which Tenant is given written
            notice, and Tenant Protected Parties, from all claims, demands or
            actions made by or on behalf of any person or persons, firm,
            corporation or entity and arising from, related to or connected with
            the Leased Premises, Tenant's use thereof or operations therein, or
            on the common areas of the Real Estate (including, but not limited
            to, use of the Ramp Area, any loading or unloading of aircraft,
            vehicles or other vessels, and the repairing, testing, moving,
            towing or servicing thereof) for bodily injury to or personal injury
            to or death of any person, or more than one (1) person, or for
            damage to property in an amount of not less than $3,000,000.00
            combined single limit per occurrence/aggregate. Said insurance shall
            be written on an "occurrence" basis and not on a "claims made"
            basis, and such liability policies shall include products and
            completed operations liability insurance. If at any time during the
            term of this Lease, Tenant owns or rents more than one location, the
            policy shall contain an endorsement to the effect that the aggregate
            limit in the policy shall apply separately to each location owned or
            rented by Tenant. Landlord shall have the right, exercisable by
            giving written notice thereof to Tenant, to require Tenant to
            increase such limit if, in Landlord's reasonable judgment, the
            amount

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            thereof is insufficient to protect the Landlord Protected Parties
            and Tenant Protected Parties from judgments which might result from
            such claims, demands or actions. If Tenant is unable, despite
            reasonable efforts in good faith, to cause its liability insurer to
            insure the Landlord Protected Parties as "named additional
            insureds", Tenant shall nevertheless cause the Landlord Protected
            Parties to be insured as "additional insureds" and in such event,
            Tenant will protect, indemnify and save harmless the Landlord
            Protected Parties from and against any and all liabilities,
            obligations, claims, damages, penalties, causes of action, costs and
            expenses (including without limitation reasonable attorney's fees
            and expenses) imposed upon or incurred by or asserted against the
            Landlord Protected Parties, or any of them, by reason of any bodily
            injury to or personal injury to or death of any person or more than
            one person or for damage to property, occurring on or about the
            Leased Premises, caused by any party including, without limitation,
            any Landlord Protected Party, to the extent of the amount of the
            insurance required to be carried under this Section 6.2(a) or such
            greater amount of insurance as is actually carried. Tenant shall
            cause its liability insurance to include contractual liability
            coverage fully covering the indemnity set forth above and in Section
            13.1 below.

      (b)   All contents and Tenant's trade fixtures, machinery, equipment,
            furniture and furnishings in the Leased Premises to the extent of at
            least ninety percent (90%) of their replacement cost under Standard
            Fire and Extended Coverage Policy and all other risks of direct
            physical loss as insured against under Special Form ("all risk"
            coverage). Said insurance shall contain an endorsement waiving the
            insurer's right of subrogation against any Landlord Protected Party.

      (c)   Tenant Protected Parties from all worker's compensation claims,
            including employers liability with minimum limits of $500,000.00 per
            occurrence.

      (d)   Landlord and Tenant against breakage of all plate glass utilized in
            the improvements on the Leased Premises.

      (e)   'Hangarkeeper Liability Policy' which will pay those sums Tenant
            becomes legally obligated to pay because of direct loss or damage,
            including the loss of use to an aircraft or part of an aircraft,
            which is someone else's property and which is in the care, custody
            or control of the named insured, as bailee, for storage, repair,
            servicing or safekeeping, while the aircraft is situated at the Real
            Estate. The policy shall be endorsed to: (i) delete any clause(s)
            which require the aircraft to be under Tenant's (Insured's) physical
            control for the purposes of service or repair; (ii) name Landlord
            and Landlord's Protected Parties as named additional insureds; and
            (iii) be endorsed to reflect waiver of subrogation against Landlord
            as required below.

      (f)   Tenant agrees to maintain, at its own expense, for the benefit of
            itself, Tenant's Protected Parties and Landlord's Protected Parties,
            excess and/or umbrella liability insurance of such types and with
            limits not less than Fifty Million Dollars ($50,000,000.00) as may
            be approved by Landlord, insuring against liability for damage or
            loss to aircraft or other property, and against liability for person
            injury or death, arising from acts or omissions of Tenant, its
            agents, employees or invitees. Said excess and/or umbrella policies
            shall include all liability policies in Section 6.2(a), employer's
            liability in Section 6.2(c) and hangar liability in Section 6.2(e)
            as underlying policies.

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<PAGE>

      (g)   Automobile liability naming Landlord as additional insured with
            minimum of $1,000,000 limits for property damage, death or bodily
            injury. This policy shall be for the benefit of Tenant and Landlord
            for any claims, demands or actions made by or on behalf of any
            person or persons, firm, corporation, or entity arising from the
            control, operation or use of any vehicle by Tenant or Tenant's
            agents, contractors, employees, etc. (NOTE: maybe use Landlord
            Protected Parties) on or about the Real Estate. The automobile
            policy shall be listed as an underlying policy on the umbrella
            policy referred to in Section 6.2(f).

      6.3 LANDLORD'S INSURANCE. Landlord shall procure and maintain policies of
insurance insuring:

      (a)   (i)   Commercial general liability (including products and completed
                  operations) or other policy forms which would provide similar
                  coverages on behalf of Landlord and Landlord's Protected
                  Parties for those claims of bodily injury or property damage
                  arising from the Real Estate and the operations of the
                  Landlord and Landlord's Protected Parties. Said liability
                  insurance policy shall be written on an "occurrence" basis
                  with a combined single' limit of One Million Dollars
                  ($1,000,000.00) per occurrence and not less than Two Million
                  Dollars ($2,000,000.00) policy aggregate limit, and One
                  Million Dollars ($1,000,000.00) limit for products and
                  completed operations.

            (ii)  Umbrella liability insurance providing a minimum of Fifty
                  Million Dollars ($50,000,000.00) limit naming the commercial
                  general liability policy (Section 6.3(a)(i)) as an underlying
                  policy.

      (b)   The building containing the Leased Premises against loss or damage
            by fire, lightning, wind storm, hail storm, aircraft, vehicles,
            smoke, explosion, riot or civil commotion as provided by the
            Standard Fire and Extended Coverage Policy and all other risks of
            direct physical loss as insured against under Special Form ("all
            risk" coverage). The insurance coverage shall be for an agreed
            amount between Landlord and the insurance carrier, with sufficient
            limits to replace the Leased Premises of similar utility purpose. .
            Landlord shall be named as the insured and all proceeds of insurance
            shall be payable to Landlord. Said insurance shall contain an
            endorsement waiving the insurer's right of subrogation against any
            Tenant Protected Parties.

      (c)   Landlord's business income, protecting Landlord from loss of rents
            and other charges during the period while the Leased Premises are
            untenantable due to fire or other casualty (for the period
            reasonably determined by Landlord).

      (d)   Flood or earthquake insurance whenever, in the reasonable judgment
            of Landlord, such protection is necessary and it is available at
            commercially reasonable cost.

      6.4 FORM OF INSURANCE. All of the aforesaid insurance shall be in
responsible companies licensed to do business in the State of Ohio. Landlord
shall have the right to self-insure and use high deductibles or self-insured
retention levels to help control the cost of insurance premiums. The cost of
deductible and retained losses shall be part of the additional rent charges
hereunder. As to Tenant's insurance, the insurer and the form, substance and
amount (where not stated above) shall be satisfactory from time to time to
Landlord and any mortgagee of Landlord, and shall unconditionally provide that
it is not subject to cancellation or non-renewal except after at least thirty

                                        8
<PAGE>

(30) days prior written notice to Landlord and any mortgagee of Landlord.
Originals of Tenant's insurance policies (or certificates thereof satisfactory
to Landlord), together with satisfactory evidence of payment of the premiums
thereon, shall be deposited with Landlord at the Commencement Date and renewals
thereof not less than thirty (30) days prior to the end of the term of such
coverage. Landlord shall have the right, from time to time, to increase the
occurrence limits and/or policy limits of Landlord and/or Tenant hereunder, as
Landlord may reasonably determine.

      6.5 INSURANCE PREMIUMS. Tenant shall pay to Landlord, as additional rent
for the Leased Premises, Tenant's Pro Rata Share of any premiums for all
property, boiler and machinery, crime insurance, business income and liability
insurance (with all endorsements) paid annually by Landlord with respect to the
Real Estate. Tenant shall be obligated to pay its Pro Rata Share of only those
annual premiums which relate to insurance coverage during the term of this
Lease. Tenant's Pro Rata Share of such premiums shall be paid by Tenant to
Landlord within ten (10) days after Landlord bills Tenant therefor, or at
Landlord's election, in monthly installments in amounts estimated by Landlord.
Tenant's proportionate share of all insurance costs shall be computed by
Landlord within ninety (90) days after the end of each accounting year (which
Landlord may change from time to time). Landlord shall furnish to Tenant a
statement showing in reasonable detail the actual insurance costs incurred
during such accounting year and Tenant's Pro Rata Share thereof. To the extent
Tenant's Pro Rata Share of such costs is greater than the sums paid by Tenant
for such year, the difference shall be billed to and paid by Tenant within
thirty (30) days after Tenant's receipt of said bill. Any shortfall shall be
credited against future installments of rent. Tenant's estimated monthly
insurance costs thereafter may be adjusted by written notice from Landlord.

      6.6 FIRE PROTECTION. Tenant shall conform with all applicable fire codes
of any governmental authority, and with the rules and regulations of Landlord's
fire underwriters and their fire protection engineers, including, without
limitation, the installation and maintenance of adequate fire extinguishers,
sprinkler systems, alarms and/or special hazards fire protection. If a dollar
amount is inserted in Section 1.5(f) as a Monitoring Service Charge, then
Landlord is providing a sprinkler monitoring system with a direct connection to
the local fire department or monitoring service and, except as may be limited by
Section 4.3 of this Lease, Tenant shall pay to Landlord, as additional rent
hereunder, the Monitoring Service Charge monthly to reimburse Landlord for the
cost of the operation and maintenance thereof. The amount of the Monitoring
Service Charge shall be increased when and if Landlord's cost of such service
increases. In the event that the Leased Premises are served by a sprinkler
system, but are not served by a sprinkler monitoring system with direct
connection to the local fire department or a monitoring service, then Tenant
shall, at its sole cost and expense, install such a monitoring system which is
acceptable to Landlord's insurance fire underwriters and fire protection
engineers, cause it to be connected to the local fire department or to a
qualified monitoring service approved by Landlord and maintain the same in
effect at all times during the entire Lease term at Tenant's sole cost and
expense. In the event of impairment of the sprinkler system, the party
discovering such impairment shall immediately notify the other party hereto.
During the period of any such impairment or shutdown of the fire protection
system(s), Tenant shall cease hazardous-type operations which the fire
protection systems were design to protect.

      6.7 WAIVER OF SUBROGATION. Landlord and Tenant, and all parties claiming
under each of them, mutually release and discharge each other from all claims
and liabilities arising from or caused by any casualty or hazard covered or
required hereunder to be covered in whole or in part by insurance coverage
required to be maintained by the terms of this Lease on the Leased Premises or
in connection with the Real Estate or activities conducted thereon or therewith,
and waive any right of subrogation which might otherwise exist in or accrue to
any person on account thereof, including all other tenants of the Building. All
policies of insurance required to be

                                        9
<PAGE>

maintained by the parties hereunder shall contain waiver of subrogation
provisions in accordance with the foregoing so long as the same are available.

      6.8 DISCLAIMER OF LIABILITY. Tenant hereby disclaims, and releases
Landlord and Landlord's Protected Parties from any and all liability, whether in
contract or tort (including strict liability and negligence), for any loss,
damage, or injury of any nature whatsoever sustained by Tenant and Tenant's
Protected Parties, during the term of this Lease, including but not limited to
loss, damage or injury to the aircraft (hangared or to be hangared) or other
property of Tenant that may be located or stored in the hangar space. The
parties hereby agree that under no circumstances shall Landlord be liable for
indirect, consequential, special, or exemplary damages, whether in contract or
tort (including strict liability and negligence), such as, but not limited to,
loss of revenue or anticipated profits or other damage related to the leasing of
the Premises under this Lease. Tenant shall also hold Landlord and Landlord's
Protected Parties harmless from and against any and all liability, fines, or
other charges incurred as a result of alleged violations of airport security
regulations (FAR parts 107 and 139) by Tenant and Tenant's Protected Parties.

                           VII. DAMAGE OR DESTRUCTION

      7.1 LANDLORD'S OBLIGATION TO REBUILD. In the event the Leased Premises are
damaged by fire, explosion or other casualty, Landlord shall commence the
repair, restoration or rebuilding thereof within sixty (60) days after such
damage and shall complete such restoration, repair or rebuilding within one
hundred fifty (150) days after the commencement thereof, provided that if
construction is delayed because of changes, deletions, or additions in
construction requested by Tenant, strikes, lockouts, casualties, acts of God,
war, material or labor shortages, governmental regulation or control or other
causes beyond the control of Landlord, the period for restoration, repair or
rebuilding shall be extended for the amount of time Landlord is so delayed. If
the casualty or the repair, restoration or rebuilding caused thereby shall
render the Leased Premises untenantable, in whole or in part, rent shall be
equitably abated during the period of untenantability and Tenant shall have no
liability for the abated rent; provided, however, that Tenant shall on a monthly
basis, advance to Landlord the sum equal to the full monthly payment of rent and
other charges otherwise due hereunder, and such advances shall be repaid by
Landlord to Tenant solely from the proceeds, if any, of Landlord's business
income insurance on the Leased Premises collected and retained by Landlord for
the period of such untenantability. If such a fire, explosion or other casualty
damages the building in which the Leased Premises are located, in a material or
substantial way, Landlord may, in lieu of repairing, restoring or rebuilding the
same, terminate this Lease within sixty (60) days after the occurrence of the
event causing the damage by notice to Tenant. In such event, the obligation of
Tenant to pay rent and other charges hereunder shall end as of the date when the
damage occurred.

                               VIII. CONDEMNATION

      8.1 TAKING OF WHOLE. If the whole of the Leased Premises shall be taken or
condemned for a public or quasi-public use or purpose by a competent authority,
or if such a portion of the Leased Premises shall be so taken that as a result
thereof the balance cannot be used for the same purpose and with substantially
the same utility to Tenant as immediately prior to such taking, then in either
of such events, the Lease term shall terminate upon delivery of possession to
the condemning authority, and any award, compensation or damages (hereinafter
sometimes called the "Award") shall be paid to and be the sole property of
Landlord whether the Award shall be made as compensation for diminution of the
value of the leasehold estate or the fee of the Real Estate or otherwise and
Tenant hereby assigns to Landlord all of Tenant's right, title and interest in
and to any and all of the Award. Tenant shall continue to pay rent and other
charges hereunder until the Lease term is terminated and any Impositions and

                                       10
<PAGE>

premiums prepaid by Tenant, or which accrue prior to the termination, shall be
adjusted between the parties.

      8.2 PARTIAL TAKING. If only a part of the Leased Premises shall be so
taken or condemned, but the Lease is not terminated pursuant to Section 8.1
hereof, Landlord shall repair and restore the Leased Premises and all
improvements thereon, to the extent reasonably practicable, provided that
Landlord shall not hereby be required to expend for repair and restoration any
sum in excess of the Award. Any portion of the Award which has not been expended
by Landlord for such repairing or restoration shall be retained by Landlord as
Landlord's sole property. The rent shall be equitably abated following delivery
of possession to the condemning body. If the portion of the building within
which the Leased Premises are located shall be so taken or condemned in a
material or substantial way, Landlord may terminate this Lease by giving written
notice thereof to Tenant within sixty (60) days after such taking. In such
event, the Award shall be paid to and be the sole property of Landlord.

      8.3 TEMPORARY TAKING. If the whole or a part of the Leased Premises shall
be taken or condemned for a public or quasi-public use or purpose by a competent
authority, but only on a temporary basis, then in such event this Lease shall
continue in full force and effect, without any abatement of rent whatsoever, but
the Award paid on account of such temporary taking shall be paid to Tenant in
full satisfaction of all claims of Tenant on account thereof.

                         IX. MAINTENANCE AND ALTERATIONS

      9.1   LANDLORD'S MAINTENANCE.

      (a)   Landlord shall perform all maintenance, repairs and replacements of
            the roof and the structural components of the Leased Premises,
            including any aircraft hangar doors (unless caused by Tenant's use
            of or alterations to the Leased Premises). Tenant shall pay to
            Landlord Tenant's Pro Rata Share of the costs and expenses incurred
            by Landlord in fulfilling its obligations under this Section 9.1
            pursuant to the reimbursement provisions set forth in Section 14.2
            below, except that, subject to Section 6.1(d) hereof, if the
            necessity for any such maintenance, repairs or replacements results
            from any act or omission or negligence of Tenant, its agents,
            employees, contractors, customers or invitees, Tenant shall pay to
            Landlord all of the costs and expenses incurred by Landlord in
            performing such work. Such payment shall be additional rent
            hereunder and shall be paid to Landlord within ten (10) days after
            Landlord bills Tenant therefor.

      (b)   Notwithstanding the provisions of Paragraph (a) above, Landlord
            shall not be obligated to repair the following: (i) the exterior or
            interior of any doors (other than aircraft hangar doors), windows
            and plate glass surrounding the Leased Premises; (ii) heating,
            ventilating or air-conditioning equipment in the Leased Premises;
            (iii) damage to Tenant's improvements or personal property caused by
            any casualty, burglary, break-in, vandalism, war or act of God; and
            (iv) damages caused to structure or building as a result of burglary
            or break-in. Landlord shall, in any event, have ten (10) days after
            notice from Tenant stating the need for repairs to commence such
            repairs, and Landlord shall thereafter proceed with due diligence to
            complete same. Tenant expressly hereby waives the provisions of any
            law permitting repairs by a tenant at Landlord's expense.

      9.2   TENANT'S MAINTENANCE.

                                       11
<PAGE>

      (a)   Except as provided in Section 9.1 hereof, Tenant shall keep and
            maintain the entire interior of the Leased Premises, specifically
            including, without limitation, all the heating, ventilating and air
            conditioning equipment, pipes and conduits below the floor and below
            the ground surface of the Leased Premises, in good condition and
            repair. As used herein, each and every obligation of Tenant to keep,
            maintain and repair shall include, without limitation, all ordinary
            and extraordinary structural and non-structural repairs and
            replacements on account of (i) Tenant's use of the Leased Premises,
            and (ii) any improvements made to the Leased Premises by Tenant. As
            to any repairs costing in excess of $10,000.00 and as to any
            replacements whatsoever, Tenant shall, in connection therewith,
            comply with the requirements of Section 9.3(b) hereof. Tenant shall
            keep the Leased Premises from falling out of repair or deteriorating
            and shall keep the same safe, secure and clean and in full
            compliance with all health and safety regulations in force. Nothing
            in Section 1.5(a) shall be deemed to limit Tenant's obligation under
            this Section 9.2(a). Tenant shall promptly remove any debris left by
            Tenant, its employees, agents, contractors or invitees in the
            parking area or other exterior areas of the Real Estate. Tenant
            agrees to cooperate with any other tenants on the Real Estate in
            connection with exterior maintenance and repairs' not performed by
            Landlord hereunder to the end that any exterior repairs and
            maintenance will be performed in a uniform manner acceptable to
            Landlord. In connection therewith, Tenant and such other tenants may
            agree among themselves as to the allocation of costs and
            responsibilities.

      (b)   Without limiting Tenant's obligations under Section 9.2(a) hereof,
            Tenant shall, at all times during the term of this Lease, have and
            keep in force a maintenance contract in form and with a contractor
            satisfactory to Landlord, providing for inspection at least once
            each calendar quarter of the heating, air conditioning and
            ventilating equipment (which inspection shall encompass the work
            described on Schedule I attached hereto and made a part hereof), and
            providing for necessary repairs thereto. Said contract shall provide
            that it will not be cancelable by either party thereto except upon
            thirty (30) days' prior written notice to Landlord.

      9.3   ALTERATIONS.

      (a)   Tenant shall make all additions, improvements and alterations on the
            Leased Premises, and on and to the appurtenances and equipment
            thereof, required by any governmental authority or which may be made
            necessary by the act or neglect of Tenant, its employees, agents or
            contractors, or any persons, firm or corporation claiming by,
            through or under Tenant. Except as provided in the immediately
            preceding sentence, Tenant shall not create any openings in the roof
            or exterior walls, or make any other exterior or structural
            alterations to the Leased Premises (hereinafter "Alterations")
            without Landlord's prior written consent, which consent Landlord
            may, in its discretion, withhold. Notwithstanding the foregoing, any
            alterations or improvements by Tenant which alter the location of
            partition walls, fire walls, ceilings or other fire protection shall
            require the prior written consent of the Landlord, which consent
            shall not be unreasonably withheld.

      (b)   As to any Alterations which Tenant is required hereunder to perform
            or to which Landlord consents, and as to all additions, improvements
            and alterations required by any governmental authority or which may
            be made necessary by the act or neglect of Tenant, and as to any
            repairs costing in excess of $10,000.00, and as to any replacements
            of the foregoing, or as to work performed pursuant to Article XVIII
            hereof, such work shall be

                                       12
<PAGE>

            performed with new materials, in a workman-like manner, strictly in
            accordance with plans and specifications therefor first approved in
            writing by Landlord and in accordance with all applicable laws and
            ordinances. Tenant shall, prior to the commencement of such work,
            deliver to Landlord copies of all required permits, and builders
            risk (or installation floater) insurance coverage to the extent of
            the cost of the Alterations. At Landlord's option (exercised by
            notice in writing from Landlord to Tenant given within ten (10) days
            after Landlord receives Tenant's plans and specifications), such
            work shall be performed by employees of or contractors employed by
            Landlord, at Tenant's expense. Tenant shall permit Landlord to
            monitor construction operations in connection with such work, and to
            restrict, as may reasonably be required, the passage of manpower and
            materials, and the conducting of construction activity in order to
            avoid unreasonable disruption, hazard or inconvenience to Landlord
            or other tenants of the Real Estate or to Permitted Parties or
            damage to the Real Estate or the Leased Premises. Tenant shall pay
            to Landlord, for Landlord's overhead in connection with performing
            or monitoring such work, a sum equal to ten percent (10%) of
            Tenant's costs for such work. Upon completion of any such work by or
            on behalf of Tenant, Tenant shall provide Landlord with such
            documents as Landlord may require (including, without limitation,
            sworn contractors' statements and supporting lien waivers)
            evidencing payment in full for such work, and "as built" working
            drawings. In the event Tenant performs any work not in compliance
            with the provisions of this Section 9.3(b), Tenant shall, upon
            written notice from Landlord, immediately remove such work and
            restore the Leased Premises to their condition immediately prior to
            the performance thereof. If Tenant fails so to remove such work and
            restore the Leased Premises as aforesaid, Landlord may, at its
            option, and in addition to all other rights or remedies of Landlord
            under this Lease, at law or in equity, enter the Leased Premises and
            perform said obligation of Tenant and Tenant shall reimburse
            Landlord for the cost to the Landlord thereof, immediately upon
            being billed therefor by Landlord. Such entry by Landlord shall not
            be deemed an eviction or disturbance of Tenant's use or possession
            of the Leased Premises nor render Landlord liable in any manner to
            Tenant.

      (c)   In no event shall Tenant be entitled to use the roof of the Leased
            Premises or any other roof on the Real Estate without the prior
            written consent of Landlord, which consent may be granted or
            withheld in Landlord's sole discretion. In the event Tenant obtains
            Landlord's consent to utilize the roof of the Leased Premises or any
            other roof of a building on the Real Estate, Tenant shall only use
            Landlord's roofing contractor for all purposes for which Landlord
            has consented.

      (d)   All improvements and Alterations made to the Leased Premises by
            Tenant shall, immediately upon attachment to the Leased Premises or
            installation thereof, be deemed the property of Landlord and Tenant
            shall have no further right or claim to the title thereof.

                          X. ASSIGNMENT AND SUBLETTING

      10.1  CONSENT REQUIRED.

      (a)   Tenant shall not, without Landlord's prior written consent, (i)
            assign, convey or mortgage this Lease or any interest therein; (ii)
            allow any transfer thereof or any lien upon Tenant's interest by
            operation of law; (iii) sublet the Leased Premises or any part
            thereof; (iv) amend a sublease previously consented to by the
            Landlord; or (v) permit the use or

                                       13
<PAGE>

            occupancy of the Leased Premises or any part thereof by anyone other
            than Tenant. If Tenant proposes to assign the Lease or enter into
            any sublease of the Leased Premises, Tenant shall deliver written
            notice thereof to Landlord, together with the proposed terms of such
            assignment or sublease agreement at least thirty (30) days prior to
            the effective date thereof. Any proposed assignment or sublease
            shall be expressly subject to the terms, conditions and covenants of
            this Lease. Any proposed assignment shall contain a written
            assumption by assignee of all of Tenant's obligations under this
            Lease. Any sublease shall (i) provide that the sublessee shall
            procure and maintain the insurance required of Tenant in accordance
            with the terms of Section 6.2(b) and Section 9.3(b) hereof, (ii)
            provide for a copy to Landlord of notice of default by either party,
            and (iii) otherwise be reasonably acceptable to Landlord.

      (b)   Landlord's consent to any assignment or subletting shall not
            unreasonably be withheld; in making its determination as to whether
            to consent to any proposed assignment or sublease, Landlord may
            consider, among other things, the creditworthiness and business
            reputation of the proposed assignee or subtenant, the compatibility
            of the proposed use of the Leased Premises with the general
            character of the Real Estate, and any other factors which Landlord
            may reasonably deem relevant. Tenant's remedy, in the event that
            Landlord shall unreasonably withhold its consent to an assignment or
            subletting, shall be limited to injunctive relief or declaratory
            judgment and in no event shall Landlord be liable for damages
            resulting therefrom. No consent by Landlord to any assignment or
            subletting shall be deemed to be a consent to any further assignment
            or subletting or to any sub-subletting.

      (c)   In the event that Tenant proposes to assign the Lease or enter into
            a sublease of all or substantially all of the Leased Premises,
            Landlord shall have the right, in lieu of consenting thereto, to
            terminate this Lease. Landlord may exercise said right by giving
            Tenant written notice thereof within thirty (30) days after receipt
            by Landlord of Tenant's notice, given in compliance with Section
            10.1 (a) hereof, of the proposed assignment or sublease. In the
            event that Landlord exercises such right, Tenant shall surrender the
            Leased Premises on the date set forth in Landlord's notice to Tenant
            as the termination date, in which event Tenant shall vacate and
            surrender the Leased Premises as required herein, and this Lease
            shall thereupon terminate. Landlord may, in the event of such
            termination, enter into a lease with any proposed assignee or
            subtenant for the Leased Premises.

      (d)   In the event that Tenant subleases the Leased Premises, Tenant shall
            pay to Landlord monthly, as additional rent hereunder, fifty percent
            (50%) of the amount calculated by subtracting from the rent and
            other charges and consideration payable from time to time by the
            subtenant to Tenant for said space, the amount of rent and other
            charges payable by Tenant to Landlord under this Lease, allocated
            (based on the relative rentable square foot area of the total Leased
            Premises and of that portion of the Leased Premises so subleased by
            Tenant) to the subleased portion of the Leased Premises.

      (e)   No permitted assignment shall be effective and no permitted sublease
            shall commence unless and until any default by Tenant hereunder
            shall have been cured. No permitted assignment or subletting shall
            relieve Tenant from Tenant's obligations and agreements hereunder
            and Tenant shall continue to be liable as a principal and not as a
            guarantor or surety

                                       14

<PAGE>

            to the same extent as though no assignment or subletting had been
            made.

      10.2 VOTING CONTROL OF TENANT. If Tenant is a corporation, the shares of
which, at the time of execution of this Lease or during the term hereof are or
shall be held by fewer than one hundred (100) persons, and if at any time during
the term of this Lease the persons, firms or corporations who own a majority or
controlling number of its shares at the time of the execution of this Lease or
following Landlord's consent to a transfer of such shares cease to own such
shares (except as a result of transfer by bequest or inheritance) and such
cessation shall not first have been approved in writing by Landlord, then such
cessation, shall, at the option of Landlord, be deemed a default by Tenant under
this Lease.

      10.3 OTHER TRANSFER OF LEASE. Tenant shall not allow or permit any
transfer of this Lease, or any interest hereunder, by operation of law, or
convey, mortgage, pledge, or encumber this Lease or any interest therein.

                           XI. LIENS AND ENCUMBRANCES

      11.1 ENCUMBERING TITLE. Tenant shall not do any act which shall in any way
encumber the title of Landlord in and to the Leased Premises or the Real Estate,
nor shall the interest or estate of Landlord in the Leased Premises or the Real
Estate be in any way subject to any claim by way of lien or encumbrance, whether
by operation of law or by virtue of any express or implied contract by Tenant.
Any claim to, or lien upon, the Leased Premises or the Real Estate arising from
any act or omission of Tenant shall accrue only against the leasehold estate of
Tenant and shall be subject and subordinate to the paramount title and rights of
Landlord in and to the Leased Premises and the Real Estate.

      11.1 LIENS AND RIGHT TO CONTEST. Tenant shall not permit the Leased
Premises or the Real Estate to become subject to any mechanics', laborers' or
materialmen's lien on account of labor or material furnished to Tenant or
claimed to have been furnished to Tenant in connection with work of any
character performed or claimed to have been performed on the Leased Premises by,
or at the direction or sufferance of Tenant; provided, however, that Tenant
shall have the right to contest, in good faith and with reasonable diligence,
the validity of any such lien or claimed lien if Tenant shall give to Landlord
such security as may be deemed satisfactory to Landlord to assure payment
thereof and to prevent any sale, foreclosure, or forfeiture of the Leased
Premises or the Real Estate by reason of nonpayment thereof; provided further,
that on final determination of the lien or claim for lien, Tenant shall
immediately pay any judgment rendered, with all proper costs and charges, and
shall have the lien released and any judgment satisfied. Tenant hereby agrees to
indemnify and hold Landlord harmless for any liability, cost, damage and expense
occasioned by any mechanic's lien filed against the Leased Premises or the Real
Estate on account of labor or material furnished to Tenant or claimed to have
been furnished to Tenant in connection with the Leased Premises or the Real
Estate.

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<PAGE>

                                 XII. UTILITIES

      12.1 UTILITIES.

      (a)   Tenant shall purchase all utility services, including but not
            limited to fuel, electricity, and steam heat, but excluding water
            and sewerage, from the utility complex or entity, providing such
            service to the Real Estate, as directed by Landlord, and shall pay
            for such services within thirty (30) days after receipt of an
            invoice therefor. Tenant shall pay to Landlord, as additional rent
            hereunder, the Water and Sewerage Charge per month to reimburse
            Landlord for Landlord's costs in connection with payments to the
            utility or municipality for water or sewerage services to the Leased
            Premises. If Section 1.5(g) does not set forth an amount for the
            Water and Sewerage Charge, then Tenant shall purchase water and
            sewerage from the utility and municipality providing such services,
            and pay for such services promptly upon invoice therefor. In the
            event that at any time during the term of this Lease, said utility
            or municipality increases its charge to Landlord for water and/or
            sewerage service to the Real Estate over the charge for such service
            made as of the date of this Lease, then the amount specified to be
            paid by Tenant to Landlord hereunder shall be increased by an amount
            equal to Tenant's Pro Rata Share of the increase in said utility's
            or municipality's charge to Landlord. Landlord shall give written
            notice to Tenant of any such increase and Tenant shall commence
            paying the increased charge on the effective date of said utility's
            or municipality's increase. Should any utility service be separately
            metered, Tenant pay all such amounts for services to the Leased
            Premises promptly prior to the due date thereof. Landlord shall not
            be liable for the quality or quantity of or interference involving
            any such utilities. During the term hereof, whether the Leased
            Premises are occupied or unoccupied, Tenant agrees to maintain heat
            sufficient to heat the Leased Premises so as to avert any damage to
            the Leased Premises on account of cold weather.

      (b)   Tenant shall pay to Landlord, as additional rent for the Leased
            Premises, Tenant's Pro Rata Share of the charges for utilities used
            for areas of common use by the tenants on the Real Estate. Such
            charges shall be paid by Tenant to Landlord within thirty (30) days
            after Landlord bills Tenant therefor, or at Landlord's election, in
            monthly installments in amounts estimated by Landlord.

                                 XIII. INDEMNITY

      13.1 INDEMNITY. Tenant will protect, indemnify and save harmless Landlord
Protected Parties (as defined in Section 6.1) from and against all liabilities,
obligations, claims, damages, penalties, causes of action, costs and expenses
(including without limitation, reasonable attorneys' fees and expenses) imposed
upon or incurred by or asserted against Landlord by reason of (i) any failure on
the part of Tenant to perform or comply with any of the terms of this Lease;
(ii) performance of any labor or services or the furnishing of any materials or
other property in respect of the Leased Premises or any part thereof; (iii) any
violations or alleged violations of airport security regulations by Tenant and
all Permitted Parties of Tenant; (iv) any use of the Leased Premises by Tenant,
including but not limited to, the use of electronic or radar monitoring or
transmission equipment or related transmissions; or (v) any and all liability,
fines or other charges incurred as a result of alleged violations of airport or
aviation security regulations by Tenant and its Permitted Parties. In case any
action, suit or proceeding is brought against Landlord by reason of any
occurrence described in this Section 13.1, Tenant will, at Tenant's expense, by
counsel approved by Landlord, resist and defend such action, suit or proceeding,
or cause the same to be resisted and defended. The

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<PAGE>

costs indemnified against hereunder and assumed under Article VI include,
without limitation, any claims due to loss suffered by the Landlord, Landlord's
other tenants, the Permitted Parties, the Columbus Airport Authority, the
tenants of the Columbus Airport Authority, or the City of Columbus, Ohio. The
obligations of Tenant under this Section 13.1 shall survive the expiration or
earlier termination of this Lease.

                        XIV. RIGHTS RESERVED TO LANDLORD

      14.1 RIGHTS RESERVED TO LANDLORD. Without limiting any other rights
reserved or available to Landlord under this Lease, at law or in equity,
Landlord, on behalf of itself and Agent reserves the following rights to be
exercised at Landlord's election:

      (a)   To change the street address of the Leased Premises or the name of
            the project which includes the Leased Premises;

      (b)   To inspect the Leased Premises and to make repairs, additions or
            alterations to the Leased Premises or the building of which the
            Leased Premises are a part, specifically including, but without
            limiting the generality of the foregoing, to make repairs,
            additions or alterations within the Leased Premises to mechanical,
            fire protection systems, alarm systems, electrical, and other
            facilities, systems, serving other premises in the building of which
            the Leased Premises are a part, or which serve other parts of the
            Real Estate;

      (c)   To show the Leased Premises to prospective purchasers, mortgagees,
            or other persons having a legitimate interest in viewing the same,
            and, at any time within one (1) year prior to the expiration of the
            Lease term, to persons wishing to rent the Leased Premises;

      (d)   During the last year of the Lease term, to place and maintain the
            usual "For Rent" sign in or on the Leased Premises or the Real
            Estate, and at any time during the Lease term to place and maintain
            "For Sale" signs on the Real Estate; and

      (e)   If Tenant shall theretofore have vacated the Leased Premises (but
            not earlier than during the last ninety (90) days of the Lease
            term), to decorate, remodel, repair, alter or otherwise prepare the
            Leased Premises for new occupancy.

      (f)   To promulgate rules and regulations for the operation and use of the
            common areas, including the parking areas for the common use and
            benefit of the tenants of the Real Estate and their customers and
            invitees. Landlord shall at all times have exclusive control of the
            common areas and may at any time and from time to time: (i) modify
            and amend reasonable rules and regulations for the use of the common
            areas, which rules and regulations shall be binding upon the Tenant
            upon delivery of a copy thereof to the Tenant; (ii) temporarily
            close any part of the common areas, including but not limited to
            closing the streets, sidewalks, road or other facilities to the
            extent necessary to prevent a dedication thereof or the accrual of
            rights of any person or of the public therein; (iii) exclude and
            restrain anyone from the use or occupancy of the common areas or any
            part thereof except bona fide customers and suppliers of the tenants
            of the Real Estate who use said areas in accordance with the rules
            and regulations established by Landlord; (iv) engage others to
            operate and maintain all or any part of the common areas, on such
            terms and conditions as Landlord shall, in its sole judgment, deem
            reasonable and proper; and (v) make such changes in the common areas
            as in its opinion

                                       17
<PAGE>

            are in the best interest of the Real Estate, including but not
            limited to changing the location of walkways, service areas,
            driveways, entrances, existing automobile parking spaces and other
            facilities, changing the direction and flow of traffic and
            establishing prohibited areas.

      (g)   Remove any obstructions in the common areas created or permitted by
            Tenant, including towing vehicles parked in restricted parking zones
            at Tenant's sole cost and expense.

Landlord may enter upon the Leased Premises for any and all of said purposes and
may exercise any and all of the foregoing rights hereby reserved, during normal
business hours unless an emergency exists, without being deemed guilty of any
eviction or disturbance of Tenant's use or possession of the Leased Premises,
and without being liable in any manner to Tenant.

      14.2  MAINTENANCE COSTS.

      (a)   Tenant shall pay to Landlord, as additional rental, in monthly
            installments based on Landlord's estimates, from time to time,
            simultaneously with payment of minimum rental called for under
            Section 5, Tenant's Pro Rata Share of the "maintenance cost" for the
            operation, maintenance, repair and replacement of the common areas
            and those costs incurred by Landlord pursuant to Section 9.1 above.

      (b)   The maintenance costs for the common areas shall be computed on an
            accrual basis, and shall include all costs incurred by Landlord in
            connection with operating, securing, maintaining, repairing and
            replacing the common areas, including by way of example but not
            limitation: (i) cost of labor (including workmen's compensation
            insurance, employee benefits and payroll taxes); (ii) materials, and
            supplies used or consumed in the maintenance or operation of the
            common area; (iii) the cost of operating and repairing of the
            lighting; (iv) cleaning, painting, removing of rubbish or debris,
            snow and ice, private security services, and inspecting the common
            areas; (v) the cost of repairing and/or replacing paving, curbs,
            walkways, markings, directional or other signs; landscaping, and
            drainage and lighting facilities; (vi) rental paid for maintenance
            of machinery and equipment; (vii) cost of insurance for public
            liability and property insurance and boiler and machinery insurance
            for property in the common areas which are not part of the building,
            and crime insurance; (viii) the cost of operating, repairing and
            maintaining the central HVAC system, to the extent the Leased
            Premises are served thereby; and (ix) a reasonable allowance to
            Landlord for Landlord's supervision, which allowance shall not in an
            accounting year exceed fifteen percent (15%) of the total of all
            maintenance costs for such accounting year (all of the foregoing are
            collectively referred to herein as "Maintenance Costs"). Maintenance
            Costs shall not include depreciation or any costs properly
            chargeable to a capital account.

      (c)   Landlord shall maintain accurate and detailed records of all
            Maintenance Costs for the common areas.

      (d)   Tenant's proportionate share of all Maintenance Costs shall be
            computed by Landlord within ninety (90) days after the end of each
            accounting year (which Landlord may change from time to time).
            Landlord shall furnish to Tenant a statement showing in reasonable
            detail the actual Maintenance Costs incurred during such accounting
            year and Tenant's Pro Rata Share thereof. To the extent Tenant's Pro
            Rata Share of such costs is greater than the sums paid by Tenant for
            such year, the difference shall be billed

                                       18
<PAGE>

            to and paid by Tenant within thirty (30) days after Tenant's receipt
            of said bill. Any shortfall shall be credited against future
            installments of rent. Tenant's estimated monthly Maintenance Costs
            thereafter may be adjusted by written notice from Landlord.

                               XV. QUIET ENJOYMENT

      15.1 QUIET ENJOYMENT. So long as Tenant is not in default under the
covenants and agreements of this Lease, Tenant's quiet and peaceable enjoyment
of the Leased Premises shall not be disturbed or interfered with by Landlord or
by any person claiming by, through or under Landlord.

                        XVI. SUBORDINATION OR SUPERIORITY

      16.1  SUBORDINATION OR SUPERIORITY.

      (a)   This Lease is subject and subordinate to the lien of any deed of
            trust, mortgage or mortgages now placed upon Landlord's interest in
            the Real Estate. In the event the holder thereof so desires, Tenant
            shall execute any document necessary to subordinate the lien of
            such deed of trust, mortgage or mortgages to this Lease and this
            Lease shall thereafter be superior to such lien, until such time as
            the Landlord shall request Tenant to subordinate the Lease thereto.

      (b)   Landlord reserves the right to subject and subordinate this Lease at
            all times to the lien of any deed of trust, mortgage or mortgages
            hereafter placed upon Landlord's interest in the Leased Premises;
            provided, however, that no default by Landlord, under any deed of
            trust, mortgage or mortgages, shall affect Tenant's rights under
            this Lease, so long as Tenant performs the obligations imposed upon
            it hereunder and is not in default hereunder, and Tenant attorns to
            the holder of such deed of trust or mortgage, its assignee or the
            purchaser at any foreclosure sale. Tenant shall execute any
            instrument presented to Tenant for the purpose of effecting such
            subordination so long as the subordination is substantially in the
            form attached as Exhibit E. If Tenant, within ten (10) days after
            submission of such instrument, fails to execute same, Landlord is
            hereby authorized to execute same as attorney-in-fact for Tenant. It
            is a condition, however, to the subordination and lien provisions
            herein provided, that Landlord shall procure from any such mortgagee
            an agreement in writing, which shall be delivered to Tenant or
            contained in the aforesaid subordination agreement, providing in
            substance that so long as Tenant shall faithfully discharge the
            obligations on its part to be kept and performed under the terms of
            this Lease and is not in default under the terms hereof, its tenancy
            will not be disturbed nor this Lease affected by any default under
            such mortgage.

      (c)   Wherever notice is required to be given to Landlord pursuant to the
            terms of this Lease, Tenant will likewise give such notice to any
            mortgagee of Landlord's interest in the Leased Premises upon notice
            of such mortgagee's name and address from Landlord. Furthermore,
            such mortgagee shall have the same rights to cure any default on the
            part of Landlord that Landlord would have had.

                                 XVII. SURRENDER

      17.1 SURRENDER. Upon the termination of this Lease, whether by forfeiture,
lapse of time or otherwise, or upon termination of Tenant's right to possession
of the Leased Premises, Tenant will at once surrender and deliver up the Leased
Premises,

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<PAGE>

together with all improvements thereon, to Landlord, in good condition and
repair, reasonable wear and tear and loss by fire or other casualty excepted;
conditions existing because of Tenant's failure to perform maintenance, repairs
or replacements as required herein, or because of Tenant's particular use of the
Leased Premises (even if permitted pursuant to Section 1.5(a) hereof), or
because of Tenant's failure to have in force a maintenance contract as required
by Section 9.2(b) hereof, shall not be deemed "reasonable wear and tear." Tenant
shall deliver to Agent all keys to all doors therein. As used herein, the term
"improvements" shall include, without limitation, all plumbing, lighting,
electrical, heating, cooling and ventilating fixtures and equipment, and all
Alterations (as said term is defined in Section 9.3 hereof) whether or not
permitted under said Section 9.3. All alterations, including the Alterations,
improvements and additions, temporary or permanent, made in or upon the Leased
Premises by Tenant, or made by Landlord on Tenant's behalf, shall become
Landlord's property immediately upon installation thereof and shall remain upon
the Leased Premises on any such termination without compensation, allowance or
credit to Tenant; provided, however, that Landlord shall have the right to
require Tenant to remove any alterations, including the Alterations, and to
restore the Leased Premises to their condition prior to the making of any such
alterations, repairing any damage occasioned by such removal and restoration.
Said right shall be exercised by Landlord giving written notice thereof to
Tenant on or before ten (10) days after any such termination. If Landlord
requires removal of any alterations and Tenant does not make such removal in
accordance with this Section at the time of such termination, or within thirty
(30) days after such request, whichever is later, Landlord may remove the same
(and repair any damage occasioned thereby), and dispose thereof or, at its
election, deliver the same to any other place of business of Tenant or warehouse
the same. Tenant shall pay the costs of such removal, repair, delivery and
warehousing to Landlord on demand.

      17.2 REMOVAL OF TENANT'S PROPERTY. Upon the termination of this Lease by
lapse of time, Tenant shall remove Tenant's articles of personal property
incident to Tenant's business ("Trade Fixtures"); provided, however, that Tenant
shall repair any damage to the Leased Premises which may result from such
removal, and shall restore the Leased Premises to the same condition as prior to
the installation thereof. If Tenant does not remove Tenant's Trade Fixtures from
the Leased Premises prior to the expiration or earlier termination of the Lease
Term, Landlord, may, at its option, remove the same (and repair any damage
occasioned thereby) and dispose thereof or deliver the same to any other place
of business of Tenant or warehouse the same, and Tenant shall pay the cost of
such removal, repair, delivery and warehousing to Landlord on demand, or
Landlord may treat such Trade Fixtures as having been conveyed to Landlord with
this Lease as a bill of sale, without further payment or credit by Landlord to
Tenant.

      17.3 HOLDING OVER. Tenant shall have no right to occupy the Leased
Premises or any portion thereof after the expiration of the Lease or after
termination of the Lease or of Tenant's right to possession pursuant to Section
19.2 hereof. In the event Tenant or any party claiming by, through or under
Tenant holds over, Landlord may exercise any and all remedies available to it at
law or in equity to recover possession of the Leased Premises, and for damages.
For each and every month or partial month that Tenant or any party claiming by,
through or under Tenant remains in occupancy of all or any portion of the Leased
Premises after the expiration of the Lease or after termination of the Lease or
Tenant's right to possession, Tenant shall pay, as minimum damages and not as a
penalty, monthly rental at a rate equal to double the rate of rent and other
charges payable by Tenant hereunder immediately prior to the expiration or other
termination of the Lease or of Tenant's right to possession. The acceptance by
Landlord of any lesser sum shall be construed as a payment on account and not in
satisfaction of damages for such holding over. If the holding over occurs at the
expiration of the Lease term, or by reason of a termination by mutual agreement
of the parties, Landlord may, as an alternative remedy, elect that such holding
over shall constitute a renewal of this Lease for one (1) year at a rental equal
to two hundred

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<PAGE>

percent (200%) of the rate of rent payable hereunder immediately prior to the
expiration of the Lease, and upon all of the other covenants and agreements
contained in this Lease.

                         XVIII. ENVIRONMENTAL CONDITIONS

      18.1 "ENVIRONMENTAL CONDITION" DEFINED. As used in this Lease, the phrase
"Environmental Condition" shall mean: (a) any adverse condition relating to
surface water, ground water, drinking water supply, land, surface or subsurface
strata or the ambient air, and includes, without limitation, air, land and water
pollutants, noise, vibration, light and odors, or (b) any condition which may
result in a claim of liability under the Comprehensive Environment Response
Compensation and Liability Act, as amended ("CERCLA"), or the Resource
Conservation and Recovery Act ("RCRA"), or any claim of violation of the Clean
Air Act, the Clean Water Act, the Toxic Substance Control Act ("TOSCA"), or any
claim of liability or of violation under any federal statute hereafter enacted
dealing with the protection of the environment or with the health and safety of
employees or members of the general public, or under any rule, regulation,
permit or plan under any of the foregoing, or under any law, rule or regulation
now or hereafter promulgated by the state in which the Leased Premises are
located, or any political subdivision thereof, relating to such matters
(collectively "Environmental Laws").

      18.2 COMPLIANCE BY TENANT. Tenant shall, at all times during the Lease
term, comply with all Environmental Laws applicable to the Leased Premises and
shall not, in the use and occupancy of the Leased Premises, cause or contribute
to, or permit or suffer any other party to cause or contribute to any
Environmental Condition on or about the Leased Premises. Tenant shall not,
however, be responsible for environmental conditions existing prior to Tenant's
possession of the Leased Premises except for Tenant's acts or omissions that
worsen, in any way, said conditions. Without limiting the generality of the
foregoing, Tenant shall not, without the prior written consent of Landlord,
receive, keep, maintain or use on or about Leased Premises any substance as to
which a filing with a local emergency planning committee, the State Emergency
Response Commission or the fire department having jurisdiction over the Leased
Premises is required pursuant to Section 311 and/or Section 312 of the
Comprehensive Environmental Response, Compensation or Liability Act of 1980, as
amended by the Superfund Amendment and Reauthorization Act of 1986 ("SARA")
(which latter Act includes the Emergency Planning and Community Right-To-Know
Act of 1986); in the event Tenant makes a filing pursuant to SARA or maintains
substances as to which a filing would be required, Tenant shall simultaneously
deliver copies thereof to Agent, or notify Agent in writing of the presence of
those substances.

      18.3 ENVIRONMENTAL INDEMNITY. Tenant shall protect, indemnify and save
harmless Landlord, Agent and all of their respective members, directors,
officers, employees and agents from and against all liabilities, obligations,
claims damages, penalties, causes of action, costs and expenses (including,
without limitation, reasonable attorneys' fees and expenses) of whatever kind or
nature, contingent or otherwise, known or unknown, incurred or imposed, based
upon any Environmental Laws or resulting from any Environmental Condition on or
about the Leased Premises which occurs due to the acts or omissions of Tenant or
the Permitted Parties of Tenant or is contributed to by Tenant. In case any
action, suit or proceeding is brought against any of the parties indemnified
herein by reason of any occurrence described in this Section 18.3, Tenant will,
at Tenant's expense, by counsel approved by Landlord, resist and defend such
action, suit or proceeding, or cause the same to be resisted and defended. The
obligations of Tenant under this Section 18.3 shall survive the expiration or
earlier termination of this Lease, and Tenant shall, notwithstanding a
termination of this Lease, continue to pay rent for the Leased Premises in the
same amount paid during the last year of the term hereof until such time as all
remediation work required to cure such matter has been completed.

                                       21
<PAGE>

      18.4 TESTING AND REMEDIAL WORK. Landlord may conduct tests and routine
audits on or about the Leased Premises for the purpose of determining the
presence of any Environmental Condition. If such tests and/or audits indicate
the presence of an Environmental Condition on or about the Leased Premises which
occurs due to the acts or omissions of Tenant or its Permitted Parties or is
contributed to by Tenant or its Permitted Parties, Tenant shall, in addition to
its other obligations hereunder, reimburse Landlord for the cost of conducting
such tests. Without limiting Tenant's liability under Section 18.3 hereof, in
the event of any such Environmental Condition, Tenant shall promptly and at its
sole cost and expense, take any and all steps necessary to remedy the same,
complying with all provisions of applicable law and with Section 9.3(b) hereof.
If Tenant fails to promptly remedy same, then Tenant shall deposit with Landlord
an amount sufficient to cause the remediation of same, based upon Landlord's
reasonable estimate of the cost thereof, and upon completion of such work by
Landlord, Tenant shall pay to Landlord any shortfall promptly after Landlord
bills Tenant therefor, or Landlord shall promptly refund to Tenant any excess
deposit, as the case may be. Additionally, pursuant to a deed filed for record
on October 21, 1997 as Instrument Number 199710170122033, Recorder's Office,
Franklin County, Ohio ("Deed"), it is the obligation of the United States of
America to undertake certain environmental remediation on the Real Estate, which
obligation may interfere with Tenant's use of the Leased Premises. Tenant agrees
to make no claim against the United States of America as a result of such
interference so long as such remediation is in accordance with the terms of the
Deed.

                                  XIX. REMEDIES

      19.1 DEFAULTS. Tenant agrees that any one or more of the following events
shall be considered events of default as said term is used herein:

      (a    Tenant shall be adjudged an involuntary bankrupt, or a decree or
            rider approving, as properly filed, a petition or answer filed
            against Tenant asking reorganization of Tenant under the Federal
            bankruptcy laws as now or hereafter amended, or under the laws of
            any state, shall be entered, and any such decree or judgment or
            order shall not have been vacated or set aside within sixty (60)
            days from the date of entry or granting thereof; or

      (b    Tenant shall file or admit the jurisdiction of the court and the
            material allegations contained in any petition in bankruptcy or any
            petition pursuant to or purporting to be pursuant to the Federal
            bankruptcy laws as now or hereafter amended, or Tenant shall
            institute any proceeding or shall give its consent to the
            institution of any proceedings for any relief of Tenant under any
            bankruptcy or insolvency laws or any laws relating to the relief of
            debtors, readjustment of indebtedness, reorganization, arrangements,
            composition or extension; or

      (c    Tenant shall make any assignment for the benefit of creditors or
            shall apply for or consent to the appointment of a receiver for
            Tenant or any of the property of Tenant; or

      (d    The Leased Premises are levied upon by any revenue officer or
            similar officer; or

      (e    A decree or order appointing a receiver of the property of Tenant
            shall be made and such decree or order shall not have been vacated
            or set aside within sixty (60) days from the date of entry or
            granting thereof;

                                       22
<PAGE>

      (f    Tenant shall abandon the Leased Premises or vacate the same during
            the term hereof; or

      (g    Tenant shall default in any payment of rent or in any other payment
            required to be made by Tenant hereunder when due as herein provided
            (all of which other payments shall be deemed "additional rent"
            payable hereunder), or shall default under Sections 6.1 or 6.2
            hereof, and any such default shall continue for five (5) days after
            notice thereof in writing to Tenant; or

      (h    Tenant shall fail to contest the validity of any lien or claimed
            lien and give security to Landlord to assure payment thereof, or,
            having commenced to contest the same and having given such security,
            shall fail to prosecute such contest with diligence, or shall fail
            to have the same released and satisfy any judgment rendered thereon,
            and such default continues for ten (10) days after notice thereof in
            writing to Tenant; or

      (i    Tenant shall default in keeping, observing or performing any of the
            other covenants or agreements herein contained to be kept, observed
            and performed by Tenant, and such default shall continue for thirty
            (30) days after notice thereof in writing to Tenant; or

      (j    Tenant shall be late in the payment of rent or other charges
            required to be paid hereunder more than two (2) times in any twelve
            (12) calendar month period or shall repeatedly default in the
            keeping, observing or performing of any other covenants or
            agreements herein contained to be kept, observed or performed by
            Tenant (provided notice of such payment or other defaults shall have
            been given to Tenant, but whether or not Tenant shall have timely
            cured any such payment or other defaults of which notice was given).

      (k)   Tenant shall default under any agreement with the Columbus Airport
            Authority, the Federal Aviation Administration, the Ohio
            Environmental Protection Agency, or with any other governmental
            entity.

      (i)   Tenant shall violate any provision of the Declaration of
            Restrictions and Easements.

      19.2 REMEDIES. Upon the occurrence of any one or more of such events of
default, Landlord may at its election terminate this Lease or terminate Tenant's
right to possession only, without terminating the Lease. Upon termination of the
Lease, or upon any termination of Tenant's right to possession without
termination of the Lease, Tenant shall surrender possession and vacate the
Leased Premises immediately, and deliver possession thereof to Landlord, and
hereby grants to Landlord the full and free right, without demand or notice of
any kind to Tenant except as hereinabove expressly provided for, to enter into
and upon the Leased Premises in such event with or without process of Law and to
repossess the Leased Premises by force, self-help or otherwise without process
of law as Landlord's former estate and to expel or remove Tenant and any other
who may be occupying or within the Leased Premises without being deemed in any
manner guilty of trespass, eviction, or forcible entry or detainer, without
incurring any liability for any damages resulting therefrom and without
relinquishing Landlord's rights to rent or any other right given to Landlord
hereunder or by operation of law. Upon termination of the Lease, Landlord shall
be entitled to recover as damages all rent and other sums due and payable by
Tenant on the date of termination, plus (a) an amount equal to the value of the
rent and other sums provided herein to be paid by Tenant for the residue of the
stated term hereof, less the fair rental value of the Leased Premises for the
residue of the stated term (taking into account the time and expenses necessary
to obtain a replacement tenant or tenants, including expenses hereinafter

                                       23
<PAGE>

described relating to recovery of the Leased Premises, preparation for reletting
and for reletting itself), and (b) the cost of performing any other covenants to
be performed by Tenant. If Landlord elects to terminate Tenant's right to
possession only without terminating the Lease, Landlord may, at Landlord's
option, enter into the Leased Premises, remove Tenant's signs and other
evidences of tenancy, and take and hold possession thereof as hereinabove
provided, without such entry and possession terminating the Lease or releasing
Tenant, in whole or in part, from Tenant's obligations to pay the rent hereunder
for the full term or from any other of its obligations under this Lease.
Landlord may relet all or any part of the Leased Premises for such rent and upon
such terms as shall be satisfactory to Landlord (including the right to relet
the Leased Premises for a term greater or lesser than that remaining under the
Lease term, and the right to relet the Leased Premises as a part of a larger
area, and the right to change the character or use made of the Leased Premises).
For the purpose of such reletting, Landlord may decorate or make any repairs,
changes, alterations or additions in or to the Leased Premises that may be
necessary or convenient. If Landlord does not relet the Leased Premises, Tenant
shall pay to Landlord on demand damages equal to the amount of the rent, and
other sums provided herein to be paid by Tenant for the remainder of the Lease
term. If the Leased Premises are relet and a sufficient sum shall not be
realized from such reletting after paying all of the expenses of such
decorations, repairs, changes, alterations, additions, the expenses of such
reletting and the collection of the rent accruing therefrom (including, but not
by way of limitation, attorneys' fees and brokers' commissions), to satisfy the
rent and other charges herein provided to be paid for the remainder of the Lease
term, Tenant shall pay to Landlord on demand any deficiency and Tenant agrees
that Landlord shall use reasonable efforts to mitigate its damages arising out
of Tenant's default; Landlord shall not be deemed to have failed to use such
reasonable efforts by reason of the fact that Landlord has leased or sought to
lease other vacant premises owned by Landlord, whether on the Real Estate or
not, in preference to reletting the Leased Premises, or by reason of the fact
that Landlord has sought to relet the Leased Premises at a rental rate higher
than that payable by Tenant under the Lease (but not in excess of the then
current market rental rate). If Tenant shall default under Section 19.1(i) and
if such default cannot with due diligence be cured within said period of thirty
(30) days after notice in writing shall have been given to Tenant, and if Tenant
promptly commences to eliminate such default, and vigorously pursues such cure
to completion thereafter, then Landlord shall not have the right to declare said
term ended by reason of such default or to repossess without terminating the
Lease so long as Tenant is proceeding diligently and with reasonable dispatch to
take all steps and do all work required to cure such default, and does so cure
such default, provided, however, that the curing of any default in such manner
shall not be construed to limit or restrict the right of Landlord to declare the
said term ended or to repossess without terminating the Lease, and to enforce
all of its rights and remedies hereunder for any other default not timely cured.

      19.3 REMEDIES CUMULATIVE. No remedy herein or otherwise conferred upon or
reserved to Landlord shall be considered to exclude or suspend any other remedy
but the same shall be cumulative and shall be in addition to every other remedy
given hereunder, or now or hereafter existing at law or in equity or by statute,
and every power and remedy given by this Lease to Landlord may be exercised from
time to time and so often as occasion may arise or as may be deemed expedient.

      19.4 NO WAIVER. No delay or omission of Landlord to exercise any right or
power arising from any default shall impair any such right or power to be
construed to be a waiver of any such default or any acquiescence therein. No
waiver of any breach of any of the covenants of this Lease shall be construed,
taken or held to be a waiver of any other breach, or as a waiver, acquiescence
in or consent to any further or succeeding breach of the same covenant. The
acceptance by Landlord of any payment of rent or other charges hereunder after
the termination by Landlord of this Lease or of Tenant's right to possession
hereunder shall not, in the absence of agreement in writing to the contrary to
Landlord, be deemed to restore this Lease or Tenant's right to

                                       24
<PAGE>

possession hereunder, as the case may be, but shall be construed as a payment on
account, and not in satisfaction of damages due from Tenant to Landlord.

      19.5 DEFAULT UNDER OTHER LEASES. A default in this Lease, or in any other
lease made by Tenant for any premises on the Real Estate shall, at the option of
the Landlord, be deemed a default under this Lease, the other lease or both
leases.

                              XX. SECURITY DEPOSIT

      20.1 SECURITY DEPOSIT. To secure the faithful performance by Tenant of all
the terms, covenants and conditions in this Lease set forth and contained on the
part of the Tenant to be fulfilled, kept, observed and performed, including, but
without limiting the generality of the foregoing, such terms, covenants and
conditions in this Lease which become applicable upon the expiration or
termination of the same or upon termination of Tenant's right to possession
pursuant to Section 19.2 of the Lease, Tenant has deposited herewith the
Security Deposit described in Section 1.5(h) with Agent on the understanding:
(a) that the Security Deposit or any portion thereof not previously applied, or
from time to time such other portions thereof, may be applied to the curing of
any default that may then exist, without prejudice to any other remedy or
remedies which Landlord may have on account thereof, and upon such application
Tenant shall pay Agent on demand the amount so applied which shall be added to
the Security Deposit so the same may be restored to its original amount; (b)
that should the Leased Premises be conveyed by Landlord or should Agent cease to
be the agent of Landlord, the Security Deposit or any portion thereof not
previously applied may be turned over to Landlord's grantee or the new agent, as
the case may be, and if the same be turned over as aforesaid, Tenant hereby
releases Landlord and Agent from any and all liability with respect to the
Security Deposit and/or its application or return, and Tenant agrees to look to
such grantee or new agent, as the case may be, for such application or return;
(c) that Landlord shall have no personal liability with respect to said sum and
Tenant shall look exclusively to Agent or its successors pursuant to subsection
(b) hereof for return of said sum when Tenant is entitled hereunder to such
return; (d) that Agent or its successor shall not be obligated to hold said
Security Deposit as a separate fund, but on the contrary may commingle the same
with its other funds; (e) that if Tenant shall faithfully fulfill, keep, perform
and observe all of the covenants, conditions and agreements in this Lease set
forth and contained on the part of Tenant to be fulfilled, kept, performed and
observed, the sum deposited or the part or portion thereof not previously
applied shall be returned to Tenant without interest no later than thirty (30)
days after the expiration of the term of this Lease or any renewal or extension
thereof, provided Tenant has vacated the Leased Premises and surrendered
possession thereof to Landlord at the expiration of said term or any extension
or renewal thereof as provided herein; (f) in the event that Landlord terminates
the Lease or Tenant's right to possession pursuant to Section 18.1 of this
Lease, Agent may apply the Security Deposit against all damages suffered to the
date of such termination and/or may retain the Security Deposit to apply against
such damages as may be suffered or shall accrue thereafter by reason of Tenant's
default; and (g) in the event any bankruptcy, insolvency, reorganization ,or
other credit-debtor proceedings shall be instituted by or against Tenant, or its
successors or assigns, the Security Deposit shall be deemed to be applied first
to the payment of any rents and/or other charges due Landlord for all periods
prior to the institution of such proceedings, and the balance, if any, of the
Security Deposit may be retained or paid to Landlord towards Landlord's damages
on account of such default.

                               XXI. MISCELLANEOUS

      21.1 TENANT'S STATEMENT. Tenant shall furnish to Landlord, within ten (10)
days after written request therefor from Landlord, a copy of the then most
recent audited and certified financial statement of Tenant and Guarantor, if
any. It is mutually agreed that Landlord may deliver a copy of such statements
to any mortgagee or

                                       25
<PAGE>

prospective mortgagee of Landlord, or any prospective purchaser of the Real
Estate, but otherwise Landlord shall treat such statements and information
contained therein as confidential.

      21.2 ESTOPPEL CERTIFICATES. Landlord and Tenant shall, at any time and
from time to time upon not less than ten (10) days' prior written request from
the other, execute, acknowledge and deliver to the requesting party, in form
reasonably satisfactory to the requesting party, a written statement certifying
(if true) that Tenant has accepted the Leased Premises, that this Lease is
unmodified and in full force and effect (or, if there have been modifications,
that the same is in full force and effect as modified and stating the
modifications), that the other party is not in default hereunder, the date to
which the rental and other charges have been paid in advance, if any, whether
Tenant has any rights of setoff or self-help under this Lease, and such other
accurate certifications as may reasonably be required by the requesting party or
its mortgagee, agreeing to give copies to any mortgagee of all notices required
under this Lease and agreeing to afford the requesting party's mortgagee a
reasonable opportunity to cure any default. It is intended that any such
statement delivered pursuant to this subsection may be relied upon by any
prospective purchaser or mortgagee of the Leased Premises or Real Estate and
their respective successors and assigns. '

      21.3 LANDLORD'S RIGHT TO CURE. Landlord may, but shall not be obligated
to, cure any default by Tenant (specifically including, but not by way of
limitation, Tenant's failure to obtain insurance, make repairs, or satisfy lien
claims); and whenever Landlord so elects, all costs and expenses paid by
Landlord in curing such default, including without limitation reasonable
attorneys' fees, shall be so much additional rent due on the next rent date
after such payment together with interest (except in the case of said attorneys'
fees) at the highest rate then payable by Tenant in the State of Ohio, or, in
the absence of such a maximum rate, at a rate per annum equal to four percent
(4%) in excess of the announced base rate of interest of National City Bank of
Columbus, Columbus, Ohio in effect on the date of such advance, from the date of
the advance to the date of repayment by Tenant to Landlord.

      21.4 AMENDMENTS MUST BE IN WRITING. This document contains the entire
agreement between the parties hereto with respect to the subject matter hereof.
None of the covenants, terms or conditions of this Lease, to be kept and
performed by either party, shall in any manner be altered, waived, modified,
changed or abandoned except by a written instrument, duly signed and delivered
by both parties hereto.

      21.5 NOTICES. Whenever under this Lease provisions are made for notice of
any kind to Landlord, it shall be deemed sufficient notice and sufficient
service thereof if such notice to Landlord is in writing, addressed to Landlord
at 1798 Frebis Avenue, Columbus, Ohio 43206-0410, or at such address as Landlord
may notify Tenant in writing, and deposited in the United States mail by
certified mail, return receipt requested, with postage prepaid or Federal
Express, Express Mail or such other expedited mail service as normally results
in overnight delivery, with a copy of same sent in like manner to Vice
President, Real Estate, 1800 Moler Road, Columbus, Ohio 43207. Notice to Tenant
shall be sent in like manner to the Leased Premises. All notices shall be
effective upon receipt or refusal of receipt. Either party may change the place
for service of notice by notice to the other party.

      21.6 SHORT FORM LEASE. This Lease shall not be recorded, but the parties
agree, at the request of either of them, to execute a Short Form Lease for
recording, containing the names of the parties, the legal description and the
term of the Lease.

      21.7 TIME OF ESSENCE. Time is of the essence of this Lease, and all
provisions herein relating thereto shall be strictly construed.

                                       26
<PAGE>

      21.8 RELATIONSHIP OF PARTIES. Nothing contained herein shall be deemed or
construed by the parties hereto, nor by any third party, as creating the
relationship of principal and agent or of partnership, or of joint venture, by
the parties hereto, it being understood and agreed that no provision contained
in this Lease or any acts of the parties hereto shall be deemed to create any
relationship other than the relationship of Landlord and Tenant.

      21.9 CAPTIONS. The captions of this Lease are for convenience only and are
not to be construed as part of this Lease and shall not be construed as defining
or limiting in any way the scope or intent of the provisions hereof.

      21.10 SEVERABILITY. If any term or provision of this Lease shall to any
extent be held invalid or unenforceable, the remaining terms and provisions of
this Lease shall not be affected thereby, but each term and provision of this
Lease shall be valid and be enforced to the fullest extent permitted by law.

      21.11 LAW APPLICABLE. This Lease shall be construed and enforced in
accordance with the laws of the state where the Leased Premises are located.

      21.12 COVENANTS BINDING ON SUCCESSORS. All of the covenants, agreements,
conditions, and undertakings contained in this Lease shall extend and inure to
and be binding upon the heirs, executors, administrators, successors and assigns
of the respective parties hereto, the same as if they were in every case
specifically named, and wherever in this Lease reference is made to either of
the parties hereto, it shall be held to include and apply to, wherever
applicable, the heirs, executors, administrators, successors and assigns of such
party. Nothing herein contained shall be construed to grant or confer upon any
person or persons, firm, corporation or governmental authority, other than the
parties hereto, their heirs, executors, administrators, successors and assigns,
any right, claim or privilege by virtue of any covenant, agreement, condition or
undertaking in this Lease contained.

      21.13 BROKERAGE. Tenant warrants that it has had no dealings with any
broker or agent in connection with this Lease other than Broker(s), whose
commission Landlord covenants and agrees to pay in the amount agreed to by
Landlord. Tenant covenants to pay, hold harmless, indemnify and defend Landlord
from and against any and all costs, expenses or liability for any compensation,
commissions and charges claimed by any broker or agent other than Broker(s) with
respect to this Lease or the negotiation thereof.

      21.14 LANDLORD MEANS OWNER. 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 at the time in question of
the fee of the Real Estate, and in the event of any transfer or transfers of the
title to such fee, Landlord herein named (and in case of any subsequent transfer
or conveyances, the then grantor) shall be automatically freed and relieved,
from and after the date of such transfer or conveyance, of all liability as
respects the performance of any covenants or obligations on the part of Landlord
contained in this Lease thereafter to be performed; provided that any funds in
the hands of such Landlord or the then grantor at the time of such transfer, in
which Tenant has an interest, shall be turned over to the grantee, and any
amount then due and payable to Tenant by Landlord or the then grantor under any
provisions of this Lease shall be paid to Tenant.

      21.15 LENDER'S REQUIREMENTS. If any mortgagee or committed financier of
Landlord should require, as a condition precedent to the closing of any loan or
the disbursal of any money under any loan, that this Lease be amended or
supplemented in any manner (other than in the description of the Leased
Premises, the term, the purpose or the rent or other changes hereunder, or in
any other regard as will substantially or materially affect the rights of Tenant
under this Lease), Landlord shall give written notice thereof to Tenant, which
notice shall be accompanied by a Lease

                                       27
<PAGE>

Supplement Agreement embodying such amendments and supplements. Tenant shall,
within ten (10) days after the effective date of Landlord's notice, either
consent to such amendments and supplements (which consent shall not be
unreasonably withheld) and execute the tendered Lease Supplement Agreement, or
deliver to Landlord a written statement of its reason or reasons for refusing to
so consent and execute. Failure of Tenant to respond within said ten (10) day
period shall be a default under this Lease without further notice. If Landlord
and Tenant are then unable to agree on a Lease Supplement Agreement satisfactory
to each of them and to the lender within thirty (30) days after delivery of
Tenant's written statement, Landlord shall have the right to terminate this
Lease within sixty (60) days after the end of said thirty (30) day period.

      21.16 SIGNS. Tenant shall install no exterior sign without Landlord's
prior written approval of detailed plans and specifications therefor.

      21.17 PARKING AREAS. It is understood by and between the parties hereto
that parking on the Real Estate, unless as otherwise specifically designated by
Landlord as exclusive parking, is allocated to the tenants thereof on an
unreserved basis, and Tenant, its employees and invitees may use not more than
Tenant's Pro Rata Share thereof. Landlord shall have no obligation to Tenant to
enforce parking limitations imposed on other tenants on the Real Estate. If
Tenant uses parking in excess of that provided for herein, and if such excess
use occurs on a regular basis, and if Tenant fails, after written notice from
Landlord, to reduce its excess use of parking area, then such excess use shall
constitute a default under this Lease.

      21.18 FORCE MAJEURE. Landlord shall not be deemed in default with respect
to any of the terms, covenants and conditions of this Lease on Landlord's part
to be performed, if Landlord's failure to timely perform same is due in whole or
in part to any strike, lockout, labor trouble (whether legal or illegal), civil
disorder, failure of power, restrictive governmental laws and regulations,
riots, insurrections, war, shortages, accidents, casualties, acts of God, acts
caused directly by Tenant or Tenant's agents, employees and invitees, or any
other cause beyond the reasonable control of Landlord.

      21.19 LANDLORD'S EXPENSES. Tenant agrees to pay on demand Landlord's
expenses, including reasonable attorneys' fees, expenses and administrative
hearing and court costs incurred either directly or indirectly in enforcing any
obligation of Tenant under this Lease, in curing any default by Tenant as
provided in Section 19.2 hereof or in connection with appearing, defending or
otherwise participating in any action or proceeding arising from the filing,
imposition, contesting, discharging or satisfaction of any lien or claim for
lien, in defending or otherwise participating in any legal proceedings initiated
by or on behalf of Tenant wherein Landlord is not adjudicated to be in default
under this Lease, or in connection with any investigation or review of any
conditions or documents in the event Tenant requests Landlord's agreement,
approval or consent to any action of Tenant which may be desired by Tenant or
required of Tenant hereunder.

      21.20 EXECUTION OF LEASE BY LANDLORD. The submission of this document for
examination and negotiation does not constitute an offer to lease, or a
reservation of, or option for, the Leased Premises and this document shall
become effective and binding only upon the execution and delivery hereof by
Landlord and by Tenant. All negotiations, considerations, representations and
understandings between Landlord and Tenant are incorporated herein.

      21.21 TENANT'S AUTHORIZATION. If Tenant is a corporation, partnership,
association or any other entity, Tenant shall furnish to Landlord, within ten
(10) days after written request therefor from Landlord, certified resolutions of
Tenant's directors or other governing person or body authorizing execution and
delivery of this Lease and performance by Tenant of its obligations hereunder,
and evidencing that the person who physically executed the Lease on behalf of
Tenant was duly authorized to do so.

                                       28
<PAGE>

      21.22 EXCULPATORY CLAUSE. It is expressly understood and agreed that
nothing in this Lease contained shall be construed as creating any liability
whatsoever against Landlord personally, its members, officers, directors,
shareholders or partners, and in particular without limiting the generality of
the foregoing, there shall be no personal liability to pay any indebtedness
accruing hereunder or to perform any covenant, either express or implied, herein
contained, or to keep, preserve or sequester any property of Landlord, and that
all personal liability of Landlord of every sort, if any, is hereby expressly
waived by Tenant, to the extent permitted by law, and by every person now or
hereafter claiming any right or security hereunder; and that so far as the
parties hereto are concerned, the owner of any indebtedness or liability
accruing hereunder shall look solely to the Leased Premises for the payment
thereof.

      If the Tenant obtains a money judgment against Landlord, any of its
officers, directors, shareholders, partners, or their successors or assigns
under any provisions of or with respect to this Lease or on account of any
matter, condition or circumstance arising out of the relationship of the parties
under this Lease, Tenant's occupancy of the building or Landlord's ownership of
the Leased Premises, Tenant shall be entitled to have execution upon any such
final, unappealable judgment only upon Landlord's fee simple or leasehold estate
in the Leased Premises (whichever is applicable) and not out of any other assets
of Landlord, or any of its members, officers, directors, shareholders or
partners, or their successor or assigns; and Landlord shall be entitled to have
any such judgment so qualified as to constitute a lien only on said fee simple
or leasehold estate.

      21.23 LANDLORD'S LIEN. In the event of default, Landlord shall have a lien
for the performance of any and all obligations of Tenant upon Tenant's fixtures,
equipment, machinery, goods, wares, merchandise and other personal property of
Tenant located in the Leased Premises.

      21.24 AIRPORT ACCESS. Tenant acknowledges that it shall have no right of
access to Port Columbus International Airport by virtue of this Lease. Any such
access shall be pursuant to the terms of a separate agreement between Tenant and
the Columbus Airport Authority. In the event Tenant enters into such an
agreement with the Columbus Airport Authority, Tenant agrees to abide by all of
the terms and conditions thereof, and Tenant shall indemnify Landlord in the
event of any liability to Landlord on account of Tenant's non-compliance
therewith. In connection with any such access rights granted to Tenant by
Columbus Airport Authority, Tenant acknowledges that it shall cooperate in all
reasonable respects with Columbus Airport Authority to enable said Columbus
Airport Authority to ascertain the annual rent paid by Tenant to Landlord
hereunder and to ascertain Tenant's annual gross receipts from the Leased
Premises.

      21.25 INTEREST ON PAST DUE OBLIGATIONS. In the event any sums required
hereunder to be paid are not received when due, then all such amounts shall bear
interest from the due date thereof until paid at the rate of eighteen percent
(18%) per annum. Tenant shall pay the foregoing interest thereon in addition to
all default remedies of Landlord pursuant to Section 19.2 above.

                                       29
<PAGE>

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

                                    LANDLORD:
                                    4300 EAST FIFTH AVENUE LLC,
                                    an Ohio limited liability company

                                      By:  JUBILEE-AIRCENTER, L.L.C.,
                                           a Delaware limited liability company
                                           Its Managing Member

                                           By:  JUBILEE LIMITED PARTNERSHIP,
                                                an Ohio limited partnership,
                                                Its Managing Member

                                                By: SCHOTTENSTEIN
                                                    PROFESSIONAL
                                                    ASSET MANAGEMENT
                                                    CORPORATION,
                                                    a Delaware corporation,
                                                    Its General Partner

/s/ Edward K. Arndt                                 BY: /s/ Jay Schottenstein
--------------------------------                    ----------------------------
Print Name: Edward K. Arndt                         Jay Schottenstein
            --------------------

/s/ Leslie A. Schutte                               ITS:
--------------------------------                    President
Print Name: Leslie. A. Schutte

                                     TENANT:
                                     VALUE CITY DEPARTMENT STORES, INC.

/s/ Robert M. Wysinski               BY: /s/ Mike Tanner
--------------------------------     --------------------
Print Name:  Robert M. Wysinski      Mike Tanner
            --------------------

/s/ Daniel Reilly                   ITS: President, COO
--------------------------------
Print Name: .Daniel Reilly

                                       30
<PAGE>

STATE OF OHIO           :
                        : ss.
COUNTY OF FRANKLIN      :

      The  foregoing  instrument  was  acknowledged  before  me this  28th day
of November,  2000,  by  Jay  Schottenstein  of  Schottenstein  Professional
Asset Management  Corporation,  a  Delaware  corporation,  General  Partner of
Jubilee Limited   Partnership,   an  Ohio  limited   partnership,   Managing
Member  of Jubilee-Aircenter  L.L.C., a Delaware limited liability company,
Managing Member of 4300 East Fifth Avenue LLC, an Ohio  limited  liability
company,  for and on behalf of said limited liability company.

                                                   /s/ Mindy McCombs
                                                   ----------------------------
                                                   Notary Public

STATE OF OHIO         :         [NOTARIAL SEAL]                MINDY McCOMBS
                      : ss.                          NOTARY PUBLIC STATE OF OHIO
COUNTY OF FRANKLIN    :                               MY COMM. EXPIRES 5/25/2004

     The foregoing instrument was acknowledged before me this 22nd day of June,
2000, by Mike Tanner, President, COO of Value City Department Stores, Inc., for
and on behalf of said company.

                                                    /s/ Karen K. Beavers
                                                    ---------------------------
                                                    Notary Public

                               [NOTARIAL SEAL]           KAREN K. BEAVERS
                                                          NOTARY PUBLIC
                                                   IN AND FOR THE STATE OF OHIO
                                                       MY COMMISSION EXPIRES
                                                          NOVEMBER 18 2002

                                       31
<PAGE>

                                 EXHIBIT "A"

                                 DESCRIPTION OF
                                  179.966 ACRES
                            UNITED STATES OF AMERICA
                                EAST FIFTH AVENUE

     Situate in the State of Ohio, County of Franklin, City of Columbus, lying
in Quarter Township 4, Township 1, Range 17, United States Military Lands, and
being part of the 87.93 acre tract conveyed as Tract No. 100-1 to the United
States of America by deed of record in O.R. 07414 C07, all of the 42.294 and
part of the 65.096 acre tracts conveyed as Parcel No. 1 and Parcel No. 2,
respectively, to the United States of America (Department of the Navy) by deed
of record in Deed Book 1610, Page 289, part of the 2.001 acre tract conveyed to
the United States of America (Department of the Navy) by deed of record in Deed
Book 1753, Page 162, and part of the 62.068 acre tract conveyed to the United
States of America by deed of record in Deed Book 1733, Page 399, and part of the
original 230 acre tract conveyed to the United States of America as described in
the "JUDGEMENT ON DECLARATION OF TAKING" document Civil No. 5426, filed of
record in Deed Book 2140, Page 381, records of the Recorder's Office, Franklin
County, Ohio, and being more particularly described as follows:

     Begin for reference at a point in the centerline intersection of East Fifth
Avenue (100 feet in width) and North Yearling Road (80 feet in width);

     Thence S 86 degrees 13' 27" E, a distance of 620.11 feet, along said
centerline of East Fifth Avenue, to a point in the southerly extension of the
line common to said 87.93 acre tract and Port Columbus International Airport;

     Thence N 04 degrees 58' 23" E, a distance of 50.01 feet, along said
southerly extension, to an iron pin set in the northerly right-of-way line of
said East Fifth Avenue, at the southeasterly corner of said 87.93 acre tract.
Said iron pin being located S 04(degree) 58' 23" W, a distance of 3.50 feet from
a concrete monument found, and the POINT OF TRUE BEGINNING of the
herein-described tract;

     Thence the following three (3) courses and distances along said northerly
right-of-way line of East Fifth Avenue and the southerly lines of said 87.93
acre tract:

     1.   Thence N 86 degrees 13' 27" W, a distance of 841.35 feet, to a
          railroad spike set at the point of curvature of a curve to the left;

     2.   Thence southwesterly along arc of said curve having a radius of
          3,869.72 feet, a central angle of 19 degrees 59' 37", and a chord
          bearing S 83 degrees 46' 45" W, a chord distance of 1343.51 feet, to
          an iron pin set at the point of tangency;

     3.   Thence S 73 degrees 46' 56" W, a distance of 174.10 feet, to a point
          at a common corner of said 87.93 acre tract and a tract of land
          conveyed to Caprail I, Inc., by deed of record in O.R. 19183 E09;

     Thence the following four (4) courses and distances along the lines common
to said 87.93 and Caprail I, Inc., tracts:

     1.   Thence N 03 degrees 55' 48" E, a distance of 125.36 feet, to an iron
          pin set;

                                       1
<PAGE>

     2.   Thence N 39 degrees 28' 11" E, a distance of 247.48 feet, to a
          railroad spike set;

     3.   Thence N 85 degrees 02' 15" W, a distance of 143.29 feet, to an iron
          pin set;

     4.   Thence N 04 degrees 37' 03" E, a distance of 93.36 feet, to an iron
          pin set at the common corner of said 87.93, Caprail I, Inc., and
          aforesaid 65.096 acre tracts;

     Thence S 21 degrees 42' 35" W, a distance of 155.60 feet, along the line
common to said Caprail I, Inc., and 65.096 acre tracts, to an iron pin set at
the common corner of said Caprail I, Inc., 65.096, and aforesaid 42.294 acre
tracts;

     Thence the following three (3) courses and distances along the lines common
to said Caprail I, Inc. and 42.294 acre tracts:

     1.   Thence S 47 degrees 35' 09" W, a distance of 500.08 feet, to an iron
          pin set in a curve concaving to the northwest;

     2.   Thence westerly along arc of said curve having a radius of 7539.49
          feet, a central angle of 8 degrees 21' 34", and a chord bearing S
          79 degrees 22' 09" W, a chord distance of 1,099.03 feet, to an iron
          pin set at the point of tangency;

     3.   Thence S 83 degrees 32' 56" W, a distance of 886.59 feet, along a line
          100.00 feet northerly of, as measured by right angles, said centerline
          of East Fifth Avenue, to an iron pin found at the common corner of
          said 42.294 acre tract and the 0.336 acre tract conveyed as Parcel I
          to Jesse and Elizabeth A. Persinger, by deed of record in
          O.R.04250 G17;

     Thence N 04 degrees 32' 40" E, a distance of 1346.57 feet, along the
westerly line of said 42.294 acre tract and the easterly lines of said 0.336
acre tract, the 1.285 acre tract conveyed to Columbus Aircraft Components, Inc.,
by deed of record in O.R. 24226 H13, the 0.598 acre tract conveyed to
Steelmasters of Columbus, Inc., by deed of record in O.R. 03054 J04, the 1.924
acre tract conveyed to Rich-Lar Company by deed of record in O.R. 14442 F11,
and the 2.353 acre tract conveyed to Modern Builders Supply, Inc., by deed of
record in O.R. 21382 B11, passing a concrete monument found at a distance of
1306.62 feet, to a railroad spike set in the centerline of James Road (60 feet
in width), and a southerly line of aforesaid 62.068 acre tract, at the common
corner of said 42.294 and 2.353 acre tracts;

     Thence S 53 degrees 12' 32" W, a distance of 1431.52 feet, along said
centerline of James Road, said Southerly line of the 62.068 acre tract, and the
northerly lines of said 2.353 acre tract, the 1.716 acre tract conveyed as
Parcel I, to Modern Builders Supply, Inc. by deed of record in O.R. 08747 C15,
the original 5.205 acre tract conveyed to Modern Builders Supply, Inc. by deed
of record in O.R. 31464 101, the 0.610 acre tract conveyed to Modern Builders
Supply, Inc. by deed of record in O.R. 03585 F09, the 1.5187 acre tract conveyed
to Hiram Richardson, by deed of record in O.R. 12535 D19, and the 0.884 and
0.589 acre tracts conveyed as Parcel I and Parcel II, respectively, to George K.
Hiles, Jr., by deed of record in O.R. 30152 D13, passing a railroad spike found
on line at a distance of 688.25 feet, to a railroad spike found at the common
corner of said 62.068 acre tract and the 10.112 acre tract conveyed to Abraham
and Renia Schwartz by deed of record in O.R. 03273 A19;

                                     2
<PAGE>

     Thence N 04 degrees 38' 56" E, a distance of 1038.76 feet, along the
westerly line of said 62.068 acre tract and the easterly line of said 10.112
acre tract, to an iron pin found at the common corner of said 10.112 acre tract
and aforesaid original 230 acre tract;

     Thence N 86 degrees 25' 34" W, a distance of 723.97 feet, along a southerly
line of said original 230 acre tract, and the northerly lines of said 10.112 and
the 36.0926 acre tract conveyed to Beverage Management, Inc. by deed of record
in O.R. 32545 C20, to an iron pin set at a common corner of said original 230
and 36.0926 acre tracts. Said iron pin being located S 86 degrees 25' 34" E, a
distance of 6.95 feet from an iron pin found;

     Thence N 02 degrees 41' 14" E, a distance of 258.92 feet, along a line
common to said original 230 and 36.0926 acre tracts, to an iron pin set in the
southerly line of the 51.39 acre tract conveyed as Parcel B, to the City of
Columbus by deed of record in O.R. 06730 B15, at a common corner to said
original 230 and 36.0926 acre tracts. Said iron pin being located S 85 degrees
47' 40" E, a distance of 7.34 feet from an iron pin found in the line common to
said 36.0926 and 51.39 acre tracts;

     Thence S 86 degrees 23' 16" E, a distance of 733.28 feet, along the
southerly line of said 51.39 acre tract, to an iron pin found in said westerly
line of the 62.068 acre tract, at the southeasterly corner of said 51.30 acre
tract;

     Thence N 04 degrees 44' 59" E, a distance of 238.71 feet, along said
westerly line of the 62.068 acre tract, and the easterly line of said 51.39 acre
tract, to an iron pin set;

     Thence S 85 degrees 32' 02" E, a distance 5724.24 feet, along a line
1400.00 feet southerly of, as measured by right angles, the Port Columbus
International Airport East-West Runway 10R-28L, and across said 62.068,
aforesaid 2.001, said 65.096, and said 87.93 acre tracts, to an iron pin set in
the aforesaid line common to the 87.93 acre tract and Port Columbus
International Airport;

     Thence S 04 degrees 58' 23" W, a distance of 1072.63 feet, along said line
common to the 87.93 acre tract and Port Columbus International Airport, passing
aforesaid concrete monument found at a distance of 1069.13 feet, to the POINT OF
TRUE BEGINNING. Containing 179.966 acres more or less, of which 0.977 acres more
or less, lies within the existing right-of-way of James Road, and being subject
to all easements, and restrictions and rights-of-way of record.

     The bearings in the above description were based on the bearing of S
85 degrees 33' 07" E for the centerline of International Gateway (Airport Road)
as shown on the State of Ohio Department of Transportation Right-of-Way Plans
FRA-670-3.93-AA.

                   [STATE OF OHIO
                   J. TODD HENWOOD
                   7660 REGISTERED
                   PROFESSIONAL SURVEYOR]

                                                 R. D. ZANDE & ASSOCIATES, INC.

                                                /s/ J. Todd Henwood
                                                ------------------------------
                                                Registered Surveyor No. 7660
JTH/ts/4137B-D.001
September 30, 1996

                                       3
<PAGE>

Excluding therefrom the following:

                                 DESCRIPTION OF
                                   &492 ACRES
                                   JAMES ROAD

      Since in the State of Ohio, County of Franklin City of Columbus, lying in
Quarter Township 4, Township 1, Range 17, United States Military Leads and being
part of the 62.068 acre tract conveyed to the United States of America by Ord.
No. 52-53, dated Jan. 19, 1953, of record in Deed Book 1733, Page 399. records
of the Recorder 1 Office, and being more particularly described as follows:

      BEGINNING as a railroad spike found in the centerline of James Road (60
feet in width) as the common corner of said 62.068 acre tract and the 10.112
acre tract conveyed to Abraham and Renis Schwartz by deed of record in O.R.
03273 A19;

      Thence N 04' 38' 56" E, distance of 1038.76 feet, along the line common to
said 62.068 and 10.112 acre tracts, to an iron pin found at the common comer of
said 10.112 acre tract and the original 230 acre tract conveyed to the United
States of America by deed of record in Deed Book 2140, Page 381;

      Thence continue N 04" 38' 56" E, a distance of 89.00 feet, along the line
common to said 62.068 and original 230 acre tracts, to an iron pin set on a
curve conserving to the Northeast (being the southeast right-of-way line of a
proposed 80 feet road);

      Thence the following three (3) courses and distances across said 62.068
acre tract:

      1.    Thence easterly along art of said curve, (and along said southerly
            right-of-way line of the proposed 80 foot said), having a radius of
            640.00 feet, a central angle of 29' 17' 41", and a chord bearing S
            70" 53' 11" E, a chord distance of 323.67 feet to an iron pin set
            the point of tangency.

      2.    Thence S 85" 32' 02" E, a distance of 106.45 feet, (continuing along
            said southerly right -of-way line of the proposed 80 foot road), to
            an iron pin set;

      3.    Thence S 04" 39' 14" W, a distance of 676.63 feet, to a railroad
            spike set in the aforesaid centerline of James Road and
            southeasterly line of the 62.068 acre tract.

      Thence S 53" 17' 32" W, a distance of 560.00 feet, along said centerline
of James Road and southeasterly line of the 62.068 acre tract, to the POINT OF
BEGINNING. Containing 8.492 acres, more or less, and being subject to all
easements, restrictions, and right-of-way of record.

      The bearing in the above description are based on the bearing of S 15" 33'
07" E, for the centerline of International Gateway (Airport Road) as shown on
the State of Ohio, Department of Transportation Right -of-Way Plans
FRA-670-3.93-AA.

????

                                       A-4
<PAGE>

EXHIBIT "C"

                              [BUILDING FLOOR PLAN]

<PAGE>

                                                                     EXHIBIT "C"

                               [LOWER LEVEL PLAN]<PAGE>
                                                                   EXHIBIT 10.48

                                    SUBLEASE

                  SUBLESSOR:  SCHOTTENSTEIN STORES CORPORATION
                              1798 FREBIS AVENUE
                              COLUMBUS, OHIO 43206-3764

                  SUBLESSEE:  SHONAC CORPORATION DBA DSW SHOE WAREHOUSE
                              1675 WATKINS ROAD
                              COLUMBUS, OHIO 43207

                  PREMISES:   4541 CLARITON BOULEVARD
                              PITTSBURGH, PA 15227

<PAGE>

                               TABLE OF CONTENTS

<TABLE>
<S>                                                                              <C>
SECTION 1......................................................................                                          PREMISES

SECTION 2......................................................................                                              TERM

SECTION 3......................................................................                                 COMMENCEMENT DATE

SECTION 4................. ....................................................                                   RENEWAL OPTIONS

SECTION 5......................................................................                                      MINIMUM RENT

SECTION 6......................................................................                                   PERCENTAGE RENT

SECTION 7 INTENTIONALLY DELETED................................................                                  SECURITY DEPOSIT

SECTION 8......................................................................                                  RIGHT TO REMODEL

SECTION 9......................................................................                                         UTILITIES

SECTION 10.....................................................................                                             GLASS

SECTION 11.............................................. ......................                                 PERSONAL PROPERTY

SECTION 12.....................................................................                                 RIGHT TO MORTGAGE

SECTION 13.....................................................................                            SUBLEASE OR ASSIGNMENT

SECTION 14.....................................................................                                      COMMON AREAS

SECTION 15.....................................................................                         OPERATION OF COMMON AREAS

SECTION 16........................... .........................................        COMMON AREA MAINTENANCE, SUBLESSEE'S SHARE

SECTION 17.....................................................................                                    EMINENT DOMAIN

SECTION 18.....................................................................                                 SUBLESSEE'S TAXES

SECTION 19.....................................................................                                     RISK OF GOODS

SECTION 20.....................................................................                                 USE AND OCCUPANCY

SECTION 21.....................................................................                                         NUISANCES

SECTION 22............................................................... ....                           WASTE AND REFUSE REMOVAL

SECTION 23.....................................................................                                 FIRE AND CASUALTY

SECTION 24.....................................................................                                 SUBLESSOR REPAIRS

SECTION 25.....................................................................                               SUBLESSEE'S REPAIRS

SECTION 26.....................................................................                   COVENANT OF PEACEFUL POSSESSION

SECTION 27.....................................................................  SUBLESSEE'S AND SUBLESSOR'S INSURANCE; INDEMNITY

SECTION 28.....................................................................                                 REAL ESTATE TAXES

SECTION 29.....................................................................                SUBLESSEE'S INSURANCE CONTRIBUTION

SECTION 30.....................................................................                                          FIXTURES
</TABLE>

<PAGE>

<TABLE>
<S>                                                                              <C>
SECTION 31.....................................................................                                         SURRENDER

SECTION 32.....................................................................                                      HOLDING OVER

SECTION 33.....................................................................                                            NOTICE

SECTION 34.....................................................................                                           DEFAULT

SECTION 35.....................................................................                             WAIVER OF SUBROGATION

SECTION 36.....................................................................               LIABILITY OF SUBLESSOR; EXCULPATION

SECTION 37................................. ...................................                                 RIGHTS CUMULATIVE

SECTION 38.....................................................................                             MITIGATION OF DAMAGES

SECTION 39.....................................................................                                             SIGNS

SECTION 40.....................................................................                                  ENTIRE AGREEMENT

SECTION 41 INTENTIONALLY DELETED...............................................                                  SUBLESSOR'S LIEN

SECTION 42.....................................................................                           BINDING UPON SUCCESSORS

SECTION 43.....................................................................                              HAZARDOUS SUBSTANCES

SECTION 44.....................................................................                              TRANSFER OF INTEREST

SECTION 45.....................................................................                                ACCESS TO PREMISES

SECTION 46.....................................................................                                          HEADINGS

SECTION 47.....................................................................                                        NON-WAIVER

SECTION 48.....................................................................                               SHORT FORM SUBLEASE

SECTION 49.....................................................................                         REFERENCE TO MASTER LEASE

SECTION 50.....................................................................                              ESTOPPEL CERTIFICATE
</TABLE>

<PAGE>

                                    SUBLEASE

     THIS AGREEMENT OF SUBLEASE, made this______________________________day of
May, 2000, by and between Schottenstein Stores Corporation, a Delaware
Corporation (hereinafter referred to as "Sublessor"), with offices at 1798
Frebis Avenue, Columbus, Ohio 43206-3764 and Shonac Corporation dba DSW Shoe
Warehouse, with offices at 1675 Watkins Road, Columbus, Ohio 43207 (hereinafter
referred to as "Sublessee").

                                   WITNESSETH:

SECTION 1. PREMISES

     (a) Sublessor, in consideration of the rents to be paid and covenants and
agreements to be performed by Sublessee, does hereby sublease unto Sublessee the
premises (hereinafter referred to as the "premises" or "demised premises") in
the Best Buy Shopping Center (hereinafter referred to as the "Shopping Center"),
at 4541 Clariton Boulevard in the City of Pittsburgh, and State of Pennsylvania.
The location, size, and area of the demised premises and of the Shopping Center
shall be substantially as shown on Exhibit "A" attached hereto and made a part
hereof. A legal description of the Shopping Center is shown on Exhibit "A-l"
attached hereto and made a part hereof. Sublessee shall not change the
configuration of the Shopping Center or consent to any proposed change by
Landlord which requires Sublessor's consent under the Master Lease (as those
terms are defined in Section 49 below) so as to materially adversely affect
access to, visibility of or parking for the premises without the prior written
consent of Sublessee.

     (b) The demised premises shall have a ground floor area of approximately
30,799 square feet with approximate dimensions of 120' x 240' + 40' x 50'.

SECTION 2.TERM

     The term of this Sublease shall be for a period of seventeen (17) years,
beginning on the commencement date (as hereinafter defined), except that if the
commencement date shall be a day other than the first day of a month, then the
period of time between the commencement date and the first day of the month next
following shall be added to the term of the Sublease.

                                                                               4
<PAGE>

SECTION 3. COMMENCEMENT DATE

     (a) As herein used, the phrase "commencement date" shall mean the earlier
of: (i) the day Sublessee opens for business in the demised premises, or (ii)
ninety (90) days after Sublessor has delivered to Sublessee possession of the
demised premises as same are to be substantially completed by Sublessor and
ready for occupancy, as in (b) below. The anticipated delivery date is within
six (6) months of a fully executed sublease agreement. Sublessee shall not be
required to accept delivery between 11-01 -00 and 01-31-01. Should Sublessee not
receive possession by 01 -31 -01, Sublessee at its option may terminate this
sublease agreement by notice to Sublessor at any time prior to delivery of
possession of the demised premises to Sublessee. Notwithstanding the above,
Sublessor shall give Sublessee at least sixty (60) days advance written notice
of its anticipated delivery date, so that Sublessee might plan accordingly.

     (b) Possession of the demised premises shall not be deemed to have been
given to Sublessee unless the demised premises are ready for the installation of
Sublessee's fixtures and finishing work by Sublessee, and are free of any
violation of laws, ordinances, regulations and building restrictions relating to
the possession or use of or construction upon the demised premises. Sublessor's
work is listed on Exhibit "B", attached hereto and made a part hereof.

     (c) Prior to the date on which possession is delivered to Sublessee as
aforesaid, Sublessee shall have the right to enter the demised premises at its
own risk rent-free for the purpose of preparing for its occupancy, installing
fixtures and equipment, and receiving merchandise and other property, provided
that it does not unreasonably interfere with Sublessor's construction
activities. All work other than that to be performed by Sublessor is to be done
by Sublessee within ninety (90) days after the date possession of the demised
premises has been delivered to Sublessee, at Sublessee's expense in accordance
with the provisions of this Sublease and as set forth in the schedule entitled
Description of Sublessee's Work and attached hereto as Exhibit "C" and made a
part hereof.

     (d) From the date upon which the demised premises are delivered to
Sublessee for its work until the commencement date of the sublease term,
Sublessee shall observe and perform all of its obligations under this Sublease
(except its obligation to operate and to pay minimum rent, percentage rent, its
pro rata share of maintenance costs, provided for in Section 16 hereof, its pro
rata share of real estate taxes provided for in Section 28 hereof and its
prorata share of insurance provided for in Section 29 hereof). In the event
Sublessee fails to open for business within ninety (90) days after the date
possession of the

                                                                               5
<PAGE>

demised premises has been delivered to Sublessee, Sublessor, in addition to any
and all other available remedies, may require Sublessee to pay to Sublessor, in
addition to all other rent and charges herein, as liquidated damages and not as
a penalty, an amount equal to one-one hundred eightieth (1/180) of the annual
minimum rent for each day such failure to open continues.

SECTION 4. RENEWAL OPTIONS

     (a) Provided Sublessor has exercised its renewal option (of which notice
shall also be given to Sublessee) as granted in the Master Lease; and provided
Sublessee has fully complied with all of the terms, provisions, and conditions
on its part to be performed under this Sublease and is not in default under this
Sublease, Sublessee may, by giving written notice to the Sublessor at least one
(1) year on or before the expiration of the original term of this Sublease,
extend such term for a period of five (5) year(s) upon the same covenants and
agreements as are herein set forth, except that the minimum rent during the
first renewal term shall be increased to Thirty Five Thousand Nine Hundred
Thirty Two and 17/100 Dollars ($35,932.17) each month.

     (b) Provided Sublessor has exercised its renewal option as granted in the
Master Lease; and provided Sublessee has fully complied with all of the terms,
provisions and conditions on its part to be performed under this Sublease, is
not in default under this Sublease and has exercised its first option to renew
hereunder, Sublessee may, by giving written notice to the Sublessor at least one
(1) year on or before the expiration of the first extended term of this
Sublease, extend such term for an additional period of five (5) year(s) upon the
same covenants and agreements as the first extended term except that the minimum
rent (as increased pursuant to subparagraph (a) above) during this second
renewal term shall be further increased to Thirty Eight Thousand Four Hundred
Ninety Eight and 75/100 Dollars ($38,498.75) each month.

     (c) Provided Sublessor has exercised its renewal option as granted in the
Master Lease; and provided Sublessee has fully complied with all of the terms,
provisions and conditions on its part to be performed under this Sublease, is
not in default under this Sublease and has exercised its second option to renew
hereunder, Sublessee may, by giving written notice to the Sublessor at least one
(1) year on or before the expiration of the second extended term of this
Sublease, extend such term for an additional period of two (2) year(s) upon the
same covenants and agreements as the second extended term except that the
minimum rent (as increased pursuant to subparagraph (b) above) during this third
renewal term

                                                                               6
<PAGE>

shall be further increased to Forty One Thousand Sixty Five and 33/100 Dollars
($41,065.33) each month.

SECTION 5. MINIMUM RENT

     (a) Sublessee agrees to pay to Sublessor, as minimum rent for the demised
premises, equal consecutive monthly installments of: (i) Twenty Eight Thousand
Two Hundred Thirty Two and 42/100 Dollars ($28,232.42), commencing on the
commencement date, and continuing on the first day of each calendar month during
years one (1) through five (5) of the initial term of this Sublease; (ii) Thirty
Thousand Seven Hundred Ninety Nine and no/100 Dollars ($30,799.00) each calendar
month during years six (6) through ten (10) of the initial term of this
Sublease; and (iii) Thirty Three Thousand Three Hundred Sixty Five and 58/100
Dollars ($33,365.58) each calendar month during years eleven (11) through
seventeen (17) of the initial term of this Sublease. All such rental shall be
payable to Sublessor in advance, without prior written notice or demand and
without any right of deduction, abatement, counterclaim or offset whatsoever
(unless specifically permitted in this sublease agreement). As used in this
Sublease, the term "minimum rent" means the minimum rent set forth in this
subparagraph (a).

     (b) If the Sublease term shall commence on a day other than the first day
of a calendar month or shall end on a day other than the last day of a calendar
month, the minimum rental for such first or last fractional month shall be such
proportion of the monthly minimum rental as the number of days in such
fractional month bears to the total number of days in such calendar month.

     (c) Until further notice to Sublessee, all rental payable under this
Sublease shall be payable to Sublessor and mailed to Sublessor at 1798 Frebis
Avenue, Columbus, Ohio 43206-3764.

     (d) In the event any sums required hereunder to be paid are not received on
or before the fifth (5th) calendar day after the same are due, then, for each
and every late payment, Sublessee shall immediately pay, as additional rent, a
service charge equal to Fifty Dollars ($50.00). Sublessee shall pay an
additional late charge in the same amount for each additional seven (7) day
period after the same are due until such payment has been received by Sublessor.
The foregoing late charge is in addition to all default remedies of Sublessor
pursuant to Section 34 below.

SECTION 6. PERCENTAGE RENT

     (a) Sublessee shall pay to Sublessor as additional rent, a percentage
rental of two percent (2%)

                                                                               7
<PAGE>

annually of the "gross receipts" that exceed: (i) $8,469,725 Yrs. 1-5; (ii)
$9,239,700 Yrs. 6-10; (iii) $10,009,675 Yrs. 11-17; (iv) $10,779,651 1ST Option;
(v) $11,549,625 2nd Option; and (vi) $12,319,599 3rd Option.

     (b) For purposes hereof, a sublease year shall consist of a consecutive
twelve (12) calendar month period commencing on the commencement of the term of
this Sublease; provided, however, that if this Sublease commences on a day other
than the first day of a calendar month, then the first sublease year shall
consist of such fractional month plus the next succeeding twelve (12) full
calendar months, and the last sublease year shall consist of the period
commencing from the end of the preceding sublease year and ending with the end
of the term of the Sublease, whether by expiration of term or otherwise. In the
event percentage rental shall commence to accrue on a day other than the first
day of a sublease year, the percentage rental for such sublease year shall be
adjusted on a pro rata basis, based upon the actual number of days in such
sublease year.

     (c) Each sublease year shall constitute a separate accounting period, and
the computation of percentage rental due for any one period shall be based on
the gross receipts for such sublease year.

     (d) The term "gross receipts" as used in this Sublease is hereby defined to
mean the gross dollar aggregate of all sales or rental or manufacture or
production of merchandise and all services, income and other receipts whatsoever
of all business conducted in, at or from any part of the demised premises,
whether for cash, credit, check, charge account, gift or merchandise certificate
purchased or for other disposition of value regardless of collection. Should any
departments, divisions or parts of Lessee's business be conducted by any
subleases, concessionaires, licensees, assignees or others, then there shall be
included in Lessee's "gross sales," all "gross sales" of such department,
division or part, whether the receipts be obtained at the demised premises or
elsewhere in the same manner as if such business had been conducted by Lessee.
Gross Receipts shall exclude the following: (i) any amount representing sales,
use, excise or similar taxes; (ii) the amount of refunds, exchanges or returns
by customers or allowances to customers.

     (e) The percentage rental, if any, shall be paid within ninety (90) days
after the end of each sublease year, accompanied by a statement in writing
signed by Sublessee setting forth its gross receipts from the sale of all items
for such sublease year. Sublessee shall keep at its principal executive offices,
where now or hereafter located, true and accurate accounts of all receipts from
the demised premises. Sublessor, its agents and accountants, shall have access
to such records for the two (2) prior Lease Years

                                                                               8
<PAGE>

at any and all times during regular business hours for the purpose of examining
or auditing the same. Sublessee shall also furnish to Sublessor any and all
supporting data in its possession relating to gross sales and any deductions
therefrom as Sublessor may reasonably require. Sublessor agrees to keep any
information obtained therefrom confidential, except as may be required for
Sublessor's tax returns, or in the event of litigation or arbitration where such
matters are material.

     (f) Sublessee shall at all times maintain accurate records which shall be
available for Sublessor's inspection at any reasonable time.

     (g) If Sublessor, for any reason, questions or disputes any statement of
percentage rental prepared by Sublessee, then Sublessor, at its own expense, may
employ such accountants as Sublessor may select to audit and determine the
amount of gross sales for the period or periods covered by such statements. If
the report of the accountants employed by Sublessor shall show any additional
percentage rents payable by Sublessee, then Sublessee shall pay to Sublessor
such additional percentage rents plus interest at one (1) point over the prime
rate, commencing on the date such percentage rentals should have been paid,
within thirty (30) days after such report has been forwarded to Sublessee,
unless Sublessee shall, within said thirty (30) day period, notify Sublessor
that Sublessee questions or disputes the correctness of such report. In the
event that Sublessee questions or disputes the correctness of such report, the
accountants employed by Sublessee and the accountants employed by Sublessor
shall endeavor to reconcile the question(s) or dispute(s) within thirty (30)
days after the notice from Sublessee questioning or disputing the report of
Sublessor's accountants. In the event that it is finally determined by the
parties that Sublessee has understated percentage rent for any Sublease year by
three percent (3%) or more, Sublessee shall pay the reasonable cost of the
audit. Furthermore, if Sublessee's gross sales cannot be verified due to the
insufficiency or inadequacy of Sublessee's records, then Sublessee shall pay the
cost of the audit. The cost of any audit resulting from failure to report
percentage rent after written notification of default shall be at the sole cost
of Sublessee.

SECTION 7. SECURITY DEPOSIT - DELETED

SECTION 8. RIGHT TO REMODEL

     Sublessee may, at Sublessee's expense, make non-structural repairs and
alterations to the interior of the demised premises in accordance with all laws
and in the exercise of good business judgement. Subject to any consent
requirements of Landlord under the Master Lease, Sublessee may not make any
structural or exterior changes to the premises without the prior written consent
of Sublessor, which

                                                                               9
<PAGE>

consent shall not be unreasonably withheld or delayed. Any structural alteration
may not diminish the market value of the demised premises. All plans for such
remodeling shall be submitted to Sublessor for endorsement of its approval prior
to commencement of work. Upon Sublessor's request, Sublessee shall be obligated,
if it remodels and/or alters the demised premises, to restore the demised
premises upon vacating the same. Sublessee will indemnify and save harmless the
Sublessor from and against all mechanics liens or claims by reason of repairs,
alterations or improvements which may be made by Sublessee to the demised
premises. Inasmuch as any such alterations, additions or other work in or to the
demised premises may constitute or create a hazard, inconvenience or annoyance
to the public and other Sublessees in the Shopping Center, Sublessee shall, if
so directed in writing by Sublessor, erect barricades, temporarily close the
demised premises, or affected portion thereof, to the public or take whatever
measures are necessary to protect the building containing the demised premises,
the public and the other Sublessees of the Shopping Center for the duration of
such alterations, additions or other work. If Sublessor determines, in its sole
judgment, that Sublessee has failed to take any of such necessary protective
measures, Sublessor may do so and Sublessee shall reimburse Sublessor for the
cost thereof within ten (10) days after Sublessor bills Sublessee therefor.

     All such work shall be performed lien free by Sublessee. In the event a
mechanic's lien is filed against the premises or the Shopping Center, Sublessee
shall discharge or bond off same within ten (10) days from the filing thereof.
If Sublessee fails to discharge said lien, Sublessor may bond off or pay same
without inquiring into the validity or merits of such lien, and all sums so
advanced shall be paid on demand by Sublessee as additional rent.

SECTION 9. UTILITIES

     The Sublessee agrees to be responsible and pay for all public utility
services rendered or furnished to the demised premises during the term hereof,
including, but not limited to, heat, water, gas, electric, steam, telephone
service and sewer services, together with all taxes, levies or other charges on
such utility services when the same become due and payable Sublessor will use
its best efforts to separately meter utilities. .Sublessor shall provide, or
cause to be provided, all such utility services to the premises. Sublessee shall
be responsible for all utility services and costs inside the premises. Should
any utility service not be separately metered, then Sublessee shall be
responsible for its prorata share thereof as determined from time to time and
billed by Sublessor. Sublessor shall not be liable for

                                                                              10
<PAGE>

the quality or quantity of or interference involving such utilities unless due
directly to Sublessor's negligence.

     During the term hereof or any renewal or extension period, whether the
demised premises are occupied or unoccupied, Sublessee agrees to maintain heat
sufficient to heat the demised premises so as to avert any damage to the demised
premises on account of cold weather.

     Sprinkler systems, if any, located in Sublessee's area shall be maintained
in accordance with National Fire Protection Association standards to ensure
proper operation. Sprinkler control valves (interior and exterior) located in
Sublessee's area shall be monitored by supervisory alarm service. In the event
fifty percent (50%) or more of the total number of sprinkler heads require
replacement at any one time as part of ordinary maintenance, such cost shall be
fifty percent (50%) borne by Sublessor and fifty percent (50%) borne by
Sublessee. Sublessee shall replace all sprinkler heads due to painting or
environmental exposure from Sublessee's operations. All other cost of
maintaining the sprinkler system in Sublessee's area shall be paid by the
Sublessee.

SECTION 10. GLASS

     The Sublessee shall maintain the glass part of the demised premises,
promptly replacing any breakage and fully saving the Sublessor harmless from any
loss, cost or damage resulting from such breakage or the replacement thereof.

SECTION 11. PERSONAL PROPERTY

     The Sublessee further agrees that all personal property of every kind or
description that may at any time be in or on the demised premises shall be at
the Sublessee's sole risk, or at the risk of those claiming under the Sublessee,
and that the Sublessor shall not be liable for any damage to said property or
loss suffered by the business or occupation of the Sublessee caused in any
manner whatsoever.

SECTION 12. RIGHT TO MORTGAGE

     (a) Sublessee acknowledges that Landlord, pursuant to the Master Lease, has
reserved the right to subject and subordinate this Sublease at all times to the
lien of any deed of trust, mortgage or mortgages now or hereafter placed upon
Landlord's interest in the demised premises; provided, however, that no default
by Landlord, under any deed of trust, mortgage or mortgages, shall affect
Sublessee's rights under this Sublease, so long as Sublessee performs the
obligations imposed upon it hereunder and is not in default hereunder, and
Sublessee attorns to the holder of such deed of trust or mortgage, its assignee
or the purchaser at any foreclosure sale. Any such subordination shall be
contingent upon Sublessee

                                                                              11
<PAGE>

receiving a commercially reasonable non-disturbance agreement. Sublessee shall
execute any instrument presented to Sublessee for the purpose of effecting such
subordination. If Sublessee, within ten (10) days after submission of such
instrument, fails to execute same, Sublessor is hereby authorized to execute
same as attorney-in- fact for Sublessee. It is a condition, however, to the
subordination and lien provisions herein provided, that Sublessor shall procure
from any such mortgagee an agreement in writing, which shall be delivered to
Sublessee or contained in the aforesaid subordination agreement, providing in
substance that so long as Sublessee shall faithfully discharge the obligations
on its part to be kept and performed under the terms of this Sublease and is not
in default under the terms hereof, its tenancy will not be disturbed nor this
Sublease affected by any default under such mortgage.

     (b) Wherever notice is required to be given to Sublessor pursuant to the
terms of this Sublease, Sublessee will likewise give such notice to any
mortgagee of Sublessor's interest in the demised premises upon notice of such
mortgagee's name and address from Sublessor. Furthermore, such mortgagee shall
have the same rights to cure any default on the part of Sublessor that Sublessor
would have had.

SECTION 13. SUBLEASE OR ASSIGNMENT

     The Sublessee further covenants and agrees not to enter into license,
purchase or concession agreements or to assign or sublet the demised premises or
any part of same, or in any other manner transfer, mortgage or pledge the
Sublease, its subleasehold or the demised premises, without the prior written
consent of Sublessor, which consent shall not be unreasonably withheld or
delayed. In the event of any such subletting or assignment or other such
transfer upon obtaining Sublessor's consent, Sublessee shall nevertheless remain
fully and primarily liable hereunder.

SECTION 14. COMMON AREAS

     Common areas means all areas and facilities in the Shopping Center provided
and so designated by Landlord and made available by Landlord pursuant to the
terms of the Master Lease for the common use and benefit of tenants and their
respective sublessees of the Shopping Center and their customers, employees and
invitees. Common areas shall include (to the extent the same are constructed),
but not be limited to, the parking areas, sidewalks, landscaped areas,
corridors, stairways, boundary walls and fences, incinerators, truckways,
service roads, and service areas not reserved for the exclusive use of tenants
or other sublessees.

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<PAGE>

SECTION 15. OPERATION OF COMMON AREAS

     (a) Landlord shall, throughout the term hereof, operate and maintain the
common areas including the parking areas for the use and benefit of the tenants
and their respective sublessees of the Shopping Center and their customers and
invitees. Landlord shall at all times have exclusive control of the common areas
and may at any time and from time to time: (i) promulgate, modify and amend
reasonable rules and regulations for the use of the common areas, which rules
and regulations shall be binding upon the Sublessee upon delivery of a copy
thereof to the Sublessee; (ii) temporarily close any part of the common areas,
including but not limited to closing the streets, sidewalks, road or other
facilities to the extent necessary to prevent a dedication thereof or the
accrual of rights of any person or of the public therein; (iii) exclude and
restrain anyone from the use or occupancy of the common areas or any part
thereof except bona fide customers and suppliers of the tenants and their
respective sublessees of the Shopping Center who use said areas in accordance
with the rules and regulations established by Landlord; (iv) engage others to
operate and maintain all or any part of the common areas, on such terms and
conditions as Landlord shall, in its sole judgment, deem reasonable and proper;
and (v) make such changes in the common areas as in its opinion are in the best
interest of the Shopping Center, including but not limited to changing the
location of walkways, service areas, driveways, entrances, existing automobile
parking spaces and other facilities, changing the direction and flow of traffic
and establishing prohibited areas.

     (b) Sublessee shall keep all common areas free of obstructions created or
permitted by Sublessee. Sublessee shall permit the use of the common areas only
for normal parking and ingress and egress by its customers and suppliers to and
from the demised premises. If in Landlord's or Sublessor's opinion unauthorized
persons are using any of the common areas by reason of Sublessee's occupancy of
the demised premises, Landlord and/or Sublessor shall have the right at any time
to remove any such unauthorized persons from said areas or to restrain
unauthorized persons from said areas. Landlord, Sublessor, Sublessee, and others
constructing improvements or making repairs or alterations in the Shopping
Center shall have the right to make reasonable use of portions of the common
areas.

SECTION 16. COMMON AREA MAINTENANCE. SUBLESSEE'S SHARE

     (a) Sublessee shall initially pay to Sublessor as additional rental,
simultaneously with payment of minimum rental called for under Section 5, fifty
cents ($0.50) per square foot, payable in equal monthly

                                                                              13
<PAGE>

installments of One Thousand Two Hundred Eighty Three and 29/100 Dollars
($1,283.29), as its estimated monthly prorata share of the "maintenance cost"
for the operation and maintenance of the common areas.

      (b) The Maintenance Costs for the common areas shall be computed in
accordance with the terms of the Master Lease.

      (c) Sublessor shall maintain, or cause Landlord to maintain, accurate and
detailed records of all Maintenance Costs for the common areas in accordance
with generally accepted accounting principles. Sublessee's proportionate share
of the Maintenance Costs of the common areas shall be a fraction, the numerator
of which shall be the floor area of the premises and the denominator of which
shall be the gross leasable area (in square feet) of all leasable space in the
Shopping Center.

      (d) Sublessee's proportionate share of all Maintenance Costs shall be
computed by Sublessor within ninety (90) days after the end of each accounting
year (which Sublessor may change from time to time). At this time Sublessor
shall furnish to Sublessee a statement showing in reasonable detail the actual
Maintenance Costs incurred during such accounting year and Sublessee's
proportionate share thereof (prorated for any partial Sublease year, with
appropriate adjustments to reflect any change in the floor area of the premises
or the gross leasable area of a building occurring during such accounting year).
To the extent Sublessee's share of such costs differs from the sum paid by
Sublessee in respect to such year, the difference shall be billed to and paid by
Sublessee within thirty (30) days after Sublessee's receipt of said bill.
Sublessee's estimated monthly maintenance cost thereafter may be adjusted by
written notice from Sublessor. Notwithstanding the above, Sublessee's prorata
share shall not exceed that of Sublessor under the master lease.

      (e) If Sublessee, for any reason in the exercise of good business
judgment, questions or disputes any statement of maintenance costs prepared by
Sublessor, then Sublessee, at its own expense, may employ such accountants as
Sublessee may select to review Sublessor's books and records solely with respect
to maintenance costs during the prior two (2) Lease Years to determine the
amount of maintenance costs for the period or periods covered by such
statements. If the report of the accountants employed by Sublessee shall show
any overcharge paid by Sublessee, then Sublessee shall receive a credit from
Sublessor for such difference. Any underpayment shall be paid by Sublessee. In
the event that Sublessee questions or disputes the correctness of such report,
the accountants employed by Sublessee and the accountants employed by Sublessor
shall endeavor to reconcile the question(s) or

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<PAGE>

dispute(s) within thirty (30) days after the notice from Sublessee questioning
or disputing the report of Sublessor's accountants. In the event that it is
finally determined by the parties that Sublessor has overstated maintenance
costs for any Sublease year by three percent (3%) or more, Sublessor shall pay
the reasonable cost of the audit. Furthermore, if Sublessor's maintenance costs
cannot be verified due to the insufficiency or inadequacy of Sublessor's
records, then Sublessor shall pay the cost of the audit.

SECTION 17. EMINENT DOMAIN

      (a) In the event the entire premises or any part thereof shall be taken or
condemned either permanently or temporarily for any public or quasi-public use
or purpose by any competent authority in appropriation proceedings or by any
right of eminent domain, the entire compensation or award therefore, including
subleasehold, reversion and fee, shall belong to the Sublessor and Sublessee
hereby assigns to Sublessor all of Sublessee's right, title and interest in and
to such award.

      (b) In the event that only a portion of the demised premises, not
exceeding twenty percent (20%) of same, shall be so taken or condemned, and the
portion of the demised premises not taken can be repaired within ninety (90)
days from the date of which possession is taken for the public use so as to be
commercially fit for the operation of Sublessee's business, the Sublessor at its
own expense shall so repair the portion of the demised premises not taken and
there shall be an equitable abatement of rent for the remainder of the term
and/or extended terms. If the portion of the demised premises not taken cannot
be repaired within ninety (90) days from the date of which possession is taken
so as to be commercially fit for the operation of Sublessee's business, then
this Sublease shall terminate and become null and void from the time possession
of the portion taken is required for public use, and from that date on the
parties hereto shall be resubleased from all further obligations hereunder
except as herein stated. No other taking, appropriation or condemnation shall
cause this Sublease to be terminated. Any such appropriation or condemnation
proceedings shall not operate as or be deemed an eviction of Sublessee or a
breach of Sublessor's covenant of quiet enjoyment.

      (c) In the event that more than 20% of the demised premises shall at any
time be taken by public or quasi-public use or condemned under eminent domain,
then at the option of the Sublessor or Sublessee upon the giving of thirty (30)
days written notice (after such taking or condemnation), this Sublease shall
terminate and expire as of the date of such taking and any prepaid rental shall
be prorated as of the effective date of such termination.

SECTION 18. SUBLESSEE'S TAXES

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<PAGE>

      Sublessee further covenants and agrees to pay promptly when due all taxes
assessed against Sublessee's fixtures, furnishings, equipment and stock-in trade
placed in or on the demised premises during the term of this Sublease.

SECTION 19. RISK OF GOODS

      All personal property, goods, machinery, and merchandise in said demised
premises shall be at Sublessee's risk if damaged by water, fire, explosion, wind
or accident of any kind, and Sublessor shall have no responsibility therefor or
liability for any of the foregoing and Sublessee hereby resubleases Sublessor
from such liability.

SECTION 20. USE AND OCCUPANCY

      The demised premises during the term of this Sublease shall be occupied
for the operating and conducting therein of a retail shoe store or any other
lawful retail purpose in accordance with the terms of the Master Lease Sublessee
shall at all times conduct its operations on the demised premises in a lawful
manner and shall, at Sublessee's expense, comply with all laws, rules, orders,
ordinances, directions, regulations, and requirements of all governmental
authorities, now in force or which may hereafter be in force, which shall impose
any duty upon Sublessor or Sublessee with respect to the business of Sublessee
and the use, occupancy or alteration of the demised premises. Sublessee shall
comply with all requirements of the Americans with Disabilities Act, and shall
be solely responsible for all alterations within the demised premises in
connection therewith. Sublessee covenants and agrees that the demised premises
shall not be abandoned and that only minor portions of the demised premises
shall be used for office or storage space in connection with Sublessee's
business conducted in the demised premises. Without being in default of this
Sublease, Sublessee shall have the right to cease operating (go dark) at any
time and for whatever reason after the first (1st) sublease Year.
Notwithstanding the foregoing, Sublessee's right to vacate (go dark), shall not
release or excuse the Sublessee from any obligations or liabilities, including
the payment of Rent and other charges, under this Sublease without the express
written consent of Sublessor. In the event Sublessee fails to operate for one
hundred twenty (120) or more consecutive days, Sublessor shall have the right,
effective upon thirty (30) days prior written notice to Sublessee, to terminate
the Sublease as Sublessor's sole remedy, provided that if Sublessee recommences
operating fully stocked in substantially all of the premises within such thirty
(30) days, Sublessor's termination shall be null and void. In the event
Sublessee shall cease operating after the first sublease year, Sublessor's sole
remedy on account thereof shall be limited

                                                                              16
<PAGE>

to the right to elect to recapture the premises and terminate the Sublease and
to recover from Sublessee the unamortized portion of the costs incurred by
Sublessor in performing Sublessor's Work. Upon payment thereof by Sublessee,
there shall be nofurther liability of the parties hereunder. Such termination
shall be effective upon written notice to Sublessee any time prior to Sublessee
reopening for business in the premises. Provided, however, in the event
Sublessor has not so elected to recapture, Sublessee shall have right to notify
Sublessor of Sublessee's intention to reopen for business fully stocked in
substantially all of the premises within sixty (60) days, followed by
Sublessee's actually reopening for business in the premises within such sixty
(60) day period, which notice and actual reopening shall toll Sublessor's right
to recapture.

SECTION 21. NUISANCES

      Sublessee shall not perform any acts or carry on any practice which may
injure the demised premises or be a nuisance or menace to other Sublessees in
the Shopping Center.

SECTION 22. WASTE AND REFUSE REMOVAL

      Sublessee covenants that it will use, maintain and occupy said demised
premises in a careful, safe, lawful and proper manner and will not commit waste
therein. Sublessor or its agent shall have access at all reasonable times to the
demised premises for purposes of inspecting and examining the condition and
maintenance of the demised premises. Sublessee agrees to remove all refuse from
the demised premises in a timely, clean and sanitary manner. Sublessee shall
provide a refuse collection container at the rear of the demised premises to
accommodate Sublessee's refuse and Sublessee shall routinely clean up around
trash containers. Sublessee shall contract with a licensed/insured refuse
collection contractor to timely remove refuse therefrom and the location of the
container shall be approved by Sublessor.

SECTION 23. FIRE AND CASUALTY

      (a) Sublessor or Landlord shall at all times during the term of this
Sublease carry fire, casualty, and extended coverage insurance on the building,
including the structural components (foundations, floors, walls, windows,
structural supports, roof, HVAC, electrical systems, and plumbing) thereof.
Sublessor and Landlord shall be under no obligation to maintain insurance on any
improvements installed by or for the benefit of Sublessee's use of the premises.
Sublessor and Landlord may elect to self-insure their obligations hereunder
and/or use whatever deductibles as Landlord and Sublessor deem appropriate, in
their sole discretion.

                                                                              17
<PAGE>

      (b) If the demised premises shall be damaged, destroyed, or rendered
untenantable, in whole or in part, by or as the result or consequence of fire or
other casualty during the term hereof, Landlord or Sublessor shall repair and
restore the same to a good tenantable condition with reasonable dispatch. During
such period of repair, the rent herein provided for in this Sublease shall abate
(i) entirely in case all of the demised premises are untenantable; and (ii)
proportionately if only a portion of the demised premises is untenantable and
Sublessee is able to economically conduct its business from the undamaged
portion of the demised premises. The abatement shall be based upon a fraction,
the numerator of which shall be the square footage of the damaged and unusable
area of the demised premises and the denominator shall be the total square
footage of the demised premises. Said abatement shall cease at such time as the
demised premises shall be restored to a tenantable condition.

      (c) In the event the demised premises, because of such damage or
destruction, are not repaired and restored to a tenantable condition with
reasonable dispatch within one hundred fifty (150) days from the date of receipt
of insurance proceeds for such damage or destruction, Sublessee or Sublessor
may, at their option, terminate this Sublease within sixty (60) days following
such one hundred fifty (150) day period but prior to the repair and restoration
of same by giving prior written notice to the other party and thereupon
Sublessor and Sublessee shall be released from all future liability and
obligations under this Sublease.

      (d) If one-third (1/3) or more of the ground floor area of the demised
premises are damaged or destroyed during the last two (2) years of the original
or any extended term of this Sublease, Sublessor shall have the right to
terminate this Sublease by written notice to Sublessee within sixty (60) days
following such damage or destruction, unless Sublessee shall, within thirty (30)
days following receipt of such notice, offer to extend the term of this Sublease
for an additional period of five (5) years from the date such damage or
destruction is repaired and restored. If Sublessee makes said offer to extend,
Sublessor and Sublessee shall determine the terms and conditions of said
extension within thirty (30) days thereafter or Sublessee's offer shall not be
deemed to prevent Sublessor from canceling this Sublease. If such terms and
conditions have been mutually agreed to by the parties, then Sublessor shall
accept Sublessee's offer and shall repair and restore the demised premises with
reasonable dispatch thereafter.

SECTION 24. SUBLESSOR REPAIRS

                                                                              18
<PAGE>

      (a) Sublessor or Landlord shall keep in good order, condition, and repair
the following: (i) structural portions of the demised premises; (ii) downspouts;
(iii) gutters; (iv) the roof of the Building of which the demised premises forms
a part; and (v) the plumbing and sewage system serving the demised premises but
located outside of the demised premises, except (as to all items) for damage
caused by any negligent act or omission of Sublessee or its customers,
employees, agents, invitees, licensees or contractors, which shall be repaired
or replaced as necessary, at the sole cost and expense of Sublessee. "Structural
portions" shall mean only the following: (i) foundations; (ii) exterior walls
except for interior faces); (iii) concrete slabs; (iv) the beams and columns
bearing the main load of the roof; and (v) the floors (but not floor coverings).

      (b) Notwithstanding the provisions of Paragraph (a) above, Sublessor and
Landlord shall not be obligated to repair the following: (i) the exterior or
interior of any doors, windows, plate glass, or showcases surrounding the
demised premises or the store front; (ii) heating, ventilating or air-
conditioning equipment in the demised premises; and (iii) damage to Sublessee's
improvements or personal property caused by any casualty, burglary, break-in,
vandalism, war or act of God. Sublessor shall, in any event, have ten (10) days
after notice from Sublessee stating the need for repairs to complete same, or
commence and proceed with due diligence to complete same. Sublessee expressly
hereby waives the provisions of any law permitting repairs by a Sublessee at
Sublessor's expense.

      (c) The provisions of this Section 24 shall not apply in the case of
damage or destruction by fire or other casualty or a taking under the power of
eminent domain in which events the obligations of Sublessor shall be controlled
by Section 23 and Section 17 respectively.

SECTION 25. SUBLESSEE'S REPAIRS

      (a) Sublessee shall keep and maintain, at Sublessee's expense, all and
every other part of the demised premises in good order, condition and repair,
including, by way of example but not limitation: (i) all subleasehold
improvements; (ii) all heating, ventilating, and air conditioning; (iii)
interior plumbing and sewage facilities; (iv) all interior lighting; (v)
electric signs; (vi) all interior walls; (vii) floor coverings; (viii) ceilings;
(ix) appliances and equipment; (x) all doors, exterior entrances, windows and
window moldings; (xi) plate glass; (xii) signs and showcases surrounding and
within the demised premises; (xiii) the store front; (xiv) sprinkler systems
including supervisory alarm service in accordance with current local and state
fire protection standards. In the event local or state codes do not require
alarm systems, Sublessee shall provide alarm service on all sprinkler systems to
detect water flow and

                                                                              19
<PAGE>

tampering with exterior and interior main control valves of the sprinkler system
servicing Sublessee's premises. Moreover, it shall be Sublessee's responsibility
to contact the Commercial Property Manager at 1798 Frebis Avenue, Columbus, Ohio
43206-3764, (614) 445-8461, in the event the sprinkler system in the demised
premises is ever shut off for any reason, and advise same of any damage
occasioned or caused by the actions of Sublessee, its agents, invitees, or
employees, and/or as a result of Sublessee's repair obligations hereunder.

      (b) If Sublessor deems any repair which Sublessee is required to make
hereunder to be necessary, Sublessor may demand that Sublessee make such repair
immediately. If Sublessee refuses or neglects to make such repair and to
complete the same with reasonable dispatch, Sublessor may make such repair and
Sublessee shall, on demand, immediately pay to Sublessor the cost of said
repair, together with interest at ten percent (10%) per annum. Sublessor shall
not be liable to Sublessee for any loss or damage that may accrue to Sublessee's
stock or business by reason of such work or its results.

      (c) Neither Sublessee nor any of its contractors are permitted access to
or permitted to perform alterations of any kind to the roof of the building.

      (d) Sublessee shall pay promptly when due the entire cost of work in the
demised premises undertaken by Sublessee so that the demised premises and the
Shopping Center shall at all times be free of liens for labor and materials
arising from such work; to procure all necessary permits before undertaking such
work; to do all of such work in a good and workmanlike manner, employing
materials of good quality; to perform such work only with contractors previously
reasonably approved of in writing by Sublessor; to comply with all governmental
requirements; and to save the Sublessor and its agents, officers, employees,
contractors and invitees harmless and indemnified from all liability, injury,
loss, cost, damage and/or expense (including reasonable attorneys' fees and
expenses) in respect of any injury to, or death of, any person, and/or damage
to, or loss or destruction of, any property occasioned by or growing out of such
work.

SECTION 26. COVENANT OF PEACEFUL POSSESSION

      Sublessor shall put Sublessee into complete and exclusive possession of
the demised premises, and if Sublessee shall pay the rental and perform all the
covenants and provisions of this Sublease to be performed by the Sublessee,
Sublessee shall, during the term hereby demised, freely, peaceably, and quietly
enjoy and occupy the full possession of the demised premises and the common
facilities of the Shopping Center, subject, however, to the terms and conditions
of this Sublease.

                                                                              20
<PAGE>

SECTION 27. SUBLESSEE'S AND SUBLESSOR'S INSURANCE; INDEMNITY

      (a) Casualty Insurance. Sublessee shall carry such insurance against loss
of its property in, on or about the demised premises by fire and such other
risks as are covered by all risk and extended coverage property insurance or
other hazards as Sublessee deems necessary. Sublessor shall not be liable for
any damage to Sublessee's property in, on or about the demised premises caused
by fire or other insurable hazards regardless of the nature or cause of such
fire or other casualty, and regardless of whether any negligence of Sublessor or
Sublessor's employees or agents contributed thereto. Sublessee expressly
releases Sublessor of and from all liability for any such damage. Sublessee
agrees that its insurance policy or policies shall include a waiver of
subrogation recognizing this resublease from liability.

      (b) Public Liability Insurance. Sublessee agrees to procure and maintain
during the demised term a policy or policies of liability insurance, with
product and/or completed operations liability and blanket contractual coverage,
written by a responsible insurance company or companies (which may be written to
include the demised premises in conjunction with other premises owned or
operated by Sublessee) insuring Sublessee against any and all losses, claims,
demands or actions for injury to or death of any one or more persons and for
damage to property in any one occurrence in the demised premises to the limit of
not less than $1,000,000.00 and $2,000,000.00 general aggregate policy limit
arising from Sublessee's conduct and operation of its business in the demised
premises, $500,000.00 limit for fire and legal liability, and $1,000,000.00
limit for products and/or completed operations. Sublessee shall furnish to
Sublessor certificates evidencing the continuous existence of such insurance
coverage, which must also name Sublessor as an additional insured. All insurance
companies must be licensed to do business in the state where the premises are
located. Certificates of insurance will be provided at the time this Sublease is
executed and twenty (20) days prior to expiration of the policy. Certificates of
insurance are to specify notification to Sublessor of cancellation or
termination of policy not less than ten (10) days prior to cancellation or
termination.

      (c) Additional Insurance. Sublessee agrees to provide a comprehensive
boiler and machinery policy on a repair or replacement cost basis with an
admitted, reputable insurance carrier covering property damage, business
interruption and extra expense as a result of a loss from boiler(s), pressure
vessel(s), HVAC equipment, or miscellaneous electrical apparatus within or
servicing the demised premises. The deductible for property damage shall not
exceed Five Thousand Dollars ($5,000.00) per occurrence. Business interruption
deductible may not exceed twenty-four (24) hours. The limits for loss

                                                                              21
<PAGE>

shall be no less than the replacement cost of the structure plus betterments and
improvements thereon, furniture, fixtures, equipment and inventory together with
property of others in the care, custody and control of Sublessee. Business
interruption limits shall be for the actual loss sustained.

      (d) Miscellaneous Insurance. Sublessee agrees to provide and keep in force
at all times worker's compensation insurance complying with the law of the state
in which the premises are located. Sublessee agrees to defend, indemnify and
hold harmless Sublessor from all actions or claims of Sublessee's employees or
employee's family members. Sublessee agrees to provide a certificate as evidence
of proof of worker's compensation coverage.

      With respect to any alterations or improvements by Sublessee, Sublessee
shall maintain contingent liability and builder's risk coverage naming Sublessor
as an additional named insured. If Sublessee hires contractors to do any
improvements on the premises, each contractor must provide proof of worker's
compensation coverage on its employees and agents to Sublessor.

      (e) During the term of this Sublease, Sublessor or Landlord shall, at
their sole cost and expense, provide and maintain or cause to be provided and
maintained with respect to the premises, insurance on the common areas, the
Sublessee's store building and all other improvements in the Shopping Center in
which the premises are situated. The Sublessor covenants and agrees that said
insurance shall include protection against all the hazards covered by fire and
extended coverage form of insurance policy and shall be in amounts which, in the
event of damage or destruction, will yield funds adequate to restore the said
improvements to at least the condition existing immediately prior to any such
damage or destruction. Neither Sublessee nor any of its affiliates or subtenants
shall be liable for any loss or damage, regardless of cause, resulting from
fire, flood, act of God or other casualty. Sublessor shall also obtain or cause
Landlord to obtain general comprehensive liability insurance for coverage and
limits at least equal to that set forth in Section 27(b) for all portions of the
Shopping Center (other than the premises or those areas insured by other
lessees), including the common areas, protecting Sublessee for any and all
claims for damages to persons or property or loss of life or property occurring
upon, in or about the common areas and the remainder of the Shopping Center.
Sublessor or Landlord, as the case may be, may use commercially reasonable
deductibles as such party customarily carries in the conduct of its business;
however, Sublessor or Landlord, as the case may be, shall be responsible for all
liabilities not covered by deductibles or self-insured retention levels.

                                                                              22
<PAGE>

      (f) Indemnity. Sublessee shall indemnify Sublessor, Sublessor's agents,
employees, officers or directors, against all damages, claims and liabilities
arising from any alleged products liability or from any accident or injury
whatsoever caused to any person, firm or corporation during the demised term in
the demised premises, unless such claim arises from a breach or default in the
performance by Sublessor of any covenant or agreement on its part to be
performed under this Sublease or the negligence of Sublessor. The
indemnification herein provided shall include all reasonable costs, counsel
fees, expenses and liabilities incurred in connection with any such claim or any
action or proceeding brought thereon.

      (g) Sublessor shall indemnify Sublessee, Sublessee's officers, directors,
employees and agents against all damages, claims and liabilities arising from
any accident or injury whatsoever caused to any person, firm or corporation
during the demised term in the common areas of the Shopping Center, unless such
claim arises from a breach or default in the performance by Sublessee of any
covenant or agreement on Sublessee's part to perform under this Sublease or the
negligence of Sublessee. The indemnification herein provided shall include all
reasonable costs, counsel fees, expenses and liabilities incurred in connection
with any such claim or any action or proceeding brought thereon.

SECTION 28. REAL ESTATE TAXES

      Sublessee shall pay Sublessee's Proportionate Share (as hereinafter
defined) of any real estate taxes imposed upon the Shopping Center for each
sublease year included within the period commencing with the Commencement Date
and ending with the expiration of the term of this Sublease. For each sublease
year, "Sublessee's Proportionate Share" of the real estate taxes upon the
Shopping Center (including the Common Areas) shall be the product of such taxes
multiplied by a fraction, the numerator of which shall be the ground floor area
(expressed in square feet) of the Demised Premises and the denominator of which
shall be the gross leasable floor area (expressed in square feet) of the
Shopping Center.

      For the purpose of this Sublease, the term "real estate taxes" shall
includeall amounts payable as real estate taxes under the Master Lease.

      The real estate taxes for any sublease year shall be the real estate taxes
for the tax year terminating during said sublease year. If any sublease year
shall be greater than or less than twelve (12) months, or if the real estate tax
year shall be changed, an appropriate adjustment shall be made. If there shall
be more than one taxing authority, the real estate taxes for any period shall be
the sum of the real

                                                                              23
<PAGE>

estate taxes for said period attributable to each taxing authority. If, upon the
assessment day for real estate taxes for any tax year fully or partly included
within the term of this Sublease, a portion of such assessment shall be
attributable to buildings in the process of construction, a fair and reasonable
adjustment shall be made to carry out the intent of this section.

      Sublessor shall submit to Sublessee true copies of the real estate tax
bill for each tax year or portion of a tax year included within the term of this
Sublease and shall bill Sublessee for the amount to be paid by Sublessee
hereunder. Said bill shall be accompanied by a computation of the amount payable
by Sublessee and such amount shall be paid by Sublessee within thirty (30) days
after receipt of said bill.

      Should the State of Pennsylvania or any political subdivision thereof or
any governmental authority having jurisdiction thereof, impose a tax and/or
assessment (other than an income or franchise tax) upon or against the rentals
payable hereunder, in lieu of or in addition to assessments levied or assessed
against the demised premises, or Shopping Center, then such tax and/or
assessment shall be deemed to constitute a tax on real estate for the purpose of
this section. Notwithstanding the above, Sublessee's prorata share of real
estate taxes shall not exceed a pro rata share of Sublessor's expenses therefor
pursuant to the Master Lease.

SECTION 29. SUBLESSEE'S INSURANCE CONTRIBUTION

      Sublessee shall pay as additional rent, Sublessee's Proportionate Share
(as defined in Section 28 above) of the premiums for the insurance maintained by
Sublessor on all buildings and improvements, as well as liability insurance for
the Shopping Center, including the common areas, for each sublease year during
the term of this Sublease, or, alternatively, all amounts maintained therefor by
Landlord under the Master Lease. The premiums for the first and last sublease
years shall be prorated. Sublessee shall pay Sublessee's Proportionate Share of
such premiums annually upon demand for such payment by Sublessor. Sublessee's
Proportionate Share thereof shall be paid by Sublessee within thirty (30) days
after Sublessor's demand therefor. Notwithstanding the above, Sublessee's
prorata share of insurance costs shall not exceed a pro rata share of
Sublessor's expense therefor pursuant to the Master Lease.

SECTION 30. FIXTURES

      Provided that Sublessee shall repair any damage caused by removal of its
property and provided that the Sublessee is not in default under this Sublease,
Sublessee shall have the right to remove from the demised premises all of its
signs, shelving, electrical, and other fixtures and equipment, window

                                                                              24
<PAGE>

reflectors and backgrounds and any and all other trade fixtures which it has
installed in and upon the demised premises.

SECTION 31. SURRENDER

      The Sublessee covenants and agrees to deliver up and surrender to the
Sublessor the physical possession of the demised premises upon the expiration of
this Sublease or its termination as herein provided in as good condition and
repair as the same shall be at the commencement of the original term, loss by
fire and/or ordinary wear and tear excepted, and to deliver all of the keys to
Sublessor or Sublessor's agents.

SECTION 32. HOLDING OVER

      There shall be no privilege of renewal hereunder (except as specifically
set forth in this Sublease) and any holding over after the expiration by the
Sublessee shall be from day to day on the same terms and conditions (with the
exception of rental which shall be prorated on a daily basis at twice the daily
rental rate of the most recent expired term) at Sublessor's option; and no
acceptance of rent by or act or statement whatsoever on the part of the
Sublessor or his duly authorized agent in the absence of a written contract
signed by Sublessor shall be construed as an extension of the term or as a
consent for any further occupancy.

SECTION 33. NOTICE

      Whenever under this Sublease provisions are made for notice of any kind to
Sublessor, it shall be deemed sufficient notice and sufficient service thereof
if such notice to Sublessor is in writing, addressed to Sublessor at 1798 Frebis
Avenue, Columbus, Ohio 43206-3764, or at such address as Sublessor may notify
Sublessee in writing, and deposited in the United States mailed by registered or
certified mail, return receipt requested, with postage prepaid or Federal
Express, Express Mail or such other expedited mail service as normally results
in overnight delivery, with a copy of same sent in like manner to Vice
President, Real Estate, 1800 Moler Road, Columbus, Ohio 43207. Notice to
Sublessee shall be sent in like manner to 1675 Watkins Road, Columbus, Ohio
43207. All notices may be effective upon receipt or refusal of receipt. Either
party may change the place for service of notice by notice to the other party.

SECTION 34. DEFAULT

      (a) Elements of Default: The occurrence of any one or more of the
following events shall constitute a default of this Sublease by Sublessee:

                                                                              25
<PAGE>

      1. Sublessee fails to pay any monthly installment of minimum rent and/or
additional rent within ten (10) days after the same shall be due and payable
and, for the first two (2) times in any twelve (12) month period, within five
(5) days after receipt of written notice thereof;

      2. Sublessee fails to perform or observe any term, condition, covenant or
obligation required to be performed or observed by it under this Sublease for a
period of twenty (20) days after notice thereof from Sublessor; provided,
however, that if the term, condition, covenant or obligation to be performed by
Sublessee is of such nature that the same cannot reasonably be cured within
twenty (20) days and if Sublessee commences such performance or cure within said
twenty (20) day period and thereafter diligently undertakes to complete the
same, then such failure shall not be a default hereunder if it is cured within a
reasonable time following Sublessor's notice, but in no event later than
forty-five (45) days after Sublessor's notice.

      3. If Sublessee refuses to take possession of the demised premises at the
delivery of possession date.

      4. A trustee or receiver is appointed to take possession of substantially
all of Sublessee's assets in, on or about the demised premises or of Sublessee's
interest in this Sublease (and Sublessee or any guarantor of Sublessee's
obligations under this Sublease does not regain possession within sixty (60)
days after such appointment); Sublessee makes an assignment for the benefit of
creditors; or substantially all of Sublessee's assets in, on or about the
demised premises or Sublessee's interest in this Sublease are attached or levied
upon under execution (and Sublessee does not discharge the same within sixty
(60) days thereafter).

      5. A petition in bankruptcy, insolvency, or for reorganization or
arrangement is filed by or against Sublessee or any guarantor of Sublessee's
obligations under this Sublease pursuant to any Federal or state statute, and,
with respect to any such petition filed against it, Sublessee or such guarantor
fails to secure a stay or discharge thereof within sixty (60) days after the
filing of the same.

      (b) Sublessor's Remedies: Upon the occurrence of any event of default,
Sublessor shall have the following rights and remedies, any one or more of which
may be exercised without further notice to or demand upon Sublessee:

      1. Sublessor may re-enter the demised premises and cure any default of
Sublessee, in which event Sublessee shall reimburse Sublessor for any cost and
expenses which Sublessor may incur to cure

                                                                              26
<PAGE>

such default; and Sublessor shall not be liable to Sublessee for any loss or
damage which Sublessee may sustain by reason of Sublessor's action.

      2. Sublessor may terminate this Sublease or Sublessee's right to
possession under this Sublease as of the date of such default, in which event:
(a) neither Sublessee nor any person claiming under or through Sublessee shall
thereafter be entitled to possession of the demised premises, and Sublessee
shall immediately thereafter surrender the demised premises to Sublessor; (b)
Sublessor may re-enter the demised premises and dispose Sublessee or any other
occupants of the Premises by force, summary proceedings, ejectment or otherwise,
and may remove their effects, without prejudice to any other remedy which
Sublessor may have for possession or arrearages in rent; and (c) notwithstanding
a termination of this Sublease, Sublessor may re-let all or any part of the
demised premises for a term different from that which would otherwise have
constituted the balance of the term of this Sublease and for rent and on terms
and conditions different from those contained herein, whereupon Sublessee shall
immediately be obligated to pay to Sublessor as liquidated damages the
difference between the rent provided for herein and that provided for in any
sublease covering a subsequent re-letting of the demised premises, for the
period which would otherwise have constituted the balance of the term of this
Sublease, together with all of Sublessor's costs and expenses for preparing the
demised premises for re-letting, including all repairs, Sublessee finish
improvements, broker's and attorney's fees, and all loss or damage which
Sublessor may sustain by reason of such termination, re-entry and re-letting, it
being expressly understood and agreed that the liabilities and remedies
specified herein shall survive the termination of this Sublease. Notwithstanding
a termination of this Sublease by Sublessor, Sublessee shall remain liable for
payment of all rentals and other charges and costs imposed on Sublessee herein,
in the amounts, at the times and upon the conditions as herein provided.
Sublessor shall credit against such liability of the Sublessee all amounts
received by Sublessor from such re-letting after first reimbursing itself for
all reasonable costs incurred in curing Sublessee's defaults and re-entering,
preparing and refinishing the demised premises for re-letting, and re-letting
the demised premises.

      3. Upon termination of this Sublease pursuant to Section 34(b)2, Sublessor
may recover possession of the demised premises under and by virtue of the
provisions of the laws of the State of Pennsylvania, or by such other
proceedings, including reentry and possession, as may be applicable.

      4. Any damage or loss of rent sustained by Sublessor may be recovered by
Sublessor, at Sublessor's option, at the time of the reletting, or in separate
actions, from time to time, as said damage

                                                                              27
<PAGE>

shall have been made more easily ascertainable by successive relettings, or at
Sublessor's option in a single proceeding deferred until the expiration of the
term of this Sublease (in which event Sublessee hereby agrees that the cause of
action shall not be deemed to have accrued until the date of expiration of said
term) or in a single proceeding prior to either the time of reletting or the
expiration of the term of this Sublease.

      5. In the event of a breach by Sublessee of any of the covenants or
provisions hereof, Sublessor shall have the right of injunction and the right to
invoke any remedy allowed at law or in equity as if reentry, summary
proceedings, and other remedies were not provided for herein. Mention in this
Sublease of any particular remedy shall not preclude Sublessor from any other
remedy, in law or in equity. Sublessee hereby expressly waives any and all
rights of redemption granted by or under any present or future laws in the event
of Sublessee being evicted or dispossessed for any cause, or in the event of
Sublessor obtaining possession of the demised premises by reason of the
violation by Sublessee of any of the covenants and conditions of this Sublease
or other use.

      (c) Additional Remedies and Waivers: The rights and remedies of Sublessor
set forth herein shall be in addition to any other right and remedy now or
hereinafter provided by law and all such rights and remedies shall be
cumulative. No action or inaction by Sublessor shall constitute a waiver of a
Default and no waiver of Default shall be effective unless it is in writing,
signed by the Sublessor

      (d) Default by Sublessor. Any failure by Sublessor to observe or perform
any provision, covenant or condition of this Sublease to be observed or
performed by Sublessor, if such failure continues for thirty (30) days after
written notice thereof from Sublessee to Sublessor, shall constitute a default
by Sublessor under this Sublease, provided, however, that if the nature of such
default is such that the same cannot reasonably be cured within a thirty (30)
day period, Sublessor shall not be deemed to be in default if it shall commence
such cure within such thirty (30) day period and thereafter rectify and cure
such default with due diligence.

      Sublessee's Remedies. In the event of default by the Sublessor, Sublessee
shall have the option to cure said default. Sublessor shall reimburse Sublessee
for the reasonable costs incurred by Sublessee in curing such default within
thirty (30) days after invoice therefor by Sublessee, together with reasonable
evidence supporting such invoiced amount. Sublessee shall also have any and all
rights available under the laws of the state in which the leased premises are
situated.

                                                                              28
<PAGE>

SECTION 35. WAIVER OF SUBROGATION

      Sublessor and Sublessee, and all parties claiming under each of them,
mutually resublease and discharge each other from all claims and liabilities
arising from or caused by any casualty or hazard covered or required hereunder
to be covered in whole or in part by insurance coverage required to be
maintained by the terms of this Sublease on the demised premises or in
connection with the Shopping Center or activities conducted with the demised
premises, and waive any right of subrogation which might otherwise exist in or
accrue to any person on account thereof. All policies of insurance required to
be maintained by the parties hereunder shall contain waiver of subrogation
provisions so long as the same are available.

SECTION 36. LIABILITY OF SUBLESSOR: EXCULPATION

      (a) Except with respect to any damages resulting from the gross negligence
of Sublessor, its agents, or employees, Sublessor shall not be liable to
Sublessee, its agents, employees, or customers for any damages, losses,
compensation, accidents, or claims whatsoever. The foregoing notwithstanding, it
is expressly understood and agreed that nothing in this Sublease contained shall
be construed as creating any liability whatsoever against Sublessor personally,
and in particular without limiting the generality of the foregoing, there shall
be no personal liability to pay any indebtedness accruing hereunder or to
perform any covenant, either express or implied, herein contained, or to keep,
preserve or sequester any property of Sublessor, and that all personal liability
of Sublessor, to the extent permitted by law, of every sort, if any, is hereby
expressly waived by Sublessee, and by every person now or hereafter claiming any
right or security hereunder; and that so far as the parties hereto are
concerned, the owner of any indebtedness or liability accruing hereunder shall
look solely to the demised premises and the Shopping Center for the payment
thereof.

      (b) If the Sublessee obtains a money judgment against Sublessor, any of
its officers, directors, shareholders, partners, or their successors or assigns
under any provisions of or with respect to this Sublease or on account of any
matter, condition or circumstance arising out of the relationship of the parties
under this Sublease, Sublessee's occupancy of the building or Sublessor's
ownership of the Shopping Center, Sublessee shall be entitled to have execution
upon any such final, unappealable judgment only upon Sublessor's fee simple or
subleasehold estate in the Shopping Center (whichever is applicable) and not out
of any other assets of Sublessor, or any of its officers, directors,
shareholders or

                                                                              29
<PAGE>

partners, or their successor or assigns; and Sublessor shall be entitled to have
any such judgment so qualified as to constitute a lien only on said fee simple
or subleasehold estate. Notwithstanding the above, Sublessee shall have the
right to offset any final, unappealable judgement against 25% of all rentals if
not paid to Sublessee by Sublessor within thirty (30) days thereafter.

      (c) It is expressly agreed that nothing in this Sublease shall be
construed as creating any personal liability of any kind against the assets of
any of the officers, directors, members, partners or shareholders of Sublessee,
or their successors and assigns (excluding fraud and/or negligence of any such
individual beyond the scope of such individual's employment by Sublessee)..

SECTION 37. RIGHTS CUMULATIVE

      Unless expressly provided to the contrary in this Sublease, each and every
one of the rights, remedies and benefits provided by this Sublease shall be
cumulative and shall not be exclusive of any other of such rights, remedies and
benefits or of any other rights, remedies and benefits allowed by law.

SECTION 38. MITIGATION OF DAMAGES

      Notwithstanding any of the terms and provisions herein contained to the
contrary, Sublessor and Sublessee shall each have the duty and obligation to
mitigate, in every reasonable manner, any and all damages that may or shall be
caused or suffered by virtue of defaults under or violation of any of the terms
and provisions of this Sublease agreement committed by the other.

SECTION 39. SIGNS

      No signs, whether building, free-standing, pylon or other signs, shall be
placed within the Shopping Center except as such sign shall comply with sign
criteria established by Landlord and with the prior written consent of Sublessor
(not to be unreasonably withheld) and by Landlord in accordance with the terms
of the Master Lease after sign drawings have been submitted to Sublessor by
Sublessee. Sublessor represents that Sublessee shall have exterior building and
pylon signage.

SECTION 40. ENTIRE AGREEMENT

      This Sublease shall constitute the entire agreement of the parties hereto;
all prior agreements between the parties, whether written or oral, are merged
herein and shall be of no force and effect. This Sublease cannot be changed,
modified, or discharged orally but only by an agreement in writing signed by the
party against whom enforcement of the change, modification or discharge is
sought.

SECTION 41. SUBLESSOR'S LIEN - DELETED BY INTENTION

                                                                              30
<PAGE>

SECTION 42. BINDING UPON SUCCESSORS

      The covenants, conditions, and agreements made and entered into by the
parties hereto shall be binding upon and inure to the benefit of their
respective heirs, representatives, successor and assigns.

SECTION 43. HAZARDOUS SUBSTANCES

      During the term of this Sublease, Sublessee shall not suffer, allow,
permit or cause the generation, accumulation, storage, possession, resublease or
threat of resublease of any hazardous substance or toxic material, as those
terms are used in the Comprehensive Environmental Response Compensation and
Liability Act of 1980, as amended, and any regulations promulgated thereunder,
or any other present or future federal, state or local laws, ordinances, rules,
and regulations. Sublessee shall indemnify and hold Sublessor harmless from any
and all liabilities, penalties, demands, actions, costs and expenses (including
without limitation reasonable attorney fees), remediation and response costs
incurred or suffered by Sublessor directly or indirectly arising directly from
Sublessee's tenancy. Such indemnification shall survive expiration or earlier
termination of this Sublease. At the expiration or sooner termination hereof,
Sublessee shall return the demised premises to Sublessor in substantially the
same condition as existed on the date of commencement hereof free of any
hazardous substances in, on or from the demised premises. The Sublessor hereby
represents and warrants that: (i) it has not used, generated, discharged,
released or stored any hazardous substances on, in or under the Shopping Center
and has received no notice and has no knowledge of the presence in, on or under
the Shopping Center of any such hazardous substances; (ii) to Sublessor's
knowledge there have never been any underground storage tanks at the Shopping
Center, whether owned by the Sublessor or its predecessors in interest; (iii) to
Sublessor's knowledge there have never been accumulated tires, spent batteries,
mining spoil, debris or other solid waste (except for rubbish and containers for
normal scheduled disposal in compliance with all applicable laws) in, on or
under the Shopping Center; (iv) it has not spilled, discharged or leaked
petroleum products other than de minimis quantities in connection with the
operation of motor vehicles on the Shopping Center; (v) to Sublessor's
knowledge, there has been no graining, filling or modification of wetlands (as
defined by federal, state or local law, regulation or ordinance) at the Shopping
Center; and (vi) to Sublessor's knowledge there is no asbestos or
asbestos-containing material in the leased premises. The representations and
warranties set forth in this subparagraph shall apply to any contiguous or
adjacent property owed by the Sublessor. Sublessor

                                                                              31
<PAGE>

hereby indemnifies Sublessee for any and all loss, cost, damage or expense to
Sublessee resulting from any misrepresentation or breach of the foregoing
representations and warranties.

      If any such hazardous substances are discovered at the Shopping Center
(unless introduced by the Sublessee, its agents or employees) or if any asbestos
or asbestos containing material is discovered in the subleased premises, and
removal, encapsulation or other remediation is required by applicable laws, the
Sublessor immediately and with all due diligence and at no expense to the
Sublessee shall take all measures necessary to comply with all applicable laws
and to remove such hazardous substances or asbestos from the Shopping Center
and/or encapsulate or remediate such hazardous substances or asbestos, which
removal and/or encapsulation or remediation shall be in compliance with all
environmental laws and regulations, and the Sublessor shall repair and restore
the Shopping Center at its expense. From the date such encapsulation,
remediation and restoration is complete, the rent due hereunder shall be reduced
by the same percentage as the percentage of the subleased premises which, in the
Sublessee's reasonable judgement, cannot be safely, economically or practically
used for the operation of the Sublessee's business. Anything herein to the
contrary notwithstanding, if in the Sublessee's reasonable judgement, such
removal, encapsulation, remediation and restoration cannot be completed within
one hundred eighty (180) days or the same is not actually completed by Sublessor
within such one hundred eighty (180) day period following the date such
hazardous substances or asbestos are discovered, and such condition materially
adversely affects Sublessee's ability to conduct normal business operations in
the premises, then the Sublessee may terminate this Sublease by written notice
to the Sublessor within thirty (30) days after such 180 day period, which notice
shall be effective on Sublessor's receipt thereof. Sublessor shall comply with
OSHA 29 CFR 1910.1001 (j) to notify tenants, including Sublessee, of asbestos
related activities in the subleased premises and the Shopping Center including,
but not limited to, selection of the certified/licensed asbestos abatement
contractor, scope of the abatement work, and final clearance testing procedures
and results.

SECTION 44. TRANSFER OF INTEREST

      If Sublessor should sell or otherwise transfer its interest in the demised
premises, upon an undertaking by the purchaser or transferee to be responsible
for all the covenants and undertakings of Sublessor, Sublessee agrees that
Sublessor shall thereafter have no liability to Sublessee under this Sublease or
any modifications or amendments thereof, or extensions thereof, except for such
liabilities which might have accrued prior to the date of such sale or transfer
of its interest by Sublessor.

                                                                              32
<PAGE>

SECTION 45. ACCESS TO PREMISES

      Sublessor and its representatives shall have free access to the demised
premises at all reasonable times for the purpose of: (i) examining the same or
to make any alterations or repairs to the demised premises that Sublessor may
deem necessary for its safety or preservation; (ii) exhibiting the demised
premises for sale or mortgage financing; (iii) during the last three (3) months
of the term of this Sublease, for the purpose of exhibiting the demised premises
and putting up the usual notice "to rent" which notice shall not be removed,
obliterated or hidden by Sublessee, provided, however, that any such action by
Sublessor shall cause as little inconvenience as reasonably practicable and such
action shall not be deemed an eviction or disturbance of Sublessee nor shall
Sublessee be allowed any abatement of rent, or damages for an injury or
inconvenience occasioned thereby.

SECTION 46. HEADINGS

      The headings are inserted only as a matter of convenience and for
reference and in no way define, limit or describe the scope or intent of this
Sublease.

SECTION 47. NON-WAIVER

      No payment by Sublessee or receipt by Sublessor or its agents of a lesser
amount than the rent in this Sublease stipulated shall be deemed to be other
than on account of the stipulated rent nor shall an endorsement or statement on
any check or any letter accompanying any check or payment of rent be deemed an
accord and satisfaction and Sublessor or its agents may accept such check or
payment without prejudice to Sublessor's right to recover the balance of such
rent or pursue any other remedy in this Sublease provided.

SECTION 48. SHORT FORM SUBLEASE

      This Sublease shall not be recorded, but a short form sublease, which
describes the property herein demised, gives the term of this Sublease and
refers to this Sublease, shall be executed by the parties hereto, upon demand of
either party and such short form sublease may be recorded by Sublessor or
Sublessee at any time either deems it appropriate to do so. The cost and
recording of such short form sublease shall belong to the requesting party.

SECTION 49. REFERENCE TO MASTER LEASE

      Sublessor is the tenant under a lease dated the______________day
of____________________, 2000 (the "Master Lease"), a copy of which is attached
hereto as Exhibit "D". Sublessee and Sublessor shall adhere to all requirements
of the Master Lease, and Sublessor agrees that it shall not modify the Master
Lease so as to

                                                                              33
<PAGE>

materially adversely impair Sublessee's rights hereunder. Sublessor hereby
agrees to indemnify and hold Sublessee harmless on account of any direct loss,
cost of expense incurred by Sublessee on account of a default by Sublessor under
the Master Lease.

SECTION 50. ESTOPPEL CERTIFICATE

      At any time and from time to time upon not less than ten (10) business
day's prior notice by Sublessor or Sublessee, the other party shall deliver a
statement in writing addressed to the requesting party certifying (i) that this
Sublease is unmodified and in full force and effect (or if there have been
modifications, that the same is in full force and effect as modified and stating
the modifications), (ii) whether the term has commenced and rent shall have
become payable hereunder, and if so, the dates to which they have been paid,
(iii) whether or not, to such party's knowledge, the requesting party is in
default in performance of any of the terms of this Sublease, and if so,
specifying such default of which it may have knowledge, (iv) whether Sublessee
has accepted possession of the subleased premises, (v) whether either party has
made any claim against the other under this Sublease, and if so, the nature
thereof, (vi) whether there exist any offset or defenses against enforcement of
any of the terms of this Sublease upon the part of Sublessee to be performed,
and if so, specifying the same; and (vii) such other matters as either party may
reasonably request of the other.

IN WITNESS WHEREOF, the parties hereto have executed this Sublease the day and
year first above written.

SIGNED AND ACKNOWLEDGED
IN THE PRESENCE OF:

                                              SUBLESSOR:
                                              SCHOTTENSTEIN STORES CORPORATION

                                              BY: /s/ Jay Schottenstein
                                                  -----------------------------
                                                  Jay Schottenstein

/s/ Edward K. Arndt
------------------------------
                                              ITS: Chairman

/s/ Barbara Pugh
------------------------------

                                                                              34
<PAGE>

                                              SUBLESSEE:
                                              SHONAC CORPORATION
                                              DBA DSW SHOE WAREHOUSE

                                                  /s/ John Rossler
                                              BY: ------------------------------
                                                  John Rossler

/s/ Tracy L. Snow
------------------------------
                                              ITS: Executive V.P., COO

/s/ Mary Arnholt
------------------------------

STATE OF OHIO       :
                    :SS.
COUNTY OF FRANKLIN  :

      The foregoing instrument was acknowledged before me this 5th day of June,
2000, by Jay Schottenstein, Chairman of Schottenstein Stores Corporation, a
Delaware corporation, for and on behalf of said corporation.

                                                  /s/ Barbara Pugh
                                                  ------------------------------
                                                  Notary Public

                                            [NOTARY SEAL]      Barbara Pugh
                                                              Notary Public,
                                                               State of Ohio
                                                          My Commission Expires
                                                               June 1, 2002

STATE OF OHIO       :
                    :SS.
COUNTY OF FRANKLIN  :

      The foregoing instrument was acknowledged before me this 12 day of
June, 2000, by John Rossler, Executive V.P., COO of Shonac Corporation dba DSW
Shoe Warehouse, for and on behalf of said corporation.

                                                  /s/ Tracy L. Snow
                                                  ------------------------------
                                                  Notary Public

                                                           Tracy L. Snow
                                                   Notary Public, State of Ohio
                                                   My Commission Expires 3/15/00

                                                                              35
<PAGE>

                                   EXHIBIT 'B'

                        SUBLESSOR'S WORK

                                                                              36
<PAGE>

                                      LEASE

                                 BY AND BETWEEN

             TECH ONE ASSOCIATES, A PENNSYLVANIA GENERAL PARTNERSHIP

                                  ("LANDLORD")

                                       AND

            SCHOTTENSTEIN STORES CORPORATION, A DELAWARE CORPORATION

                                   ("TENANT")

                             FOR A STORE LOCATED AT

                       4541 CLARITON BOULEVARD (RT. # 51)

                           WEST MIFFLIN, PENNSYLVANIA

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<S>                                                            <C>
A.   FUNDAMENTAL LEASE TERMS                                   1

ARTICLE 1   PREMISES; TERMS OF LEASE; RENEWAL OF LEASE         2

ARTICLE 2   DEFINITIONS                                        3

ARTICLE 3   RENT                                               5

ARTICLE 4   TAXES AND OTHER CHARGES                            5

ARTICLE 5   KEEP OPEN                                          7

ARTICLE 6   LATE CHARGES                                       8

ARTICLE 7   INSURANCE                                          8

ARTICLE 8   USE OF FIRE INSURANCE PROCEEDS                     12

ARTICLE 9   CONTINUOUS OPERATION                               12

ARTICLE 10  DAMAGE AND DESTRUCTION - NO EFFECT ON LEASE        13

ARTICLE 11  ASSIGNMENT, MORTGAGING, SUBLETTING                 13

ARTICLE 12  FEE MORTGAGES                                      16

ARTICLE 13  REPAIRS AND MAINTENANCE                            17

ARTICLE 14  TENANT CHANGES                                     20

ARTICLE 15  REQUIREMENTS OF GOVERNMENTAL AUTHORITIES           22

ARTICLE 16  DISCHARGE OF LIENS                                 23

ARTICLE 17  NO REPRESENTATION BY LANDLORD                      24

ARTICLE 18  LANDLORD NOT LIABLE FOR INJURY OR DAMAGE           24
</TABLE>

                                       i
<PAGE>

<TABLE>
<S>                                                            <C>
ARTICLE 19  INDEMNIFICATION                                    25

ARTICLE 20  LANDLORD'S RIGHT OF INSPECTION                     25

ARTICLE 21  LANDLORD'S RIGHT TO PERFORM                        26
            THE TENANT'S COVENANTS

ARTICLE 22  NO ABATEMENT OF RENT                               26

ARTICLE 23  PERMITTED USE; NO UNLAWFUL OCCUPANCY               27

ARTICLE 24  DEFAULTS, CONDITIONAL LIMITATIONS, REMEDIES, ETC.  28

ARTICLE 25  NOTICES                                            32

ARTICLE 26  CONDEMNATION                                       33

ARTICLE 27  TRANSFER LAND                                      34

ARTICLE 28  LIMITATION OF LIABILITY                            35

ARTICLE 29  LANDLORD'S DEFAULT                                 35

ARTICLE 30  CERTIFICATES BY LANDLORD AND TENANT                36

ARTICLE 31  LANDLORD'S CONSENTS                                36

ARTICLE 32  SURRENDER AT END OF TERM                           37

ARTICLE 33  NO ORAL AGREEMENT                                  37

ARTICLE 34  QUIET ENJOYMENT                                    37

ARTICLE 35  ARBITRATION                                        38

ARTICLE 36  INVALIDITY OF CERTAIN PROVISIONS                   38

ARTICLE 37  RECORDING OF MEMORANDUM                            38

ARTICLE 38  ACCESS ROAD                                        39

ARTICLE 39  MISCELLANEOUS                                      40
</TABLE>

                                       ii
<PAGE>

<TABLE>
<CAPTION>
EXHIBITS                                                       PAGE FIRST APPEARING
-------------------------------------------------              --------------------
<S>                                                            <C>
A   SITE PLAN                                                            3

B   LEGAL DESCRIPTION                                                    3

C   SUBORDINATION NON-DISTURBANCE AND ATTORNMENT                        16
    AGREEMENT

D   TENANT CHANGES                                                      20
</TABLE>

                                      iii
<PAGE>

                               AGREEMENT OF LEASE

            This AGREEMENT OF LEASE is made as of the 29 day of June 2000, by
and between TECH ONE ASSOCIATES, a Pennsylvania general partnership(hereinafter
referred to as "Landlord") and SCHOTTENSTEIN STORES CORPORATION, a Delaware
corporation qualified to conduct its business in the Commonwealth of
Pennsylvania (hereinafter referred to as "Tenant").

            It is hereby mutually covenanted and agreed by and between the
parties hereto that this Lease is made upon the foregoing and upon the
agreement, terms, covenants and conditions hereinafter set forth.

A.    FUNDAMENTAL LEASE TERMS

      i.    Parties.

            Landlord: Tech One Associates, a Pennsylvania general partnership

            Tenant:   Schottenstein Stores Corporation, a Delaware corporation

      ii.   Premises (Article 1).

            Deemed to be 81,928 sq. ft.

      iii.  Term (Article 1).

            Seventeen Lease Years, with two, five Lease Year and one, two Lease
            Year extensions.

            In no event shall the term of this Lease, plus (a) the period from
            the date hereof, and (b) all renewal periods, extend beyond
            twenty-nine (29) years. The provisions of the preceding sentence
            shall supersede all contrary provisions of this Lease. If the term
            of this Lease, as provided in this subdivision iii, exceeds
            twenty-nine (29) years, the initial term of this lease and the
            respective renewal periods shall be reduced in inverse order so that
            such aggregate period shall not exceed twenty-nine (29) years.

            If the Commencement Date, as hereafter defined, does not occur
            within five (5) years after the date hereof, this Lease shall be of
            no force and effect and no party to this Lease shall have any rights
            or remedies against the other, with respect to or arising under this
            Lease.

                                        1
<PAGE>

            iv. Base Annual Rent (Article 3).

<TABLE>
<CAPTION>
Lease Year        Base Annual Rent
----------        ----------------
<S>               <C>
  1-5               $ 344,097.60
  6-10                385,066.60
  11-15               426,025.60
  16-20               466,989.60
</TABLE>

<TABLE>
<CAPTION>
Renewal Lease Years    Base Annual Rent
-------------------    ----------------
<S>                    <C>
      21-25              $ 507,953.60
      26-27                548,917.60
      28-29                548,917.60
</TABLE>

ARTICLE I PREMISES; TERM OF LEASE; RENEWAL OF LEASE

      SECTION 1.01. Landlord does hereby demise and lease to Tenant, and Tenant
does hereby hire and take from Landlord the Premises, for said Term and upon the
conditions and agreements set forth in this Lease.

      TO HAVE AND TO HOLD for a term which shall commence on a date (the
"Commencement Date") which is the earlier of (a) the date on which Tenant opens
for business in the Premises, or (b) one hundred fifty days after the date
hereof, and shall end on the last day of the twentieth Lease Year (as hereafter
defined), unless the Term shall be sooner terminated or extended as hereinafter
provided or pursuant to a Requirement. Under no circumstances shall Tenant
exercise its rights under clause (a) of the preceding sentence if in doing so it
shall be violating a Requirement.

      Provided this Lease has not terminated and Tenant is not in default
hereunder beyond any applicable cure period at the time Tenant executes an
Option to Renew, the Tenant shall have and is hereby granted the Option to
Extend the Term first, for one period of five Lease Years and then for one or
both of two periods of two Lease Years each. Each renewal period shall begin, if
at all, upon the expiration of the then current Term. One or more consecutive
and sequential extension periods may be exercised concurrently, so long as no
gap in the Term occurs by reason of such exercise. Except as otherwise
specifically provided to the contrary in this Lease, all of the terms, covenants
and provisions of this Lease shall apply to such extended period. Tenant must
exercise an Option to Extend the Term by notifying Landlord not less than nine
months prior to the expiration of the then current Term that it elects to
exercise its right to extend the Term.

                                        2
<PAGE>

ARTICLE 2 DEFINITIONS

            SECTION 2.01. The terms defined in this Article shall, for all
purposes of this Lease and all agreements supplemental hereto, have the meaning
herein specified.

            (a)   Intentionally Omitted.

            (b)   "Approvals" shall mean all licenses, permits, permissions and
approvals from a Governmental Authority necessary to commence and to prosecute
Capital Improvements to completion.

            (c)   "Base Annual Rent" shall mean the payment to which Landlord
shall be entitled pursuant to the provisions of Section 3.01 of the Lease.

            (d)   "Building" shall mean the building depicted on Exhibit A
annexed hereto and made a part hereof (the "Site Plan").

            (e)   Intentionally Omitted.

            (f)   "Default" shall mean any condition or event which constitutes
or would, after notice of lapse of time, or both, constitute an Event of
Default.

            (g)   "Event of Default" shall have the meaning provided in Section
24.01.

            (h)   "Governmental Authority" shall mean the United States, the
State in which the Premises are located and any political subdivision thereof,
and any agency, department, commission, board, bureau or instrumentality of any
of them.

            (i)   "Impositions" shall have the meaning provided in Section 4.01.

            (j)   "Land" shall mean all of the land depicted on the Site Plan,
and legally described on Exhibit B annexed hereto and made a part hereof.

            (k)   "Landlord" shall mean only the owner in fee of the Premises at
the time in question.

            (1)   "Lease" shall mean this instrument creating and conveying a
leasehold estate from the Landlord to the Tenant.

            (m)   "Lease Year" shall mean a period of twelve (12) consecutive
full calendar months. The first Lease Year shall begin on the Commencement Date
if the Commencement Date shall occur on the first day of a month, and, if not,
then the first Lease Year shall commence on the first day of the month next
succeeding the Commencement Date. The Second and each succeeding Lease Year
shall commence on each anniversary of the Commencement Date sequentially
occurring. Any portion of the Term which is less than a full Lease Year, such as
a period from the Commencement Date (if it is not the first day of the month) to
and including the

                                        3
<PAGE>
last day of the month in which the Commencement Date occurs or a period at the
end of the Term arising by reason of an early termination for whatever reason of
the Term and the first day of the Lease Year in which the Lease is terminated,
both days included, shall be deemed a partial Lease Year, and all of the
provisions of this Lease, relating to a Lease Year, including the payment of
Base Annual Rent, shall be applicable to a partial Lease Year on a pro rata
basis, so to speak, determined by a fraction, the numerator of which is the
number of days within the partial Lease Year and the denominator of which is
365.

      (n) Intentionally Omitted.

      (o) "Premises" shall mean Building Area "A" on Exhibit A hereto, together
with, at Landlord's option, all permanent improvements, fixtures and
appurtenances thereto now or hereafter thereon or therein other than trade
fixtures and other personal property of Tenant.

      (p) "Shopping Center" shall mean the Land depicted on the Site Plan and
any buildings or improvements now or hereafter erected thereon.

      (q) "Proportionate Share" shall mean a fraction (stated as a percentage),
the numerator of which is the number of square feet of ground floor space within
the Premises and the denominator of which is the number of square feet of ground
floor space in all buildings located on the Shopping Center.

      (r) "Rental" shall have the meaning provided in Section 3.05.

      (s) "Requirement" shall mean any law, ordinance, order, rule or regulation
of a Governmental Authority or a regulatory body such as the local Board of Fire
Underwriters.

      (t) Intentionally Omitted.

      (u) "Tenant" shall mean the party above named as Tenant and whenever this
Lease and the leasehold estate hereby created shall be assigned or otherwise
transferred in the manner specifically permitted herein, then from and after
such assignment or transfer, the term "Tenant" shall also include the permitted
assignee or transferee named therein, as if such assignee or transferee had been
named herein as Tenant.

      (v) "Term" shall mean the period granted to Tenant to use and occupy the
Premises in accordance with the terms, covenants and provisions of the Lease and
includes any renewal or extension terms of the Lease if and as often as the Term
shall be renewed or extended as provided in the Lease.

                                       4
<PAGE>

ARTICLE 3 RENT

            SECTION 3.01. Tenant shall pay to Landlord at 200 Marshall Drive,
Coraopolis, PA, 15108, or such other place as shall be designated from time to
time by notice from Landlord to Tenant, Base Annual Rent as set forth in A(iv)
as one of the "FUNDAMENTAL LEASE TERMS," payable in equal monthly installments,
in advance on the first day of each month during the Term (and on the
Commencement Date, if it is not the first day of a month, for the month in which
the Commencement Date occurs) and monthly thereafter, at the aforementioned
annual rate, for any partial Lease Year.

            3.02. If Tenant exercises an Option to Extend, as provided in this
Lease, Base Annual Rent shall be paid according to the schedule set forth in
A(iv) preceding.

            3.03. Tenant shall pay the Rental in such United States of America
coin or currency as at the time of payment shall be legal tender for the payment
of public and private debts.

            3.04. In addition to the Base Annual Rent, Tenant shall also pay all
Impositions required to be paid by Tenant under Article 4 hereof, and all other
sums, costs, expenses, payments and deposits required of Tenant under this Lease
and, in the event of any nonpayment of any of the foregoing, Landlord shall have
(in addition to all other rights and remedies) all the rights and remedies
provided for herein or by law in the case of nonpayment of the Base Annual Rent.

            3.05 All of the amounts payable by Tenant pursuant to this Lease are
herein referred to collectively as "Rental". All Rental shall be paid by Tenant
as in this Lease provided, without notice or demand, and without abatement,
deduction, counterclaim or set-off, except as otherwise expressly set forth in
this Lease.

ARTICLE 4 TAXES AND OTHER CHARGES

            Section 4.01. Tenant covenants and agrees to pay Landlord, as
hereinafter provided, its Proportionate Share of all of the following items
which, subject to Section 4.03 below, become due and payable by Landlord with
respect to the Shopping Center during the Lease Term: real estate taxes,
personal property taxes, sales taxes, use taxes, rent taxes, receipts taxes,
installments, assessments, excises, levies, fees, and other governmental
impositions, charges and taxes, general and special, ordinary and extraordinary,
foreseen and unforeseen, of any kind and nature whatsoever which at any time
prior to or during the Term may be assessed, levied, confirmed, imposed upon, or
grow or become due and payable out of or in respect of, or charged with respect
to, or become a lien, on the Shopping Center, or any passageway or space on
and/or over such sidewalk or street, or any other appurtenances of the Shopping
Center, or any personal property, equipment or other facility used in the
operation thereof, or the rent or income received therefrom, or any use or
occupancy thereof, or this transaction, or the Rental payable hereunder or any
document to which Tenant is a party creating or transferring an interest or
estate in the Shopping Center (all such items being herein called
"Impositions"); each such Imposition, or installment thereof, during the term of
this Lease is to be paid within thirty (30)

                                       5
<PAGE>

days after invoices therefor shall have been given to Tenant, but in no event
required to be paid more than the first to occur of (a) thirty (30) days prior
to the due date thereof, or (b) thirty (30) days prior to the day any fine,
penalty, interest or cost may be added thereto or imposed by law for the
nonpayment thereof, if such day is used to determine the due date of the
respective item; provided, however, that if, by law, any Imposition may at the
option of the taxpayer be paid in installments (whether or not interest shall
accrue on the unpaid balance of such Imposition), Tenant may exercise the option
to pay the same in such installments, provided that such installment payments
are not prohibited and provided further that the amount of all installments of
any such Imposition, which are due and payable after the expiration of the Term
shall be deposited with Landlord for such payment on the first day of the last
Lease Year within the Term.

            4.02. Nothing herein contained shall require Tenant to pay
municipal, state or federal income, inheritance, estate, succession, transfer or
gift taxes of Landlord, or any corporate franchise tax imposed upon Landlord or
any corporate successor of Landlord; provided, however, that if any tax,
assessment, levy (including but not limited to any municipal, state or federal
levy), imposition or charge, or any part thereof, shall be measured by or be
based in whole or in part upon the value of the Shopping Center or the receipts
derived therefrom, then all such taxes, assessments, levies, impositions or
charges, or the part thereof to the extent that they are so measured or based,
shall be deemed to be included within the term "Impositions" for the purposes
hereof, to the extent that such Impositions would be payable if the Premises
were the only property of Landlord subject to such Impositions, and Tenant shall
pay and discharge the same as herein provided in respect of the payment of
Impositions.

            4.03. Any Impositions, other than an Imposition which has been
converted into installment payments as referred to in Section 4.01 hereof,
relating to a fiscal period of the Governmental Authority, a part of which
period is included within the Term and a part of which relates to a period prior
to the commencement or after the expiration of the Term, shall (whether or not
such Imposition shall be assessed, levied, confirmed, imposed upon or in respect
of or become a lien upon the Premises, or shall become payable, during the Term)
be apportioned between Landlord and Tenant as of the expiration of the Term so
that Tenant shall pay the portion of such Imposition which that part of such
fiscal period within the Term bears to the entire fiscal period of the
Governmental Authority.

            4.04. If Tenant requests that Landlord seek a reduction in the
assessed valuation of the Shopping Center or any part thereof, or otherwise seek
a reduction in the amount of an Imposition, and Landlord reasonably and timely
can do so, Landlord shall institute the appropriate proceeding, provided that
Landlord shall not be required to withhold payment of any Impositions to a
Governmental Authority and provided further that Tenant indemnifies and holds
Landlord harmless from any and all costs and expenses, including interest,
penalties and reasonable attorneys' fees and expenses in connection therewith.
If Landlord does not fulfill its obligations under the preceding sentence or
diligently pursue the same, Tenant, as its sole remedy, may undertake such
action, in which case Landlord shall cooperate with Tenant and promptly and
timely provide Tenant with any necessary information and execute any and all
documents reasonably required in connection therewith; and Tenant may deduct its
reasonable counsel fees and other expenses prior to remitting the balance of the
award exceeding Tenants'

                                       6
<PAGE>

Proportionate Share of the Impositions to Landlord. Nothing herein contained
shall be construed as allowing Tenant or any other Shopping Center tenant to
withhold or postpone the payment of its respective Proportionate Share of
Impositions in whole or in part.

            4.05. If, by reason of the failure of Tenant to pay Tenant's
Proportionate Share of Impositions to Landlord when due, a Governmental
Authority imposes a penalty or requires a penalty to be paid in respect of
Taxes, then Tenant shall be responsible in full, and without regard to the
application of Tenant's Proportionate Share for the payment of such penalty or
interest, or both, to Landlord, on demand, as Additional Rent. Notwithstanding
the provisions of the preceding sentence, for the purpose of determining
Tenant's Proportionate Share of Impositions, no account shall be taken for any
penalty or interest or both which are attributable to the acts or omissions of
Landlord or tenant's, other than Tenant.

            4.06. Tenant shall pay to Landlord upon demand, as Additional Rent,
any occupancy tax or rent tax or any tax attributable to this Lease or the
leasehold estate created hereby or any investment or installation made by Tenant
in respect of the Premises or any personal property owned or used by Tenant in
or in connection with the Premises (including but not limited to Capital
Improvements and/or trade fixtures, and merchandise and other property installed
and/or owned by Tenant and located within the Premises) whether the same is now
or hereafter in effect, required to be paid by Landlord.

            4.07. Intentionally Omitted.

            4.08. Any certificate, advice or bill of the appropriate official
designated by law to make or issue the same or to receive payment of any
Impositions, of nonpayment of such Imposition shall be prima facie evidence that
such Imposition is due and unpaid at the time of the making or issuance of such
certificate, advice or bill, at the time or date stated therein.

            4.09. Subject to the provisions of Section 4.03 above and to the
provisions of Article 24 below, Tenant's obligations under this Article 4 shall
survive the expiration or earlier termination of the Term.

            4.10. If during the Term, Taxes are required to be paid as a tax
escrow payment to a Fee Mortgagee, then, at Landlord's option, the installment
of Tenant's Proportionate Share of an Imposition shall be correspondingly
accelerated so that Tenant's Tax Payment or any installment thereof shall be due
and payable by Tenant to Landlord at least thirty (30) days prior to the date
such payment is due to such Mortgagee.

ARTICLE 5 KEEP OPEN

            SECTION 5.01. In the event all or substantially all of the Premises
shall cease to be open and operating during the Term of this Lease for a lawful
retail use permitted hereunder for a period of one hundred fifty consecutive
days, fully and seasonably stocked and fully staffed except by reason of a
casualty or condemnation to the extent specifically provided in Section 10.01
and 26.04, respectively, or a renovation. Landlord, at its option, may terminate
this Lease by giving Tenant notice of such termination; and this Lease

                                       7
<PAGE>

shall terminate on the sixtieth day after the giving of such notice by Landlord
to the same extent as if said date were the date originally set forth in this
Lease for the expiration of the term of this Lease.

ARTICLE 6 LATE CHARGES.

            SECTION 6.01. If either Landlord or Tenant shall be in Default with
respect to any sum due under this Lease to the other of them, then the
defaulting party shall pay, promptly on demand, interest upon the aforesaid sum
at an annual rate which shall be the lesser of (i) two (2%) percent plus the
prime commercial lending rate of Pittsburgh National Bank for ninety (90) day
unsecured loans then in effect, or (ii) the maximum rate allowed by law. Said
interest shall be payable for the period commencing when the said unpaid sum was
due and ending when the said sum is paid.

ARTICLE 7 INSURANCE

            SECTION 7.01. Landlord's Insurance. Landlord shall, at its sole cost
and expense, procure and maintain, or cause to be procured and maintained, with
respect to the Center, including, without limitation, the Building and the
Common Areas, from and after the Delivery of Possession through and including
the expiration or earlier termination of this Lease the insurance described in
this Section.

            (a) Commercial General Liability. Landlord shall procure and
      maintain in full force and effect throughout the Term, commercial general
      liability insurance with regard to the Shopping Center protecting and
      insuring Landlord and its designees, and naming Tenant and its designees,
      as well as, at Landlord's option, Landlord's designees as "additional
      insureds", having a combined single limit of liability of not less than
      $5,000,000.00 for bodily injury, death and property damage liability. The
      foregoing limit of liability shall be reevaluated at least on time every
      three years at the request of either Landlord or Tenant. Landlord shall
      have the right to carry its insurance under "blanket policies" covering
      the Shopping Center and other properties provided that the amount of the
      total insurance available shall be at least the protection equivalent to
      separate policies in the amounts herein required, and provided further
      that in all other respects, any such policy or policies shall comply with
      the provisions of this Section 7.01.

            (b) All Risk Insurance. Landlord shall procure and maintain in full
      force and effect throughout the Term of this Lease, standard "All-Risk"
      insurance (including loss of Rents for a minimum period of one (1) year)
      and, if commercially available for similar properties in the area,
      endorsements for coverages for flood, earthquake, windstorm, earth
      movement, sinkholes, demolition, increased cost of construction and
      contingent operation of building laws coverages, on a replacement cost
      basis, in an amount adequate to cover the full insurable replacement value
      of the Building and other insurable improvements in the Center; provided
      however, in no event shall such insurance cover Tenant's Property (as
      hereinafter defined). The replacement value of the building and other
      insurable improvements constituting the Center shall be re-evaluated from
      time to time (but no more frequently than one time every three Lease
      Years) at the request of

                                       8
<PAGE>

      either Landlord or Tenant. Tenant agrees to reimburse Landlord for
      Tenant's Proportionate Share of the insurance premiums attributable to the
      policies required to be obtained and maintained by Landlord pursuant to
      this Section 7.01 within fifteen (15) days after Landlord shall have
      furnished Tenant with a bill therefor.

            7.02 Tenant's Insurance. Tenant shall, at its sole cost and expense,
procure and maintain, or cause to be procured and maintained, with respect to
the Premises throughout the Term of this Lease.

            (a) Coverages. Tenant shall procure and maintain the following: (i)
commercial general liability insurance insuring Tenant, and naming Landlord as
"additional insureds" with regard to the Premises and having a combined single
limit of liability of not less than $5,000,000.00 for bodily injury, death and
property damage liability, provided, however that the foregoing limit of
liability shall be reevaluated at least on time every three years at the request
of either Landlord or Tenant; (ii) standard "All Risk" insurance, on a
replacement cost basis, in an amount adequate to cover the full insurable
replacement value of Tenant's Property; (iii) during the construction of any
Alterations that may be made by Tenant at a cost of more than $ 100,000.00 per
job, contingent liability and Builders Risk Insurance in an amount sufficient to
cover one hundred (100%) percent of the replacement value thereof against risks
of physical loss or damage to Tenant's Property insured (excluding earthquake
and other earth movements and flood); (iv) worker's compensation insurance
covering all persons employed in connection with any work done on or about the
Premises with respect to which claims for death and bodily injury could be
asserted against Landlord, Tenant or the Premises; and (v) such other insurance
with regard to the Premises in such amounts and against such other insurable
hazards which at the time are commonly obtained in the case of property similar
to the Premises. Tenant shall proceed diligently to have its insurers provide to
Landlord (and Landlord's mortgagee of the Center, provided Landlord shall have
previously notified Tenant of the name and address of such mortgagee and
included in such notice a request that such mortgagee be so notified) within ten
(10) days in the event of non-payment of premium) notice of cancellation or
non-renewal.

            7.03 Blanket Policies. Landlord and Tenant may carry any of their
insurance under "blanket policies" covering the Premises and other locations
each or any affiliate owns or leases, provided that the amount of the total
insurance available shall be at least the protection equivalent to separate
policies in the amounts herein required, and provided further that in all other
respects, any such policy or policies shall comply with the provisions of this
Section 7.01.

            7.04 Premium Reimbursement. Tenant agrees to reimburse Landlord for
Tenant's Proportionate Share of the insurance premiums attributable to the
policies required to be obtained and maintained by Landlord pursuant to this
Section 7.01 hereof, within thirty (30) days after Landlord shall have furnished
Tenant with a bill therefor. To the extent that Landlord may receive a dividend,
credit, rebate, or other return of a premium (collectively, "Insurance Rebate")
for which Tenant has paid its Proportionate Share of the insurance premium,
Tenant shall be entitled to receive Tenant's Proportionate Share of the
Insurance Rebate. For the calendar years in which this Lease commences and
terminates, the provisions of this paragraph shall apply and Tenant's liability
for Tenant's Proportionate Share of any insurance premium for such year shall be
subject to a pro rata adjustment based on the number of days of said years

                                       9
<PAGE>

during which the Term is in effect. The provisions of this Section 7.01 shall
survive the expiration or sooner termination of this Lease.

            7.05 Periodic Increases. The liability insurance requirements under
the foregoing Sections 7.01 and 7.02 shall be reviewed by Landlord and Tenant at
the end of every fifth (5th) year during the Term for the purpose of mutually
increasing (in consultation with their respective insurance advisors) the
minimum limits of such insurance to limits which shall be reasonable and
customary for similar facilities of like size and operation in accordance with
generally accepted insurance industry standards. If the parties are unable to
mutually agree upon such new limits within thirty (30) days of a written demand
by one party upon the other, the determination of an independent insurance
advisor selected by the parties' insurance advisors shall be binding upon the
parties.

            7.06 Term of Insurance. Tenant and Landlord shall provide to each
other and upon written request, to the insured and additional insureds
heretofore named, certificates of insurance with respect to the policies
obtained by them in accordance with this Lease. All such certificates of
insurance shall be provided no later than Delivery of Possession and thereafter
no later than thirty (30) days prior to the date that such coverage shall
expired. All such policies of insurance shall:

            (a) Each policy evidencing the insurance to be carried by Tenant
      under this Lease shall contain a clause that such policy and the coverage
      evidenced thereby shall be primary with respect to any policies carried by
      Owner, and that any coverage carried by Owner shall be excess insurance.

            (b) Provide that such policies shall not be cancelled, the amount of
      coverage shall not be reduced or the policies modified, and the insurer
      shall not refuse to renew, except after thirty (30) days' prior written
      notice from the insurer to Landlord as to coverages in Section 7.02 and to
      Tenant as to coverages in Section 7.01 and all other additional insureds,
      as applicable;

            (c) expressly provide that Tenant and its designee, as to coverages
      within Section 7.02, and Landlord and its designees, as to coverages
      within Section 7.01 shall have no liability for premiums;

            (d) Be written by insurance companies having a rating of at lease
      "A(viii)" or better by the most current Best's Key Rating Guide (or its
      equivalent, if such Guide ceases to be published), and such insurance
      companies shall be admitted and licensed in the commonwealth of
      Pennsylvania; and

            (e) Provide that no act or omission of the insured shall limit the
      obligation of the insurer in respect to any additional insured.

            (f) Deductibles. The Commercial General Liability and all Risk
      insurance required to be maintained by Landlord pursuant to this Article
      shall not have deductibles exceeding $75,000.00. without the other's prior
      written consent.

                                       10
<PAGE>

            7.07 Evidence of Renewal; Increased Premiums. At least thirty (30)
days prior to the cancellation date or expiration of any policy being maintained
by Landlord or Tenant pursuant to this Lease, the party required hereunder to
maintain such policy shall furnish the other of them and its designees either
with (a) a copy of the new or renewal policy which is to replace such expiring
policy, or (b) a certificate of insurance with respect to such new or renewal
policy in form reasonable satisfactory to the other of them. The party required
hereunder to maintain the insurance shall not do or permit anything to be done,
or keep or permit anything to be kept in the Center, inclusive of the Premises,
which would increase the premium rate for the insurance coverages required of
the other herein over the rate which would be otherwise then be in effect or
which would result in the other's inability to obtain insurance at a
commercially reasonable rate.

            7.08 Waiver of Subrogation. Landlord and Tenant hereby release each
other from any and all liability or responsibility (to the other or anyone
claiming through or under them by way of subrogation or otherwise) for any loss
or damage to real or personal property on the Premises caused by fire or any
other insured peril, even if such fire or other casualty shall have been caused
by the fault or negligence of the other party or anyone for whom such party may
be responsible. Landlord and Tenant shall each procure insurance policies with
such a waiver of subrogation and with a clause or endorsement to the effect that
any such release shall not adversely affect or impair said policies or prejudice
the right of the releasor to recover thereunder; provided, however, if policies
with such a clause or endorsement shall not be obtainable or shall be obtainable
only at a premium over that chargeable without such a waiver, the party seeking
such policy shall notify the other thereof, and the latter shall have ten (10)
days thereafter either (a) to procure such insurance from companies reasonably
satisfactory to the other party or (b) to agree to pay such additional premium.
If neither (a) nor (b) are done, this Section shall have no effect during such
time as such policies shall not be obtainable or the party in whose favor a
waiver of subrogation is desired shall refuse to pay the additional premium. If
such policies shall at any time be unobtainable, but shall subsequently be
obtainable, neither party shall be subsequently liable for a failure to obtain
such insurance until a reasonable time after notification thereof by the other
party.

            7.09 Deductibles. Any deductible permitted herein with respect to a
policy of insurance referenced in this Article shall be advanced by the party
having the benefit of such deductible as and to the extent needed to effect the
payment of the entire policy coverage. If such release requires Landlord or
Tenant to pay an increase in premium for such insurance, such release shall
continue in effect so long as the other of them pays such premium increase.

                                       11
<PAGE>

ARTICLE 8 USE OF FIRE INSURANCE PROCEEDS

            SECTION 8.01. If the Building shall be destroyed or damaged in whole
or in part by fire or other casualty, Landlord, provided that Landlord shall
have notice thereof, at its own cost and expense, shall restore (as such term is
defined in Section 8.03 following) the Building, as nearly as possible to the
Building as it existed immediately prior to such occurrence. Tenant shall
cooperate with Landlord, if Landlord so requires (but not otherwise), in
obtaining the insurance proceeds.

            8.02. Landlord shall commence the restoration, repairs, replacement
and rebuilding required of it under this Article 8 as soon as reasonably
possible, but in any event no later than four (4) months after Landlord shall
have notice of the occurrence and shall prosecute the same to completion with
diligence within fifteen (15) months after Landlord shall have notice of such
casualty loss. In the event Landlord fails to commence or complete such
restoration within the foregoing time periods, Tenant as its sole right of
remedy shall have the right to (A) terminate this Lease, or (B) seek specific
performance of Landlord's obligations under the preceding sentence of this
Section 8.02 pursuant to the laws of the Commonwealth of Pennsylvania upon
written notice to Landlord given at any time prior to Landlord's completion of
such restoration.

            8.03. All monies paid to and received by Landlord from insurance
specified in Section 7.01 (a) hereof, less the costs, fees and expenses, if any,
incurred by Landlord in connection with the collection of such monies (the "Net
Insurance Proceeds") shall be applied by the Landlord to the payment of the cost
of the aforesaid and the protection of the Premises pending the completion of
permanent restoration, repairs and replacement (all of which temporary repairs,
protection of property and permanent restoration, repairs, replacement and
rebuilding are collectively referred to as "restoration").

            8.04. Upon completion of and payment in full for the restoration,
the balance, if any, of all Net Insurance Proceeds then remaining in the hands
of the Landlord shall be retained by the Landlord, free of any right or claim
thereto by Tenant.

            8.05. Notwithstanding anything in this Lease to the contrary, in the
event that such casualty loss occurs when there shall be less than two (2) years
remaining during the Term (including therein any renewal term which Tenant
exercised within sixty (60) days after written notice from Landlord that it will
not repair or restore due to the reduced period remaining in the Term unless
Tenant so exercises its option), Landlord may elect to terminate this Lease upon
written notice to Tenant.

ARTICLE 9 CONTINUOUS OPERATION

            SECTION 9.01. Tenant agrees to open not less than 45,000 square feet
of the Premises (the "Specified Premises") for business with the public as a
typical furniture store such as Wicks Furniture, Value City Furniture Stores,
Levin Furniture and Sears Home Life Furniture Store within thirty (30) days
after the Commencement Date, and from and after such

                                       12
<PAGE>

opening, to continuously fully occupy and operate the Specified Premises as a
typical furniture store for a period of six months under the trade name "Value
City Furniture Store", fully and seasonably stocked and with a full staff of
trained and qualified persons.

ARTICLE 10 DAMAGE AND DESTRUCTION - NO EFFECT ON LEASE

            SECTION 10.01. Subject to the provisions of Article 8, this Lease
shall not terminate or be forfeited or be affected in any manner by reason of
damage to or total, substantial or partial destruction of the Shopping Center,
inclusive of the Building or any part thereof or by reason of the
untenantability of the same or any part thereof, for or due to any reason or
cause whatsoever, and Tenant, notwithstanding any law or statute present or
future, waives any and all rights to quit or surrender the Premises or any part
thereof, except as set forth in Article 8, Tenant's obligations hereunder,
including the payment of Rental, shall abate during the restoration in
proportion to the loss of use and enjoyment suffered by Tenant with respect to
the Premises.

ARTICLE 11 ASSIGNMENT, MORTGAGING, SUBLETTING

            SECTION 11.01. Tenant shall not voluntarily or involuntarily (a)
assign or otherwise transfer this Lease of the Term or estate hereby granted,
(b) sublet the Premises or any part thereof, (c) allow the Premises to be used
or occupied by others, or (d) mortgage, pledge or encumber this Lease or the
Premises or any part thereof, without, in each instance, obtaining the prior
consent of Landlord, except as otherwise expressly provided in this Lease. For
purposes of this Article 11, (i) the transfer of a majority of the issued and
outstanding capital stock of any corporate tenant, or of a corporate subtenant,
or the transfer of a majority of the total interest in any partnership tenant or
subtenant, however accomplished, whether in a single transaction or in a series
of related or unrelated transactions, shall be deemed an assignment of this
Lease, or of such sublease, as the case may be, except that the transfer of the
outstanding capital stock of any corporate tenant, or subtenant, shall be deemed
not to include the sale of such stock by persons or parties, through the
"over-the-counter market" or through any recognized stock exchange, other than
to those deemed "insiders" within the meaning of the Securities Exchange Act of
1934 as amended, (ii) a takeover agreement shall be deemed a transfer of this
Lease, (iii) any person or legal representative of Tenant, to whom Tenant's
interest under this Lease passes by operation of law, or otherwise, shall be
bound by the provisions of this Article 11, and (iv) a modification, amendment
or extension of a sublease shall be deemed a sublease.

            11.02. The provisions of Section 11.01 hereof shall not apply to
transactions with an entity into or with which Tenant is merged or consolidated
or with an entity to which substantially all of Tenant's assets are transferred
(provided such merger or transfer of assets is for a good business purpose and
not principally for the purpose of transferring the leasehold estate created
hereby and provided further, that the assignee has a tangible net worth at least
equal to or in excess of the tangible net worth of Tenant immediately prior to
such merger or transfer).

            11.03. Any assignment, whether Landlord consent is required or
pursuant to Section 11.02 is not required, shall be made only if, and shall not
be effective unless, in a

                                       13
<PAGE>

recordable agreement, in form and substance reasonably acceptable to Landlord,
the assignee shall assume and agree to observe, fulfill and perform the
obligations and performance of this Lease and the assignment and agrees to be
personally bound by and upon the covenants, agreements, terms, provisions and
conditions hereof on the part of Tenant to be performed, observed or fulfilled
and whereby the assignee shall agree that the provisions of Section 11.01 hereof
shall, notwithstanding such an assignment, continue to be binding upon it in the
future. Tenant covenants that, notwithstanding any assignment, whether or not in
violation of the provisions of this Lease, and notwithstanding the acceptance of
Rental by Landlord from an assignee or any other party, Tenant shall remain
fully and primarily liable for the payment of the Rental due and to become due
under this Lease and for the performance of all of the covenants, agreements,
terms, provisions and conditions of this Lease on the part of Tenant to be
performed, observed or fulfilled.

            11.04. The liability of Tenant, and the due performance by Tenant of
the obligations on its part to be performed under this Lease, shall not be
discharged, released or impaired in any respect by an agreement or stipulation
made by Landlord or any grantee or assignee of Landlord, by way of the
obligations contained in this Lease, or by any waiver or failure of Landlord to
enforce any of the obligations on Tenant's part to be performed under this Lease
and Tenant shall continue primarily liable hereunder. If any such agreement or
stipulation operates to increase the obligations of a tenant under this Lease,
the liability under this Section 11.04 of the Tenant named in the Lease or any
of its successors in interest (unless such party shall have expressly consented
in writing to such agreement or modification shall continue to be no greater
than if such agreement or stipulation had not been made. To charge Tenant named
in this Lease and its successors in interest, Landlord shall be required to give
to the named Tenant copies of any demand or notice of any default, and
opportunity to cure, in the same manner as required to be given to Tenant, all
assignee Tenants hereby consenting to the right of the named Tenant to cure any
such default.

            11.05. Landlord shall not unreasonably withhold or delay its consent
to an assignment of this Lease or a subletting of the whole of or a part of the
Premises provided:

            (a) Tenant shall furnish Landlord with the name and business address
      of the proposed subtenant or assignee, and information with respect to the
      nature and character of the proposed subtenant's or assignee's business or
      activities;

            (b) In the case of a subletting, the portion of the Premises so
      sublet and the remainder of the Premises shall be regular in shape and
      suitable for normal retail purposes. Tenant shall separate the sublet
      space from the remainder of the Premises and shall provide appropriate
      means of ingress and egress to and from the sublet space and the remainder
      of the Building. No subletting of a portion of the Premises shall (a) be
      for or (b) result in the portion of the Premises occupied by Tenant or
      sublet or available for subletting contain less than five thousand square
      feet of Gross Floor Area.

            (c) Each sublease or assignment or Landlord's consent thereto shall
      specifically state that (i) it is subject to all of the terms, covenants,
      agreements, provisions and conditions of this Lease, (excluding as to a
      sublease unless so provided herein or

                                       14
<PAGE>

      therein, the payment of any monetary obligations to Landlord or
      performance of any repairs, replacements or maintenance), (ii) no
      assignment or sublease or Landlord's consent thereto shall be deemed or
      construed to modify, amend or affect the terms and provisions of this
      Lease, or Tenant's obligations hereunder, which shall continue to apply to
      the Premises involved, and the occupants thereof, as if the sublease or
      assignment had not been made, (iii) if Tenant defaults in the payment of
      any rent, Landlord is authorized to collect any rents due or accruing from
      any assignee, subtenant or other occupant of the Premises and to apply the
      net amounts collected to the Rental, in such order or consent as Landlord,
      in its sole discretion, may determine, (iv) the receipt by Landlord of any
      amounts from an assignee or subtenant, or other occupant of any part of
      the Premises shall not be deemed or construed as releasing Tenant from
      Tenant's obligations hereunder or the acceptance of that party as a direct
      tenant, and (v) at the option of Landlord, in the case of a sublease, if
      this Lease shall terminate or expire, the sublease shall nonetheless
      continue in full force and effect (and the subtenant shall attorn to the
      Landlord) as a direct lease between Landlord and such subtenant, provided,
      however, that in the case such option is exercised by Landlord and
      notwithstanding such attornment, the Landlord shall not be (a) liable for
      any previous act or omission of Tenant, (b) subject to any counterclaim,
      defense or offset to which such subtenant may be entitled against Tenant,
      (c) bound by any modification or amendment of such sublease made without
      Landlord's consent, or by any previous payment of more than one month's
      Rental, or (d) obligated to observe, fulfill or perform any obligations
      pursuant to the sublease beyond Landlord's obligation under this Lease, or
      (e) liable to the subtenant beyond Landlord's interest in and to the
      subleased space.

            11.06(a) Should Tenant agree to assign this Lease, Tenant shall as
      soon as that agreement is consummated, but not less than ten (10) days
      prior to the effective date of the contemplated assignment, deliver to
      Landlord an executed counterpart of such assignment, and all ancillary
      agreements including the assumption specified in Section 11.03 hereof from
      the proposed assignee.

            (b) Should Tenant agree to sublet the Premises or any portion
      thereof, Tenant shall, as soon as that agreement is consummated, but no
      less than ten (10) days prior to the effective date of the contemplated
      sublease, deliver to Landlord, an executed counterpart of the proposed
      sublease and all ancillary agreements thereto.

            11.07 Notwithstanding anything contained herein to the contrary,
Landlord hereby consents to a subletting of the whole or any part of the
Premises by the Tenant named herein to an affiliate including but not limited to
DSW Shoe Warehouse, provided that all of the terms and provisions of Section
11.05 preceding pertaining to the subletting shall have been observed, fulfilled
and performed. As used in the Lease, the term "affiliate" means and is limited
to a business entity, controlled by, controlling or under common control with
another business entity.

            11.08. Landlord may at any time transfer its interest in this Lease
and underlying fee, but no transfer or sale of Landlord's interest hereunder
shall be binding upon Tenant until Tenant has received a true, correct and
complete copy of the original instrument assigning

                                       15
<PAGE>

Landlord's interest in this Lease or a copy of any recorded deed conveying
Landlord's fee interest in the Premises; provided no such transfer or assignment
shall release or relieve Landlord from any liability, duty or obligation
thereafter arising under or with respect to this Lease, subject to the
provisions of Article 28 below (and notwithstanding that Landlord may have no
equity or interest in the Premises) until or unless Tenant receives a copy of
such instrument which shall evidence the fact that the assignee or transferee
thereunder has assumed all of Landlord's obligations under this Lease (also
subject to the provisions of Article 28 below), and acquired sufficient title to
the Premises to enable it to perform such obligations.

ARTICLE 12 FEE MORTGAGES.

            SECTION 12.01. The Tenant's interest in this Lease and the leasehold
estate created hereby is and shall be subject and subordinate to any ground or
underlying lease or leasehold estate and to any mortgage or other lien or charge
in the nature thereof now or hereafter affecting all or any part of the Land or
Building, or both. Concurrently herewith Tenant has executed six copies of a
non-disturbance agreement ("SNDA") in the form annexed hereto as Exhibit C and
made a part hereof which Tenant has turned over to Landlord for delivery to the
Fee Mortgagee (hereafter defined) promptly hereafter for countersignature and
return to Landlord for equal distribution among Fee Mortgagee, Tenant and
Landlord of the fully executed SNDA. Notwithstanding anything in this Lease
contained to the contrary, the SNDA shall be of no force or effect until Tenant
shall have here received at least one copy of the fully executed SNDA. Each and
all of the foregoing leases, mortgages, liens and charges are referred to in
this Lease as a "Fee Mortgage" and the holder thereof as a "Fee Mortgagee".

            12.02. Tenant agrees that if requested by the Fee Mortgagee, it will
agree in writing that if the Fee Mortgagee, or any person claiming from, through
or under such Fee Mortgagee becomes the Landlord hereunder, it will recognize
such Fee Mortgagee or other person as its Landlord under this Lease.
Alternatively, if so requested by such Mortgagee, or other person, Tenant, as
tenant, will enter into a new lease with said Fee Mortgagee or other person, as
landlord, for the remaining Term and otherwise on the same terms and conditions
as this Lease. Notwithstanding anything herein contained to the contrary, under
no circumstances shall any such Fee Mortgagee or other person (including a
purchaser, assignee or lessee, as the case may be, whether or not it shall have
succeeded to the interest of Landlord) be (a) liable for any act, omission or
default of any prior Landlord except acts, omissions or defaults of a continuing
nature, (b) subject to any offset, claim or defense which the Tenant may have
against any Landlord other than itself, (c) bound by any Rental that Tenant
might have paid to any Landlord other than itself for other than the correct
payment or installment thereof, or (d) bound by any modification, amendment,
termination, cancellation or surrender of the Lease made without its prior
written approval, or (e) in the event of damage to the Building or Premises by

                                       16
<PAGE>

fire or other casualty, be obligated to repair the Premises or Building or any
part thereof beyond such repair as may reasonably be accomplished from the net
proceeds of the insurance made available to Landlord by the insurer for such
purposes; or (f) in the event of partial condemnation, be obligated to repair
the Premises or Building as may reasonably be accomplished from the net proceeds
of any award made available by the condemning party as consequential damages
allocable to the part of the Premises or Building no so taken.

            12.03. Tenant consents to Landlord's compliance with the provisions
of Section 5(h) of the SNDA.

            12.04. In the event of any act or omission of Landlord which would
give Tenant the right, immediately or after lapse of a period of time, to cancel
or terminate this Lease, or to claim a partial or total eviction, Tenant shall
not exercise such right (i) until it has given written notice of such act or
omission to the Fee Mortgagee whose name and address shall previously have been
furnished to Tenant in writing and (ii) unless such act or omission shall be one
which has not been remedied by Landlord or such Fee Mortgagee within a
reasonable period of time not to exceed sixty (60) days, unless such Fee
Mortgagee shall with due diligence give Tenant written notice of its intention
to, and commence and continue to remedy such act or omission with due diligence.

ARTICLE 13 REPAIRS AND MAINTENANCE

            SECTION 13.01. Throughout the term of this Lease, except as provided
herein as being the responsibility of Landlord, Tenant, at its sole cost and
expense, shall take good care of the Premises, and make all repairs therein and
thereon, interior and exterior, ordinary and extraordinary, and unforeseen and
foreseen, necessary to put and keep the same in good and safe order and
condition, howsoever the necessity or desirability thereof may occur, and
whether or not necessitated by wear, tear, obsolescence or defects, latent or
otherwise. Tenant shall not commit or suffer, and shall use all reasonable
precaution to prevent waste, damage or injury to all of the same. When used in
this Article 13, the term "repairs" shall include all necessary replacements.
All repairs made by Tenant shall be equal in quality and class to the original
work.

            Landlord shall make all repairs to all loadbearing elements of the
Building. For the purpose of construing the provisions of the foregoing
sentence, the Building's roof and roof membrane shall be considered a
loadbearing element.

            Notwithstanding anything in this Lease to the contrary, if Landlord
defaults in the performance of any of its obligations in this Lease which is
readily susceptable of cure by Tenant or those appointed by Tenant to effect
such cure and such default is not the result of Tenant's misconduct or
negligence, and fails to commence to cure such default or to diligently pursue
the completion thereof within twenty (20) days of Landlord's receipt of written
notice of such default, then Tenant may elect upon ten (10) days' prior written
notice to Landlord of its intent to so act, given within ten (10) days after
such twenty (20) day period to proceed to cure such default and institute an
action against Landlord and/or offset against thirty-five (35%) percent of the
Base Annual Rent, the reasonable costs and expenses incurred by Tenant to cure
said default, together with interest thereon at the lesser of the highest rate
permitted by law, or an annual

                                       17
<PAGE>

interest rate equal to two (2%) percent in excess of the prime rate in lieu of
all other rights which may be available to Tenant with respect to such default
(the "Default Rate of Interest"). The foregoing period may be reduced by Tenant
if an emergency exists, provided that any such reduction on the part of the
Tenant shall be commensurate with the nature of the emergency time required to
commence its cure to be provided, however, that under any circumstances Tenant
shall use its best efforts to give a full explanation to Landlord of the nature
of the emergency and the extent of the required cure by the best available means
of communication. Tenant hereby indemnifies and holds harmless Landlord from any
claim, liability, loss, damage or costs, including reasonable legal fees
attributable to the acts or omissions of Tenant and those acting for, through or
under Tenant in effecting such cure.

            13.02. Tenant shall also, at its own cost and expense, (a) keep the
Premises clean, and (b) heat, ventilate and air-condition/cool the Building so
as to prevent damage thereto attributable to the failure properly to do so.

            13.03. Landlord shall not be required to furnish any services or
facilities whatsoever to the Premises, such as, but not limited to, water,
steam, heat, gas, electricity, light and power. Landlord shall have no duty or
obligation to make any alteration, change, improvement, replacement or repair
to, or to demolish any buildings or improvements now or hereafter erected or
maintained on the Land. Except as provided in Section 13.01 above, Tenant
assumes the full and sole responsibility for the condition, operation, repair,
alteration, replacement, maintenance and management of the Premises.

            13.04. Common Areas and Maintenance. Landlord will maintain in good
order, condition and repair, and comply with all Requirements to or affecting
all parking areas, landscaping and other areas used in common by Landlord and
tenants of the Shopping Center other than the sidewalk adjacent to the Building,
Tenant, having the responsibility of the maintenance (limited to the removal of
snow, ice and debris with respect to the sidewalk) (the "Common Area" or "Common
Areas"), and Landlord hereby grants to Tenant, its agents, employees and
invitees, the nonexclusive right to use the Common Areas and rights appurtenant
to the Shopping Center in common with Landlord and other tenants of the Shopping
Center, provided Tenant shall not utilize ??? and Landlord shall prohibit any
other person or entity from utilizing (and shall not itself utilize), any
portion of the Common Areas for a carnival, festival or other similar activity
which would impede or restrict driveways or parking areas within the Common
Areas. In addition to the monthly fixed rental as herein provided, Tenant shall
pay Landlord, as additional rent, its Proportionate Share of Landlord's
Operating Costs.

            As used herein, the term "Landlord's Operating Costs" shall mean the
actual expenses incurred by Landlord (including contracted services) in the
care, security, safety, maintenance and repair (including necessary
replacements) of the Common Area including, without limitation, all costs and
expenses of operating, repairing, lighting and cleaning; removal of snow, ice
and debris; regulation of traffic; costs and expense of planting, replanting and
replacing flowers, shrubbery, planters and trees. In addition, included in
Tenant's share of Landlord's Operating Costs shall be an amount not to exceed
five percent (5%) of Tenant's share thereof (excluding taxes, assessments and
similar charges, and insurance) for an administration fee. The following shall
be excluded from Landlord's Operating Costs: depreciation, except as

                                       18
<PAGE>

hereafter provided to the contrary; principal, interest and other charges on
debt; management, administrative and overhead fees in excess of five percent
(5%) as above provided; and capital expenditures, except that the annual
amortization of the cost of a capital expenditure over an assumed ten (10) year
life shall be a Landlord's Operating Cost.

            Tenant shall pay to Landlord, as Rental, for each calendar year or
any part thereof within the Term (a "Maintenance Year"), an amount equal to
Tenant's Proportionate Share of Landlord's Operating Costs ("Tenant's
Maintenance Charge").

            Tenant's Maintenance Charge for a Maintenance Year shall be due and
payable in monthly installments, in advance, on the first day of each month
during such Maintenance Year based upon the preceding Maintenance Year's actual
expenses (except that for the first Maintenance Year, Tenant's Maintenance
Charge shall be limited to be $8,400.00). Within ninety (90) days after the end
of each Maintenance Year, Landlord shall furnish Tenant with a statement of the
actual amount of Tenant's Maintenance Charge for such Maintenance Year (the
"Budget Reconciliation"). If the total amount paid by Tenant under this Article
for any Maintenance Year shall be less than the actual amount due from Tenant
for such year as shown on the Budget Reconciliation, Tenant shall pay to
Landlord the difference between the amount paid by Tenant and the actual amount
due, such deficiency to be paid within thirty (30) days after the furnishing of
each Budget Reconciliation. If the total amount paid by Tenant hereunder for any
such Maintenance Year shall exceed such actual amount due from Tenant for such
Maintenance Year, such excess shall be credited against the next monthly
installment(s) due from Tenant to Landlord for the next succeeding Maintenance
Year until such credit shall be paid in full. If Landlord shall fail to provide
the Budget Reconciliation within the time provided for herein, Tenant shall have
the right, upon thirty (30) days prior written notice to Landlord, to suspend
future installments on account of Tenant's Maintenance Charge until the Budget
Reconciliation shall be furnished to Tenant whereupon, promptly thereafter, the
installments on account of Tenant's Maintenance Charge shall be made current by
Tenant.

            Commencing with the second Maintenance Year, Tenant's Maintenance
Charge for a Maintenance Year shall not exceed 107.5% of the actual Tenant's
Maintenance Charge for the immediately prior Maintenance Year (the "Cap"),
provided, however, that no Cap shall be applicable or imposed with respect to
the cost of snow and ice removal.

            Landlord shall keep or cause to be kept, and shall make available
for inspection at Landlord's offices by Tenant and its agents upon not less than
ten days prior notice, the books, records, bills, invoices and other reasonable
documentation applicable to Landlord's Operating Costs for a period of not less
than three (3) years following the date of Tenant's receipt of any Budget
Reconciliation, but in the event of any dispute such books and records shall be
retained until the final determination of such dispute. In the event any audit
of Landlord's Operating Costs evidences that Landlord's Budget Reconciliation is
more than five percent (5%) of the actual costs. Landlord shall pay the costs of
such audit. Pending the resolution of any dispute, Tenant shall pay the disputed
amount provided that after resolution of such dispute any amount owed to Tenant
by Landlord shall be paid to Tenant within ten (10) days after resolution.

                                       19
<PAGE>

      Exhibit A hereto depicts a Sprinkler Room in an area of the Building
located within the Premises. The Sprinkler Room shall not constitute a part of
the Premises for the purpose of determining the numerator or denominator of
"Proportionate Share." The Sprinkler Room contains the main domestic water
supply line and independent sprinkler control centers for the Premises and the
remainder of the Building. Tenant shall have access to the Sprinkler Room for
the sole purpose of operating and maintaining the sprinkler control system
serving the Premises exclusively and indemnifies and exonerates Landlord from
all claims, liabilities, losses, damages and expenses (including legal fees),
excluding those arising from the negligence or willful misconduct of Landlord,
its agents or contractors, attributable to entry into the Sprinkler Room and/or
the operation of the sprinkler control system and the main domestic water supply
line therein by Tenant, its agents or contractors.

ARTICLE 14 TENANT CHANGES

            SECTION 14.01. Subject to Section 14.02, Tenant will make no
alterations, installations, additions, improvements or replacements prior to or
during the term (hereinafter singularly and collectively called "Tenant
Changes") in, to or about the Premises without Landlord's prior written consent.

            14.02. Landlord's consent shall not be required for non-structural
Tenant Changes within the Premises, and shall not be unreasonably withheld or
delayed by Landlord for structural Tenant Changes located wholly within the
Premises.

            14.03 Tenant Changes, including those within the purview of Section
14.02 preceding, shall be performed in accordance with the following provisions:

            (a) No part of the exterior of the Building or the Common Areas
      shall be the subject of Tenant Changes or be affected by any Tenant
      Changes except Tenant Changes to the storefront, signage and entrance
      doors of the Building with respect to which Tenant shall have obtained
      Landlord's prior consent, which Landlord shall not unreasonably withhold
      or delay;

            (b) The functioning of any of the mechanical, HVAC, electrical,
      sanitary, fire alarm and other systems of the Building, including those
      within or serving the Premises, shall not be adversely affected;

            (c) At least twenty Business Days prior to commencement of any
      Tenant Change, Tenant will furnish Landlord with a statement in detail of
      the nature and scope of the proposed Tenant Change, an estimate of the
      cost thereof and coordinated plans and specifications therefor; if the
      cost of the proposed Tenant Change can reasonably be estimated by Landlord
      to exceed $250,000 in the aggregate in any one combined undertaking, the
      foregoing plans and specifications, as well as the estimate, shall be
      prepared and signed by an architect or professional engineer licensed by
      the Commonwealth of Pennsylvania;

                                       20
<PAGE>

            (d) Tenant Changes shall be prosecuted to completion by Tenant
      diligently and in a good and workmanlike manner;

            (e) Tenant Changes shall be effected in compliance with the
      foregoing Plans and Specifications, Requirements, Approvals and this Lease
      (including applicable provisions other than this Article 14);

            (f) Tenant Changes are to be effected in a manner which will not (i)
      unreasonably interfere with or disturb other tenants or occupants of the
      Building, or (ii) cause or create a dangerous or hazardous condition;

            (g) All costs and expenses of or incidental to Tenant Changes shall
      be borne solely by Tenant who shall establish to the reasonable
      satisfaction of Landlord prior to the commencement thereof and during its
      progress that these costs can and will be paid when due and that
      completion of the Tenant Changes will be effected as herein and in the
      other provisions of this Lease provided;

            (h) Tenant shall furnish Landlord with copies of financial or cost
      accounting records of all Tenant Changes within ten (10) Business Days
      after request to do so by Landlord;

            (i) Throughout the performance of Tenant Changes, Tenant, in
      addition to and not in limitation of the provisions of Article 13 hereof,
      shall maintain or cause to be maintained (i) Worker's Compensation
      Insurance, in statutory limits, for all eligible workers engaged in
      performing Tenant Changes and (ii) Builder's All-Risk insurance in an
      amount equal to the value of Tenant Changes on the completion thereof
      naming Landlord and Tenant as insureds, as their interests may appear, and
      shall furnish Landlord with certificates evidencing the existence of such
      insurance prior to the commencement of any Tenant Changes, each of which
      by the terms shall state that such insurance is not to be terminated or
      modified without giving Landlord not less than thirty days prior notice
      thereof; and

            (j) Intentionally omitted.

            14.04. No Tenant Changes shall be undertaken until (a) valid and
effective waivers of lien shall have been delivered to Landlord by all of the
parties performing the work and/or furnishing the materials for the Tenant
Changes (singly and collectively the "Contractors") and (b) Tenant shall have
received a valid and effective no-lien stipulation from each of the Contractors,
or, if there be one, a general contractor, which Tenant covenants it will file
timely in accordance with Requirements and promptly thereafter furnish a
certified copy thereof to Landlord.

            14.05 Landlord's approval of Tenant Changes or of plans,
specifications or working drawings therefor or of the architect or professional
engineer shall create no responsibility or liability on the part of Landlord, as
to the contents of such plans, specifications and drawings, for their
completeness, design sufficiency, or for the performance of the architect

                                       21
<PAGE>

or professional engineer or for compliance with Requirements, or otherwise in
respect of or attributable to any of the foregoing.

            14.06. No Tenant Change shall increase the height of the Premises,
interior or exterior, change the number of floors or the "footprint" of the
Building, or create a mezzanine area or basement within the Building. Tenant
neither shall have the right nor the obligation to remove any Tenant Change at
any time within or on or at the expiration or sooner termination of the Term.

            14.07. Notwithstanding anything with this Lease to the contrary,
Tenant at its sole cost and expense shall make all repairs and necessary
replacements to or caused in whole or in part by Tenant Changes.

            14.08. Annexed hereto as "Exhibit D" is a list of the plans
evidencing the initial Tenant Changes Tenant will make to the Premises,
inclusive of signage prior to the Commencement Date to which Landlord, having
reviewed them, hereby consents.

ARTICLE 15. REQUIREMENTS OF GOVERNMENTAL AUTHORITIES

            SECTION 15.01. Landlord represents, warrants and covenants, to and
with Tenant that on the date hereof, to the best of its knowledge, the Premises
is in compliance with all Requirements to or affecting the Premises or any
sidewalk in front of the Premises. Hereafter, Tenant shall at its own cost and
expense, during the Term, promptly comply with all Requirements to or affecting
the Premises and/or any sidewalk in front thereof, or the condition, equipment,
maintenance, use or occupation of the Premises, whether or not the same involve
or require any structural change or additions in or to the Premises, and
irrespective of whether or not such changes or additions be required on account
of any particular use to which the Premises, or any part thereof, may be put.
Such compliance by Tenant shall be deemed a Tenant Change and shall be performed
by Tenant as provided in Section 14.03 hereof, but if there is a conflict
between the terms of clause (a) of Section 14.03 and Requirements, the
Requirements shall prevail. Tenant shall also comply with any and all provisions
and requirements of any fire, liability or other insurance policy required to be
carried by Landlord or Tenant under the provisions of this Lease.

            15.02. Tenant shall have the right to contest the validity of any
such Requirements or the application thereof at Tenant's own expense. Any such
proceedings, instituted by Tenant shall be commenced as soon as is reasonably
possible after the issuance of any such contested matters and shall be
prosecuted to final adjudication with dispatch. Tenant shall promptly comply
with any such Requirements and compliance shall not be deferred if at any time
the Premises, or any part thereof, in the reasonable judgment of Landlord, shall
be in danger of being forfeited or lost or if Landlord shall be in danger of
being subjected to penalty or criminal liability or if Landlord should be in
danger of being put in default by any Fee Mortgagee. Landlord agrees that it
will cooperate with Tenant in any such contest to such extent as the Tenant may
reasonably request, it being understood, however, that Landlord shall not be
subject to any liability for the payment of any costs or expenses in connection
with any

                                       22
<PAGE>

proceeding brought by Tenant, and Tenant covenants to indemnify and save
Landlord harmless from any such costs or expenses.

            15.03. Landlord represents, warrants and covenants to and with
Tenant that on the date hereof, to the best of its knowledge, the Premises do
not contain, and Tenant covenants not to suffer, permit, introduce or maintain
in, on, or about any portion of the Premises, any asbestos, biphenyls, petroleum
products or any other hazardous or toxic materials, wastes and substances which
are defined, determined or identified as such in any federal, state or local
laws, rules or regulations (whether now existing or hereafter enacted or
promulgated) or any judicial or administrative interpretation of any thereof,
including any judicial or administrative orders or judgments. Any such asbestos,
phenyl biphenyls, petroleum products and any such other materials, wastes and
substances are herein collectively called "Hazardous Materials". In the event of
a breach of the foregoing, the defaulting party further covenants and agrees to
indemnify, protect and save the non-defaulting party harmless against and from
any and all damages, losses, liabilities, demands, defenses; judgments, suits,
proceedings, costs, disbursements, or expenses of any kind or of any nature
whatsoever (including, without limitation, attorneys' and experts' fees and
disbursement) which may at any time be imposed upon, incurred by or asserted or
awarded against and arising from or out of any Hazardous Materials on, in, under
or affecting all or any portion of the Premises, introduced by, or on behalf of,
or during the ownership or control of, the defaulting party, including, without
limitation (i) the costs of removal of any and all Hazardous Materials from all
or any portion of the Building, Shopping Center or Premises, (ii) additional
costs required to take necessary precautions to protect against the release of
Hazardous Materials on, in, under or affecting the Building, Shopping Center or
Premises, into the air, any body of water, any other public domain or any
surrounding areas, and (iii) any costs incurred to comply, in connection with
all or any portion of the Building, Shopping Center or Premises, with all
applicable laws, orders, judgments and regulations with respect to Hazardous
Materials.

            15.04. Notwithstanding anything in this Lease contained to the
contrary, Landlord and Tenant are aware that the Premises' floor is covered by
asbestos floor tiling. Landlord covenants that within thirty days, commencing on
the date hereof, Landlord, at its sole cost and expense, will remove all of the
asbestos floor tiling from the Premises in accordance with all applicable law,
and will give Tenant prompt notice of such accomplishment. Tenant may not enter
the Premises for any purpose prior to receipt of Landlord's notice that all
asbestos floor covering has been removed from the Premises. Thereafter and
notwithstanding anything in this Lease to the contrary, Tenant may enter the
Premises prior to the Commencement Date for the sole purpose of effecting Tenant
Changes as provided in Article 14 hereof.

ARTICLE 16 DISCHARGE OF LIENS

            SECTION 16.01. Tenant shall not create or permit to be created or to
remain, and shall discharge, within thirty (30) days (or such lesser period as
shall be necessary to prevent its foreclosure or a remedy in the nature thereof)
after notice to Tenant or the filing thereof, any lien, encumbrance or charge
upon the Shopping Center or any part thereof or the income therefrom, for work
or material claimed to have been furnished to Tenant or for Tenant to the
Premises and Tenant shall not suffer any other matter or thing whereby the
estate, rights and interest of Landlord in the Premises or any part thereof
might be impaired. If any such lien, encumbrance or charge shall at any time be
filed against the Shopping Center or any part thereof or the income therefrom,
Tenant, within thirty (30) days after receiving notice of such filing, shall
cause such lien to be discharged by bond or otherwise.

            16.02. If any lien, encumbrance or charge included in Section 16.01
shall at any time be filed against the Premises or any part thereof, then in
addition to any other right or remedy, Landlord may, but shall not be obligated
to, discharge the same either by paying the amount claimed to be due or by
procuring the discharge of such lien by deposit or by bonding proceedings, and
in any such event Landlord shall be entitled, if Landlord so elects, to complete

                                       23
<PAGE>

the prosecution of an action for the foreclosure of such lien by the lienor and
to pay the amount of the judgment in favor of the lienor with interest, costs
and allowances. Any amount so paid by Landlord and all costs and expenses
incurred by Landlord in connection therewith, shall constitute Rental payable to
Landlord on demand.

            16.03. Nothing in this Lease shall be deemed or construed in any way
as constituting the consent or request of Landlord, express or implied by
inference or otherwise, to any contractor, subcontractor, laborer or materialman
for the performance of any labor or the furnishing of labor or materials for any
specific improvement, alteration to or repair of the Premises or any part
thereof, nor as giving Tenant any right, power or authority to contract for or
permit the rendering of any services or the furnishing of any materials that
would give rise to the filing of any lien against the Premises or any part
thereof. Notice is hereby given that Landlord shall not be liable for any work
performed or to be performed at the Premises for Tenant or any subtenant, or any
materials furnished or to be furnished at the Premises for Tenant or any
subtenant, upon credit, and that no mechanic's or other lien or such work or
materials shall attach to or affect the estate or interest of Landlord in and to
the Premises. Landlord shall have the right to post and keep posted on the
Premises any notices which Landlord may be required to post for the protection
of Landlord and the Premises from any lien.

            16.04. Except as provided in Article 13, Tenant agrees that Landlord
shall have no liability to any party by reason of any agreement for the repair,
restoration, alteration, rebuilding and demolition of the Premises by or for
Tenant.

ARTICLE 17 NO REPRESENTATION BY LANDLORD.

            SECTION 17.01. Tenant accepts the Premises in an "as is" condition
or state, without representation, covenant or warranty, express or implied, in
fact or in law, by Landlord and without recourse to Landlord, as to the nature,
condition or usability thereof or the use or uses to which the Premises may be
put, except as provided in Section 15.03 and Section 34.01, and that Landlord
represents and warrants that it has no actual knowledge of any failure of the
Premises to be in compliance with the Requirements.

ARTICLE 18 LANDLORD NOT LIABLE FOR INJURY OR DAMAGE.

            SECTION 18.01. Except as specifically provided to the contrary in
this Lease, and except for damage or injury to the extent caused by the willful
misconduct or negligence of Landlord, its agents or employees, for which
Landlord shall be liable (subject to the provisions of Section 7.09 hereof),
Landlord shall not in any event whatsoever be liable for any injury or damage to
any property or to any person happening on, in or about the Premises and its
appurtenances, or for any injury or damage to the Premises, or to any property,
whether belonging to Tenant or any other person, caused by any fire, breakage,
leakage, defect or condition in any part or portion of the Premises, or from
water, rain, snow or other elements that may leak into, issue or flow from any
part of the Premises from the drains, pipes or plumbing work of the same, or
from any place or quarter, or due to the use, misuse or abuse of all or any of
the elevators, hatches, openings, installations, stairways or hallways of any
kind whatsoever which may exist or hereafter be erected or constructed in the
Premises, or from any kind of

                                       24
<PAGE>

injury which may arise from any other cause whatsoever on the Premises. The
provisions of Section 20.01 permitting Landlord to enter and inspect the
Premises are made for the purpose of enabling Landlord to become informed as to
whether Tenant is complying with the agreements, terms, covenants, and
conditions hereof, and to do such acts as Tenant shall fail to do.

ARTICLE 19 INDEMNIFICATION

            SECTION 19.01. Subject to the provision 7.09 hereof, in addition to
any other indemnities specifically provided in this Lease (Tenant, as the case
may be (the "Indemnitor") shall indemnify and save harmless the other of them
(the "Indemnitee") against and from all liabilities, suits, obligations, fines,
damages, penalties, claims, loss, costs, charges and expenses, including
reasonable architects' and attorneys' fees which may be imposed upon or incurred
by or asserted against Indemnitee by reason of any of the following occurring
during the term of this Lease.

            (a) any work or thing done in, on or about the Premises, or any part
      thereof, by Indemnitor or those deriving their right or interest from,
      through or under Indemnitor.

            (b) Intentionally Omitted.

            (c) any negligence or misconduct on the part of Indemnitor or those
      deriving their right or interest from, through or under Indemnitor;

            (d) any accident, injury (including death) or damage to any person
      or property occurring in, on or about the Premises or any part thereof or
      in 5 on or about any street, alley, sidewalk, curb, vault, passageway or
      space adjacent thereto, caused by those deriving their right or interest
      from, through or under Indemnitor;

            (e) any failure on the part of Indemnitor or those deriving their
      right of interest from, through or under the Indemnitor to perform or
      comply with any of the covenants, agreements, terms or conditions
      contained in this Lease; and

            (f) any contest Indemnitor is permitted to prosecute pursuant to the
      provisions of this Lease.

      Parties within the phrase "...those deriving their right or interest from,
through or under Indemnitor" shall not include Tenant or those deriving their
right or interest from, through or under Tenant where Landlord is the
Indemnitor.

      All indemnities contained in this Lease shall survive the expiration or
earlier termination of this Lease.

ARTICLE 20 LANDLORD'S RIGHT OF INSPECTION

            SECTION 20.01. Tenant shall permit Landlord and its agents or
representatives to enter the Premises at all reasonable times during normal
business hours and on

                                       25
<PAGE>

twenty-four (24) hours' prior notice (except in the event of an emergency in
which event Landlord shall use reasonable efforts to notify Tenant's security
company) for the purpose of (i) inspecting the same or (ii) effecting any rights
or powers available to it under this Lease, and (iii) showing the same to
prospective purchasers, lenders and tenants.

ARTICLE 21 LANDLORD'S RIGHT TO PERFORM THE TENANT'S COVENANTS

            SECTION 21.01. If Tenant shall at any time fail to pay any
Imposition in accordance with provisions hereof, or take out, pay, or maintain
or deliver any of the insurance policies provided for herein, or shall fail to
make any other payment or perform any other act on its part to be made or
performed under this Lease, then Landlord after five (5) days' notice to Tenant
(or without notice in case of an emergency or in the event such failure may
become a default under any Fee Mortgage) and without waiving or releasing Tenant
from any obligation of Tenant contained in this Lease, may (but shall be under
no obligation to):

            (a) pay any Imposition payable by Tenant to the provisions hereof;

            (b) take out, pay or maintain any of the insurance policies provided
      for herein;

            (c) make any other payment or perform any other act on Tenant's part
      to be made or performed as in this Lease provided, and may enter upon the
      Premises for the purpose and take all such action thereon as may be
      necessary therefor.

All sums so paid by Landlord shall bear interest at the Default Rate, and all
costs and expenses incurred by Landlord in connection with the performance of
any such act shall be paid by Tenant to Landlord on demand. Any payment or
performance by Landlord pursuant to the foregoing provisions of this Article
shall not be deemed to be a waiver or release of a Default or of Landlord's
right to terminate this Lease, institute summary proceedings and/or take such
other action as may be permissible hereunder in the event of an Event of
Default. Landlord shall not be limited in the proof of any damage which Landlord
may claim against Tenant arising out of or by reason of Tenant's failure to
provide and keep in force insurance as aforesaid, to the amount of the insurance
premium or premiums not paid or incurred by Tenant and which would have been
payable upon such insurance, but Landlord shall also be entitled to recover as
damages for such breach, the uninsured amount of any loss, to the extent of any
deficiency in the insurance required by the damages, costs and expenses of suit
suffered or incurred by reason of damage to, or destruction of the Premises,
occurring during any period when Tenant shall have failed or neglected to
provide insurance as aforesaid.

ARTICLE 22 NO ABATEMENT OF RENT

            SECTION 22.01. Except as otherwise specifically provided in this
Lease (or by other written agreement between the Landlord and Tenant) there
shall be no abatement, diminution or reduction of Rental or other compensation
claimed by or allowed to Tenant, or any person claiming under it; nor shall
there be abatement or diminution or reduction of the performance of the other
obligations by Tenant hereunder under any circumstances or for any cause.

                                       26
<PAGE>

ARTICLE 23 PERMITTED USE; NO UNLAWFUL OCCUPANCY

            SECTION 23.01. The Premises shall be used by Tenant only for any
lawful retail use, including but not limited to a furniture store and/or a shoe
store, or both.

            23.02. Tenant shall not use, occupy, permit or suffer the Premises
or any part thereof to be used or occupied in such manner as to constitute a
nuisance, nor for any purpose or in any way in violation of the certificate of
occupancy or of any present or future Requirements. Tenant shall immediately
upon the discovery of any such unlawful, illegal, disreputable or extra
hazardous use, take all necessary steps, legal and equitable, to cause and
compel the discontinuance of such use and to oust and remove any subtenants,
occupants or other persons guilty of such nuisance or unlawful, illegal,
disreputable or extra hazardous use.

            23.03. Tenant will not suffer any act to be done or any condition to
exist on or with respect to the Premises or omit to take any action which may
make void or voidable any insurance then in force on the Premises.

            23.04. Tenant shall not suffer or permit the Premises or any portion
thereof to be used by the public in such manner as would reasonably make
possible a claim or claims of adverse usage or adverse possession by the public,
as such, or of implied dedication of the Premises or any portion thereof.

            23.05. Intentionally Omitted.

            23.06. Tenant shall have the right to place at its cost and expense,
its interior Premises signage (a) whose locations within the Premises, (b)
designs and (c) content shall be reasonably determined by Tenant provided,
however that such content shall not be of an offensive nature. Tenant's exterior
Premises signage shall be limited to a single sign for Tenant and each
subtenant, provided, however that there shall not be more than two exterior
Premises signs in the aggregate. The locations of any exterior Premises sign
must be on or above the Premises storefront, (but under no circumstances shall
an exterior Premises sign be higher than any part of the Building). The design
of any such exterior Premises sign shall be subject to the prior written consent
of Landlord which will not be unreasonably withheld or delayed and whose content
shall be limited to the trade name and/or trademark of such Tenant or subtenant.
Landlord hereby consents to the use by Tenant of "Tenant's Pylon Sign" at the
location depicted in Exhibit A (subject to the provisions of Exhibit A), hereto
provided, however, that Tenant shall (a) make no changes to such pylon sign or
its location, (b) be responsible, at its cost and expense, for the maintenance
and repair (including necessary replacements) of such pylon sign and its
appurtenant parts, and (c) limit the contents of such pylon sign to the trade
name and/or trademark of Tenant, and, if applicable, subtenants of the Premises.
Tenant's rights under this Section are conditioned upon compliance with
Requirements applicable to the signage, the burden of attaining such compliance
resting solely on Tenant with a concomitant obligation on Tenant to make such
changes, subject to approval thereof by Landlord, which approval will not be
unreasonably withheld or delayed, as are necessary to comply with Requirements
pertaining to such signage. The cost of operating or removing the signage
heretofore referred to in this Section 23.06 shall be borne exclusively by
Tenant, except as otherwise contained to the contrary in the last paragraph of
Section 27.01 hereof. All exterior Premises signage shall be

                                       27
<PAGE>

affixed parallel to, and shall not project more than one (1) foot out from the
exterior face of the Building.

ARTICLE 24 DEFAULTS, CONDITIONAL LIMITATIONS, REMEDIES, ETC.

            SECTION 24.01. Each of the following events shall be an "Event of
Default" hereunder:

            (a)   Failure of Tenant to pay any installment of Rental or any item
      or part thereof, when due, and the continuance of such failure for a
      period of ten (10) days after written notice.

            (b)   Failure to observe, fulfill or perform one or more of the
      other terms, conditions, covenants or agreements of this Lease and the
      continuance of such failure for a period of thirty (30) days after written
      notice by Landlord specifying such failure (unless such failure requires
      work to be performed, acts to be done, or conditions to be removed which
      cannot by their nature reasonably be performed, done or removed, as the
      case may be, within such thirty (30) day period, in which case no Event of
      Default shall be deemed to exist so long as Tenant shall have commenced
      curing the same within such thirty (30) day period and thereafter shall
      diligently prosecute the same to completion);

            (c)   (i)   The filing of an application by Tenant for or a consent
                        to the appointment of a receiver, trustee or liquidator
                        of itself or of all of its assets, which application or
                        consent is not dismissed within sixty (60) days
                        thereafter; or

                  (ii)  The filing by Tenant of a voluntary petition in
                        bankruptcy or the filing of a pleading in any court of
                        record admitting in writing its inability to pay its
                        debts as they become due which petition is not
                        terminated within thirty (30) days thereafter; or

                  (iii) The making by Tenant of a general assignment for the
                        benefit of creditors; or

                  (iv)  The filing by Tenant of an answer admitting the material
                        allegations of or consenting to or defaulting in
                        answering a petition filed against it in any bankruptcy
                        proceeding, unless, with respect to a default, such
                        default is cured within sixty (60) days thereafter;

            (d) The entry of an order, judgment or decree by any court of
      competent jurisdiction adjudging Tenant a bankrupt or appointing a
      receiver, trustee or liquidator of It, or all of its assets, and such
      order, judgment or decree continuing unstayed and in effect for any period
      of sixty (60) consecutive days; or

                                       28
<PAGE>

            (e) If this Lease or the estate of Tenant hereunder shall be
      transferred to or assigned to or subleased to or shall pass to or devolve
      upon, any person or party, except in a manner herein permitted; or

            (f) If a levy under execution or attachment shall be made against
      Tenant or its property and such execution or attachment shall not be
      vacated or removed by court order, bonding of otherwise within a period of
      thirty (30) days.

If Tenant shall default (i) in the timely payment of any item of Rental and any
such default shall continue or be repeated for three (3) consecutive months or
for a total of four months in any period of twelve (12) consecutive months or
(ii) in performance of any other particular covenant of this Lease more than
four (4) times in any period of twelve (12) consecutive months, then,
notwithstanding that such Defaults shall have each been cured within the period
after notice as above provided, any further similar Default shall be deemed to
be deliberate and Landlord thereafter may serve the written notice or
termination described in 24.02 without affording to Tenant an opportunity to
cure such further Default.

            24.02. If an Event of Default shall occur, Landlord, at any time
thereafter during its continuance, may, at its option, give written notice to
Tenant stating that this Lease and the Term shall expire and terminate on the
date specified in such notice, and upon the date specified in such notice, this
Lease and the Term and all rights of the Tenant under this Lease shall expire
and terminate as if the date specified in such notice was the date herein
definitely fixed for the termination of the Term, and Landlord may record and/or
file a notice of such termination in such governmental office or offices as
Landlord may deem appropriate to give notice to others of such termination, but
Tenant shall also pay damages to Landlord as hereafter provided.

            24.03. In the event of cancellation or termination of this Lease
either by operation of law, by issuance of a dispossessory warrant, by service
of notice of cancellation or termination as herein or under law provided, or
otherwise, Tenant shall quit and peacefully surrender the Premises, and
thereupon or any time thereafter, Landlord without further notice, may enter
upon, possess, re-enter and repossess the Premises by using such force for the
purpose as may be necessary without being liable to prosecution therefrom or by
summary proceedings, ejectment, statutory action, claim of right, or otherwise,
and may dispossess or remove Tenant, the legal representatives of Tenant and, if
Landlord so elects, all other persons from the Premises, and may have, hold,
use, occupy and enjoy the Premises, and the receipts and other benefits
therefrom, and Tenant shall nevertheless remain and continue liable to Landlord
as hereinafter provided.

            In the case of such re-entry, expiration and/or dispossess by
summary proceedings or otherwise (except termination pursuant to Sections 5.01,
8.02 and 26.01), (a) the Rental shall become due and be paid up to the time of
such re-entry, dispossess and/or expiration but Tenant shall also pay damages to
Landlord as hereafter provided, and (b) sums equal to the Rental (conclusively
presuming each of the items comprising Rental other than Annual Rent to be the
same as was payable for the twelve month period immediately preceding such
termination or if the period from the Commencement Date to the date of such
termination is less than twelve months, then the Renal other than Base Annual
Rent payable for such period shall be annualized)

                                       29
<PAGE>

payable hereunder which would have been payable by Tenant had this Lease not so
terminated, or had Landlord not so re-entered the Premises, payable upon the due
date therefor specified herein following such termination or such re-entry and
until the last day of the Term; provided, however, that if Landlord shall re-let
the Premises during said period, Landlord shall credit Tenant with the net rents
received by Landlord from such re-letting, such net rents to be determined by
first deducting from the gross rents as and when received by Landlord from such
re-letting, the reasonable out-of-pocket expenses incurred or paid by Landlord
in terminating this Lease or in re-entering the Premises and in securing
possession thereof, as well as reasonable out-of-pocket expenses of re-letting,
including altering and preparing the Premises for new tenants, brokers'
commissions, and all other out-of-pocket expenses properly chargeable against
the Premises and the rental thereof; it being understood that any such
re-letting may be for all or any part of the Premises or for a period shorter or
longer than the remaining term of this Lease (provided Tenant's liability
hereunder shall not exceed the remaining stated term of this Lease as it may
have been extended), and Landlord may grant commercially reasonable rental
concessions; but in no event shall Tenant be entitled to receive any excess of
such net rents over the sum payable by Tenant to Landlord hereunder, nor shall
Tenant be entitled in any suit for the collection of damages to a credit in
respect of any net rents from a re-letting, except to the extent that such net
rents are actually received by Landlord. Landlord shall use commercially
reasonable efforts to re-let all or any part of the Premises to mitigate
damages. If the Premises or any part thereof should be re-let in combination
with other space, then proper apportionment on a square foot basis shall be made
of the rent received from such re-letting and of the expenses of re-letting. If
the Premises or any part thereof be re-let by Landlord for the unexpired portion
of the Term, or any part thereof, before presentation of proof of such damages
to any court, commission or tribunal, the amount of rent reserved upon such
re-letting shall, prima facie, be the fair and reasonable rental value for the
Premises, or part thereof, so re-let during the term of re-letting.

            24.04. Suit or suits for the recovery of such damages, or any
installments thereof, may be brought by Landlord from time to time at its
election, and nothing contained herein shall be deemed to require Landlord to
postpone suit until the date when the Term would have expired if it had not been
so terminated under the provisions of this Article 24, or under any provision of
law, or had Landlord no re-entered the Premises. Nothing herein contained shall
be construed to limit or preclude recovery by Landlord against Tenant of any
sums or damages to which, in addition to the damages particularly provided
above, Landlord may lawfully be entitled by reason of any Default hereunder on
the part of Tenant. Nothing herein contained shall be construed to limit or
prejudice the right of Landlord to prove and obtain as liquidated damages by
reason of the termination of this Lease or re-entry of the Premises for the
default of Tenant under this Lease, an amount equal to the maximum allowed by
any statute or rule of law in effect at the time when, and governing the
proceedings in which, such damages are to be proved, whether or not such amount
be greater, equal to or less than any of the sums referred to in Section 24.03.

            24.05. If Tenant shall default under this Lease prior to the
Commencement Date, Landlord shall have all of the rights and remedies in this
Lease provided, should such Default have occurred subsequent to the Commencement
Date, and it will be conclusively assumed for such purposes that the Term
commenced on and as of the date of such Default.

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<PAGE>

            24.06. Nothing in this Article contained shall limit or prejudice
the right of Landlord to prove and obtain as liquidated damages in any
bankruptcy, insolvency, receivership, reorganization or dissolution proceeding
an amount equal to the maximum allowed by a statute or rule of law governing
such proceeding and in effect at the time at which such damages are to be
proved, whether or not such amount be greater, equal to or less than the amount
of the damages referred to in any of the preceding subdivisions.

            24.07. No receipt of monies by Landlord from Tenant after
termination of this Lease, or after the giving of any notice of termination of
this Lease, shall reinstate, continue or extend the Term or affect any notice
theretofore given to Tenant, or operate as a waiver of the right of Landlord to
enforce the payment of Rental then due or thereafter falling due, or operate as
a waiver of the right of Landlord to receive possession of the Premises by
proper remedy. After the service of notice to terminate this Lease or the
commencement of suit or summary proceedings, or after final order or judgment
for the possession of the Premises, Landlord may demand, receive and collect any
monies due or thereafter falling due without in any manner affecting such
notice, proceedings, order and/or judgment. All such monies collected are deemed
payments on account of the use and occupation of the Premises, or at the
election of Landlord, on account of Tenant's liability hereunder.

            24.08. Intentionally Omitted.

            24.09. No failure by either party to insist upon the strict
performance of any covenant, agreement, term or condition of this Lease or to
exercise any right or remedy consequent upon a breach thereof, and no acceptance
of full or partial Rental by Landlord during the continuance of any such breach,
shall constitute a waiver of any such breach or of such covenant, agreement,
term or condition. No covenant, agreement, term or condition of this Lease to be
performed or complied with, and no breach thereof, shall be waived, altered or
modified except by a written instrument executed by the party for whose benefit
the same exists. No waiver of any breach shall affect or alter this Lease, but
each and every covenant, agreement, term and condition of this Lease shall
continue in full force and effect with respect to any other then existing or
subsequent breach thereof.

            24.10. In the event of any breach or threatened breach of any of the
covenants, agreements, terms of conditions contained in this Lease,
non-breaching party shall be entitled to seek to enjoin such breach or
threatened breach and shall have the right to invoke any right and remedy
allowed at law or in equity or by statute or otherwise as though re-entry
summary proceedings and other remedies were not provided for in this Lease.

            24.11. Each right and remedy provided for in this Lease unless
specified herein to the contrary shall be cumulative and shall be in addition to
every other right or remedy provided for in this Lease or now or hereafter
existing at law or in equity or by statute or otherwise, and the exercise or
beginning of the exercise of any one or more of the rights or remedies provided
for in this Lease or now or hereafter existing at law or in equity or by statute
or otherwise shall not preclude the simultaneous or later exercise of any or all
other rights or remedies provided for in this Lease or now or hereafter existing
at law or in equity or by statute or otherwise.

                                       31
<PAGE>

            24.12. Each party shall pay all costs and expenses, including
reasonable attorneys' fees, incurred in any action or proceeding to which such
non-defaulting party may be made a party by reason of any act or omission. The
defaulting party shall also pay to the other party all costs and expenses,
including reasonable attorneys' fees, incurred by the non-defaulting party in
enforcing any of the covenants and provisions of this Lease and incurred in any
action brought against the defaulting party on account of the provisions hereof,
and all such costs, expenses, and attorneys' fees may be included in and form a
part of any judgment entered in any proceeding brought under this Lease. All of
the sums paid or obligations incurred by Landlord as aforesaid with interest and
costs shall be paid by the defaulting party to the non-defaulting party within
ten (10) days of the rendition of any bill or statement therefore.

            24.13. In the event of a termination of this Lease by an Event of
Default (a) all unexpired insurance premiums, all deposits theretofore made by
Tenant with utility companies, all rights of Tenant under all insurance policies
and all fuel in the Premises shall be deemed to be assigned to and transferred
to Landlord, and (b) Tenant shall deliver to Landlord all leases of subtenants
and all security deposits and advance rentals then held by Tenant with respect
to any and all subleases upon the assumption by Landlord of the obligation to
apply all such security deposits, advance rentals and deposits held by Landlord
in accordance with such subleases.

ARTICLE 25 NOTICES.

            25.01. Any notice or consent required to be given by or on behalf of
any party hereby to any other party shall be in writing and sent by (i)
registered or certified mail, return receipt requested, (ii) delivered
personally, including by air courier or expedited mail service, or (iii)
delivered by facsimile, with a copy delivered by the method specified in item
(ii) above within three (3) days of such facsimile, addressed as follows:

                  (a)   If to Landlord:    Tech One Associates
                                           200 Marshall Drive
                                           Coraopolis, PA 15108
                                           Fax: (412)264-4587
                                           Attn: Thomas W. Weaver
                  (b)   If to Tenant:      Schottenstein Stores Corp.
                                           1800 Moler Road
                                           Columbus, OH 43207
                                           Fax: (614)443-0972
                                           Attn: Ed Arndt

or at such other address or facsimile number as may be specified from time to
time in writing. All such notices hereunder shall be deemed to have been given
on the date of delivery or the date marked on the return receipt unless delivery
is refused or cannot be made because of any incorrect address provided by the
addressee, in which case the date of postmark shall be deemed the date notice
has been given. In the case of notices delivered by facsimile, notice shall be
deemed to have been given at the time of receipt set forth on the confirmation
generated by the

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<PAGE>

transmitting facsimile machine, provided that a copy of such notice is delivered
to the receiving party by the method specified in item (ii) above within three
(3) days of such facsimile delivery.

ARTICLE 26 CONDEMNATION.

            SECTION 26.01. If at any time during the Term, a Material Portion of
the Shopping Center shall be taken by any Governmental Authority (which term as
used in this Article 26 shall include any lawful power or authority) by the
exercise of the right of condemnation or eminent domain or by agreement between
Landlord and those authorized to exercise such right, at Tenant's option which
must be exercised by notice from Tenant to Landlord within sixty (60) days after
the occurrence, this Lease shall terminate and expire on the date of such taking
and the Base Annual Rent, Tenant's Maintenance Charges and Impositions herein
reserved and provided to be paid by Tenant shall be apportioned and paid to the
date of such taking.

            The term "Material Portion of the Shopping Center" shall be deemed
to mean and to be limited to (i) any portion of the Building, (ii) any portion
of Tenant's Primary Parking Area as depicted on Exhibit A hereto, or (iii) any
portion of the ingress or egress areas to the Shopping Center which materially
and adversely affects ingress and egress to the Premises or its exclusive
loading docks.

            26.02. If all or any part of the Shopping Center shall be taken or
condemned as provided in this Article, Tenant waives all claims for any value
for its leasehold or its interest in this Lease and all claims for its interest
in the Premises and all claims for any other compensation and hereby irrevocably
and unconditionally assigns and transfers to Landlord all such awards that may
be made to Tenant including consequential damages to any portion of the Shopping
Center (inclusive of the Premises) not so taken. Notwithstanding the foregoing,
Tenant shall have the right to receive any separate award which may be made for
damages to or condemnation of movable trade fixtures, furniture and furnishings,
provided that such separate award does not reduce the award payable to Landlord,
and/or otherwise adversely impact on the awards which Landlord is to receive
pursuant to this Section 26.02.

            26.03. For the purpose of this Article 26, the Shopping Center or
the Building or any part of either, as the case may be, shall be deemed to have
been taken on the date on which actual possession of the Premises or a part
thereof, as the case may be, is acquired by any Governmental Authority or the
date on which title vests therein, whichever is earlier.

            26.04. If less than a Material Portion of the Shopping Center shall
be so taken, this Lease and the Term shall continue, but the Base Annual Rent
shall be reduced by an amount equal to the product obtained by multiplying the
Base Annual Rent immediately prior to the Taking by a fraction having as a
denominator, the number of square feet of ground floor space within the
Building, and as a numerator, the number of square feet of such space
immediately subsequent to the Taking.

            Landlord shall proceed diligently after its receipt of substantially
all condemnation awards to which it is entitled hereunder to repair and restore
any remaining part of

                                       33
<PAGE>

the Building not so taken so that the Building shall be a complete rentable,
self-contained architectural unit hereunder. Subject to the provisions and
limitations in this Article, Landlord agrees to utilize so much of the Net
Condemnation Proceeds (as such term is defined in Section 8.03 hereof with
respect to insurance proceeds and substituting condemnation proceeds in lieu of
insurance proceeds), if any, reasonably attributable by Landlord to the
Building, as may be necessary for the cost of restoring (as such term is defined
in Section 8.03) the part of the Building not so taken. Such restoration shall
be done in accordance with and subject to the provisions of Article 8 hereof
with all reference to "casualty" in Article 8 being deemed to be a reference to
"condemnation" or "taking", as applicable, and all reference to "insurance
proceeds" being deemed to be a reference to "condemnation award", as applicable.
Landlord shall be entitled to any balance of the award thereafter remaining,
free of any right or claim thereto by Tenant.

            26.05. In case of any action by Governmental Authorities not
resulting in the taking or condemnation of any portion of the Building but
creating a right to compensation therefore, such as without limitation (except
as provided in this Article 26), the changing of the grade of any street upon
which the Shopping Center abuts, this Lease shall continue in full force and
effect without reduction or abatement of Rental, and any award therefore shall
be received and retained by Landlord as its own property and subject to no
liability or obligation.

            26.06. Any dispute between Landlord and Tenant arising under or in
connection with this Article 26 shall be submitted to and determined by
arbitration as provided herein.

            26.07 Each payment of an award pursuant to Article 26 shall include
a pro rata share of any interest paid thereon by a Governmental Authority.

            26.08 Notwithstanding anything in this Lease to the contrary, in the
event that such taking of a Material Portion occurs when there shall be less
than two (2) years remaining during the Term (including therein any renewal
terms which Tenant exercises within sixty (60) days after written notice from
Landlord that it will not repair or restore due to the reduced period remaining
in the Term unless Tenant so exercises its options), Landlord may elect to
terminate this Lease upon written notice to Tenant.

ARTICLE 27 TRANSFER LAND.

            SECTION 27.01. Landlord is the owner in fee simple of the land
depicted by the bold dotted line abutting Route 51 and though now a part of the
Common Areas, is identified on Exhibit A as "For Landlord's Future Development"
(the "Transfer Land").

            Landlord has the absolute and unconditional right to convey and
transfer the Transfer Land. If and when Landlord does so, the Transfer Land
shall cease to be a part of the Shopping Center and the term "Proportionate
Share" as used in this Lease shall be appropriately adjusted by increasing the
denominator of the fraction from which the "Proportionate Share" is determined
by the square footage of any enclosed ground floor space in any building located
on the Transfer Land.

                                       34
<PAGE>

            The use of the Transfer Land shall be limited to lawful retail and
retail service uses (other than as a furniture store or a shoe store), including
but not limited to the sale of prepared food and beverages (alcoholic and
non-alcoholic), for on-premises or off-premises consumption. Occupants of the
Transfer Land and their customers and invitees shall have the right to use the
parking areas of the Common Areas in common with Tenant and other tenants,
Landlord and their respective customers, invitees and licensees. No structure on
the Transfer Land shall be in excess of twenty-three feet in height and (a) the
gross floor area of such structure shall not exceed seven thousand square feet,
and (b) the width of such structure (i.e., substantially parallel to Route 51)
shall not exceed seventy feet. Any lease or deed for the conveyance of the
Transfer Land shall contain the foregoing provisions of this paragraph,
provided, however, that the provisions of the immediately preceding sentence
shall be of no further force and effect subsequent to the expiration or sooner
termination of this Lease. The pylon sign now located on the Transfer Land and
identified on Exhibit "A" as the "Pylon Sign for Building A" may be relocated by
Landlord at Landlord's cost as provided in the notation with respect thereto
appearing in Exhibit "A" hereto.

ARTICLE 28 LIMITATION OF LIABILITY.

            SECTION 28.01. Notwithstanding anything to the contrary provided in
this Lease, there shall be absolutely no personal liability on the part of
Landlord with respect to any of the terms, covenants and conditions of this
Lease, and Tenant shall look solely to the equity of Landlord in the Premises
for the satisfaction of each and every remedy of Tenant in the event of any
breach by Landlord of any of the terms, covenants and conditions of this Lease,
such exculpation of personal liability to be absolute and without any exception
whatsoever. Without limiting the foregoing, any agreement, obligation or
liability arising hereby or resulting herefrom is made, entered into and
incurred by Landlord upon the express conditions that neither any trustee,
shareholder, partner, officer, employee, principal, parent, agent or advisor or
Landlord assumes nor shall be held to any personal liability hereunder for
whatsoever reason including fault on the part, for example, of any one or more
of the foregoing, and resort shall not be had to the private property of any
such trustee, shareholder, officer, partner, employee, principal, parent, agent
or advisor.

ARTICLE 29 LANDLORD'S DEFAULT.

            SECTION 29.01. Landlord shall be deemed in default under the terms
of this Lease only if Landlord shall fail to observe, fulfill or perform an
obligation specifically imposed on Landlord under the terms of this Lease and
such failure is not cured by Landlord within thirty (30) days after Tenant shall
have given Landlord notice of such failure, in reasonable detail, provided,
however, that so long as Landlord commences and prosecutes such cure with
reasonable diligence, Landlord will be allowed such additional time to effect
such cure as may be reasonably necessary without being deemed in default with
respect to such failure. No action taken by Landlord in connection with any such
notice given to it by Tenant shall be construed to be an admission that any such
default exists.

                                       35
<PAGE>

            SECTION 29.02. Under no circumstances shall the Landlord or Tenant
be liable for consequential, special, exemplary or punitive damages or any
damages in the nature of any of the foregoing or damages for loss of business or
business opportunities.

ARTICLE 30 CERTIFICATES BY LANDLORD AND TENANT

            SECTION 30.0l. Tenant agrees, at any time and from time to time,
upon not less than twenty (20) days prior notice by Landlord or any Fee
Mortgagee to execute, acknowledge and deliver to Landlord or such Fee Mortgagee,
as the case may be, or any other party specified by Landlord or such Fee
Mortgagee, a statement in writing certifying that this Lease is unmodified and
in full force and effect (or if there shall have been modifications, that the
same are in full force and effect as modified and stating the modification) and
the dates to which the Base Annual Rent and other items of Rental have been paid
in advance, if any, and stating whether or not to the best knowledge of the
signer of such certificate Tenant or Landlord is in default in the observation,
fulfillment or performance of its obligations under this Lease, and, if so,
specifying each such default of which the signer may have knowledge, it being
intended that any such statement delivered pursuant to this Article may be
relied upon by any prospective purchaser of the fee or any mortgagee thereof or
any assignee of any Fee Mortgagee. At Landlord's request, Tenant shall also
furnish such Fee Mortgagee or other party, certified copies of this Lease and
all amendments thereto and shall state in the aforesaid statement that no rights
of Landlord under this Lease have been waived and Landlord is not estopped to
assert such rights (or if there have been waivers or estoppels, the specifics
thereof), and shall set forth whether or not Tenant is in possession of the
Premises and is paying Rental as required by the Lease.

            30.02 Landlord agrees at any time and from time to time, upon not
less than twenty (20) days' prior notice by Tenant to execute, acknowledge and
deliver to Tenant or any other party specified by Tenant, a statement in writing
certifying that this Lease is unmodified and in full force and effect (or if
there shall have been modifications; that the same are in full force and effect
as modified and stating the modifications) and the dates to which the Base
Annual Rent and other items of Rental have been paid in advance, if any, and
stating whether or not to the best knowledge of the signer of such certificate,
Tenant is in Default, and, if so, specifying each such default of which the
signer may have knowledge, it being intended that any such statement delivered
pursuant to this paragraph may be relied upon by any prospective assignee or
subtenant of the Tenant's interest in this Lease. At Tenant's request, Landlord
shall also furnish the documents and statements referenced in the last sentence
of Section 30.01 as to no waiver or estoppel of Tenant.

ARTICLE 31 LANDLORD'S CONSENTS.

            SECTION 31.01. It is understood that the granting of any consent by
Landlord to Tenant to perform any act of Tenant requiring Landlord's consent
under the terms of this Lease, or the failure on the part of Landlord to object
to any such action taken by Tenant without Landlord's consent, shall not be
deemed a waiver by Landlord of its rights to require such consent for any
further similar act by Tenant, and Tenant hereby expressly covenants and
warrants that as to all matters requiring Landlord's consent under the term of
this Lease, Tenant

                                       36
<PAGE>

shall secure such consent for each and every happening of the event requiring
such consent, and shall not claim any waiver on the part of Landlord of the
requirement to secure such consent.

ARTICLE 32 SURRENDER AT END OF TERM.

            SECTION 32.01. On the last day of the Term, or upon any earlier
termination of this Lease, or upon any re-entry by Landlord upon the Premises
pursuant to Article 26 hereof, Tenant shall well and truly surrender and deliver
up to Landlord the Premises in the order, condition and repair required in this
Lease, casualty loss to the extent Landlord is responsible for the repair
thereof under Article 13 excepted, free and clear of all letting and occupancies
other than subleases to which Landlord shall have specifically agreed to assume,
and free and clear of all liens and encumbrances other than those, if any,
existing at the date hereof, or created by Landlord.

            Tenant hereby waives any notice now or hereafter required by law
with respect to vacating the Premises at any such termination date.

            Any personal property of Tenant or any subtenant which shall remain
in the Building after the termination of this Lease, may, at the option of
Landlord, be deemed to have been abandoned by Tenant or such subtenant and
either may be retained by Landlord as its property or be disposed of, without
accountability, in such manner as Landlord may see fit.

            Landlord shall not be responsible for any loss or damage occurring
to any property owned by Tenant or any subtenant, unless caused by the willful
misconduct or negligence of Landlord or its agents or employees.

            The provisions of this Article shall survive any termination of this
Lease.

ARTICLE 33 NO ORAL AGREEMENT

            SECTION 33.01. This Lease contains all the promises, agreements,
conditions, inducements and understandings between Landlord and Tenant relative
to the Premises and there are no promises, agreements, conditions,
understandings, inducements, warranties or representations, oral or written,
expressed or implied, between them other than as herein set forth.

ARTICLE 34 QUIET ENJOYMENT

            SECTION 34.01. Landlord covenants that, if and so long as Tenant
shall faithfully perform the agreements, terms, covenants and conditions hereof,
Tenant shall quietly enjoy the Premises subject, nevertheless, to the terms and
provisions of this Lease. Landlord hereby represents and warrants that its
execution of this Lease, compliance with the terms hereof and occupation and use
of the Premises by Tenant for any lawful retail use not prohibited by Section
39.21 hereof do not conflict with, cause a breach of or constitute a default
under the terms of any agreement or instrument to which Landlord is a party or
which affects the Shopping Center.

                                       37
<PAGE>

ARTICLE 35 ARBITRATION

            SECTION 35.01. In such cases where this Lease expressly provides for
the settlement of a dispute or question by arbitration, and only in such cases,
the same shall be determined by arbitration conducted in Pittsburgh, PA, in
accordance with the rules then obtaining of the American Arbitration
Association, and judgment upon the award rendered may be entered in any court
having jurisdiction thereof. In the event that the American Arbitration
Association shall not be then in existence, the party desiring arbitration shall
appoint a disinterested person as arbitrator on its behalf and give notice
thereof to the other party who shall, within fifteen (15) days thereafter,
appoint a second disinterested person as arbitrator on its behalf and give
written notice thereof to the first party. The arbitrators thus appointed shall
appoint a third disinterested person, and such three arbitrators shall, as
promptly as possible, determine the matter which is the subject of the
arbitration. The decision of the majority of the arbitrators shall be conclusive
and binding on all parties and judgment upon the award may be entered in any
court having jurisdiction. If a party who shall have the right pursuant to the
foregoing, to appoint an arbitrator, fails or neglects to do so, then in such
event the other party (or if the two arbitrators appointed by the parties shall
fail within fifteen (15) days after the appointment of the second arbitrator to
appoint a third arbitrator, then either party) may apply to the Presiding
Justice of the highest court of appellate jurisdiction located in the area in
which the Premises are located (or upon his refusal or inability to act, to an
Associate Justice of said Court) to appoint such arbitrator. The expenses of
arbitration shall be shared equally by Landlord and Tenant but each party shall
be responsible for the fees of its own counsel. Landlord and Tenant agree to
sign all documents and to do all other things necessary to submit any such
matter to arbitration and further agree to, and hereby do, waive any and all
rights they or either of them may at any time have to revoke their agreement
hereunder to submit to arbitration and to abide by the decision rendered
thereunder. For such period as this agreement to arbitrate is not legally
binding, or the arbitrator's award is not legally enforceable, the provisions
requiring arbitration shall be deemed deleted and matters to be determined by
arbitration shall be subject to litigation.

ARTICLE 36 INVALIDITY OF CERTAIN PROVISIONS.

            SECTION 36.01. If any term or provision of this Lease or the
application thereof to any person or circumstance shall, to any extent, be
invalid or unenforceable, the remainder to this Lease, or the application of
such term or provision to persons or circumstances other than as to which it is
held invalid or unenforceable, shall not be affected thereby, and each term and
provision of this Lease shall be valid and enforced to the fullest extent
permitted by law.

ARTICLE 37 RECORDING OF MEMORANDUM.

            SECTION 37.01. So long as the same does not result in any Imposition
to be paid, Landlord and Tenant, upon the written request of the other, will
join in the execution of a memorandum of lease in proper form for recordation,
setting forth the existence and terms of this Lease, and the existence of any
option or other right of renewal or purchase, the provisions of Section 12.02
hereof, and such other matters as are herein contained as either of them may

                                       38
<PAGE>

reasonably require, and Landlord and Tenant will each take such further action
as may be necessary to effect such recordation.

ARTICLE 38 ACCESS ROAD.

            SECTION 38.01. The term "Access Road" shall mean the existing
private roads and the drainage and lighting facilities serving the aforesaid
roads between (a) public roads and (b) lots identified in the Century III Plaza
Plan of Lots, recorded in Plan Book Volume 143, pages 94 to 103, as amended (the
"Plan").

      Landlord, for itself and its successors and assigns, hereby grants to
Tenant a non-exclusive appurtenant right to and for the benefit of the Premises,
to use the Access Road for all the purposes for which such Access Road is
intended to be used for and during the Term in connection with its use and
occupancy of the Premises. The appurtenant right granted hereby shall be for the
benefit of, but not restricted solely to, Tenant, and Tenant may grant the
benefit of such appurtenant right for the purposes specified in (b) preceding to
its subtenants or other occupants of the Premises for the duration of such
occupancy and to the customers, employees and business invitees of Tenant, its
tenants or other occupants, but same is not intended nor shall it be construed
as creating any right in or for the benefit of the general public.

            38.02 Landlord shall not construct any barrier, building or other
structure (including temporary structure) between the Premises and the Access
Road not in any manner materially and adversely change (unless required by law)
the points of ingress and egress between the Access Road and the adjoining
public roads.

            38.03. (a) Landlord, to the extent not the obligation of others
shall operate, maintain and repair the Access Road as required by the standard
by which similar access roads of first class shopping centers are operated,
maintained and repaired. In this connection, to the extent not the obligation of
others pursuant to Access and Right of Way Easement dated June 15, 1978 between
United States Steel Corporation (Landlord's predecessor in title) and Century
III Associates, Landlord shall clean and sweep, remove snow and ice from, the
Access Road, and maintain and operate all utility services (including
electricity and lighting) serving the Access Road. Landlord shall always provide
Tenant with reasonable access so that Tenant shall be able to obtain electric,
gas, water and telephone service. Landlord shall use its best efforts to obtain
performance by Century III Associates (and its successors) of its maintenance
obligation under the aforesaid Access and Right of Way Easement.

            (b) Throughout the Term of the Lease, Landlord, to the extent not
the obligation of others, shall keep the Access Road lighted and open seven (7)
days a week at all times during normal retail shopping center hours (if
permitted by law), which shall include at least to 11:00 PM Monday through
Saturday and 7:00 PM on Sunday ("Normal Hours") except on such days as the
Project is closed to the public.

            38.04 As and for its share of the cost of repairing, operating and
maintaining the Access Road, Tenant shall pay to Landlord, as Rental, together
with each installment of Base Annual Rent, an amount equal to one-twelfth of
Tenant's Proportionate Share of the pro rata

                                       39
<PAGE>

share of the annual amount thereof reasonably estimated by Landlord, excluding
costs of replacement, subject to adjustment when the actual pro rata share of
such costs are ascertained.

            38.05 In addition to and not in limitation of the provisions of
Section 38.04 hereof, Tenant shall pay Landlord, as Additional Rent, Tenant's
Proportionate Share of the pro rata share within thirty (30) days after demand,
of the reasonable costs incurred in (i) maintaining utility lines, public and
private, inclusive of meters, hydrants, valves and other equipment (now or
hereafter within the Project), (ii) maintaining streets (including storm sewers
and related equipment, whether or not within the bed of a street) within the
Project, and (iii) transferring, assigning or conveying (singularly and
collectively, "transferring") (a) one or more of such utility lines to a
utility, public or private, or (b) one or more of such streets to a government
or governmental authority, provided however, that as to this clause (iii), the
utility, government or governmental authority, obligates itself thereafter, at
its cost, to maintain such line or streets, as the case may be. In the event of
a conflict between the terms and provisions of this Section 38.05 and those
contained in Section 38.04 hereof, the terms of this Section 38.05 shall prevail
and control so that by way of illustration Tenant shall not be required to
contribute the same cost more than once.

            As used in this Section 38.05, and in Section 38.04 hereof, the term
"pro rata share" means a fraction, the numerator of which is the number of
square feet within the Land and the denominator of which is the aggregate number
of square feet within the lots within the Plan as defined in Section 38.01.

ARTICLE 39 MISCELLANEOUS.

            SECTION 39.01. The captions of this Lease are for convenience of
reference only and in no way define, limit or describe the scope or intent of
this Lease nor in any way affect this Lease.

            39.02 The table of contents preceding this Lease but under the same
cover is for the purpose of convenience of reference only and is not to be
deemed or construed in any way as part of this Lease, nor as supplemental
thereto to amendatory thereof.

            39.03 All words and terms used in this Lease, regardless of the
number and gender in which used, shall be deemed to include any other number and
any other gender as the context of the use thereof may require; and the use
herein of the words "successors and assigns" or "successors or assigns" of
Landlord or Tenant shall be deemed to include the heirs, legal representatives
and assigns of any individual Landlord or Tenant.

            39.04 If more than one person is named as or becomes Tenant
hereunder, the Landlord may require the signatures of all such persons in
connection with any notice to be given or action to be taken by Tenant
hereunder. Each person named as Tenant shall be fully liable for all of the
Tenant's obligations hereunder. Any notice by the Landlord to any person named
as Tenant shall be sufficient and shall have the same force and effect as though
given to all persons named as Tenant.

                                       40
<PAGE>

            39.05 The terms "mortgage" and "Deed of Trust" are used
interchangeably in this Lease, are hereby given identical meanings, and, where
applicable, shall also refer to the notes and/or bonds or other evidence of
indebtedness and any chattel mortgages, conditional bills of sale, assignments
or rents, security agreement and financing statements executed and delivered in
connection with it as part of any such mortgage; as are the terms "holder of the
mortgage", "mortgagee", "trustee" and "beneficiary"; and all of the foregoing
are applicable to any of the defined terms used in this Lease relating to a
mortgage or a holder thereof.

            39.06 Each party covenants, warrants and represents to the other
that it has had no access to or dealings or negotiations in connection with the
Lease through any broker, agent or finder, and each party covenants and agrees
to indemnify and exonerate the other from and against any and all cost,
liability, loss or damage (including reasonable attorneys' fees) for any
compensation, commissions or other payment asserted or claimed by any broker,
agent or finder, arising out of or in connection with the Lease or the
negotiation thereof through any other broker, agent or finder claiming by,
through or under the indemnifying party.

            39.07 Unless the context in which used require a different
construction, the words "herein", "hereof", and "hereunder" and words of similar
import refer to this Lease as a whole and not to any particular Section or
subdivision thereof.

            39.08 This agreement shall be governed by and construed in
accordance with the laws of the state in which the Premises are located.

            39.09 No change, waiver or estoppel to this Lease or any of the
terms hereof shall be valid unless in writing and signed by the party against
whom enforcement of the change, waiver or estoppel is sought. Except as
otherwise in this Lease provided, no termination of this Lease shall be valid
unless in writing and signed by the party against whom enforcement of the
termination is sought.

            39.10 Except as otherwise provided herein, the terms hereof shall be
binding upon and shall inure to the benefit of the heirs, executors,
administrators, successors and assigns, respectively of Landlord and Tenant.
Each term and each provision of this Lease to be performed by Tenant shall be
construed to be both a covenant and a condition.

            39.11 This instrument may be executed in any number of counterparts,
each of which shall be deemed an original for all purposes and all of which
shall be one and the same document.

            39.12 Tenant shall not be entitled to exercise any right of
termination or other right or option granted to it by the Lease (if any) at any
time an Event of Default exists.

            39.13 Tenant agrees that its sole remedy in cases where Landlord's
reasonableness in exercising its judgment or withholding its consent or approval
is applicable pursuant to a specific provision of this Lease, or any rider or
separate agreement relating to this Lease, if any, shall be those in the nature
of an injunction, declaratory judgment or specific performance, the rights to
money damages or other remedies being hereby specifically waived.

                                       41
<PAGE>

            39.14 This Lease shall not be binding upon the parties hereto unless
and until it is signed both parties.

            39.15 The various items which are defined in other Articles of this
Lease or are defined in Exhibits annexed hereto, shall have the meanings
specified in such other Articles and Exhibits for all purposes of this Lease and
all agreements supplemental thereto, unless the context shall otherwise require.

            39.16 If Landlord or Tenant consists of more than one party, the
obligation, representations, warranties and covenants of Landlord or Tenant, as
the case may be, hereunder are joint and several as to each such party.

            39.17 Each covenant, agreement, obligation or other provision of
this Lease on Tenant's part to be performed shall be deemed and construed as a
separate and independent covenant of Tenant, not dependent on any other
provision of this Lease.

            39.18 Time shall be of the essence with respect to the time periods
provided in this Lease.

            39.19 The Exhibits annexed to this Lease shall be deemed part of
this Lease with the same force and effect as if such Exhibits were numbered
Articles of this Lease

            39.20 All references in this Lease to numbered Articles, numbered
Sections and lettered Exhibits are references to Articles and Sections of this
Lease, and Exhibits annexed to (and thereby made part of) this Lease, as the
case may be, unless expressly otherwise designated in the context in which used.

            39.21. Landlord will not construct or permit to be constructed any
building, within the Common Areas except within the Transfer Land (See Article
27 hereof).

            39.22 Landlord agrees, as to the Shopping Center, and Tenant agrees,
as to the Premises, that such areas shall not be used for any non-retail
activity (repairs, alterations and offices incidental to retail, and banks and
small loan offices, not being deemed non-retail), or for any entertainment
purposes such as a bowling alley, skating rink, cinema (or any technological
equivalent), bar, night club, discotheque, amusement gallery, pool room, health
club, massage parlor, sporting event, sports or game facility, off-track
betting, club or for any establishment for the sale or display of pornographic
material (but a video or book store, or computer software store, or
technological equivalents of any of the foregoing, may sell such material
provided it is not the principal use of any such store).

            Tenant agrees that during the term of this Lease, neither the
Premises nor any part thereof shall be used or occupied for, or devoted to use
as, a toy store.

                                       42
<PAGE>

            39.23 The terms "Premises" and "Building" are used interchangeably
and are hereby given identical all-inclusive meaning and such was the intentions
of their respective definition subdivisions in subdivisions (d) and (o) of
Section 2.01 hereof.

            IN WITNESS WHEREOF, the parties have executed this Agreement as of
the day and year first above written.

LANDLORD:                                    TENANT:
TECH ONE ASSOCIATES                          SCHOTTENSTEIN STORES CORPORATION

By: /s/ Roy F. Johns, Jr. )   All of its       BY: /s/ Jay Schottenstein
    ---------------------                          ----------------------------
       Roy F. Johns, Jr.  )   partners

By: /s/ Robert A. Kathary )                  Name:    Jay Schottenstein
    ---------------------                          ----------------------------
       Robert A. Kathary
                                             Title:   Chairman
                                                   ----------------------------

                                       43
<PAGE>

                                                                     EXHIBIT "A"

                                  [FLOOR PLAN]

<PAGE>

                                    Exhibit B

                                Legal Description

      Lot 3 on the Century III Plan of Lots as recorded in Plan Book Volume 143,
page 94, as amended.

Legal Description of Lot No. 3:

      Beginning on the easterly side of Rte. 51, at line of land now or formerly
of South Hills Shoppers City, Inc.; thence along said side of Rte. 51, N 13 56'
00" W, 261.36 feet to a point; thence continuing along said Rte. 51 in a
northwesterly direction by the arc of a circle curving to the left having a
radius of 1303.57 feet for an arc distance of 293.07 feet to a point, thence by
a curve to the left having a radius of 1220.50 feet an arc distance of 113.36
feet to a point; thence by a curve to the right having a radius of 50 feet an
arc distance of 75.33 feet to a point; thence N 62 42' 30" E, 283.97 feet to a
point; thence N 17 42' 30 E, 36.06 feet to a point; thence N 62 42' 30" E, 85.12
feet to a point; thence N 73 19' 50" E, 138.25 feet to a point; thence N 62 42'
30" E, 113.82 feet to a point, thence S 27 71 30" E, 627.16 feet to a point;
thence S 62 44' 00" W, 586.00' feet to a point; thence S 67 11' 00" W. 202.37
feet to the point of beginning.

<PAGE>

                                                                     EXHIBIT "C"

                       SUBORDINATION, NON-DISTURBANCE AND
                              ATTORNMENT AGREEMENT

      THIS AGREEMENT, dated as of the______day of___________, 2000, between
Equitable Life Assurance Society of the United States, a New York corporation of
_______________________________________(hereinafter called "Mortgagee") and
Schottenstein Stores Corp., a Delaware corporation of 1800 Moler Road, Columbus,
OH, 43207 (hereinafter called "Tenant").

                                   WITNESSETH:

      WHEREAS, Tenant has entered into a certain lease dated____________, 2000
(the "Lease") with Tech One Associates, a Pennsylvania partnership (the
"Landlord"), covering certain premises more fully described in the Lease (the
"Premises");

      WHEREAS, Mortgagee is the holder of a Promissory Note secured by a
mortgage (the "Mortgage") on the Premises and on other property, all of the
foregoing being fully described in the Mortgage (collectively, the "Property"),
which Mortgage is recorded in the Office of the Recorder of Deeds in and for
Allegheny County, Pennsylvania (the "Public Records");

      WHEREAS, as further security for the debt secured by the Mortgage,
Landlord has collaterally assigned to Mortgagee all of Landlord's right, title
and interest in the Leas and the rents payable thereunder by Assignment of Rents
and Leases, which is recorded among the Public Records; and

      WHEREAS, Tenant desires to be assured of continued occupancy of the
Premises under the terms of the Lease and subject to the terms of the Mortgage
and this Agreement.

      NOW THEREFORE, in consideration of the sum of One Dollar ($1.00) by each
party in hand paid to the other, the receipt of which is hereby acknowledged,
and in consideration of the mutual promises, covenants and agreements herein
contained, the parties hereto, intending to be legally bound hereby, promise,
covenant and agree as follows:

      1. The Lease and all estates, rights, options, liens and charges therein
contained or created thereunder is and shall be subject and subordinate to the
lien and effect of the Mortgage insofar as it affects the Property and to all
renewals, modifications, consolidations, replacements and extensions thereof,
and to all advances made or to be made thereunder, to the full extent of the
principal sum and future advances secured thereby and interest thereon, with the
same force and effect as if the Mortgage had been executed, delivered, and duly
recorded among the above-mentioned public records, prior to the execution and
delivery of the Lease.

                                       1
<PAGE>

      2. If Mortgagee or any trustee for Mortgagee takes possession of the
Premises and/or the Property, as mortgagee-in-possession or otherwise, or
forecloses the Mortgage or otherwise causes the Premises and/or the Property to
be sold pursuant to the Mortgage, Mortgagee agrees not to affect or disturb
Tenant's right to possession of the Premises and/or the Property under the terms
of the Lease in the exercise of Mortgagee's rights so long as Tenant is not then
in default under any of the terms, covenants, or conditions of the Lease or this
Agreement, after written notice thereof and expiration of any applicable cure
period.

      3. If Mortgagee succeeds to the interest of Landlord under the Lease
and/or to title to the Premises and/or the Property, or if anyone else acquires
title to or the right to possession of the Premises and/or the Property upon the
foreclosure of the Mortgage or by other sale pursuant to the Mortgage, or upon
the sale of the Premises and/or the Property by Mortgagee or its successors or
assigns after foreclosure or other sale pursuant to the Mortgage or acquisition
of title in lieu thereof or otherwise, Mortgagee or its successors or assigns or
the then owner of the Premises and/or the Property after foreclosure or other
sale pursuant to the Mortgage (hereinafter collectively referred to in this
Paragraph as "Successor Landlord") and Tenant hereby agrees to be bound to one
another under all of the terms, covenants and conditions of the Lease and Tenant
agrees to attorn to Successor Landlord, accordingly, from and after such event,
Successor Landlord and Tenant shall have the same remedies against one another
for the breach of an agreement contained in the Lease as Tenant and Landlord had
before Successor Landlord succeeded to the interest of Landlord; provided,
however, that Successor Landlord shall not be:

            (a)   liable for any act or omission of any prior landlord
                  (including the present Landlord) except acts or omissions of a
                  continuing nature; or

            (b)   subject to any offsets or defenses which Tenant might have
                  against any prior landlord (including the present Landlord);
                  or

            (c)   bound by any base annual rent or additional rent (except in
                  accordance with Landlord's estimates therefor in accordance
                  with the Lease) which Tenant might have paid for more than the
                  current month to any prior landlord (including the present
                  Landlord); or

            (d)   bound by any amendment or modification of the Lease made
                  without its prior written consent; or

            (e)   liable for any defects in the design, workmanship or materials
                  of the improvements to be constructed upon the Premises and/or
                  the Property.

      4. Although the foregoing provisions of this Agreement shall be
self-operative, Tenant agrees to execute and deliver to Mortgagee or to any
person to whom Tenant herein agrees to attorn, such other instrument or
instruments as Mortgagee or such

                                       2
<PAGE>

other person shall from time to time reasonably request in order to confirm said
provisions.

      5. Tenant hereby warrants and represents, covenants and agrees to and with
Mortgagee:

            (a)   not to alter or modify the Lease in any respect or to cancel
                  the Lease without the prior written consent of the Mortgagee;

            (b)   to deliver to Mortgagee a duplicate of each notice of default
                  delivered to Landlord at the same time as such notice is given
                  to Landlord;

            (c)   the Tenant is now the sole owner of the leasehold estate
                  created by the Lease and shall not hereafter assign the Lease
                  except as permitted by the terms thereof, and that
                  notwithstanding any such assignment or any sublease, Tenant
                  shall remain primarily liable for the observance and
                  performance of all of its agreements under the Lease;

            (d)   not to seek to terminate the Lease by reason of any default of
                  Landlord without prior written notice thereof to Mortgagee and
                  the lapse thereafter of such time as under the Lease was
                  offered to Landlord in which to remedy the default, after
                  which time Mortgagee, at its option, may remedy any such
                  default within thirty (30) days after the expiration of such
                  time as Landlord was permitted to cure such default; provided,
                  however, that with respect to any default of Landlord under
                  the Lease which cannot be remedied within such time, if
                  Mortgagee commences to cure such default within such time and
                  thereafter diligently proceeds with such efforts, Mortgagee
                  shall have such time as is reasonably necessary to complete
                  curing such default;

            (e)   not to prepay or compromise payment of rent or other sums due
                  or to become due under the Lease;

            (f)   to promptly certify in writing to Mortgagee, in connection
                  with any proposed assignment of the Mortgage, whether or not
                  any default on the part of Landlord then exists under the
                  Lease and to deliver to Mortgagee any tenant estoppel
                  certificates required under the Lease;

            (g)   that Landlord is not now in default under the Lease nor are
                  there any circumstances which but for the giving of notice of
                  the passage of time would constitute a default under the
                  Lease, that the Lease is a complete statement of the parties
                  thereto with respect to the letting of the Premises and/or the
                  Property, and that the Lease presently is in full force and
                  effect according to its original terms

                                       3
<PAGE>

                  with no right of set-off or abatement against Tenant's
                  obligation to pay the rent thereunder and no event or
                  condition now exists or to the best of Tenant's knowledge,
                  which, with lapse of time or notice or both, would exist,
                  which would give Tenant the right to terminate this Lease; and

            (h)   upon receipt by Tenant of a notice from Mortgagee that
                  Landlord has defaulted under the Mortgage and has failed to
                  cure the default within any applicable grace period set forth
                  in the Mortgage and requesting Tenant to henceforth make all
                  payments under the Lease to Mortgagee, Tenant shall thereafter
                  pay directly to Mortgagee all rent and other sums due and to
                  become due under the Lease.

      6. Tenant represents and warrants that it has not subordinated the Lease
or its rights thereunder to any other mortgage or lien. Tenant agrees not to
subordinate the Lease or any of its rights thereunder to any other mortgage or
lien without the prior written consent of Mortgagee.

      7. This Agreement shall inure to the benefit of and be binding upon the
parties hereto and their successors and assigns.

      IN WITNESS WHEREOF, the parties have executed this Agreement the day and
year first above written.

                                   TENANT:

                                   SCHOTTENSTEIN STORES CORP

                                   By:  _______________________________
                                        Name:
                                        Title:

                                   MORTGAGEE:

                                   EQUITABLE LIFE ASSURANCE SOCIETY
                                   OF THE UNITED STATES

                                   By:  _______________________________
                                        Name:
                                        Title:

                                       4
<PAGE>

                                                                       EXHIBIT D
[ILLEGIBLE]

1 Hand/cap Ramp Detail
-----------------------------
To Scale:   NTS

Drawing Index

T0       Cover Sheet, Site Plan, Code Information
T1.      Demolition and Construction Plan, Door Schedule
T2.1     Exterior Storefront Elevation, Storefront Plan, Construction Details
T2.2     Depressed Loading Dock Plan, Sections, Details
T3.1     Enlarged Toilet Room, Lounge, Cash Room Plans, Notes and Details
T3.2     Enlarged General Office Plan, Elevations, Notes and Details
T4       Fixture Plan, Wall Finish Sections and Details
T5       Floor Covering Plan, Floor Covering and Finish Schedules and Details
T6.1     Enlarged Kroehler Gallery Plan, Enlarged Bed Gallery Plan, Elevations
T6.2     Kroehler Gallery Details, Bed Gallery Details
T7.1     Enlarged Display Area Plan, Display Wall Sections and Notes
T7.2     Interior Elevations, Interior Details
T8.1     Reflected Ceilling and Lighting Plan, Light Fixture Schedule and
         Details
T9       Power Plan, Notes and Details
T10      Enlarged Office Fixture Plan, Elevations, Notes and Details
TS1      E.I.F.S. Details

S1       Structural Plan

P1       Plumbing Plan and Details
P2       Plumbing Plans, Isometrics, and Schedule

M1       Mechanical Plan and Notes
M2       Mechanical Details and Notes
M3       E.M.S.1
M4       E.M.S. 2

E1       Electrical Power Plan and Notes
E2       Electrical Lighting Plan and Notes
E3       Electrical Plans and Schedules
E4       Electrical Plans and Schedules

[VALUE CITY FURNITURE LOGO]

1800 Moler Road         Columbus, OH 43207

Store #: 47R
Address: 451 Clalrton Blvd., Ste. 2
         Pittsburgh, PA. 15236

Contractors shall verify and be responsible for all dimensions and conditions on
the Job. The Architect shall be notified immediately of any discrepancies
between this drawing, actual Job conditions, and dimensions.

This drawing and Ideas/designs represented thereby are and shall remain the
property of the Architect and no part thereof shall be copied, Issued, or used,
without the express written consent of the Architect.

Date: 3 December, 1999
Drawing: Cover Sheet
         Site Plan
         Code information

                                                                              TO

Page 1 of 2

<PAGE>

                                                                       EXHIBIT D
Index

      Cover Sheet, Site Plan, Code Information
      Demolition/ Construction Plan
      Partial Storefront Plans, Partial Roof Plan
      Exterior Storefront Structural Notes
      Storefront Sections, Storefront Notes
      Construction Details
      Truckwell Construction Plans, Sections and Details
      Truckwell Structural Plans and Details
      Lighting Plan, Mezzanine Lighting Plan, Lighting Legend
      fixture Plan, Coded Notes
      Enlarged Toilet Plans, Enlarged Office Plan, Toilet Elevations
      Storefront Elevation, Interior Elevations
      Door Schedule, Room Finish Schedulel, Material Schedule

      Structural Plan

      Plumbing Plan and Details
      Plumbing Plan and Details

      Power Plan
      Lighting Plan
      Electrical Schedules
      Electrical Schedules

      Mechanical Plan
      Mechanical Schedules

[DSW SHOE WAREHOUSE LOGO]

Store#:
Address: 451 Clairton Blvd., Ste. 2
         Pittsburgh, PA. 15236

Contractors shall verify and be responsible for all dimensions and conditions on
the job. The Architect shall be notified Immediately of any discrepancies
between this drawing, actual job conditions, and dimensions.

This drafting and Ideas/designs represented thereby are and shall remain the
property of the Architect and no part thereof shall be copied, issued, or used,
without the express written consent of the Architect.

Date: 15 December, 1999
Drawing: Cover Sheet
         Site Plan
         Code Information
                                                                          TO

Scale: As Noted

Page 2 of 2

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