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                                                                   EXHIBIT 10.11

                           COMMERCIAL LEASE AGREEMENT

     THIS COMMERCIAL LEASE AGREEMENT ("Lease Agreement") is made this 20th day
of February, 2002, by and between Commercial 100, L.L.C.; (hereinafter referred
to as "Lessor"), and First Bank, Inc., (hereinafter referred to as "Lessee").

                              W I T N E S S E T H:

     1.   Premises. In consideration of the rent and the Lessee's covenants
hereinafter contained, the Lessor leases to the Lessee the property and
improvements in Nashville, Indiana more particularly described in Exhibit "A"
attached hereto and commonly known as 180 Commercial Drive.

     The premises leased hereunder include any parking lot adjacent to the
above-described building. Said premises as described above shall be hereinafter
referred to as "Leased Premises."

     2.   Original Term. The original term of this Lease shall be for a period
of five (5) years beginning on December 1, 2001 and ending on November 30, 2006.

     3.   Option & Option Term Rent.

          a. Option. Provided Lessee is not in default hereunder, Lessee shall
          have the right to extend the term hereof for one (1) period of five
          (5) years, subject to the terms, covenants and provisions of this
          Lease except for rent. The term of this Lease shall be extended if
          notice is given by Lessee to Lessor of the exercise of the option at
          least six (6) months prior to the expiration of the term of the Lease.

          b. Option Term Rent. If the option is exercised, rent shall be
          increased as determined by use of the U.S. Bureau of Labor Statistics,
          Consumer Price Index for All Urban Consumers (CPI-U), U.S. City
          Average, or a similar type index if the CPI-U is not maintained. The
          increase shall be based on the index difference between the base year
          (December 1, 2001) and the index as of the last year of the lease term
          (November 30, 2006). For example, if the base year index is 180 and at
          the end of the least term the index is 183, the increase in the index
          is 3.0. Rent for the option term shall be calculated by multiplying
          the base year rent ($4,250.00) by 103% or $4,377.50 per month. In no
          event shall the rent decrease below $4,700.00 per month should the
          index difference evidence a decrease.

     4.   Rent & Security Deposits.

          a. Rent Payee. Rent checks shall be mailed to Lessor at P.O. Box 187,
          Nashville, Indiana 47448-0187 until Lessee is otherwise notified in
          writing.

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          b. Basic Rent - Original Term. The Lessee agrees to pay to the Lessor
          rent for the Leased Premises of Four Thousand Two Hundred Fifty
          Dollars ($4,250.00) per month. The rent shall be paid monthly in
          advance on the first day of each calendar month during the term of
          this Lease.

          c. Security Deposit. Lessor acknowledges receipt of Four Thousand Two
          Hundred Fifty Dollars ($4,250.00) as a security deposit for the
          faithful performance by Lessee of Lessee's obligations under this
          lease. The deposit shall not be considered payment of rent but shall
          be applied to any loss, breakage, damage or cleaning expenses incurred
          by Lessor, and the balance remaining, if any, shall be returned to
          Lessee within forty-five (45) days of the termination of the lease,
          provided that all other terms and conditions of this Lease have been
          complied with and all rental has been paid. If all rental has not been
          paid or if Lessee has not complied with the other terms and
          conditions, Lessor may retain the security deposit and apply it
          against accrued and unpaid rent or damages incurred or to be incurred
          by Lessor.

          d. Maintenance Fee. Lessee, in addition to the basic rent, shall pay
          to Lessor Four Hundred Fifty Dollars ($450.00) per month for Lessor's
          maintenance of the parking lot and grounds.

     5.   Inspection, Repairs and Casualty Loss.

          a. Inspection. Lessor shall have the right to enter upon the Leased
          Premises for the purpose of inspection or for making such
          improvements, repairs, and alterations as it may deem expedient; but
          the Lessor assumes no obligation to make any improvements, repairs or
          alterations except to the extent elsewhere expressly provided in this
          lease; Lessor shall accommodate the Lessee's use of the Leased
          Premises in scheduling any inspections, repairs or improvements.

          b. Maintenance by Lessee. Lessee, at Lessee's own cost and expense at
          all times during the term of this Lease, agrees to keep and maintain
          or cause to be kept and maintained, including any required pest
          control, the interior of the improvements situated upon the Leased
          Premises, including all equipment or appliances, in a good state of
          appearance and repair, excepting casualty loss as defined herein, and
          reasonable wear and tear. Lessee shall maintain all windows, doors,
          and the interior to the Leased Premises, including but not limited to,
          the plumbing, heating, air-conditioning, and sprinkler systems for the
          Leased Premises, in the same good repair, order and condition as they
          now are or as they may be put during the term of this Lease, excepting
          casualty loss as defined in this Lease, reasonable use, ordinary wear
          and tear and the effect of time. However, Lessee shall make no repairs
          in excess of Five Hundred Dollars ($500.00) to the Leased Premises
          without the express written approval of Lessor. Should Lessee fail to
          make such repairs, improvements or alterations, replacements or
          renewals, or any other item of reasonable maintenance, Lessor may make
          them and the

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          amounts expended therefor shall be deemed additional rent due from
          Lessee with the next monthly installment of rent accruing hereunder.

          c. Lessee's Alterations. Lessee may make at its sole expense such
          alterations in and to the Leased Premises and the buildings thereon as
          it may deem desirable for its own use, provided that Lessee first
          receives written approval of the alterations from Lessor. All
          alterations shall be of at least equal quality as the original
          construction. Lessor agrees that upon termination of this Lease or any
          renewal thereof Lessee shall leave such alterations.

          d. Maintenance by Lessor. Lessor agrees to make all necessary repairs
          to the roof, exterior of the improvements, and the foundation herein
          leased at its own expense; however, such repairs as may be needed
          shall first be called to the attention of Lessor in writing before
          said obligation to repair shall be enforceable or effective. Lessor
          shall be responsible for ice and snow from sidewalks and the parking
          lot on the Leased Premises. Lessor shall maintain all landscaping and
          green areas on the Lease Premises.

          e. Signs. Lessee shall not affix anything to the exterior of the
          building or install any additional signage on the premises without the
          prior approval of the Lessor. All signage shall comply with local laws
          and regulations.

          f. Casualty Loss. If the Leased Premises, by fire, flood, explosion,
          public enemy, riot, civil commotion, act of God, or other casualty
          covered by insurance during the term, shall be damaged or destroyed,
          Lessee shall restore promptly the Leased Premises, at its sole
          expense, to the condition prior to such damage or destruction. In such
          event, there shall be a proportionate abatement of the rent for so
          much of the Leased Premises as may be untenantable during the period
          of repair and restoration. All insurance proceeds received by Lessee
          pursuant to the provision of this Lease, less the cost, if any, of
          such recovery, shall be held in trust and applied by Lessee to the
          payment of such restoration as such restoration progresses, subject to
          the rights of any mortgagee to such proceeds. If the proceeds of
          insurance are insufficient to pay the full costs of repair or
          restoration, Lessee shall pay the deficiency. If the insurance
          proceeds exceed such cost, the excess shall be paid to the Lessee.

               If such casualty loss as defined in this section occurs and
          renders the Leased Premises untenantable, rent shall abate beginning
          the first day of the month following the date the Leased Premises
          become untenantable. Rent abatement shall continue until the Leased
          Premises are restored and Lessee recommences business from the Leased
          Premises. In the event the Leased Premises cannot be restored within
          two hundred seventy (270) days, Lessor or Lessee may terminate the
          Lease upon written notice given within two hundred seventy (270) days
          after such occurrence; and in such event, the rent shall be
          apportioned and abated to such date of termination. All insurance
          proceeds

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          payable as a result of such casualty loss, and which would have been
          available to rebuild or to repair the Leased Premises, shall be paid
          to Lessor. The opinion of a registered architect or engineer selected
          by Lessor and Lessee as to whether such damage can be repaired within
          two hundred seventy (270) days after the date of the occurrence of
          such damage shall be controlling.

     6.   Taxes and Utilities.

          a. Taxes. Lessee agrees to pay all real property taxes on the Leased
          Premises which become payable during the Lease term for the period of
          Lessee's occupancy. Lessee agrees to pay all taxes on personal
          property owned by Lessee and located on the Leased Premises, levied or
          assessed during the lease year or any extension thereof. Special taxes
          or assessments, including street improvement liens, if any, shall also
          be paid by Lessee.

               In the event any special tax or assessment is levied or assessed
          on the Leased Premises which becomes due and payable during the Lease
          term, or any extension, which tax or assessment may be legally paid in
          installments (whether by subjecting the Leased Premises in bond or
          otherwise), Lessee shall have the option to pay such tax or assessment
          in installments. In the event of such election, Lessee shall be liable
          only for those installments of such tax or assessment which become due
          and payable during the Lease term, or any extension. Lessor agrees to
          execute or join with Lessee in execution of any application or other
          instrument that may be necessary to permit the payment of such special
          tax or assessment in installments.

               Lessee shall have the right to contest the amount or validity of
          any such tax by appropriate legal proceedings. Lessor shall, upon
          request, join in any such proceedings if Lessee determines that it
          shall be necessary or convenient for Lessor to do so in order for
          Lessee to prosecute such proceedings properly. If Lessor is joined,
          Lessee agrees to pay all expenses incurred by Lessor's involvement in
          such proceedings including reasonable attorney fees.

          b. Utilities. Lessee agrees to pay for all utilities used upon or in
          connection with the Leased Premises throughout the term of the Lease,
          including any connection fees.

     7.   Use of Premises. The Leased Premises shall be used and occupied by
Lessee for the a bank. No waste or damage shall be committed upon or to the
Leased Premises except for normal wear and tear.

     Lessee of said Leased Premises must at all times keep the Leased Premises,
and the improvements and appurtenances therein, except as otherwise stated
herein, in a safe, clean, wholesome, and sanitary condition, and comply in all
respects with all government, health, and police requirements; and said Lessee
will remove or cause to be removed any rubbish of any

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character whatsoever which may accumulate on said Leased Premises.

     8. Mechanic's Liens. Lessee shall not suffer or permit any mechanic's liens
or any other liens to be filed against the fee of the Leased Premises, nor
against Lessee's interest in the land, nor any building or improvements on the
Leased Premises by reason of any work, labor, services, or materials supplied or
claimed to have been supplied to Lessee or anyone holding the Leased Premises or
any part thereof through or under Lessee. If any such mechanic's liens or
materialman's liens shall be recorded against the Leased Premises, or any
improvements thereof, Lessee shall cause the same to be removed or, and in the
alternative, if Lessee in good faith desires to contest the same, Lessee shall
be privileged to do so, but in such case Lessee hereby agrees to indemnify and
save Lessor harmless from all liability for damages occasioned thereby and
shall, in the event of a judgment of foreclosure upon said mechanic's liens,
cause the same to be discharged and removed prior to the execution of such
judgment.

     9. Condemnation. In the event the Leased Premises or any part thereof shall
be taken for public purposes by condemnation as a result of any action or
proceeding in eminent domain, or shall be transferred in lieu of condemnation to
any authority entitled to exercise the power of eminent domain, the interests of
Lessor and Lessee in the award or consideration for such transfer and the effect
of the taking of the transfer upon this Lease shall be as provided by this
article.

     In the event that twenty-five percent (25%) or more of the square footage
of the improvements constructed on the real estate, or in the event that
twenty-five percent (25%) or more of the area of the Leased Premises dedicated
for parking are taken or so transferred, this Lease and all the right, title,
and interest thereunder shall cease on the date title to such land so taken or
transferred vests in the condemning authority, and the proceeds of such
condemnation shall belong exclusively to the Lessor except those proceeds
specifically allocated by the condemning authority to Lessee's trade fixtures,
leasehold interest, or relocation expenses. In the event of condemnation of the
parking area as described herein, Lessor reserves the right to provide
substitute parking at other locations on the real estate comprising a part of
the Leased Premises or on lot or lots adjacent to the Leased Premises and
contiguous to the Leased Premises except for an intervening access road, and in
such event, this Lease shall not terminate but shall continue in full force and
effect subject to the modification as provided in this Section 9.

     In the event of such taking or transfer of only a part of the Leased
Premises, leaving the remainder of the Leased Premises in such location and in
such form, shape, or size as to be used effectively and practicably for the
purpose of operation thereon of Lessee's business, this Lease shall terminate
and end as to the portion of the Leased Premises so taken or transferred only.
In the event there is a dispute or disagreement between Lessor and Lessee
whether the remainder of the Leased Premises can be effectively and practicably
used for the purpose of operation of Lessee's business, Lessor and Lessee agree
to submit this dispute to binding arbitration. Any awards made by any public
authority as a result of such partial taking shall belong to the Lessor, and
Lessor shall use such award to make necessary repairs and alterations to the
Leased Premises with reasonable promptness; provided, however, Lessor shall not
be obligated to expend more than the amount of the award on such repairs or
alterations. Lessor shall be entitled to any

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proceeds in excess of those amounts required for repairs or alterations. From
and after the date of taking, the Rent specified in Section 4 required to be
paid by Lessee to the Lessor shall be reduced in the proportion to which the
area so taken or transferred bears to the total area of the Leased Premises.

     A voluntary conveyance by Lessor to a public utility, agency, or authority
under threat of a taking under power of eminent domain in lieu of formal
proceedings shall be deemed a taking within the meaning of this Section.

     Notwithstanding any other provision in this Section 9, in the event the
structure on the Leased Premises out of which Lessee operates a business is
condemned in whole or in part by appropriate public authority, Lessee, at its
option, may terminate the Lease agreement. Lessee must exercise the option to
terminate the Lease within ten (10) days after receipt of notice of the
condemnation decision by the public authority. Failure to provide such notice by
Lessee shall be deemed a waiver of the option to terminate the Lease.

     10.  Assignment and Sublease.

          a. Assignment. Without the prior written consent of Lessor, Lessee
          shall not have the right to assign or transfer Lessee's interest in
          this Lease, and the leasehold estate created hereby, except to a
          financially responsible party, who is acceptable to Lessor. Lessee
          shall secure from its proposed assignee such financial information as
          Lessor may request to assist in determining whether the proposed
          assignee is financially responsible. No assignment by Lessee shall
          release Lessee from liability under this Lease.

          b. Sublease. Lessee shall not have the right to sublease all or any
          portion of the Leased Premises except with Lessor's prior written
          consent. Any sublease shall not extend beyond the original term of
          this Lease such that if, at the time of termination of the original
          term of this Lease a sublessee is in possession of the Leased
          Premises, said sublessee shall not have the right to extend the
          sublease as provided in Section 3 of this Lease; and, provided further
          that, excepting Section 3, any such sublease shall be subject to all
          of the terms and conditions of this Lease.

          c. The prohibitions against assignment or subleasing include any act,
          voluntary or involuntary, which has the effect of an assignment or
          which occurs by operation of law.

     11.  Default Provisions and Remedies. a. Lessee shall be in default if any
one or more of the following events (herein sometimes called "events of
default") shall happen:

               1. If default shall be made in the due and punctual payment of
               any

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               Rent payable under this Lease or any part thereof, and such
               default continues for a period of ten (10) days after written
               notice, provided, however, that Lessee shall be entitled to only
               one (1) grace period per twelve-month period; or

               2. If Lessee makes an assignment for the benefit of creditors, or
               petitions for or enters into an arrangement, or if Lessee shall
               abandon said Leased Premises, or suffer this Lease to be taken
               under any writ of execution; or

               3. If default shall be made by Lessee in the performance or
               compliance with any of the agreements, terms, covenants, or
               conditions provided for in this Lease (except terms related to
               the punctual payment of rent) for a period of ten (10) days after
               notice from Lessor to Lessee specifying the items in default, or
               in the case of a default or a contingency which cannot with due
               diligence be cured within ten (10) days, Lessee fails to proceed
               within the ten (10) day period to cure the same and thereafter to
               prosecute the curing of such default with due diligence (it being
               intended in connection with a default not susceptible of being
               cured with due diligence within ten (10) days that the time
               within which to cure the same shall be extended for such period
               as may be necessary to complete the same with all due diligence);
               or

               4. If Lessee shall file a voluntary petition in bankruptcy or
               shall be adjudicated as bankrupt or insolvent, or shall file any
               petition or answer seeking any reorganization, arrangement,
               composition, readjustment, liquidation, dissolution, or similar
               relief under the present or any future federal bankruptcy act or
               any other present or future federal, state or other bankruptcy or
               insolvency statute or law, or shall seek or consent to or
               acquiesce in the appointment of any bankruptcy or insolvency
               trustee, receiver or liquidator of Lessee or of all or any
               substantial part of its properties or of the Leased Premises; or

               5. If within sixty (60) days after the commencement of any
               proceeding against Lessee seeking any reorganization,
               arrangement, composition, readjustment, liquidation, dissolution
               or similar relief under the present or any future federal
               bankruptcy act or any other present or future federal, state or
               other bankruptcy or insolvency statute or law, such proceeding
               shall not have been dismissed; then and in any such event the
               term hereby demised and all rights of Lessee under this Lease,
               including any renewal privileges whether or not exercises, shall
               expire and terminate, and Lessee shall remain liable as
               hereinafter provided.

          b. Upon any such expiration or termination of this Lease, Lessee shall
          quit and peacefully surrender the Leased Premises to Lessor, and
          Lessor, upon or at

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          any time after any such expiration or termination, may without further
          notice, enter upon and re-enter the Leased Premises and possess and
          repossess itself thereof, by force, summary proceedings, ejectment or
          otherwise, and may dispossess Lessee and remove Lessee and all other
          persons and property from the Leased Premises and may have, hold and
          enjoy the Leased Premises and the right to receive all rental income
          of and from the same.

          c. At any time or from time to time after any such expiration or
          termination, Lessor may relet the Leased Premises or any part thereof
          for such term or terms (which may be greater or less than the period
          which would otherwise have constituted the balance of the term of this
          Lease) and on such conditions (which may include concessions or free
          rent and alterations of the Leased Premises) as Lessor, in its
          uncontrolled discretion, may determine and may collect and receive the
          rents therefor. Lessor shall in no way be responsible or liable for
          any failure to relet the Leased Premises or any part thereof, or for
          any failure to collect any rent due upon any such reletting.

          d. No such expiration or termination of this Lease shall relieve
          Lessee of its liability and obligations under this Lease, and such
          liability and obligations shall survive any such expiration or
          termination. In the event of any such expiration or termination,
          whether or not the Leased Premises or any part thereof shall have been
          relet, Lessee shall pay to Lessor the rent and all other charges
          required to be paid by Lessee up to the time of such expiration or
          termination of this Lease, and thereafter Lessee, until the end of
          what would have been the term of this Lease in the absence of such
          expiration or termination, shall be liable to Lessor for, and shall
          pay to Lessor, as and for liquidated and agreed current damages for
          Lessee's default, the equivalent of the amount of the rent and charges
          which would be payable under this Lease by Lessee if this Lease were
          still in effect, less the net proceeds of any reletting effected
          pursuant to the provisions of subsection c. hereof, after deducting
          all Lessor's reasonable expenses in connection with such reletting,
          including, without limitation, all repossession costs, brokerage and
          management commissions, operating expenses, legal expenses, reasonable
          attorney fees, alteration costs and expenses of preparation for such
          reletting.

               Lessee shall pay such current damages (herein called
          "deficiency") to Lessor monthly on the days on which the Rent would
          have been payable under this Lease if this Lease were still in effect,
          and Lessor shall be entitled to recover from Lessee each monthly
          deficiency as the same shall arise.

               At any time after such expiration or termination, in lieu of
          collecting any further monthly deficiencies as aforesaid, Lessor shall
          be entitled to recover from Lessee, and Lessee shall pay to Lessor, on
          demand, as and for liquidated and agreed final damages for Lessee's
          default, an amount equal to the then fair value of the excess of the
          Rent reserved hereunder for the unexpired portion of the term demised
          over the then fair and reasonable rental value of the Leased Premises
          for

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          the same period, minus any such monthly deficiencies previously
          recovered from Lessee.

               If the Leased Premises or any part thereof be relet by Lessor for
          the unexpired term of this Lease, or any part thereof, before
          presentation of proof of such liquidated damages to any court,
          commission or tribunal, the amount of rent reserved upon such
          reletting shall be considered as evidence of the fair and reasonable
          rental value for the part or the whole of the Leased Premises so relet
          during the term of the reletting if Lessor demonstrates due diligence
          in reletting the leased premises. Nothing herein contained shall limit
          or prejudice the right of Lessor to apply for and obtain as liquidated
          damages by reason of such termination, 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 the
          amount of the difference referred to above.

          e. Lessee hereby expressly waives, so far as permitted by law, the
          service of any notice of intention to re-enter provided for in any
          statute, and except as is herein otherwise provided, Lessee, for and
          on behalf of itself and all persons claiming through or under Lessee
          (including leasehold mortgagee or other creditor), also waives, any
          and all right of redemption or re-entry or repossession in case lessee
          shall be dispossessed by a judgment or by warrant of any court or
          judge or in case of re-entry or repossession by Lessor or in case of
          any expiration or termination of this Lease. The terms "enter,"
          "re-enter," "entry," or "re-entry," as used in this Lease, are not
          restricted to their technical legal meanings.

     12.  Termination and Surrender.

          a. Termination. This Lease will terminate on the expiration of the
          term hereof, including any extensions pursuant to Section 3 unless
          sooner terminated by the provisions of this Lease.

          b. Surrender. Unless otherwise mutually agreed by the parties, after
          termination of the Lease term, Lessee agrees to deliver possession of
          the Leased Premises to Lessor with all fixtures and appurtenances in
          place, in as good condition as existed immediately prior to December
          1, 2001, or as improved and altered during the term of the lease,
          ordinary wear and tear, damage by the elements, acts of God, and the
          effects of time excepted; provided that Lessee shall have the right to
          remove its personal property and trade fixtures upon its vacation of
          the property; and provided further that Lessee is responsible for
          repairing any damage to the Leased Premises caused by the removal of
          its personal property or trade fixtures. "Ordinary wear and tear",
          "damage by the elements", "acts of God", and "the effects of time" are
          not intended to include damages resulting from Lessee's failure to
          maintain the Leased Premises as required in Paragraph 5b, or any other
          provisions of this Lease.

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          c. Effect of Holding Over. In the event Lessee shall hold over after
          the end of the Lease Term, no recognition of a continuing tenancy by
          Lessor, by accepting rent or otherwise, shall be construed as creating
          a tenancy from year to year, but the same shall be construed as
          constituting a tenancy for one (1) month only; and, if recognized by
          Lessor after the end of the first month, shall be deemed to create
          successive tenancies for one (1) month only, governed at all times by
          the terms of this Lease. In case Lessee shall hold over after the
          termination of this Lease, Lessor shall, despite the acceptance of
          rent from or on behalf of Lessee, be entitled as a separate remedy to
          evict Lessee pursuant to any remedy of common or statutory law or in
          equity which is available, and further be entitled to charge against
          Lessee the reasonable costs, expenses, charges, attorney fees, and
          rental or other business losses which may accrue to Lessor because of
          such holding over by Lessee, and recover the same from Lessee as of
          the date upon which Lessee was obligated to surrender possession of
          the Leased Premises.

     13.  Indemnification. Lessee shall indemnify and hold harmless Lessor from
and against any and all claims arising from Lessee's use of the Premises, or
from the conduct of Lessee's business or from any activity, work or things done,
permitted or suffered by Lessee in or about the Premises and shall further
indemnify and hold harmless Lessor from and against any and all claims arising
from any breach or default in the performance of any obligation on Lessee's part
to be performed under the terms of this Lease, or arising from any negligence of
Lessee, or any of Lessee's agents, contractors or employees, and from and
against all costs, attorneys' fees, expenses and liabilities incurred in the
defense of any such claim or any action or proceeding brought thereon; and in
case any action or proceeding be brought against Lessor by reason of any such
claim, Lessee upon notice from Lessor shall defend the same at Lessee's expense
by counsel reasonably satisfactory to Lessor.

     14.  Insurance. Lessee shall, at its own cost and expense, secure and
maintain during the entire term of this Lease and any renewals or extensions of
such term:

          a. A broad form comprehensive coverage policy of public liability
          insurance issued by an insurance company acceptable to Lessor and
          insuring Lessor against loss or liability caused by or connected with
          Lessee's occupation and use of the Leased Premises, in amounts not
          less than:

               i.   $1,000,000.00 for injury to or death of one person, and not
                    less than $2,000,000.00 for injury to or death of two or
                    more persons as a result of any one accident or incident;
                    and,

               ii.  $500,000.00 for damage to or destruction of any property of
                    others.

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          b. Fire and extended coverage insurance, and earthquake coverage
          insurance for loss or damage to the building and improvements in an
          amount not less than one hundred percent (100%) of the full
          replacement value at the time of loss. The property and casualty
          insurance shall provide for a deductible amount from coverage of not
          greater than $500.00 per occurrence.

          c. Lessee agrees to maintain and pay for during the term of this Lease
          and any extension thereof insurance for any plate glass breakage
          within, on, or about the Leased Premises, which insurance may be
          provided as part of any other coverage required in this lease.

          d. Lessee shall name Lessor as additional insureds on each of the
          policies required herein.

          e. Lessor and Lessee hereby expressly waive any and all claims against
          each other for loss or damage due to fire or the perils, risks or
          hazards ordinarily insured against in the State of Indiana standard
          form of Fire Insurance Policy with Extended Coverage Endorsement and
          which are, in fact, covered by such insurance, regardless of the cause
          of such loss or damage, including without limitation, loss or damage
          resulting from the negligence of the respective parties, their agents,
          servants, employees, or invitees.

          f. Said policies or proper certificates of insurance, duly executed by
          the insurance company or the general agency writing said policies
          effective not later than the first day of the initial term of this
          Lease and providing for at least ten (10) days written notice to
          Lessor and any mortgagee of the Leased Premises prior to cancellation
          of said policies, shall be deposited with Lessor and held by Lessor at
          all times throughout the duration of this Lease, or any extension
          thereof.

          g. The policy or policies of insurance shall be placed in such company
          or companies as may be acceptable to Lessor and any mortgagee of
          Lessor, who agree not to arbitrarily object to such insurance being
          placed with any reputable company.

          h. All insurance shall name Lessor, Lessee, and any mortgagee of the
          Leased Premises as the insureds as their interests may appear. At the
          request of Lessor, any such insurance shall be made payable to the
          holders of any mortgage upon the Leased Premises, as the interest of
          such holders may appear, pursuant to a standard clause for holders of
          mortgages.

          i. If Lessee shall refuse or fail to procure, apply for or keep in
          force the policies of insurance above set forth, or to deliver the
          policies or certificates showing the existence of the insurance
          hereinabove set forth, Lessor may, at its

                                    11 of 15
<PAGE>

          election, procure, pay for, keep in force and from time to time renew
          such insurance, and the amounts expended therefor shall be so much
          additional rent due from Lessee with the next monthly installment of
          rent accruing hereunder. Nothing contained in this Section shall
          impose any obligation upon the Lessor to obtain or maintain insurance
          on the Leased Premises.

     15.  General Provisions.

          a. All of the provisions of this Lease shall be deemed as running with
          the land and construed to be "conditions" as well as "covenants" as
          though the words specifically expressing or imparting covenants and
          conditions were used in each separate provision.

          b. No failure by Lessor to insist upon the strict performance by
          Lessee of any covenant, agreement, term or condition of this Lease or
          to exercise any right or remedy consequent upon a breach thereof shall
          constitute a waiver of any such breach or of such covenant, agreement,
          term or condition. No waiver of any breach shall affect or alter this
          Lease, but each and every covenant, condition, agreement and term of
          this Lease shall continue in full force and effect with respect to any
          other then existing or subsequent breach.

          c. Time is of the essence of this Lease and of each provision.

          d. The time in which any act provided by this Lease is to be done is
          computed by excluding the first day and including the last, unless the
          last day is a Saturday, Sunday or legal holiday, and then it is also
          excluded.

          e. If either party shall be delayed or prevented from the performance
          of any act required by this Lease by reason of acts of God, strikes,
          walk-outs, labor troubles, inability to procure materials, restrictive
          governmental laws, or regulations, or other cause, without fault
          beyond the reasonable control of the party obligated (financial
          inability excepted), performance of such act shall be excused for the
          period of the delay; and the period for the performance of any such
          act shall be extended for a period equivalent to the period of such
          delay, provided, however, nothing in this section shall excuse Lessee
          from the prompt payment of any rental or other charge required of
          Lessee except as may be expressly provided elsewhere in this Lease.

          f. If Lessee shall first perform all the covenants and conditions of
          this Lease, Lessor covenants to provide Lessee quiet enjoyment and use
          of the Leased Premises.

          g. Each and all of the covenants, conditions, and restrictions in this
          Lease shall inure to the benefit of and shall be binding upon the
          successors in interest of Lessor, and the authorized encumbrances,
          assignees, transferees, sublessee,

                                    12 of 15
<PAGE>

          licensees, and other successors in interest of Lessee.

          h. This Lease contains the entire agreement of the parties with
          respect to the matters covered by this Lease, and no other agreement,
          statement or promise made by any party, or to any employee, officer,
          or agent of any party, which is not contained in this Lease shall be
          binding or valid.

          i. If any term, covenant, condition or provision of this Lease is held
          by a court of competent jurisdiction to be invalid, void, or
          unenforceable, the remainder of the provisions shall remain in full
          force and effect and shall in no way be affected, impaired, or
          invalidated.

          j. Except as specifically provided herein, nothing contained in this
          Lease shall be deemed or construed by the parties or by any third
          person to create the relationship of principal and agent of a
          partnership or of a joint venture or of any association between Lessor
          and Lessee, and neither the provisions contained in this Lease, nor
          any acts of the parties shall be deemed to create any relationship
          between Lessor and Lessee, other than the relationship of Lessor and
          Lessee.

          k. The language in all parts of this Lease shall in all cases be
          simply construed according to its fair meaning and not strictly for or
          against Lessor or Lessee. Unless otherwise provided in this Lease or
          unless the context otherwise requires, the following definitions and
          rules of construction shall apply to this Lease:

               i.   In this Lease, the neuter gender includes the feminine and
                    masculine, and the singular number includes the plural, the
                    word "person" includes a corporation, partnership, firm or
                    association wherever the context so requires.

               ii.  "Shall," "will," and "agrees," are mandatory; "may" is
                    permissive.

          l. Captions of the articles, sections and paragraphs of this Lease are
          for convenience and reference only, and the words contained therein
          shall in no way be held to explain, modify, amplify or aid in the
          interpretation, construction, or meaning of the provisions of this
          Lease.

          m. All references to the term of this Lease or to the lease term shall
          include any extensions of such term.

          n. Leased land, land, Leased Premises, and premises shall include the
          improvements to the land.

          o. "Parties" include the Lessor and the Lessee named in this Lease.

                                    13 of 15
<PAGE>

          p. The invalidity of any provision of this Lease, as determined by a
          court of competent jurisdiction, shall in no way affect the validity
          of any other provision hereof.

     16.  Attorney's Fees. In the event either party shall bring any action or
proceeding for damages for an alleged breach of any provision of this Lease, to
recover rents, or to enforce, protect, or establish any right or remedy, the
prevailing party shall be entitled to recover as part of such action or
proceeding reasonable attorney fees, expenses and court costs.

     17.  Modification of Lease. This Lease is not subject to modification
except in writing.

     18.  Notices. All notices, demands, or requests from one party to another
may be personally delivered or sent by mail, certified or registered, postage
prepaid, to the addresses stated in this Section 19.

All notices, demands, or requests from Lessee to Lessor shall be given to Lessor
at:

     P.O. Box 186                      With Copy to:  Robert D. Mann
     Nashville, Indiana 47402-0186                    Andrews Harrell Mann
                                                      Carmin & Parker
                                                      P.O. Box 2639
                                                      Bloomington, Indiana 47402

All notices, demands, or requests from Lessor to Lessee shall be given to Lessee
at:

     180 Commercial Drive
     Nashville, Indiana 47448

     Each party shall have the right, from time to time, to designate a
different address by notice given in conformity with this article.

     19. Jurisdiction. In the event Lessor and Lessee cannot agree on any point
in this Lease, the parties agree that the proper venue for any legal action
shall be Brown County, Indiana.

     20. Memorandum of Lease. Lessor and Lessee agree to execute a Memorandum of
Lease sufficient for recording in the office of the Recorder of Brown County,
Indiana.

Lessor:  Commercial 100, L.L.C.              Lessee:  First Bank, Inc.

By:  /s/  Frank A. Rogers                    By:  /s/ Jerry R. Engle, President
         Frank A. Rogers - Member

                                    14 of 15
<PAGE>

STATE OF INDIANA    )
                    ) SS:
COUNTY OF BROWN     )

     Before me, a Notary Public, in and for said County and State, personally
appeared Frank A. Rogers, a Member of Commercial 100, L.L.C. and acknowledged
that he executed the foregoing Lease Agreement, as Lessor, to be his true and
voluntary act and deed.

     WITNESS my hand and Notarial Seal this 20th day of February, 2002.

                                        /s/ Yvonne Akin
                                        Notary Public
My Commission Expires:
April 4, 2007                           Printed Name:  Yvonne Akin
                                        Resident of Bartholomew County, Indiana
STATE OF INDIANA    )
                    ) SS:
COUNTY OF BROWN     )

     Before me, a Notary Public, in and for said County and State, personally
appeared Jerry R. Engle, and acknowledged that he executed the foregoing Lease
Agreement, as Lessee, to be his true and voluntary act and deed.

     WITNESS my hand and Notarial Seal this 20th day of February, 2002.

                                        /s/ Linda M. Beair
                                        Notary Public
My Commission Expires:
1/22/09                                 Printed Name:  Linda M. Beair
                                        Resident of Johnson County, Indiana

This instrument prepared by Robert D. Mann, ANDREWS, HARRELL, MANN, CARMIN &
PARKER, 400 W. 7th St., Suite 104, P.O. Box 2639, Bloomington, Indiana,
47402-2639.

                                    15 of 15
<PAGE>
                                   EXHIBIT A

PART OF THE NORTHWEST QUARTER OF SECTION 19 TOWNSHIP 9 NORTH, RANGE 3 EAST,
WASHINGTON TOWNSHIP, BROWN COUNTY, INDIANA DESCRIBED AS FOLLOWS: COMMENCING AT
THE NORTHWEST CORNER OF LOT NUMBER 2 IN SHULZ ADDITION TO THE TOWN OF NASHVILLE,
BROWN COUNTY, INDIANA ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT CABINET
1, SLEEVE 251A IN THE OFFICE OF THE RECORDER OF BROWN COUNTY, INDIANA, ALSO THE
NORTHEAST CORNER OF A TRACT DESCRIBED TO THE UNITED STATES POSTAL SERVICE IN
DEED RECORD NUMBER 141, PAGE 505 IN THE OFFICE OF THE RECORDER OF BROWN COUNTY,
INDIANA; THENCE NORTH 69 DEGREES 56 MINUTES 26 SECONDS WEST (BEARING FROM DEED)
329.91 FEET TO AN IRON PIPE FOUND MARKING THE NORTHWEST CORNER OF SAID UNITED
STATES POSTAL SERVICE TRACT; THENCE SOUTH 05 DEGREES 46 MINUTES 00 SECONDS EAST
306.80 FEET TO A CAPPED REBAR FOUND MARKING THE SOUTHWEST CORNER OF SAID UNITED
STATES POSTAL SERVICE TRACT AND THE BEGINNING; THENCE SOUTH 72 DEGREES 01
MINUTES 00 SECONDS EAST WITH THE SOUTH LINE OF SAID UNITED STATES POSTAL SERVICE
TRACT 137.10 FEET TO A CAPPED REBAR FOUND ON THE WESTERLY RIGHT OF WAY OF
COMMERCIAL STREET; THENCE SOUTH 05 DEGREES 52 MINUTES 40 SECONDS WEST WITH SAID
WESTERLY RIGHT OF WAY 221.67 FEET TO A CAPPED REBAR SET; THENCE THE FOLLOWING
TWO (2) COURSES ARE THROUGH THE LANDS OF ROGERS DESCRIBED IN DEED RECORD NUMBER
133, PAGES 106-108 IN THE OFFICE OF THE RECORDER OF BROWN COUNTY, INDIANA; NORTH
73 DEGREES 01 MINUTES 42 SECONDS WEST 146.09 FEET TO A CAPPED REBAR SET AND
NORTH 08 DEGREES 23 MINUTES 17 SECONDS EAST 219.67 FEET TO A CAPPED REBAR FOUND
MARKING THE SOUTHEAST CORNER OF A TRACT DESCRIBED TO HEIMBURGER IN DEED RECORD
NUMBER 144, PAGE 239 IN THE OFFICE OF THE RECORDER OF BROWN COUNTY, INDIANA;
THENCE NORTH 00 DEGREES 23 MINUTES 58 SECONDS WEST WITH THE EASTERLY LINE OF
HEIMBURGER 2.87 FEET TO THE BEGINNING, CONTAINING 0.709 ACRE MORE OR LESS.

SUBJECT TO ALL LEGAL RIGHTS OF WAY AND EASEMENTS EXISTING OR OF RECORD AFFECTING
SAID REAL ESTATE.

I CERTIFY THAT THE ABOVE DESCRIPTION REPRESENTS A SURVEY COMPLETED UNDER MY
DIRECTION NOVEMBER 5, 2001 AND TO THE BEST OF MY KNOWLEDGE AND BELIEF CONFORMS
WITH THE SURVEY REQUIREMENTS IN TITLE 865 ARTICLE 1.1, CHAPTER 12, SECTIONS 1
THROUGH 29 OF THE INDIANA ADMINISTRATIVE CODE.

/s/ ROBERT ALLEN
R.L.S. #S0078
P.O. BOX 1224
NASHVILLE, INDIANA 47448
SURVEY FILE NUMBER 2001-071                                 [SEAL]<PAGE>
                                                                    EXHIBIT 10.1

                        THIRD AMENDMENT TO LOAN AGREEMENT

         THIS THIRD AMENDMENT (this "AMENDMENT") is made as of this 27th day of
February, 2002, by and among SystemOne Technologies Inc. (f/k/a Mansur
Industries Inc.), a Florida corporation (the "BORROWER"), Hanseatic Americas LDC
("HANSEATIC"), Environmental Opportunities Fund II, LP ("ENVIRONMENTAL II") and
Environmental Opportunities Fund II (Institutional), LP ("ENVIRONMENTAL
INSTITUTIONAL", collectively with Hanseatic and Environmental II, the
"LENDERS").

                                    RECITALS

         WHEREAS, the Borrower and the Lenders are parties to that certain Loan
Agreement dated August 7, 2000, as amended by a First Amendment to Loan
Agreement dated as of November 10, 2000 and a Second Amendment to Loan Agreement
dated as of November 30, 2000 (as amended, the "LOAN AGREEMENT"); and

         WHEREAS, the Borrower and the Lenders desire to amend the Loan
Agreement to (i) change the Maturity Date (as defined in the Loan Agreement)
from February 7, 2002 to September 30, 2002, and (ii) change the terms upon
which the Borrower will issue the Additional Warrants (as defined in the Loan
Agreement) to the Lender;

         NOW, THEREFORE, in consideration of the premises and for other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto agree as follows:

         1. Article I, Section 1.1 (xxxvi) of the Loan Agreement is hereby
amended by deleting Article I, Section 1.1 (xxxvi) in its entirety and
substituting therefor a new Article I, Section 1.1 (xxxvi) to read as follows:

                           (xxxvi) The term "MATURITY DATE" shall mean September
30, 2002.

         2. Article II, Section 2.10 of the Loan Agreement is hereby amended by
deleting the second sentence of Article II, Section 2.10 in its entirety and
substituting therefor a new sentence to read as follows:

                  In addition, in the event that the Borrower does not
punctually satisfy the Note on or prior to February 28, 2002 and after such date
the Borrower (i) sells debt or equity securities, or debt securities convertible
into equity securities, or incurs debt with a final scheduled maturity date more
than twelve months after issuance or incurrence providing gross cash proceeds to
the Borrower in an amount equal to or greater than the outstanding principal
amount and accrued interest of the Notes on the date of such sale or incurrence,
or (ii) enters into a merger, consolidation, sale of all or substantially all of
its assets or other business combination transaction with a party that prior to
such transaction owns less than 25 percent of the voting power of the Borrower's
outstanding equity securities, then upon the consummation of the earliest of any
such transaction, the Borrower shall forthwith issue and deliver to each of the
original holders of the Notes a number of additional warrants (hereinafter, with
respect to all Lenders, referred to as the "Additional Warrants") to purchase
shares of Common Stock (hereinafter with respect to all Lenders referred to as

<PAGE>

the "Additional Warrant Shares") equal to the number of Initial Warrants to such
original holder, such Additional Warrants to be evidenced by warrant
certificates (hereinafter referred to, collectively, as the "Additional Warrant
Certificates"), each registered in the name of such original holder and dated
the date of issuance thereof, in the form of the Initial Warrant Certificate
(except that all such Additional Warrants shall be immediately exercisable, and
provided that the terms of the Additional Warrants as aforesaid shall, for
purposes of issuance thereof and without limiting the operation thereof, be
subject to adjustment pursuant to Section 6 of the form of Initial Warrant
Certificate as if in effect from and after the Closing Date).

         3. Except as specifically amended hereby, the Loan Agreement is and
remains unmodified and in full force and effect and is hereby ratified and
confirmed.

         4. This Amendment shall be deemed a contract made under the laws of the
State of New York and for all purposes shall be governed by and construed in
accordance with the laws of such State applicable to contracts made and to be
performed entirely within such State.

         5. This Amendment may be executed in counterparts and each of such
counterparts shall for all purposes be deemed to be an original, and such
counterparts shall constitute but one and the same instrument.

                                       2
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be
duly executed as of the date first above written.

SYSTEMONE TECHNOLOGIES INC.

By: /s/ PAUL I. MANSUR
    ----------------------------------------
     Paul I. Mansur
     Chief Executive Officer

LENDERS

HANSEATIC AMERICAS LDC

By:  Hanseatic Corporation

By: /s/ PAUL A. BIDDELMAN
    --------------------------------
     Paul A. Biddelman
     President

ENVIRONMENTAL OPPORTUNITIES FUND II, L.P.
ENVIRONMENTAL OPPORTUNITIES FUND II (INSTITUTIONAL), L.P.

By:  Fund II Mgt. Co., LLC
General Partner

By: /s/ KENNETH C. LEUNG
    --------------------------------
     Kenneth C. Leung
     Chief Investment Officer

                                       3

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