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                      STANDARD OFFER, AGREEMENT AND ESCROW
                    INSTRUCTIONS FOR PURCHASE OF REAL ESTATE
                                (Non-Residential)
                   American Industrial Real Estate Association

                                                           June 30, 1999

                                                   (Date for Reference Purposes)
1. Buyer.

      1.1 United Natural Foods, Inc. or Nominee, ("Buyer") hereby offers to
purchase the real property, hereinafter described, from the owner thereof
("Seller") (collectively, the "Parties" or Individually, a "Party"), through an
escrow ("Escrow") to close on completion of construction see Attachments
("Expected Closing Date") to be held by Commerce Escrow Company - Marleny Martin
("Escrow Holder") whose address is 1545 Wilshire Boulevard, Suite 600, Los
Angeles, CA 90017, Phone No. (213) 484-0855, Facsimile No. (213) 484-0417 upon
the terms and conditions set forth in this agreement ("Agreement"). Buyer shall
have the right to assign Buyer's rights hereunder, but any such assignment shall
not relieve Buyer of Buyer's obligations herein unless Seller expressly releases
Buyer.

      1.2 The term "Date of Agreement" as used herein shall be the date when by
execution and delivery (as defined in paragraph 20.2) of this document or a
subsequent counter-offer thereto, Buyer and Seller have reached agreement in
writing whereby Seller agrees to sell, and Buyer agrees to purchase, the
Property upon terms accepted by both Parties.

2. Property.

      2.1 The real property ("Property") that is the subject of this offer
consists of (Insert a brief physical description) a to be constructed concrete
tilt-up warehouse in accordance with the specifications in Attachment B is
located in the City of Vernon, County of Los Angeles, State of California, is
commonly known by the street address of 3320 E. Vernon Avenue, Vernon,
California subject to chance by City of Vernon during development process and is
legally described as: to be provided through escrow.

(APN:__________________).

      2.2 If the legal description of the Property is not complete or is
inaccurate, this Agreement shall not be invalid and the legal description shall
be completed or corrected to meet the requirements of Lawyers Title Company
("Title Company"), which shall issue the title policy hereinafter described.

      2.4 Within the time period specified in paragraph 9.1(a), Seller and/or
Seller's Broker shall make to Buyer, through escrow, all of the applicable
disclosures required by law (See American Industrial Real Estate Association
("AIR") standard form entitled "Seller's Mandatory Disclosure Statement").

3. Purchase Price.

      3.1 The purchase price ("Purchase Price") to be paid by Buyer to Seller
for the Property shall be $2,596,500.00 payable as follows:

              (a)   Cash down payment, including the Deposit as
                    defined in paragraph 4.3 (or if an all cash
                    transaction, the Purchase Price):              $TBD
                                                                   -------------
(Strike if not
applicable)   (b)   Amount of "New Loan" as defined in paragraph
                    5.1, if any:                                   $TBD
                                                                   -------------

                    Total Purchase Price:                          $2,596,500.00
                                                                   -------------

4. Deposits. See Attachment A

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      4.2 Additional deposits: See Attachment A

5. Financing Contingency. (Strike if not applicable) See Attachment A

7. Real Estate Brokers.

      7.1 The following real estate broker(s) ("Brokers") and brokerage
relationships exist in this transaction and are consented to by the Parties
(check the applicable boxes):

|_| __________________________ represents Seller exclusively ("Sellers Broker);

|_| __________________________ represents Buyer exclusively ("Buyers Broker); or

|X| McKinney Travers - Jack Whalen represents both Seller and Buyer ("Dual
    Agency").

The Parties acknowledge that Brokers are the procuring cause of this Agreement.
See paragraph 24 for disclosures regarding the nature of a real estate agency
relationship. Buyer shall use the services of Buyer's Broker exclusively in
connection with any and all negotiations and offers with respect to the property
described in paragraph 2.1 for a period of one year from the date above.

      7.2 Buyer and Seller each represent and warrant to the other that
he/she/it has had no dealings with any person, firm, broker or finder in
connection with the negotiation of this Agreement and/or the consummation of the
purchase and sale contemplated herein, other than the Brokers named in paragraph
7.1, and no broker or other person, firm or entity, other than said Brokers
is/are entitled to any commission or finder's fee in connection with this
transaction as the result of any dealings or acts of such Party. Buyer and
Seller do each hereby agree to indemnify, defend, protect and hold the other
harmless from and against any costs, expenses or liability for compensation,
commission or charges which may be claimed by any broker, finder or other
similar party, other than said named Brokers by reason of any dealings or act of
the indemnifying Party.

8. Escrow and Closing.

      8.1 Upon acceptance hereof by Seller, this Agreement, including any
counter-offers incorporated herein by the Parties, shall constitute not only the
agreement of purchase and sale between Buyer and Seller, but also instructions
to Escrow Holder for the consummation of the Agreement through the Escrow.
Escrow Holder shall not prepare any further escrow instructions restating or
amending the Agreement unless specifically so instructed by the Parties or a
Broker herein. Subject to the reasonable approval of the Parties, Escrow Holder
may, however, include its standard general escrow provisions.

      8.2 As soon as practical after the receipt of this Agreement and any
relevant counter-offers, Escrow Holder shall ascertain the Date of Agreement as
defined in paragraphs 1.2 and 20.2 and advise the Parties and Brokers, in
writing, of the date ascertained.

      8.3 Escrow Holder is hereby authorized and instructed to conduct the
Escrow in accordance with this Agreement, applicable law and custom and practice
of the community in which Escrow Holder is located, including any reporting
requirements of the Internal Revenue Code. In the event of a conflict between
the law of the state where the Property is located and the law of the state
where the Escrow Holder is located, the law of the state where the Property is
located shall prevail.

      8.4 Subject to satisfaction of the contingencies herein described, Escrow
Holder shall close this escrow (the "Closing") by recording a general warranty
deed (a grant deed in California) and the other documents required to be
recorded, and by disbursing the funds and documents in accordance with this
Agreement.

      8.5 Buyer and Seller shall each pay one-half of the Escrow Holders charges
and Seller shall pay the usual recording fees and any required documentary
transfer taxes. Seller shall pay the premium for a standard coverage owner's or
joint protection policy of title insurance.

      8.6 Escrow Holder shall verify that all of Buyer's contingencies have been
satisfied or waived prior to Closing. The matters contained in paragraphs 9.1
subparagraphs (b), (c), (d), (e), (g), (i), (n), and (o), 9.4, 9.5, 12, 13, 14,
16, 18, 20, 21, 22, and 24 are, however, matters of agreement between the
Parties only and in no way constitute instructions to Escrow Holder.

      8.7 If this transaction is terminated for non-satisfaction and non-waiver
of a Buyer's Contingency, as defined in paragraph 9.2, then neither of the

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Parties shall thereafter have any liability to the other under this Agreement,
except to the extent of the breach of any affirmative covenant or warranty in
this Agreement, in the event of such termination, Buyer shall be promptly
refunded all funds deposited by Buyer with Escrow Holder, less only Title
Company and Escrow Holder cancellation fees and costs, all of which shall be
Buyers obligation.

      8.8 The Closing shall occur on the Expected Closing Date, or as soon
thereafter as the Escrow is in condition for Closing; provided, however, that if
the Closing does not occur by the Expected Closing Date and said Date is not
extended by mutual instructions of the Parties, a Party not then in default
under this Agreement may notify the other Party, Escrow Holder, and Brokers, in
writing that, unless the Closing occurs within 5 business days following said
notice, the Escrow shall be deemed terminated without further notice or
instructions.

      8.9 Except as otherwise provided herein, the termination of Escrow shall
not relieve or release either Party from any obligation to pay Escrow Holders
fees and costs or constitute a waiver, release or discharge of any breach or
default that has occurred in the performance of the obligations, agreements,
covenants or warranties contained therein.

9. Contingencies to Closing. See Attachment A

      9.1 The Closing of this transaction is contingent upon the satisfaction or
waiver of the following contingencies, IF BUYER FAILS TO NOTIFY ESCROW HOLDER,
IN WRITING, OF THE DISAPPROVAL OF ANY OF SAID CONTINGENCIES WITHIN THE TIME
SPECIFIED THEREIN, IT SHALL BE CONCLUSIVELY PRESUMED THAT BUYER HAS APPROVED
SUCH ITEM, MATTER OR DOCUMENT. Buyer's conditional approval shall constitute
disapproval, unless provision is made by the Seller within the time specified
therefore by the Buyer in such conditional approval or by this Agreement,
whichever is later, for the satisfaction of the condition imposed by the Buyer.
Escrow Holder shall promptly provide all Parties with copies of any written
disapproval or conditional approval which it receives. With regard to
subparagraphs (a) through (i) the pre-printed time periods shall control unless
a different number of days is inserted in the spaces provided.

            (a) Disclosure. Seller shall disclose to Buyer any matters required
by applicable law (see paragraph 2.4) and provide Buyer with a completed
Property Information Sheet ("Property Information Sheet") concerning the
Property, duly executed by or on behalf of Seller in the current form or
equivalent to that published by the AIR within 10 or _______ days following the
Date of Agreement. Buyer has 10 days from the receipt of said disclosures to
approve or disapprove the matters disclosed.

            (b) Physical Inspection. Buyer has 10 or _______ days from the
receipt of the Property information Sheet or the Date of Agreement, whichever is
later, to satisfy itself with regard to the physical aspects and size of the
Property.

            (c) Hazardous Substance Conditions Report. Buyer has 30 or _______
days from the receipt of the Property information Sheet or the Date of
Agreement, whichever is later, to satisfy itself with regard to the
environmental aspects of the Property. Seller recommends that Buyer obtain a
Hazardous Substance Conditions Report concerning the Property and relevant
adjoining properties. Any such report shall be paid for by Buyer. A "Hazardous
Substance" for purposes of this Agreement is defined as any substance whose
nature and/or quantity of existence, use, manufacture, disposal or effect,
render it subject to Federal, state or local regulation, investigation,
remediation or removal as potentially injurious to public health or welfare. A
"Hazardous Substance Condition" for purposes of this Agreement is defined as the
existence on, under or relevantly adjacent to the Property of a Hazardous
Substance that would require remediation and/or removal under applicable
Federal, state or local law.

            (d) Soil Inspection. Buyer has 30 or _______ days from the receipt
of the Property Information Sheet or the Date of Agreement, whichever is later,
to satisfy itself with regard to the condition of the soils on the Property.
Seller recommends that Buyer obtain a soil test report. Any such report shall be
paid for by Buyer. Seller shall provide Buyer copies of any soils report that
Seller may have within 10 days of the Date of Agreement.

            (e) Governmental Approvals. Buyer has 30 or _______ days from the
Date of Agreement to satisfy itself with regard to approvals and permits from
governmental agencies or departments which have or may have jurisdiction over
the Property and which Buyer deems necessary or desirable in connection with its
intended use of the Property, including, but not limited to, permits and
approvals required with respect to zoning, planning, building and safety, fire,
police, handicapped and Americans with Disabilities Act requirements,
transportation and environmental matters.

            (f) Conditions of Title. Escrow Holder shall cause a current
commitment for title insurance ("Title Commitment") concerning the Property
issued by the Title Company, as well as legible copies of all documents referred
to in the Title Commitment ("Underlying Documents") to be delivered to Buyer
within 10 or _______ days following the Date of Agreement. Buyer has 10 days
from the receipt of the Title Commitment and Underlying Documents to satisfy
itself with regard to the condition of title. The disapproval of Buyer of any
monetary encumbrance, which by the terms of this Agreement is not to remain
against the Property after the Closing, shall not be considered a failure of
this contingency, as Seller shall have the obligation, at Seller's expense, to
satisfy and remove such disapproved monetary encumbrance at or before the
Closing.
            (g) Survey. Buyer has 30 or _______ days from the receipt of the
Title Commitment and Underlying Documents to satisfy itself with regard to any
ALTA title supplement based upon a survey prepared to American Land Title
Association ("ALTA") standards for an owner's policy by a licensed surveyor,
showing the legal description and boundary lines of the Property, any easements
of record, and any improvements, poles, structures and things located within 10
feet of either side of the Property boundary lines. Any such survey shall be
prepared at Buyers direction and expense. If Buyer has obtained a survey and
approved the ALTA title supplement, Buyer may elect within the period allowed
for Buyer's approval of a survey to have an ALTA extended coverage owner's form
of title policy, in which event Buyer shall pay any additional premium
attributable thereto.

            (i) Other Agreements. Seller shall within 10 or _______ days of the
Date of Agreement provide Buyer with legible copies of all other agreements
("Other Agreements") known to Seller that will affect the Property after
Closing. Buyer has 10 days from the receipt of said Other Agreements to satisfy
itself with regard to such Agreements.

            (j) Financing. If paragraph 5 hereof dealing with a financing
contingency has not been stricken, the satisfaction or waiver of such New Loan
contingency.

            (m) Destruction, Damage or Loss. There shall not have occurred prior
to the Closing, a destruction of, or damage or loss to, the Property or any
portion thereof, from any cause whatsoever, which would cost more than
$10,000.00 to repair or cure. If the cost of repair or cure is $10,000.00 or
less, Seller shall repair or cure the loss prior to the Closing. Buyer shall
have the option, within 10 days after receipt of written notice of a loss
costing more than $10,000.00 to repair or cure, to either terminate this
transaction or to purchase the Property notwithstanding such loss, but without
deduction or offset against the Purchase Price. If the cost to repair or cure is
more than $10,000.00, and Buyer does not elect to terminate this transaction,
Buyer shall be entitled to any insurance proceeds applicable to such loss.
Unless otherwise notified in writing, Escrow Holder shall assume no such
destruction, damage or loss has occurred prior to Closing.

            (n) Material Change. Buyer shall have 10 days following receipt of
written notice of a Material Change within which to satisfy itself with regard
to such change. "Material Change" shall mean a change in the status of the use,
occupancy, tenants, or condition of the Property that occurs after the date of
this offer and prior to the Closing. Unless otherwise notified in writing,
Escrow Holder shall assume that no Material Change has occurred prior to the

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Closing.

            (o)   Seller Performance. The delivery of all documents and the due
performance by Seller of each and every undertaking and agreement to be
performed by Seller under this Agreement.

            (p) Warranties. That each representation and warranty of Seller
herein be true and correct as of the Closing. Escrow Holder shall assume that
this condition has been satisfied unless notified to the contrary in writing by
any Party prior to the Closing.

            (q) Brokerage Fee. Payment at the Closing of such brokerage fee as
is specified in this Agreement or later written instructions to Escrow Holder
executed by Seller and Brokers ("Brokerage Fee"). It is agreed by the Parties
and Escrow Holder that Brokers are a third party beneficiary of this Agreement
insofar as the Brokerage Fee is concerned, and that no change shall be made with
respect to the payment of the Brokerage Fee specified in this Agreement, without
the written consent of Brokers.

      9.2 All of the contingencies specified in subparagraphs (a) through (p) of
paragraph 9.1 are for the benefit of, and may be waived by, Buyer, and may be
elsewhere herein referred to as "Buyer Contingencies."

      9.3 If any Buyers Contingency or any other matter subject to Buyer's
approval is disapproved as provided for herein in a timely manner ("Disapproved
Item"). Seller shall have the right within 10 days following the receipt of
notice of Buyer's disapproval to elect to cure such Disapproved item prior to
the Expected Closing Date ("Seller's Election"). Seller's failure to give to
Buyer within said 10 day period, written notice of Seller's commitment to cure
such Disapproved Item on or before the Expected Closing Date shall be
conclusively presumed to be Seller's Election not to cure such Disapproved Item.
if Seller elects, either by written notice or failure to give written notice,
not to cure a Disapproved Item, Buyer shall have the election, within 10 days
after Seller's Election to either accept title to the Property subject to such
Disapproved item, or to terminate this transaction. Buyer's failure to notify
Seller in writing of Buyer's election to accept title to the Property subject to
the Disapproved Item without deduction or offset shall constitute Buyer's
election to terminate this transaction. Unless expressly provided otherwise
herein, Seller's right to cure shall not apply to the remediation of Hazardous
Substance Conditions or to the Financing Contingency. Unless the Parties
mutually instruct otherwise, if the time periods for the satisfaction of
contingencies or for Seller's and Buyer's said Elections would expire on a date
after the Expected Closing Date, the Expected Closing Date shall be deemed
extended to coincide with the expiration of 3 business days following the
expiration of: (a) the applicable contingency period(s), (b) the period within
which the Seller may elect to cure the Disapproved Item, or (c) if Seller elects
not to cure, the period within which Buyer may elect to proceed with this
transaction, whichever is later.

      9.5 The Parties acknowledge that extensive local, state and Federal
legislation establish broad liability upon owners and/or users of real property
for the investigation and remediation of Hazardous Substances. The determination
of the existence of a Hazardous Substance Condition and the evaluation of the
impact of such a condition are highly technical and beyond the expertise of
Brokers. The Parties acknowledge that they have been advised by Brokers to
consult their own technical and legal experts with respect to the possible
presence of Hazardous Substances on this Property or adjoining properties, and
Buyer and Seller are not relying upon any investigation by or statement of
Brokers with respect thereto. The Parties hereby assume all responsibility for
the impact of such Hazardous Substances upon their respective interests herein.

10. Documents Required at or before Closing:

      10.1 Five days prior to the Closing date Escrow Holder shall obtain an
updated Title Commitment concerning the Property from the Title Company and
provide copies thereof to each of the Parties.

      10.2 Seller shall deliver to Escrow Holder in time for delivery to Buyer
at the Closing, an original ink signed:

            (a) Grant or general warranty deed, duly executed and in recordable
form, conveying fee title to the Property to Buyer.

            (b) If paragraph 3.1(c) has not been stricken, the Beneficiary
Statements concerning Existing Note(s).

            (c) If applicable, the Existing Leases and Other Agreements together
with duly executed assignments thereof by Seller and Buyer. The assignment of
Existing Leases shall be on the most recent Assignment and Assumption of
Lessor's interest in Lease form published by the AIR or its equivalent

            (d) If applicable, Estoppel Certificates executed by Seller and/or
the tenant(s) of the Property.

            (e) An affidavit executed by Seller to the effect that Seller is not
a "foreign person" within the meaning of internal Revenue Code Section 1445 or
successor statutes. if Seller does not provide such affidavit in form reasonably
satisfactory to Buyer at least 3 business days prior to the Closing, Escrow
Holder shall at the Closing deduct from Seller's proceeds and remit to Internal
Revenue Service such sum as is required by applicable Federal law with respect
to purchases from foreign sellers.

            (f) If the Property is located in California, an affidavit executed
by Seller to the effect that Seller is not a "nonresident" within the meaning of
California Revenue and Tax Code Section 18862 or successor statutes. If Seller
does not provide such affidavit in form reasonably satisfactory to Buyer at
least three business days prior to the Closing, Escrow Holder shall at the
Closing deduct from Seller's proceeds and remit to the Franchise Tax Board such
sum as is required by such statute.

            (g) If applicable, a bill of sale, duly executed, conveying title to
any included personal property to Buyer.

            (h) if the Seller is a corporation, a duly executed corporate
resolution authorizing the execution of this Agreement and the sale of the
Property.

      10.3 Buyer shall deliver to Seller through Escrow:

            (a) The cash portion of the Purchase Price and such additional sums
as are required of Buyer under this Agreement for prorations, expenses and
adjustments. The balance of the cash portion of the Purchase Price, including
Buyers Escrow charges and other cash charges, if any, shall be deposited by
Buyer with Escrow Holder, by federal funds wire transfer, or any other method
acceptable to Escrow Holder as immediately collectable funds, no later than 2:00
P.M. on the business day prior to the Expected Closing Date.

            (b) if a Purchase Money Note and Purchase Money Deed of Trust are
called for by this Agreement, the duly executed originals of those documents,
the Purchase Money Deed of Trust being in recordable form, together with
evidence of fire insurance on the improvements in the amount of the full
replacement cost naming Seller as a mortgage loss payee, and a real estate tax
service contract (at Buyer's expense), assuring Seller of notice of the status
of payment of real property taxes during the life of the Purchase Money Note.

            (c) The Assignment and Assumption of Lessor's Interest in Lease form
specified in paragraph 10.2(c) above, duly executed by Buyer.

            (d) Assumptions duly executed by Buyer of the obligations of Seller
that accrue after Closing under any Other Agreements.

            (e) if applicable, a written assumption duly executed by Buyer of
the loan documents with respect to Existing Notes.

            (f) If the Buyer is a corporation, a duly executed corporate
resolution authorizing the execution of this Agreement and the purchase of the
Property.

      10.4 At Closing, Escrow Holder shall cause to be issued to Buyer a
standard coverage (or ALTA extended, if elected under paragraph 9.1(g)) owner's
form policy of title insurance effective as of the Closing, issued by the Title
Company in the full amount of the Purchase Price, insuring title to the Property
vested in Buyer, subject only to the exceptions approved by Buyer. In the event
there is a Purchase Money Deed of Trust in this transaction, the policy of title
insurance shall be a joint protection policy insuring both Buyer and Seller.

IMPORTANT: IN A PURCHASE OR EXCHANGE OF REAL PROPERTY, IT MAY BE ADVISABLE TO
OBTAIN TITLE INSURANCE IN CONNECTION WITH THE CLOSE OF ESCROW SINCE THERE MAY BE
PRIOR RECORDED LIENS AND ENCUMBRANCES WHICH AFFECT YOUR INTEREST IN THE PROPERTY
BEING ACQUIRED. A NEW POLICY OF TITLE INSURANCE SHOULD BE OBTAINED IN ORDER TO
ENSURE YOUR INTEREST IN THE PROPERTY THAT YOU ARE ACQUIRING.

11. Prorations and Adjustments.

      11.1 Taxes. Real property taxes and special assessment bonds payable by
the owner of the Property shall be prorated through Escrow as of the date of the
Closing, based upon the latest tax bill available. The Parties agree to prorate
as of the Closing any taxes assessed against the Property by supplemental bill
levied by reason of events occurring prior to the Closing. Payment shall be made
promptly in cash upon receipt of a copy of any such supplemental bill of the
amount necessary to accomplish such proration.

      11.2 Insurance. WARNING: The insurance coverage which Seller maintained on
the Property will terminate on the Closing. Buyer is advised to obtain
appropriate insurance to cover the Property.

      11.3 Rentals, Interest and Expenses. Collected rentals, interest on
Existing Notes, utilities, and operating expenses shall be prorated as of the
date of Closing. The Parties agree to promptly adjust between themselves outside
of Escrow any rents received after the Closing.

      11.4 Security Deposit. Security Deposits held by Seller shall be given to
Buyer as a credit to the cash required of Buyer at the Closing.

      11.5 Post Closing Matters. Any item to be prorated that is not determined
or determinable at the Closing shall be promptly adjusted by the Parties by
appropriate cash payment outside of the Escrow when the amount due is
determined.

      11.6 Variations in Existing Note Balances. In the event that Buyer is
taking title to the Property subject to an Existing Deed of Trust(s), and in the
event that a Beneficiary Statement as to the applicable Existing Note(s)
discloses that the unpaid principal balance of such Existing Note(s) at the
Closing will be more or less than the amount set forth in paragraph 3.1(c)
hereof ("Existing Note Variation"), then the Purchase Money Note(s) shall be
reduced or increased by an amount equal to such Existing Note Variation. If
there is to be no Purchase Money Note, the cash required at the Closing per
paragraph 3.1(a) shall be reduced or increased by the amount of such Existing
Note Variation.

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      11.7 Variations in New Loan Balance. In the event Buyer is obtaining a New
Loan and in the event that the amount of the New Loan actually obtained is
greater than the amount set forth in paragraph 5.1 hereof, the Purchase Money
Note, if one is called for in this transaction, shall be reduced by the excess
of the actual face amount of the New Loan over such amount as designated in
paragraph 5.1 hereof.

12. Representation and Warranties of Seller and Disclaimers.

      12.1 Seller's warranties and representations shall survive the Closing and
delivery of the deed for a period of three years, and, are true, material and
relied upon by Buyer and Brokers in all respects. Seller hereby makes the
following warranties and representations to Buyer and Brokers:

            (a) Authority of Seller. Seller is the owner of the Property and/or
has the full right, power and authority to sell, convey and transfer the
Property to Buyer as provided herein, and to perform Seller's obligations
hereunder.

            (b) Maintenance During Escrow and Equipment Condition At Closing.
Except as otherwIse provided in paragraph 9.1(m) hereof, Seller shall maintain
the Property until the Closing in its present condition, ordinary wear and tear
excepted. The HVAC, plumbing, elevators, loading doors and electrical systems
shall be in good operating order and condition at the time of Closing.

            (c) Hazardous Substances/Storage Tanks. Seller has no knowledge,
except as otherwise disclosed to Buyer in writing, of the existence or prior
existence on the Property of any Hazardous Substance, nor of the existence or
prior existence of any above or below ground storage tank.

            (d) Compliance. Seller has no knowledge of any aspect or condition
of the Property which violates applicable laws, rules, regulations, codes or
covenants, conditions or restrictions, or of improvements or alterations made to
the Property without a permit where one was required, or of any unfulfilled
order or directive of any applicable governmental agency or casualty insurance
company requiring any investigation, remediation, repair, maintenance or
improvement be performed on the Property.

            (e) Changes in Agreements. Prior to the Closing, Seller will not
violate or modify any Existing Lease or Other Agreement, or create any new
leases or other agreements affecting the Property, without Buyer's written
approval, which approval will not be unreasonably withheld.

            (f) Possessory Rights. Seller has no knowledge that anyone will, at
the Closing, have any right to possession of the Property, except as disclosed
by this Agreement or otherwise in writing to Buyer.

            (g) Mechanics' Liens. There are no unsatisfied mechanics' or
materialmens' lien rights concerning the Property.

            (h) Actions, Suits or Proceedings. Seller has no knowledge of any
actions, suits or proceedings pending or threatened before any commission,
board, bureau, agency, arbitrator, court or tribunal that would affect the
Property or the right to occupy or utilize same.

            (i) Notice of Changes. Seller will promptly notify Buyer and Brokers
in writing of any Material Change (see paragraph 9.1(n)) affecting the Property
that becomes known to Seller prior to the Closing.

            (j) No Tenant Bankruptcy Proceedings. Seller has no notice or
knowledge that any tenant of the Property is the subject of a bankruptcy or
insolvency proceeding.

            (k) No Seller Bankruptcy Proceedings. Seller is not the subject of a
bankruptcy, insolvency or probate proceeding.

            (l) Personal Property. Seller has no knowledge that anyone will, at
the Closing, have any right to possession of any personal property included in
the Purchase Price nor knowledge of any liens or encumbrances affecting such
personal property, except as disclosed by this Agreement or otherwise in writing
to Buyer.

      12.4 Any environmental reports, soils reports, surveys, and other similar
documents which were prepared by third party consultants and provided to Buyer
by Seller or Seller's representatives, have been delivered as an accommodation
to Buyer and without any representation or warranty as to the sufficiency,
accuracy, completeness, and/or validity of said documents, all of which Buyer
relies on at its own risk. Seller believes said documents to be accurate, but
Buyer is advised to retain appropriate consultants to review said documents and
investigate the Property.

13. Possession.

Possession of the Property shall be given to Buyer at the Closing subject to the
rights of tenants under Existing Leases.

14. Buyer's Entry.

At any time during the Escrow period, Buyer, and its agents and representatives,
shall have the right at reasonable times and subject to rights of tenants, to
enter upon the Property for the purpose of making inspections and tests
specified in this Agreement. No destructive testing shall be conducted, however,
without Seller's prior approval which shall not be unreasonably withheld.
Following any such entry or work, unless otherwise directed in writing by
Seller, Buyer shall return the Property to the condition it was in prior to such
entry or work, including the recompaction or removal of any disrupted soil or
material as Seller may reasonably direct. All such inspections and tests and any
other work conducted or materials furnished with respect to the Property by or
for Buyer shall be paid for by Buyer as and when due and Buyer shall indemnify,
defend, protect and hold harmless Seller and the Property of and from any and
all claims, liabilities, losses, expenses (including reasonable attorneys'
fees), damages, including those for injury to person or property, arising out of
or relating to any such work or materials or the acts or omissions of Buyer, its
agents or employees in connection therewith.

15. Further Documents and Assurances.

The Parties shall each, diligently and in good faith, undertake all actions and
procedures reasonably required to place the Escrow in condition for Closing as
and when required by this Agreement The Parties agree to provide all further
information, and to execute and deliver all further documents, reasonably
required by Escrow Holder or the Title Company.

16. Attorneys' Fees.

If any Party or Broker brings an action or proceeding (including arbitration)
involving the Property, to enforce the terms hereof, or to declare rights
hereunder, the Prevailing Party (as hereafter defined) in any such proceeding,
action, or appeal thereon, shall be entitled to reasonable attorneys' fees, Such
fees may be awarded in the same suit or recovered in a separate suit, whether or
not such action or proceeding is pursued to decision or judgment. The term
"Prevailing Party" shall include, without limitation, a Party or Broker who
substantially obtains or defeats the relief sought, as the case may be, whether
by compromise, settlement, judgment, or the abandonment by the other Party or
Broker of its claim or defense. The attorneys' fees award shall not be computed
in accordance with any court fee schedule, but shall be such as to fully
reimburse all attorneys' fees reasonably incurred.

17. Prior Agreements/Amendments.

      17.1 This Agreement supersedes any and all prior agreements between Seller
and Buyer regarding the Property.

      17.2 Amendments to this Agreement are effective only if made in writing
and executed by Buyer and Seller.

19. Notices.

      19.1 Whenever any Party, Escrow Holder or Brokers herein shall desire to
give or serve any notice, demand, request, approval, disapproval or other
communication, each such communication shall be in writing and shall be
delivered personally, by messenger or by mail, postage prepaid, to the address
set forth in this Agreement or by facsimile transmission.

      19.2 Service of any such communication shall be deemed made on the date of
actual receipt if personally delivered. Any such communication sent by regular
mail shall be deemed given 48 hours after the same is mailed. Communications
sent by United States Express Mail or overnight courier that guarantee next day
delivery shall be deemed delivered 24 hours after delivery of the same to the
Postal Service or courier. Communications transmitted by facsimile transmission
shall be deemed delivered upon telephonic confirmation of receipt (confirmation
report from fax machine is sufficient), provided a copy is also delivered via
delivery or mail. If such communication is received on a Saturday, Sunday or
legal holiday, it shall be deemed received on the next business day.

      19.3 Any Party or Broker hereto may from time to time, by notice in
writing, designate a different address to which, or a different person or
additional

                                                                     /s/ RC
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1998-American Industrial Real Estate Association    REVISED    Form OFA-3-2/98E
<PAGE>

persons to whom, all communications are thereafter to be made.

20. Duration of Offer.

      20.1 If this offer is not accepted by Seller on or before 5:00 P.M.
according to the time standard applicable to the city of ______________________
on the date of ____________________________________________, it shall be deemed
automatically revoked.

      20.2 The acceptance of this offer, or of any subsequent counteroffer
hereto, that creates an agreement between the Parties as described in paragraph
1.2, shall be deemed made upon delivery to the other Party or either Broker
herein of a duly executed writing unconditionally accepting the last outstanding
offer or counteroffer.

21. LIQUIDATED DAMAGES. (This Liquidated Damages paragraph is applicable only if
initialed by both Parties). See Attachment A

                   /s/ BH RC
                   ---------------          ---------------
                   Buyer Initials           Seller Initials

22. ARBITRATION OF DISPUTES. (This Arbitration of Disputes paragraph is
applicable only if initialed by both Parties.)

      22.1 ANY CONTROVERSY AS TO WHETHER SELLER IS ENTITLED TO THE LIQUIDATED
DAMAGES AND/OR BUYER IS ENTITLED TO THE RETURN OF DEPOSIT MONEY, SHALL BE
DETERMINED BY BINDING ARBITRATION BY, AND UNDER THE COMMERCIAL RULES OF THE
AMERICAN ARBITRATION ASSOCIATION ("COMMERCIAL RULES"). ARBITRATION HEARINGS
SHALL BE HELD IN THE COUNTY WHERE THE PROPERTY IS LOCATED. ANY SUCH CONTROVERSY
SHALL BE ARBITRATED BY THREE ARBITRATORS WHO SHALL BE IMPARTIAL REAL ESTATE
BROKERS WITH AT LEAST 5 YEARS OF FULL TIME EXPERIENCE IN BOTH THE AREA WHERE THE
PROPERTY IS LOCATED AND THE TYPE OF REAL ESTATE THAT IS THE SUBJECT OF THIS
AGREEMENT. THEY SHALL BE APPOINTED UNDER THE COMMERCIAL RULES. THE ARBITRATORS
SHALL HEAR AND DETERMINE SAID CONTROVERSY IN ACCORDANCE WITH APPLICABLE LAW, THE
INTENTION OF THE PARTIES AS EXPRESSED IN THIS AGREEMENT AND ANY AMENDMENTS
THERETO, AND UPON THE EVIDENCE PRODUCED AT AN ARBITRATION HEARING.
PRE-ARBITRATION DISCOVERY SHALL BE PERMITTED IN ACCORDANCE WITH THE COMMERCIAL
RULES OR STATE LAW APPLICABLE TO ARBITRATION PROCEEDINGS. THE AWARD SHALL BE
EXECUTED BY AT LEAST TWO OF THE THREE ARBITRATORS, BE RENDERED WITHIN 30 DAYS
AFTER THE CONCLUSION OF THE HEARING, AND MAY INCLUDE ATTORNEYS' FEES AND COSTS
TO THE PREVAILING PARTY PER PARAGRAPH 16 HEREOF. JUDGMENT MAY BE ENTERED ON THE
AWARD IN ANY COURT OF COMPETENT JURISDICTION NOTWITHSTANDING THE FAILURE OF A
PARTY DULY NOTIFIED OF THE ARBITRATION HEARING TO APPEAR THEREAT.

      22.2 BUYER'S RESORT TO OR PARTICIPATION IN SUCH ARBITRATION PROCEEDINGS
SHALL NOT BAR SUIT IN A COURT OF COMPETENT JURISDICTION BY THE BUYER FOR DAMAGES
AND/OR SPECIFIC PERFORMANCE UNLESS AND UNTIL THE ARBITRATION RESULTS IN AN AWARD
TO THE SELLER OF LIQUIDATED DAMAGES, IN WHICH EVENT SUCH AWARD SHALL ACT AS A
BAR AGAINST ANY ACTION BY BUYER FOR DAMAGES AND/OR SPECIFIC PERFORMANCE.

      22.3 NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY
DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE "ARBITRATION OF DISPUTES"
PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU
ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A
COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR
JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS SUCH RIGHTS ARE SPECIFICALLY
INCLUDED IN THE "ARBITRATION OF DISPUTES" PROVISION. IF YOU REFUSE TO SUBMIT TO
ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE
UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO
THIS ARBITRATION PROVISION IS VOLUNTARY.

WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING
OUT OF THE MATTERS INCLUDED IN THE "ARBITRATION OF DISPUTES" PROVISION TO
NEUTRAL ARBITRATION.

                   /s/ BH RC
                   ---------------          ---------------
                   Buyer Initials           Seller Initials

23. Miscellaneous.

      23.1 Binding Effect. This Agreement shall be binding on the Parties
without regard to whether or not paragraphs 21 and 22 are initialed by both of
the Parties. Paragraphs 21 and 22 are each incorporated into this Agreement only
if initialed by both Parties at the time that the Agreement is executed.

      23.2 Applicable Law. This Agreement shall be governed by, and paragraph
22.3 is amended to refer to, the laws of the state in which the Property is
located.

      23.3 Time of Essence. Time is of the essence of this Agreement.

      23.4 Counterparts. This Agreement may be executed by Buyer and Seller in
counterparts, each of which shall be deemed an original, and all of which
together shall constitute one and the same instrument. Escrow Holder, after
verifying that the counterparts are identical except for the signatures, is
authorized and instructed to combine the signed signature pages on one of the
counterparts, which shall then constitute the Agreement.

      23.5 Waiver of Jury Trial. The Parties hereby waive their respective
rights to trial by jury in any action or proceeding involving the Property or
arising out of this Agreement.

24. Disclosures Regarding The Nature of a Real Estate Agency Relationship.

      24.1 The Parties and Brokers agree that their relationship(s) shall be
governed by the principles set forth in the applicable sections of the
California Civil Code, as summarized in paragraph 24.2.

      24.2 When entering into a discussion with a real estate agent regarding a
real estate transaction, a Buyer or Seller should from the outset understand
what type of agency relationship or representation it has with the agent or
agents in the transaction. Buyer and Seller acknowledge being advised by the
Brokers in this transaction, as follows:

            (a) Seller's Agent. A Seller's agent under a listing agreement with
the Seller acts as the agent for the Seller only. A Seller's agent or subagent
has the following affirmative obligations: (1) To the Seller: A fiduciary duty
of utmost care, integrity, honesty, and loyalty in dealings with the Seller. (2)
To the Buyer and the Seller: a. Diligent exercise of reasonable skills and care
in performance of the agent's duties. b. A duty of honest and fair dealing and
good faith. c. A duty to disclose all facts known to the agent materially
affecting the value or desirability of the property that are not known to, or
within the diligent attention and observation of, the Parties. An agent is not
obligated to reveal to either Party any confidential information obtained from
the other Party which does not involve the affirmative duties set forth above.

            (b) Buyer's Agent. A selling agent can, with a Buyers consent, agree
to act as agent for the Buyer only. In these situations, the agent is not the
Seller's agent, even if by agreement the agent may receive compensation for
services rendered, either in full or in part from the Seller. An agent acting
only for a Buyer has the following affirmative obligations. (1) To the Buyer: A
fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with
the Buyer. (2) To the Buyer and the Seller, a. Diligent exercise of reasonable
skills and care in performance of the agent's duties. b. A duty of honest and
fair dealing and good faith. c. A duty to disclose all facts known to the agent
materially affecting the value or desirability of the Property that are not
known to, or within the diligent attention and observation of, the Parties. An
agent is not obligated to reveal to either Party any confidential information
obtained from the other Party which does not involve the affirmative duties set
forth above.

                                                                     /s/ RC
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1998-American Industrial Real Estate Association    REVISED    Form OFA-3-2/98E
<PAGE>

            (c) Agent Representing Both Seller and Buyer. A real estate agent,
either acting directly or through one or more associate licenses, can legally be
the agent of both the Seller and the Buyer in a transaction, but only with the
knowledge and consent of both the Seller and the Buyer. (1) In a dual agency
situation, the agent has the following affirmative obligations to both the
Seller and the Buyer: a. A fiduciary duty of utmost care, integrity, honesty and
loyalty in the dealings with either Seller or the Buyer. b. Other duties to the
Seller and the Buyer as stated above in their respective sections (a) or (b) of
this paragraph 24.2. (2) in representing both Seller and Buyer, the agent may
not without the express permission of the respective Party, disclose to the
other Party that the Seller will accept a price less than the listing price or
that the Buyer will pay a price greater than the price offered. (3) The above
duties of the agent in a real estate transaction do not relieve a Seller or
Buyer from the responsibility to protect their own interests. Buyer and Seller
should carefully read all agreements to assure that they adequately express
their understanding of the transaction. A real estate agent is a person
qualified to advise about real estate. If legal or tax advice is desired,
consult a competent professional.

            (d) Further Disclosures. Throughout this transaction Buyer and
Seller may receive more than one disclosure, depending upon the number of agents
assisting in the transaction. Buyer and Seller should each read its contents
each time it is presented, considering the relationship between them and the
real estate agent in this transaction and that disclosure. Brokers have no
responsibility with respect to any default or breach hereof by either Party. The
liability (including court costs and attorneys' fees), of any Broker with
respect to any breach of duty, error or omission relating to this Agreement
shall not exceed the fee received by such Broker pursuant to this Agreement;
provided, however, that the foregoing limitation on each Broker's liability
shall not be applicable to any gross negligence or willful misconduct of such
Broker.

      24.3 Confidential Information: Buyer and Seller agree to identify to
Brokers as "Confidential" any communication or information given Brokers that is
considered by such Party to be confidential.

25. Construction of Agreement. In construing this Agreement, all headings and
titles are for the convenience of the Parties only and shall not be considered a
part of this Agreement. Whenever required by the context, the singular shall
include the plural and vice versa. Unless otherwise specifically indicated to
the contrary, the word "days" as used in this Agreement shall mean end refer to
calendar days. This Agreement shall not be construed as if prepared by one of
the parties, but rather according to its fair meaning as a whole, as if both
Parties had prepared it.

26. Additional Provisions:

Additional provisions of this offer, if any, are as follows or are attached
hereto by an addendum consisting of paragraphs ___________________ through
_________________. (If there are no additional provisions write "NONE".)

See Attachment A, Attachment B and Attachment C

--------------------------------------------------------------------------------
ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS AGREEMENT OR THE TRANSACTION TO WHICH
IT RELATES, THE PARTIES ARE URGED TO:

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS
AGREEMENT.

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
PROPERTY. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE INTEGRITY AND
CONDITION OF ANY STRUCTURES AND OPERATING SYSTEMS, AND THE SUITABILITY OF THE
PROPERTY FOR BUYER'S INTENDED USE.

WARNING: IF THE PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN
PROVISIONS OF THIS AGREEMENT MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF
THE STATE IN WHICH THE PROPERTY IS LOCATED.
--------------------------------------------------------------------------------

NOTE:

1.    THIS FORM IS NOT FOR USE IN CONNECTION WITH THE SALE OF RESIDENTIAL
      PROPERTY.
2.    IF THE BUYER IS A CORPORATION, IT IS RECOMMENDED THAT THIS AGREEMENT BE
      SIGNED BY TWO CORPORATE OFFICERS.

The undersigned Buyer offers and agrees to buy the Property on the terms and
stated and acknowledges receipt of a copy hereof.

BROKER:                                 BUYER:

------------------------------------    ---------------------------------------
                                        /s/ Robert F. Cirulnick
------------------------------------    ---------------------------------------
By: McKinney Travers  /Date             By: United Natural Foods, Inc.
---------------------      ---------        -----------------------------------
Name Printed: Jack Whalen               Name Printed: Bob Cirulnick
              ----------------------                  -------------------------
Title:                                  Title: CFO          7-26-99
       -----------------------------           --------------------------------

                                        By: /s/ Barclay Hope
                                            -----------------------------------
                                        Name Printed: Barclay Hope
                                                      -------------------------
                                        Title: GEN. MGR, ALBERT'S ORGANICS WEST
                                               --------------------------------
Address 2833 Leonis Boulevard           Address: 260 Lake Road. P.O. Box 999
------------------------------------             ------------------------------
Los Angeles, CA 90058                   Dayville, CT 06241
------------------------------------    ---------------------------------------
(323) 589-1800    (323) 589-9375        (800) 877-8898        (860) 774-4685
--------------    ------------------    --------------        -----------------
Telephone         Facsimile No.         Telephone             Facsimile No.
Federal ID No.                          Federal ID No. 050376157
              ----------------------                   ------------------------

27. Acceptance.

      27.1 Seller accepts the foregoing offer to purchase the Property and
hereby agrees to sell the Property to Buyer on the terms and conditions therein
specified.

      27.2 Seller acknowledges that Brokers have been retained to locate a Buyer
and are the procuring cause of the purchase and sale of the Property set forth
in this Agreement. In consideration of real estate brokerage service rendered by
Brokers, Seller agrees to pay Brokers a real estate Brokerage Fee in a sum equal
to ________ % of the Purchase Price divided in such shares as said Brokers shall
direct in writing. This Agreement shall serve as an irrevocable instruction to
Escrow Holder to pay such Brokerage Fee to Brokers out of the proceeds accruing
to the account of Seller at the Closing.

      27.3 Seller acknowledges receipt of a copy hereof and authorizes Brokers
to deliver a signed copy to Buyer.

NOTE: A PROPERTY INFORMATION SHEET IS REQUIRED TO BE DELIVERED TO BUYER BY
      SELLER UNDER THIS AGREEMENT.

BROKER:                                 SELLER:

------------------------------------    ---------------------------------------

------------------------------------    ---------------------------------------

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                                   Page 7 of 8

1998-American Industrial Real Estate Association    REVISED    Form OFA-3-2/98E
<PAGE>

By: McKinney Travers   /Date            By: Dynamic Builders, Inc.
    ------------------      --------    ---------------------------------------
Name Printed: Jack Whalen               Name Printed:
      ------------------------------             ------------------------------
Title:                                  Title:
       -----------------------------          ---------------------------------

                                        By:
                                           ------------------------------------
                                        Name Printed:
                                                     --------------------------
                                        Title:
                                               --------------------------------
Address 2933 Leonis Boulevard           Address: 2114 South Hill Street
        ----------------------------             ------------------------------
Los Angeles, CA  90058                  Los Angeles, CA  90007
------------------------------------    ---------------------------------------
(323) 589-1800      (323) 589-9375      (213) 746-6630       (213) 748-8017
-----------------   ----------------    -----------------    ------------------
Telephone           Facsimile No.       Telephone            Facsimile No.
Federal ID No.                          Federal ID No.
              ----------------------                   -------------------------

These forms are often modified to meet changing requirements of law and needs of
the industry. Always write or call to make sure you are utilizing the most
current form: American Industrial Real Estate Association, 700 South Flower
Street, Suite 600, Los Angeles, CA 90017. (213) 687-8777.

       (c) Copyright 1998-By American Industrial Real Estate Association.
                              All rights reserved.
          No part of these works may be reproduced in any form without
                             permission in writing.

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                                   Page 8 of 8

1998-American Industrial Real Estate Association    REVISED    Form OFA-3-2/98E

<PAGE>

                                                                 REVISED 6/30/99

                           UNITED NATURAL FOODS, INC.
                                  JUNE 30, 1999

                 ATTACHMENT "A" TO THAT CERTAIN STANDARD OFFER,
                 AGREEMENT AND ESCROW INSTRUCTIONS FOR PURCHASE
                 OF REAL ESTATE (THE "PURCHASE AGREEMENT") DATED
                JUNE 30,999, BETWEEN UNITED NATURAL FOODS, INC.,
                              OR NOMINEE ("BUYER")
                      AND DYNAMIC BUILDERS, INC. ("SELLER")

      Terms not otherwise defined herein shall have the meanings ascribed to
those terms in the Purchase Agreement (except where the context may otherwise
require, the term "Purchase Agreement" shall include all attachments, addenda
and exhibits thereto). To the extent of any inconsistency between the terms and
conditions of this Attachment and the remaining Purchase Agreement, the terms
and conditions set forth in this Attachment shall control.

      1. Deposit Schedule. Buyer shall deposit with Seller a total deposit (the
"Deposit") equal to ten percent (10%) of the Purchase Price in accordance with
the following schedule:

      First Deposit: The initial deposit shall be $50,000.00 outside of escrow,
      applicable to the Purchase Price, of which $27,000.00 has been paid and
      received by Seller and $23,000.00 of which shall be paid upon execution of
      the Purchase Agreement. Should Buyer cancel the transaction evidenced by
      the Purchase Agreement prior to submittal of plans to plan check, Seller
      shall return $23,000.00 of the deposit to Buyer and retain $27,000.00 as
      compensation for design and cost evaluations.

      Second Deposit: Within thirty (30) days after execution of the Purchase
      Agreement, Buyer shall deposit with Seller, outside of escrow, an
      additional $50,000.00.

      Third Deposit: Sixty (60) days after execution of the Purchase Agreement,
      Buyer will deposit with Seller, outside of escrow, an additional
      $50,000.00.

      Fourth Deposit: Upon Seller obtaining the building permit from the City of
      Vernon, California, for the construction contemplated hereby, Buyer will
      deposit the remaining $109,650.00 with Seller, outside of escrow.

                                                                     /s/ BH
<PAGE>

      Additional Deposits: In the event Seller and Buyer agree that additional
      improvements will be constructed by Seller as part of the Property under
      the Purchase Agreement, the Purchase Agreement shall be amended to reflect
      such agreement and to set forth agreed upon increases to the Purchase
      Price and additional deposits.

      Application of Deposits: All Deposits shall be credited to the Purchase
      Price, and shall be applied as provided in the Purchase Agreement, or in
      this Attachment.

      2. Construction Responsibility. Seller shall cause the construction of an
approximately 35,000 square foot turn-key warehouse building (the "Building") on
the Property. Seller will guarantee completion of the Building in accordance
with plans and specifications approved by Seller and buyer (the "Approved
Plans"), including those described in Attachment B to the Purchase Agreement.

      3. Construction Terms.

            (a) To the extent the same have not been completed and set forth in
Attachment B to this Purchase Agreement, Seller shall submit construction
documents, plans and specifications for the review and approval of Buyer. Said
plans, once approved, shall become a part of this Purchase Agreement and shall
be referenced as Attachment C. Said plans are hereby referenced as those
particular plans as prepared by Gillings and Associates, sheets AO.1 through
SP2, dated June 29, 1999.

            (b) Unless otherwise provided herein, Seller shall provide or cause
to be provided and shall pay for all design services, labor, materials,
equipment, tools, construction equipment and machinery, utilities,
transportation and any and all other facilities and/or services necessary for
the proper construction of the Building. Seller shall also be responsible for
construction means, methods, techniques, sequences and procedures, and for
coordinating all portions of the construction of the Building.

            (c) Seller shall keep Buyer informed of the progress and quality of
the construction of the Building and, upon request of buyer not more often than
once per month, shall deliver to Buyer within five (5) days written progress
reports during the period that the Building is being constructed.

                                                                     /s/ BH

                                       2
<PAGE>

            (d) Seller shall be responsible for correcting any work which does
not conform to the requirements of the Purchase Agreement. The provisions of
this Section 3(d) shall survive the Closing.

            (e) Seller warrants to Buyer that materials and equipment furnished
in connection with the construction of the Building will be of good quality and
new unless otherwise required or permitted hereby, that the construction will be
free from faults and defects, and that the construction will conform with the
requirements of the Purchase Agreements. The provisions of this Section 3(d)
shall survive the Closing.

            (f) Seller shall pay all sales, consumer, use and similar taxes
which are legally enacted at the time of the execution hereof, and shall secure
and pay for Building and other permits and governmental fees, licenses and
inspections necessary for the proper execution and completion of the
construction of the Building.

            (g) Seller shall pay royalties and license fees for patented
designs, processes or products. Seller shall defend suits or claims for
infringement of patent rights and shall hold Buyer harmless from loss on account
thereof, but shall not be responsible for such defense or loss when particular
design, process or product of a particular manufacturer is required by Buyer.

            (h) Seller shall comply with and give notices required by laws,
ordinances, rules, regulations and lawful orders of public authorities relating
to the construction of the Building. Seller represents that it has complete
familiarity with all applicable laws, ordinances, rules, regulations and orders
of any public authority or official thereof having bearing on the construction
of the Building.

            (i) Upon completion of construction, Seller shall remove from the
site waste materials, rubbish, Seller's tools, construction equipment, machinery
and surplus materials. In addition, Seller shall perform the following final
cleaning for all trades at completion of construction to be performed by Seller
(including its contractors and subcontractors):

                  (i)   remove temporary protection;

                  (i)   remove marks, stains, fingerprints and other soil or
                        dirt from painted, decorated

                                                                     /s/ BH

                                       3
<PAGE>

                        and natural finish woodwork and other work;

                  (i)   remove spots, mortar, plaster, soil and paint from
                        ceramic tile, marble and other finished materials and
                        wash or wipe clean;

                  (i)   clean fixtures, cabinet work and equipment, removing
                        stains, paint, dirt and dust and leave in undamaged, new
                        condition;

                  (i)   clean aluminum in accordance with recommendations of the
                        manufacturer; and

                  (i)   clean resilient floors thoroughly with a well rinsed mop
                        containing only enough moisture to clean off any surface
                        dirt or dust and buff dry by machine to bring the
                        surfaces to sheen.

When the Building is turned over to Buyer, it shall be thoroughly clean and
ready for immediate occupancy.

            (j) Seller shall achieve substantial completion of the project
contemplated hereby as expeditiously as possible, and in any event on or before
April 1, 2000, subject to delays caused by weather, Acts of God and similar
events beyond Seller's control. Time is of the essence. The date of substantial
completion shall be deemed to have occurred when the Building is fully
constructed in accordance with the requirements of the Purchase Agreement, and
any approved modifications thereof, all final inspections by city and other
officials having jurisdiction have been satisfactorily completed as shown in
writing by such officials and all remaining work shall consist only of punchlist
items which can be completed within thirty days and will not cause any
interference with Buyer's use and occupancy of the Property.

            (k) At such time as Buyer acquires title to the Property in
accordance with the requirements of the Purchase Agreement, Seller shall deliver
to Buyer certified copies of all construction documents, including, without
limitation, all drawings, specifications, surveys (including an as-built survey
which Seller will obtain) and the like, prepared or furnished by Seller or
Seller's design professionals and consultants. Buyer may use such documents for
future work on the Property.

                                                                     /s/ BH

                                       4
<PAGE>

            (l) Seller shall be responsible to Buyer for acts and omissions of
Seller's employees and the employees of all contractors and subcontractors in
connection with the transactions contemplated by the Purchase Agreement.

            (m) All work described herein or required hereby shall be executed
in a neat, skillful, workmanlike manner in accordance with the best recognized
trade practices.

            (n) In all cases in which a manufacturer's name, trade-name or other
proprietary designation is used in connection with materials or articles to be
furnished under the Purchase Agreement, unless the phrase "or equal" is used
after such name, Seller shall furnish the product of the named manufacturer(s)
without substitution, unless a written request for a substitute has been
submitted by Seller and approved in writing by Buyer.

            (o) If Seller proposes to use a material which, while suitable for
the intended use, deviates in any way from the detailed requirements of the
Purchase Agreement, Seller shall inform Buyer of the nature of such deviation at
the time the material is submitted for approval. No such deviation shall be
deemed approved by Buyer unless such approval is in writing.

            (p) Seller shall effect the construction of the Building at its own
expense. Buyer's only financial responsibility prior to acquiring the Property
pursuant to the terms and conditions of the Purchase Agreement shall be to make
the Deposits required hereby. At the time of the Closing, Seller shall warrant
to Buyer that the Property is and shall be free and clear of all liens, claims,
security interests or encumbrances in favor of Seller or any other person or
entity performing construction at the site or furnishing materials or equipment
relating to such construction. In the event a lien is filed or claimed against
the Property by any contractor, subcontractor, architect, engineer, laborer or
supplier of materials, and the Title Company will not issue an endorsement to
Buyer's title insurance policy affirmatively insuring against such liens, Seller
agrees immediately to bond such lien or to cause such lien to be discharged. If
Seller shall fail to do so, Buyer may, at its option, and at the expense of
Seller, bond such lien or cause it to be discharged. Any payments by Buyer in
this regard shall be deducted from the balance of the purchase price.

                                                                     /s/ BH

                                       5
<PAGE>

            (q) Seller shall maintain such insurance against such risks as are
usually insured against in the same general area and by companies engaged in the
same or similar business, including, by way of illustration, and not limitation,
builder's risk, fire, extended coverage, personal and property liability,
worker's compensation insurance and any other insurance that Buyer may
reasonably request. Certificates of such insurance acceptable to Buyer shall be
delivered to Buyer immediately upon execution hereof. Insofar as property and
builder's risk insurance on the Property is concerned, Buyer shall be listed as
a mortgagee and loss payee, as its interests may appear. The property insurance
on the Property shall be an all-risk policy form and shall insure against the
perils of fire and extended coverage and physical loss or damage, including,
without limitation, theft, vandalism, malicious mischief, collapse, false work,
temporary buildings and debris removal, including demolition occasioned by
enforcement of any applicable legal requirements, and shall cover reasonable
compensation for the services and expenses of such professionals required as a
result of such insured loss.

            (r) Should Buyer at any time during the progress of the work,
request of Seller any modifications, alterations or deviations in, additions to
or omissions from the Approved Plans, it shall be at liberty to do so, and
Seller shall cause the same to be completed. No such alterations, deviations or
additions shall be made except upon Buyer's written request and approval, which
must be signed by Buyer. The only person authorized to order extra work in
behalf of Buyer is Barclay Hope or other individual designated in writing by
Buyer. Any such changes shall be on a time and material basis plus 18.75%, which
percentage represents Seller's general conditions, insurance, overhead and fee.

            (s) Seller shall promptly correct work rejected by Buyer or known by
Seller to be defective or failing to conform to the requirements of the Purchase
Agreement, whether observed before or after substantial completion, and whether
or not fabricated, installed or completed. Seller shall bear the costs of
correcting such rejected work, including additional testing and inspections, and
any loss or damage to Buyer resulting from such defect or failure. This
obligation shall survive termination of the Purchase Agreement.

            (t) If, within one year following substantial completion or, after
the date for commencement of warranties established by written agreement between
Buyer and Seller, or by

                                                                     /s/ BH

                                       6
<PAGE>

terms of an applicable special warranty required hereby, any of the work is
found not to be in accordance with the requirements of the Purchase Agreement,
Seller shall correct it promptly after receipt of written notice from Buyer to
do so unless Buyer has previously given Seller a written acceptance of such
condition. Any guarantee against defects and materials and workmanship performed
hereunder shall not apply to loss, damage or destruction from the types of
perils covered by the standard form of all-risk property insurance nor against
uninsured casualties such as, without limitation, flood and earthquake. The
provisions of this Section 3(t) shall survive the Closing.

            (u) It is understood and agreed that the Purchase Price represents a
"guaranteed maximum price"; provided, however, included within the Purchase
Price are certain allowances for, among other things, glass and other tenant
improvements. Unless additional work is requested by Buyer which would exceed
the allowance provided, Seller hereby represents that it reasonably believes,
but does not guarantee, that such allowances are sufficient for their intended
purpose.

            (v) Seller shall permit Buyer, its representatives, employees,
agents and the construction consultants, to enter upon the Property at all
reasonable times, to inspect the construction of the Building and all materials
to be used in the construction thereof and to examine all detailed plans and
shop drawings which are or may be kept at the construction site. The exercise by
Buyer or any representative of buyer of such inspection right shall not
constitute approval of Seller's work or the waiver by Buyer of any right on
account of defective or improper work.

      4. Indemnification. To the fullest extent permitted by law, Seller shall
indemnify and hold Buyer harmless from and against all claims, damages, losses
and expenses, including without limitation, attorney's fees, arising out of or
resulting from performance of the work, provided that such claim, damage, loss
or expenses are attributable to bodily injury, sickness, disease or death, or to
injury to or destruction of tangible property, including loss of use resulting
therefrom, but only to the extent caused in whole or in part by the negligent
acts or omissions of Seller, any subcontractor, any design professional, anyone
directly or indirectly employed by them or any one for whose acts they may be
liable, regardless of whether or not such claim, damage, loss or expense is
caused in part by a party indemnified hereunder.

                                                                     /s/ BH

                                        7
<PAGE>

                                   EXHIBIT "B"
                           UNITED NATURAL FOODS, INC.
                                  June 30, 1999

QUALIFICATIONS AND SPECIFICATIONS FOR UNITED NATURAL FOODS, INC. BUILD TO SUIT
PROJECT.

PROFESSIONAL DESIGN SERVICES

The services to be provided under this contract for the complete design and
construction shall include those of:

1) Site Layout Design
2) Interior Space Planning Design
3) Architectural Design
4) Structural Design
5) Civil Engineering
6) Soils Engineering

The design, engineering, permitting, and construction of the following trades
will be done directly by the subcontractors. Those categories are as follows:

1) Electrical
2) Plumbing
3) Heating, Ventilation, & Air Conditioning (HVAC)
4) Fire Protection

The municipal fees that have been included in this agreement are as follows:

1) Plan Check
2) Sewer & Water
3) Utility Meter Fees
4) School Fees
5) Building Permit
6) Plan check and permit fees for the design-build trades listed above

Any fee increases or code changes placed in effect by the governing agencies
after December 31, 1999 are specifically excluded from this contract.

                                                                     /s/ BH

<PAGE>

The project, referred to as UNITED NATURAL FOODS, shall be in accordance with
the following specifications:

SITE:

The site for which this project is to be located is approximately 65,608 square
feet.

1) Grading for a dock high building and all site work as required by the
   soils engineering report.

2) Parking lot shall be asphalt, three inches thick, over compacted native
   soil with striping per code. The existing parking structure will be
   crushed on site and all base will be mixed and compacted with the existing
   soil. A concrete truck apron, 6 inches thick with reinforcing steel is
   designed for the dock loading area, extending to the recycling area.

3) One 30" high concrete site wall as required by the City of Vernon
   separating parking lot from sidewalk.

4) One trash enclosure, concrete with steel corrugated gates.

BUILDING SHELL, CORE, AND TENANT IMPROVEMENT

1) This building is considered to be 4ft. high dock high structure, which makes
   the finished, floor approximately 5 inches above the foundation. The
   building shall be a total of approximately 35,000 square feet with a first
   floor of 33,000 square feet and a second floor mezzanine of approximately
   2,000 square feet. The square footage shall be calculated using the exterior
   building dimension of each floor area.

2) The building walls of this project shall be constructed on site, pre-cast
   concrete tilt-up panels. Maximum height of the concrete walls to be 38 feet
   from the top of the foundation to the top of the wall.

3) The first floor shall be 5 inch thick concrete slab with reinforcing per
   code. The second floor will be engineered for 125 lb. per square foot and
   shall be constructed with wood or steel and wood, with plywood and 3 inches
   of concrete. Dynamic Builders and the structural engineer will make the
   final determination of how the mezzanine will be constructed.

4) The minimum height between finished first floor and the bottom of the second
   floor structure shall be 11 feet. The clear height between second floor and
   bottom of roof structure to be 11 feet. The minimum clear height between the
   finished first floor and the bottom of the roof structure shall be 24 feet.

5) There shall be three single 3 foot by 7 foot 18 gauge steel exit doors and
   frames with three ball bearing N.R.P. hinges, Schlage L-9453 lever action
   lock set, Norton closer, smoke seal, threshold, sweep with rain drip and
   lock guard. Additional doors required be Owner's cold storage plan or
   racking are at Owner's expense.

6) Allowance of $14,875.00 for all interior and exterior glass. Unless
   otherwise specifically requested by Owner, Contractor shall use Solarcool
   Gray Reflective Glazing for all exterior glass.

                                                                     /s/ BH
<PAGE>

7) The roof shall be a panelized roof system, or equal, engineered to support
   roof mounted refrigeration equipment. Sheathing shall be minimum 1/2 inch
   plywood or O.S.B. board with exterior glue laminated beams, or equal.

8) Roofing shall be three ply or equal: one layer 25 pound fiberglass, and one
   layer of 11 pound fiberglass, flood coated with hot tar capped with a 72
   pound fiberglass cap sheet. Three inch felt cant material shall be installed
   at all points where roof intersects walls and at all raised platforms. The
   roof shall carry a 10 year warranty from Contractor and Sub-Contractor,
   fully assignable to Buyer.

9) A fire sprinkler system at the roof shall be designed to store class 1-4
   commodities up to 20 feet in standard single or double rows with 8-foot
   isles. All office areas shall have chrome semi recessed heads. (This system
   will not be suitable to any type of flammable materials).

10) ELECTRICAL

      A) Service: One 1,200 Amp, 277/480v, three-phase service with one
         meter.
      B) HVAC outlets to be located on the roof per code.
      C) Connection to the roof-top mounted air conditioning units.
      D) One 240 Volt 35 Amp water heater circuit
      E) Fifty four warehouses low temperature, high bay 400 watt metal
         halide lights with hook, cord, and plug.
      F) Exterior lighting shall consist of six, 400 watt halide wall packs,
         Hubble # PVLO175 or equal, photo-cell type.
      G) Four entry down lights.
      H) Exit lights and signs per code

11) PLUMBING

      A) Four inch sewer line to the building
      B) All copper water lines.
      C) Allowance of $10,000.00 for floor drains in the warehouse area.

12) INTERIOR IMPROVEMENTS

An allowance of $115,000.00 for a total of 4,000 square feet. This allowance
shall be put towards these and any other tenant improvements.

A) Drywall partitions
B) Interior doors, jambs and hardware
C) Interior glazing
D) Acoustical or drywall ceilings
E) Interior lighting
F) Electrical distribution, switches outlets and telephone boxes and conduits.
G) HVAC units and distribution with programmable thermostats.
H) Fire sprinkler distribution from mains and laterals
I) Interior painting
J) Plumbing

                                                                     /s/ BH
<PAGE>

K) Floor coverings
L) Cabinetry

13) FLOORS.

      A) Warehouse floors shall be scrubbed, sanded and sealed with Ashford
         formula.

14) VENTILATION

      A) Twenty nine sixteen inch round rotary vents.
      B) Skylights or smoke hatches as required per code.

15) PAINTING AND WATERPROOFING

      A) One coat of flat vinyl paint over primer on exterior walls of the
         building, truckwell walls.

16) MISCELLANEOUS

      A) One 12ft. X 14ft. and ten 8ft. X lOft. 24 gauge flat type steel
         slat, prime white finish, bottom weather strip, chain operation with
         slide bolt locking at each jamb (pad locks by owners) roll-up. door.
      B) For each dock high door, a total of ten (10) doors, there shall be
         one (1) each Rite-Hite Mechanical dock levelers, 6'x8', 20,000 lb.
         capacity with 16" lip and integral bumpers, one (1) each Rite-Hite
         mechanical Dok-Lok, one (1) each Frommelt Dock Seal and one (1) each
         electrical for dock seal lights.
      C) Any required fire alarm monitoring systems shall be provided.
         (Monthly service is considered to be a utility and shall be paid for
         by the owner)
      D) Roof structure in the warehouse shall have a foil cap sheet covering
         the underneath side.
      E) Twenty 1O"x12"x4" thick rubber dock bumpers shall be attached to the
         building wall for protection.
      F) Sheet draftstops as required by code.
      G) Street site wall, approximately 30" high, as required by the city
         code. Wall shall be painted a coordinating color to the building.
      H) Four inch round pipe bollards to protect the electrical switch gear,
         fire sprinkler equipment, where required by code and ten inch round
         pipe bollards at the property entrance per code. Additional pipe
         bollard, 4" diameter, galvanized steel, 36" tall imbedded in the
         floor may be added by Owner at a unit cost of $295.00 each.

17) EXCLUSIONS

      A) Permanent signage on building
      B) In rack fire sprinklers, ESFR system or pendant heads
      C) Cooler or freezer boxes, refrigeration equipment, insulated doors or
         any work related to the cold storage requirements of the Buyer.
      D) Warehouse electrical outlets.

                                                                     /s/ BH
<PAGE>

      E) Painting of the interior warehouse walls
      F) Any special or related requirements for the owners business
      G) Utility fees or related costs
      H) Telephone systems or wiring for a system
      I) Any items not specifically mentioned in the above scope of
         qualifications

                                                                     /s/ BH
<PAGE>

                                                                 REVISED 6/30/99

                                 FIRST AMENDMENT
                                       TO
                      STANDARD OFFER, AGREEMENT AND ESCROW
                    INSTRUCTIONS FOR PURCHASE OF REAL ESTATE

      FIRST AMENDMENT ("this Amendment") made as of June 30, 1999 between
DYNAMIC BUILDERS, INC., a California corporation ("Seller") and UNITED NATURAL
FOODS, INC., a Delaware corporation ("Buyer")

                                    RECITALS

      Buyer and Seller have entered into a certain Standard Offer, Agreement and
Escrow Instructions for Purchase of Real Estate dated as of June 30, 1999 (the
"Purchase Agreement"). Seller and Buyer wish to amend the Purchase Agreement in
certain respects.

      THEREFORE, in consideration of the Agreements contained herein and for
other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, the parties agree as follows:

      1. Defined Terms. Capitalized terms used in this Amendment and defined in
the Purchase Agreement shall have the meaning so provided unless the context
otherwise expressly requires.

      2. Deletions. Sections 2.3, 3.2, 4.1, 8.10, 9.1(h), 9.1(k), 9.1(1), 9.4,
12.2, 12.3, and 21 of the Purchase Agreement are hereby deleted in their
entirety.

      3. Broker. Notwithstanding anything to the contrary contained in the
Purchase Agreement, Seller shall be solely responsible for the payment of any
fee, commission or other amount payable to the Brokers.

      4. Inspections. Notwithstanding anything to the contrary contained in the
Purchase Agreement, no inspection by Buyer pursuant to the provisions of the
Purchase Agreement shall limit or constitute a waiver of any representation,
warranty or agreement of Seller contained in the Purchase Agreement or in this
Amendment.

                                                                     /s/ BH
<PAGE>

      5. Title Insurance. Buyer's obligations under the Purchase Agreement are
subject to receipt at Closing of a standard ALTA owner's title insurance policy
with extended coverage (the "Title Policy") insuring title to the Property in
the amount of the Purchase Price, subject only to matters set forth in the Title
Commitment, and shall include affirmative endorsements insuring against
mechanics or materialmen's liens and insuring rights under all easements for the
benefit of the Property and shall include such other endorsements as Buyer may
reasonably request, including compliance with subdivision act map endorsement,
zoning and survey. Buyer shall pay any additional premium attributable to such
form of policy, except mechanic's liens, coverage which shall be provided at
Seller's expense. The Title Commitment shall be issued by the Title Company or
other nationally recognized title insurance company reasonably acceptable to
Buyer.

      6. Survey. Seller agrees that Seller, at its cost, will deliver to Buyer
as soon as reasonably practicable following the date hereof a survey of the
Property complying with the provisions of Section 9.1(g) of the Purchase
Agreement. Concurrently with the Closing, Seller shall deliver to Buyer an
updated as built survey showing the location of all improvements included in the
Property and all easements.

      7. Disapproved Items. Notwithstanding the provisions of Section 9.3 of the
Purchase Agreement, except with respect to so-called "punchlist" items which
will not interfere with Buyer's use of the Property as provided in Attachment A
to the Purchase Agreement, Seller's election, as provided therein, may be made
only with the approval of Buyer, which shall not be unreasonably withheld.

      8. Representations by Seller. Section 12 of the Purchase Agreement is
amended by adding the following additional representations:

      (a) The Property and all improvements constructed thereon by Seller now
comply and will, upon conveyance to Buyer, comply with applicable zoning,
building and similar laws, regulations and ordinances;

      (b) There are no condemnation or similar proceedings pending or, to the
knowledge of Seller threatened, with respect to the Property or any other
property adjacent thereto necessary for ingress and egress, parking or other
uses in conjunction with the Property, except a proposed highway dedication of
five

                                                                     /s/ BH

                                       2
<PAGE>

(5) feet along Vernon Avenue, which property is not included in the Property;
and

      (c) There are no options, licenses or other rights or agreement of any
kind relating to the use, occupancy or purchase of the property.

      9. Amendment to Representations. Section 12.1(h) is hereby amended by
deleting the words "Seller has no knowledge of any" and substituting "there are
no", as of the date of this agreement.

      10. Liquidated Damages; Default. The parties agree that it would be
impracticable or extremely difficult to fix, prior to signing this Agreement,
the actual damages which would be suffered by Seller if Buyer fails to perform
its obligations under this Agreement. Therefore, if, after the satisfaction or
waiver of all contingencies provided for the Buyer's benefit, Buyer breaches
this Agreement, Seller shall be entitled to liquidated damages in the amount of
all deposits then paid pursuant to Attachment A to the Purchase Agreement,
subject to the other provisions of this Section 10. Seller's retention of such
deposits shall constitute Seller's sole remedy, at law or in equity, on account
of Buyer's breach of the Purchase Agreement. Notwithstanding anything to the
contrary contained in the Purchase Agreement, in the event of default by Seller,
the Deposit shall be immediately returned to Buyer, and Buyer may pursue any and
all other remedies arising by reason of such default or breach.

      11. Security; Guaranty. At the request of Buyer, Seller shall execute and
deliver to the escrow holder a Promissory Note and Second Deed of Trust in the
forms attached hereto as Exhibits A and B respectively, which Second Deed of
Trust shall be held in escrow by Escrow Holder and recorded by Escrow Holder
upon notice by Buyer of default by Seller in the payment or performance of any
obligation under the Purchase Agreement. Concurrently with the delivery of this
Amendment, Seller shall deliver to Buyer the joint and several guaranty of Ramon
Bonin and Blaise Bonin("Guarantors") in form and substance satisfactory to
Buyer, under which Guarantors shall guarantee all of the obligations of Seller
under the Purchase Agreement.

      12. Interpretation. To the extent of any inconsistency between the terms
and conditions of this Amendment and the Purchase Agreement, the terms and
conditions set forth in this Amendment shall control.

                                                                     /s/ BH

                                       3
<PAGE>

        13. Close of Escrow. Close of Escrow shall take place within five (5)
business days after Seller has substantially completed all work as provided in
Section 3(j) of Attachment A to the Purchase Agreement; provided that in the
event all improvements required to be completed by Seller have not been
completed, the Closing shall not take place unless (a) the remaining work
consists of minor items which, alone or together, will not interfere with the
Buyer's use of the Property and (b) Buyer and Seller have entered into an
agreement acceptable to Buyer providing for the completion of such remaining
work and the withholding of an amount equal to 125% of the anticipated cost
thereof until completion. Close of Escrow is expected to occur in accordance
with a schedule to be executed by both parties and to become an addendum to this
Agreement. Delays caused by Acts of God or municipal delays, which are
unforeseen, shall be considered permitted delays and shall extend the Escrow
Period by an equivalent period. Delays caused by Buyer or Buyer's agent or
representative shall result in an equivalent delay in the closing date. Delays
cause by Buyer which exceed thirty (30) days aggregate shall result in an
adjustment to the purchase price for financing costs incurred by Seller.

      14. Financing Provisions.

            (a) It is Buyer's understanding that Seller will be financing the
construction of the Building with an institutional or other lender. Seller
agrees that the Property shall stand as collateral solely for the financing
obtained by Seller to acquire the Property to be sold to Buyer and to construct
the Building and for no other indebtedness of Seller to any lender. Seller shall
provide Buyer with a certificate from its lender (or lenders if there are more
than one) (collectively, the "Lender") confirming that the Property will not
secure any other debt of Seller to such Lender other than the financing obtained
for purposes of purchasing the Property and constructing the Building. Seller
further agrees, and such certification of the Lender shall so state, that the
aggregate indebtedness of Seller to the Lender shall not exceed the Purchase
Price less all deposits required to be paid by Buyer to Seller.

            (b) Seller shall not create, incur, make, assume or suffer to exist
any assignment, mortgage, pledge, lien, charge, security interest or other
encumbrance of any nature whatsoever on the Property other than in favor of the
Lender or Buyer.

                                                                     /s/ BH

                                       4
<PAGE>

            (c) Seller shall deliver to Buyer copies of all requisitions and
other construction loan reports submitted to the Lender concurrently with
delivery to the Lender.

      15. Off Site Work. The Purchase Price includes the amount of $40,000
representing the estimated share of the cost of street widening, utility
installation, replacement or relocation of sidewalks, curbing or gutters and
similar work which may be required by the City of Vernon to be performed outside
the Property ("Off Site Work"). Seller shall assist Buyer in providing
necessary information required to apply for and obtain such loans or grants for
reimbursement of the cost of Off Site Work ("Guaranteed Reimbursement") for
which Buyer or the Property qualifies. The entire amount of any Guaranteed
Reimbursement shall be paid to Buyer. In the event Off Site Work is performed
by the City of Vernon and the City of Vernon invoices Seller prior to the
Closing directly for its portion of the Off Site Work (the "Direct Payment
Amount"), the Purchase Price shall be reduced by (a) $40,000 minus (b) the
Direct Payment Amount. In the event the City of Vernon performs the Off Site
Work and has not invoiced Seller or Buyer prior to the Closing for the Direct
Payment Amount, Buyer shall be solely responsible for the payment thereof, and
the Purchase Price shall be reduced by $40,000.

      16. Fire Easement. The City of Vernon may, at its sole discretion, require
portions of the vehicle maneuvering area of the subject property be designated
as a fire easement for purposes of accessing facilities on the property as well
as adjoining properties. Said fire easements will not affect the parking or
loading area of the subject property.

      17. Potential Property Easements: Seller and Buyer hereby agree and
acknowledge the following:

            (a) There currently exists, in the City of Vernon, a moratorium on
the subdivision or adjustment of parcels and lots of land. Said moratorium is
currently in effect until such time as the City of Vernon completes its land
planning revision and elects to lift the moratorium.

            (b) The subject property is currently two (2) complete parcels with
portions of two (2) other "adjoining parcels" of land in the parking lot area
and along the eastern boundary of the subject property. The total is
approximately 65,600 square feet. The portions of the "adjoining parcels"
required to construct the Building are (i) in the parking lot

                                                                     /s/ BH

                                       5
<PAGE>

area, on the south side of the Property, and (ii) an approximately six-foot
strip along the eastern boundary of the Property (collectively, the "Easement
Areas")

            (c) The remaining portion of the "adjoining parcels" will be sold to
another building on a group of adjacent parcels.

            (d) It is anticipated, but not guaranteed, that upon the lifting of
the moratorium, the City of Vernon will allow lot line adjustments which will
adjust the parcels to move the "Easement Areas" into the complete parcels on the
subject property. Should said lot line adjustments be allowed, Seller will
complete the lot line adjustments at Seller's expense.

            (e) Should the lot line adjustments be delayed or possibly not
allowed by the City of Vernon, prior to the Closing, Seller, at its expense,
shall grant to Buyer perpetual easements in favor of Buyer, such easements to be
in form and substance satisfactory to Buyer, and insurable by the Title Company.
In addition, Seller shall execute and deliver, or cause to be executed and
delivered, at the close of escrow, in recordable form, options to acquire the
Easement Areas for $10 as and when permitted by the City of Vernon.

            (f) Seller represents and warrants that such easements will not
cause the Property to be in violation of any applicable building, zoning or
similar law, code or ordinance of regulation.

      18. Environmental Condition. Notwithstanding the provisions of Section
12.1(c) of the Purchase Agreement, Seller acknowledges that asbestos may be
located on the Property. Seller shall remove the same prior to commencement of
construction of Buyer's improvements at Seller's sole cost and expense and in
accordance with applicable laws and ordinances.

      19. Removal of Existing Improvements. All improvements now located on the
Property shall be demolished and removed by Seller prior to commencement of
Buyer's improvements, at Seller's sole cost and expense and in accordance with
applicable laws and ordinances.

      20. Ratification. The Purchase Agreement, as amended by the terms of this
Amendment, is ratified and confirmed. All references to the Purchase Agreement
shall mean the Purchase Agreement and all Attachments thereto as amended by this
Amendment.

                                                                     /s/ BH

                                       6
<PAGE>

      IN WITNESS WHEREOF, Seller and Buyer have executed this Amendment as of
the date written above.

                                        DYNAMIC BUILDERS, INC.

      By:
         ---------------------------

                                        UNITED NATURAL FOODS, INC.

      By: /s/ Barclay Hope
         ---------------------------

                                                                     /s/ BH

                                       7
<PAGE>

                                                              September 29, 1999

            SECOND AMENDMENT TO THAT CERTAIN STANDARD
            OFFER, AGREEMENT AND ESCROW INSTRUCTIONS FOR
            PURCHASE OF REAL ESTATE DATED JUNE 10, 1999
            BETWEEN UNITED NATURAL FOODS, INC. AS BUYER AND
            DYNAMIC BUILDERS, INC. AS SELLER

This Amendment to the Purchase Agreement between the parties, when executed,
shall become part of the Purchase Agreement between the parties. All conditions
and requirements of the Purchase Agreement shall remain in full force and
effect. Buyer and Seller hereby agree as follows:

1.    The purpose of this Amendment is to adjust the scope of work and cost of
      work under the original STANDARD OFFER, AGREEMENT AND ESCROW INSTRUCTIONS
      FOR REAL PROPERTY ("Agreement"). The proposed design of the building under
      the original Purchase and Sale has been substantially modified, resulting
      in the need for this Amendment.

2.    The changes to the proposed building covered by this Amendment are
      attached as Exhibit "C". The specifications shown in Exhibit "C" shall be
      used for the purpose of the Seller causing the completion of construction
      work in accordance with Exhibit "B" of the "Agreement" as well as causing
      the completion of construction work in accordance with Exhibit "C".

3.    In accordance the specifications in Exhibit "C", the Purchase Price is
      hereby amended to be $3,461,975.00, and increase of $865,475.00. Seller
      has increased its construction financing in accordance with this increase.

4.    Both parties acknowledge that the representative for United Natural Foods,
      Inc is Barclay Hope. Buyer shall provide Seller with a corporate
      resolution or equal demonstrating United Natural Foods, Inc. has
      authorized Barclay Hope's signature on all documents relating to this
      transaction, including this amendment, to be binding on behalf of United
      Natural Foods, Inc.

5.    All work has been budgeted in accordance with the attached Exhibit "D",
      Refrigeration and Cooler Box Budget. Those items which are allowances
      under this amendment are identified. All other such allowances under the
      original "Agreement" shall remain as allowances until such time as the
      shop drawings and building drawings are fully reconciled and bidding
      completed.

6.    Unless specifically modified by this Amendment, all other term and
      conditions of the "Agreement" shall remain in full force and effect.

AS DEMONSTRATED BELOW BY THEIR EXECUTION OF THIS AMENDMENT, BUYER AND SELLER
AGREE TO BE BOUND BY OF THE TERMS AND
<PAGE>

CONDITIONS OF THIS AMENDMENT AND THOSE OF THE "AGREEMENT" DATED JUNE 10, 1999.

Seller:                                Buyer:

DYNAMIC BUILDERS, INC.,                UNITED NATURAL FOODS, INC.
A California Corporation

By:                                    By: /s/ Barclay Hope
   ------------------------------          ---------------------------------

Its:                                   Its: General Manager/ALBERT'S WEST
    -----------------------------           --------------------------------

Date:                                  Date:  10/6/99
     ----------------------------           --------------------------------

<PAGE>

                                   EXHIBIT "C"

Cooler Boxes and Refrigeration Recap

Cooler Box Specifications:

A.    Building Size: 255'x130'x25' high
B.    (2) +34F rooms
      (1) +45F room
      (1) +58F room
C.    (3) interior partition walls
D.    (4) 12'x10' electrical horizontal sliding cooler doors
E.    (4) 12'x10' strip curtains
F.    (8) 10'x10' cased openings
G.    (8) 10'x10' strip curtains
H.    Insulated wall panels will consist of 5" polystyrene core panels at liner
      walls and and 6" polystyrene core panels at partition walls.
I.    Ceiling panels will consist of 6" polystyrene core through-out entire
      coolers. Panels will be hung from existing roof structure.
J.    All insulated panels will have a 26 gauge white stucco embossed finish.
      All trim to match and be silicone sealed.
K.    Disposal of all debris is included.
L.    Shop drawings and engineering on panels as included.

The above specifications are the basis for the Second Amendment to the
"Agreement" between United Natural Foods, Inc. as Buyer and Dynamic Builders,
Inc. as Seller dated June 10, 1999.

<PAGE>

                                                              September 29, 1999

            SECOND AMENDMENT TO THAT CERTAIN STANDARD
            OFFER, AGREEMENT AND ESCROW INSTRUCTIONS FOR
            PURCHASE OF REAL ESTATE DATED JUNE 10, 1999
            BETWEEN UNITED NATURAL FOODS, INC. AS BUYER AND
            DYNAMIC BUILDERS, INC. AS SELLER

This Amendment to the Purchase Agreement between the parties, when executed,
shall become part of the Purchase Agreement between the parties. All conditions
and requirements of the Purchase Agreement shall remain in full force and
effect. Buyer and Seller hereby agree as follows:

1.    The purpose of this Amendment is to adjust the scope of work and cost of
      work under the original STANDARD OFFER, AGREEMENT AND ESCROW INSTRUCTIONS
      FOR REAL PROPERTY ("Agreement"). The proposed design of the building under
      the original Purchase and Sale has been substantially modified, resulting
      in the need for this Amendment.

2.    The changes to the proposed building covered by this Amendment are
      attached as Exhibit "C". The specifications shown in Exhibit "C" shall be
      used for the purpose of the Seller causing the completion of construction
      work in accordance with Exhibit "B" of the "Agreement" as well as causing
      the completion of construction work in accordance with Exhibit "C".

3.    In accordance the specifications in Exhibit "C", the Purchase Price is
      hereby amended to be $3,461,975.00, and increase of $865,475.00. Seller
      has increased its construction financing in accordance with this increase.

4.    Both parties acknowledge that the representative for United Natural Foods,
      Inc is Barclay Hope. Buyer shall provide Seller with a corporate
      resolution or equal demonstrating United Natural Foods, Inc. has
      authorized Barclay Hope's signature on all documents relating to this
      transaction, including this amendment, to be binding on behalf of United
      Natural Foods, Inc.

5.    All work has been budgeted in accordance with the attached Exhibit "D",
      Refrigeration and Cooler Box Budget. Those items which are allowances
      under this amendment are identified. All other such allowances under the
      original "Agreement" shall remain as allowances until such time as the
      shop drawings and building drawings are fully reconciled and bidding
      completed.

6.    Unless specifically modified by this Amendment, all other term and
      conditions of the "Agreement" shall remain in full force and effect.

AS DEMONSTRATED BELOW BY THEIR EXECUTION OF THIS AMENDMENT, BUYER AND SELLER
AGREE TO BE BOUND BY OF THE TERMS AND

<PAGE>

CONDITIONS OF THIS AMENDMENT AND THOSE OF THE "AGREEMENT" DATED JUNE 10, 1999.

Seller:                                Buyer:

DYNAMIC BUILDERS, INC.,                UNITED NATURAL FOODS, INC.
A California Corporation

By:                                    By:
   ------------------------------          ---------------------------------

Its:                                   Its:
    -----------------------------           --------------------------------

Date:                                  Date:
     ----------------------------           --------------------------------

<PAGE>

                                   EXHIBIT "C"

Cooler Boxes and Refrigeration Recap

Cooler Box Specifications:

A.    Building Size: 255'x130'x25' high
B.    (2) +34F rooms
      (1) +45F room
      (1) +55F room
C.    (4) interior partition walls
D.    (4) 12'x10' electrical horizontal sliding cooler doors
E.    (4) 12'x10' strip curtains
F.    (8) 10'x10' cased openings
G.    (8) 10'x10' strip curtains
H.    Insulated wall panels will consist of 5" polystyrene core panels at liner
      walls and and 6" polystyrene core panels at partition walls.
I.    Ceiling panels will consist of 6" polystyrene core through-out entire
      coolers. Panels will be hung from existing roof structure.
J.    All insulated panels will have a 26 gauge white stucco embossed finish.
      All trim to match and be silicone sealed.
K.    Disposal of all debris is included.
L.    Shop drawings and engineering on panels as included.

The above specifications are the basis for the Second Amendment to the
"Agreement" between United Natural Foods, Inc. as Buyer and Dynamic Builders,
Inc. as Seller dated June 10, 1999.

<PAGE>

                                   EXHIBIT "C"

Cooler Boxes and Refrigeration Recap

Cooler Box Specifications:

A.    Building Size: 255'x130'x25' high
B.    (2) +34F rooms
      (1) +45F room
      (1) +55F room
C.    (4) interior partition walls
D.    (4) 12'x10' electrical horizontal sliding cooler doors
E.    (4) 12'x10' strip curtains
F.    (8) 10'x10' cased openings
G.    (8) 10'x10' strip curtains
H.    Insulated wall panels will consist of 5" polystyrene core panels at liner
      walls and and 6" polystyrene core panels at partition walls.
I.    Ceiling panels will consist of 6" polystyrene core through-out entire
      coolers. Panels will be hung from existing roof structure.
J.    All insulated panels will have a 26 gauge white stucco embossed finish.
      All trim to match and be silicone sealed.
K.    Disposal of all debris is included.
L.    Shop drawings and engineering on panels as included.

The above specifications are the basis for the Second Amendment to the
"Agreement" between United Natural Foods, Inc. as Buyer and Dynamic Builders,
Inc. as Seller dated June 10, 1999.

<PAGE>

                                   EXHIBIT "D"

Refrigeration and Cooler Box Budget

1.    Boxes                                               $226,707.00
2.    Refrigeration                                       $196,300.00

Additional Integration Costs
1.    Fees and Permits                                       $8693.00
2.    Blue Prints                                             $500.00
3.    Site Utilities/Misc                                    $2602.00
4.    Underground Concrete                                   $5380.00
5.    Plumbing                                             $72,000.00*
6.    Roof Structure/Cover                                 $22,806.00
7.    Electrical                                           $42,000.00*
8.    Sprinklers                                           $57,000.00*
9.    Sheet Metal (platform covers)                           $810.00
10.   Skylites                                               $1776.00
11.   Box Curbs (Concrete)                                 $32,500.00*
12.   Supervision                                            $9827.00
13.   Architect Integration/Struct. Eng.                   $10,000.00
      Sub-total                                           $687,299.00

Gen. Conditions/Overhead/Profit                           $128,868.00

Total Refrigeration/Box Budget                            $816,167.00
      Additional Transaction Costs                         $49,308.00**
Total Amendment to Purchase Agreement                     $865,475.00

o     *Still Allowances Pending final equipment specifications and City of
      Vernon Health Department Approval. Plumbing allowance includes clarifier.
o     **Includes construction loan interest/pts, costs of sale and escrow/title
      costs.

<PAGE>

[LETTERHEAD OF DYNAMIC BUILDERS]

September 8, 1999

Mr. Barclay Hope
General Manager
Albert's Organics
1330 East 6th Street
Los Angeles, California 90021

RE: Cold Storage and Banana Box Proposals.

Dear Barclay:

Dynamic Builders, Inc. has completed its analysis of the proposed cold storage
and banana box requirements for the new building on Vernon Avenue. We now have
hard bids from multiple contractors for insulated panels/ceilings/doors/etc. for
the boxes as well us the refrigeration units/coils/condensors.

It is important to note a design change for the boxes has been required by the
City of Vernon Health Department. If you recall, our original intention was to
put the insulation for the boxes on top of the roof structure as "overdeck
insulation", eliminating the drop ceiling. The Vernon Health Department is
requiring we now put a washable drop ceiling in all of the boxes. While not
providing specifics, we suspect, the temperatures of the boxes could allow for
additional processing in the future and this could be the driving reason for
this change.

This has triggered a couple of modifications to our roof structure as the
insulation and drop ceiling are now suspended from the roof structure instead of
on top. Included in this cold storage budget is the cost of that roof
modification, approximately $24,000.00 in hard cost.

For budget purposes, we have selected the lowest qualified bidder for the boxes,
banana boxes and refrigeration. We have incorporated these bids in the total.
However, we are including the additional plumbing, electrical and sprinkler
budgets as allowances. Once shop drawings for the refrigeration units and boxes
are complete, these trades will be aggressively re-bid to eliminate them as
allowances, making them fixed costs. Concrete curbs, foundations/trench drains,
miscellaneous sheet metal and 3 skylites are included. More detail is enclosed
in the attached summary.

<PAGE>

It is important to note that the overall budget includes miscellaneous costs for
permits and fees, architectural/engineering, general conditions, financing and
transaction costs.

Budget:

1.    Insulated Panels/doors/curtains, refrigeration units/coils/condensors,
      plumbing, electrical, sprinklers, roof modification.
          BUDGET: $865,475.00

2.    Banana boxes, electrical, plumbing, platforms, supports, covers.
          BUDGET: $320,700.00

Each of the above budgets includes the pro-rated costs of transaction and
financing. Should you elect to postpone the banana boxes, that's certainly
acceptable to us however, we would need to know soon enough to make adjustments
in our overall construction loan.

Depending on the scope of work authorized, we can provide you with the option of
either amending the purchase price through escrow or we can prepare a separate
contract for the approved scope between the parties. Should you decide to
install the banana boxes outside of our agreement. you are free to do so
provided you still make integration provisions.

Please review the attached details for information.

An adjustment to the purchase price as a modification to the Purchase and Sale
Agreement will be made upon your election to proceed. Should you have further
questions, please feel free to give me a call.

Sincerely,

/s/ Ken Jackson

Ken Jackson
Regional Marketing Director

<PAGE>

September 10,1999
Cooler Boxes and Refrigeration Recap

We have solicited 5 qualified bids on the Boxes etc. and have 4 qualified bids
on the refrigeration units and 1 unqualified on the entire package.

Cooler Box Specifications:

A.    Building Size: 255'x130'x25' high
B.    (2) +34F rooms
      (1) +45F room
      (1) +55F room
C.    (4) interior partition walls
D.    (4) 12'x10' electrical horizontal sliding cooler doors
E.    (4) 12'x10' strip curtains
F.    (8) 10'x10' cased openings
G.    (8) 10'x10' strip curtains
H.    Insulated wall panels will consist of 5" polystyrene core panels at liner
      walls and 6" polystyrene core panels at partition walls.
I.    Ceiling panels will consist of 6" polystyrene core through-out entire
      coolers. Panels will be hung from existing roof structure.
J.    All insulated panels will have a 26 gauge white stucco embossed finish.
      All trim to match and be silicone sealed.
K.    Disposal of all debris is included.
L     Shop drawings and engineering on panels as included.

The above specifications are the basis for the qualified bids. Each of the 5 box
bidders has included this list of specifications. The entire package bidder
failed to detail enough information in his bid to determine his scope of work.

Qualified Box Bidders

Hansen            DPS             Tri-Com          National       Hussmann
$277,371.00       $296,298.00     $226,707.00      $510,748.0     $282,170.00

Qualified Refrigeration Bidders

Commercial        Tri-Com         Woody's          Hussmann
$196,300.00       $243,577.00     $210,130.00      $211,400.00

Un-Qualified Package Bid

Thermal Industries
$483,233.00 (Specifications and references not adequate)

Comments:

We have extensive experience with Commercial Refrigeration and feel they are
very qualified for the project. Tri-Com is the selected qualified bidder on the
panels/etc. While we have no first hand experience with Tri-Com, they have
extensive experience and appear to be financially and professionally qualified.
We do have extensive experience with Hansen and Hussmann but believe Tri-Com to
be the most attractive bidder.

<PAGE>

Refrigeration and Cooler Box Budget
September 10, 1999

1.    Boxes (Tri-Com)                                     $226,707.00
2.    Refrigeration (Commercial Ref)                      $196,300.00

Additional Integration Costs

1.    Fees and Permits                                       $8693.00
2.    Blue Prints                                             $500.00
3.    Site Utilities/Misc                                    $2602.00
4.    Underground Concrete                                   $5380.00
5.    Plumbing                                             $72,000.00*
6.    Roof Structure/Cover                                 $22,806.00
7.    Electrical                                           $42,000.00*
8.    Sprinklers                                           $57,000.00*
9.    Sheet Metal (platform covers)                           $810.00
10.   Skylites                                               $1776.00
11.   Box Curbs (Concrete)                                 $32,500.00*
12.   Supervision                                            $9827.00
13.   Architect Integration/Struct. Eng.                   $10,000.00
      Sub-total                                           $687,299.00

Gen. Conditions/Overhead/Profit                           $128,868.00

Total Refrigeration/Box Budget                            $816,167.00
      Additional Transaction costs                         $49,308.00**
Total Amendment to Purchase Agreement                     $865,475.00

Banana Boxes

I.    Boxes                                               $231,256.00
2.    Electrical                                           $15,000.00*
3.    Plumbing connections                                   $6000.00
4.    Platforms                                              $1000.00
5.    Supports                                               $1000.00
6.    Covers                                                  $450.00
      Sub-Total                                           $254,704.00

Gen. Conditions/Overhead/Profit                            $47,757.00

Total Banana Box Budget                                   $302,463.00
      Additional Transaction Costs                         $18,237.00**
Total Amendment to Purchase Agreement                     $320,700.00

o     *Still Allowances Pending final equipment specifications and City of
      Vernon Health Department Approval. Plumbing allowance includes clarifier.
o     **Includes construction loan interest/pts, costs of sale and escrow/title
      costs.Exhibit 10-32

April 28, 2000

Albert's Organics, Inc.
32275 Peppertree Bend
San Juan Capistrano, California 92675

Attention: Kevin T. Michel, Vice President

RE:     Note Secured by Deed of Trust of even date herewith, in the Original
        Principal Sum of $1,948,000.00 and Note Secured by Deed of Trust of even
        date herewith, in the Original Principal Sum of $865,000.00,
        (collectively, the "Note") executed by Albert's Organics, Inc., a
        California corporation ("Borrower") in favor of City National Bank
        ("CNB"), which Note is secured by a Deed of Trust, Assignment of Rents,
        Security Agreement and Fixture Filing of even date herewith executed by
        Borrower, as Trustor, in favor of CNB, as Beneficiary, on that certain
        real property located at 3268 E. Vernon Avenue, Vernon, California 90058
        ("Property")

Dear Mr. Michel:

This is to confirm that CNB will extend the loan more completely described in
the enclosed Note, subject to the additional terms and conditions set forth
herein. Capitalized terms not defined in this letter have the meanings given
them in the Note. This letter is hereby incorporated into the Note (this letter
and the Note, collectively, the "Note").

The following shall constitute additional Events of Default under the Note:

Failure of Borrower and guarantor to furnish CNB, within the times specified,
the following statements:

Within one hundred twenty (120) days after the close of each fiscal year of
Borrower, the following reports and information, each in form acceptable to CNB
and certified by Borrower to be true and correct;

A copy of the annual financial statement of Borrower for such year, in form
acceptable to CNB and consisting of not less than an income statement, balance
sheet, reconciliation of net worth and statement of cash flows, with notes
thereto;

An annual report of operating income and expenses of the Property for such
fiscal year, if the Property is leased to an unrelated third party;

A current rent roll of the Property; and

Copies of all new leases and all amendments to existing leases entered into by
Borrower with respect to the Property since the end of the prior fiscal year.

Such additional information, reports and/or statements as CNB may, from time to
time, reasonably request;

Failure of Borrower and guarantor of this Note to furnish current financial
statements on CNB's form or in such other form acceptable to CNB, certified by
such guarantor to be true and correct, delivered within one hundred twenty (120)
days after Borrower's fiscal year end of each year. CNB agrees that financial
statements furnished in the form prepared by guarantor for Securities Exchange
Commission ("SEC") financial reporting will be acceptable.

Except for documents and instruments specifically referenced in this letter, the
Note or the Deed of Trust or executed in connection with the Note or the Deed of
Trust, this letter and the Note constitute the entire agreement of the parties
hereto and supersedes any prior or contemporaneous oral or written agreements,
understandings, representations, warranties and negotiations, if any, which are
merged into this letter and the Note. If you agree to accept the terms of this
letter and the Note, please sign the enclosed acknowledgement copy of this
letter, as well as the enclosed Note, and return them to me on or before May 10,
2000.

Sincerely,

"Lender"

City National Bank,
a national banking association

By:
     -------------------------------------
     Cindy L. Cindrich,
Its: Vice President

Accepted and Agreed this _____ day of _______________________, 19___.

"Borrower"

Albert's Organics, Inc., a California corporation
<PAGE>

By:
     -------------------------------------
     Kevin T. Michel, Vice President

Consent of Trustor:

"Trustor"

Albert's Organics, Inc., a California corporation

By:
     -------------------------------------
     Kevin T. Michel, Vice President
<PAGE>

DO NOT DESTROY THIS NOTE: When paid, this Note, with the Deed of Trust securing
same, must be surrendered to trustee under the Deed of Trust for cancellation
before reconveyance will be made.

NOTE SECURED BY DEED OF TRUST
(Installment - Interest (Fixed) Included)

Loan No. 65295
$865,000.00       Account No. 644053
9701 Wilshire Boulevard
Suite 600
Beverly Hills, California 90212
         April 28, 2000

On June 1, 2007, Albert's Organics, Inc., a California corporation ("Borrower")
promises to pay in immediately available funds to the order of City National
Bank, a national banking association ("CNB"), at its office set forth above, the
principal sum of Eight Hundred Sixty Five Thousand and No/100 Dollars
($865,000.00), or so much thereof as may be outstanding, with interest thereon
to be computed from the date of its disbursement at a rate computed on a basis
of a 360-day year, actual days elapsed, equal to 8.55% ("Interest Rate").

The first payment under this Note shall be for accrued interest only and shall
be due on June 1, 2000, with principal and interest together payable in
installments of Thirteen Thousand Seven Hundred Seventy Four and 33/100 Dollars
($13,774.33) each month commencing with the first day of July, 2000, and
continuing thereafter on the same day of each month until maturity, as above
stated, when all unpaid interest and principal shall be payable. The above
stated monthly payments of principal and interest will amortize the loan in
seven (7) years.

The occurrence of any of the following with respect to Borrower or any guarantor
of this Note or any general partner of Borrower or such guarantor, shall
constitute an "Event of Default" hereunder:

The failure to make any payment of principal or interest when due under this
Note;

The filing of a petition by or against any of such parties under any provisions
of the Bankruptcy Code;

The appointment of a receiver or an assignee for the benefit of creditors;

The commencement of dissolution or liquidation proceedings or the
disqualification of any such parties which is a corporation, partnership, joint
venture or any other type of entity;

The death or incapacity of any of such parties which is an individual;

The revocation of any guaranty, or any guaranty becomes unenforceable as to any
future advances under this Note;

Any financial statement provided by any of such parties to CNB is false or
misleading;

Any sale or transfer of all or a substantial or material party of the assets of
any of such parties other than in the ordinary course of business or other than
a transfer which is not an Accelerating Transfer as set forth in the Deed of
Trust securing this Note; or

Any violation, breach or default under any letter agreement, guaranty, security
agreement, deed of trust or any other contract or instrument executed in
connection with this Note or securing this Note.

Upon the occurrence of an Event of Default, CNB, at its option, may declare all
sums outstanding hereunder to be immediately due and payable without
presentment, demand, protest or notice of dishonor, all of which are hereby
expressly waived by Borrower. Borrower agrees to pay all costs and expenses,
including reasonable attorneys' fees, expended or incurred by CNB (or allocable
to CNB's in-house counsel) in connection with the enforcement of this Note or
the collection of any sums due hereunder and irrespective of whether suit is
filed. Upon the occurrence and during the continuance of an Event of Default,
the unpaid principal balance hereunder shall bear additional interest at a rate
of five percent (5.0%) per year higher than the interest rate as determined and
computed above.

Borrower shall pay to CNB a late charge of 6% or $5.00, whichever is greater, of
each and every monthly installment not received by CNB on or before the tenth
(10th) day after the installment is due.

Should Borrower (or any successor in interest to Borrower) without the prior
written consent of CNB, sell, transfer, mortgage, pledge, hypothecate, assign or
encumber his interest in the property (or any part thereof) which secured this
Note, whether voluntarily or involuntarily, then CNB may at its option declare
the whole sum of principal and interest (and all other sums secured by any Deed
of Trust taken as security for this Note) immediately due and payable. This
provision shall apply to each and every sale, transfer, mortgage, pledge,
hypothecation, assignment or encumbrance regardless whether or note CNB has
consented to, or waived, its right hereunder, whether by action or non-action,
in connection with any previous sale, transfer, mortgage, pledge, hypothecation,
assignment or encumbrance, whether one or more. An accelerated transfer shall
not include a sale, lease or other transfer to United Natural Foods, Inc., a
Delaware corporation, or any of its direct or indirect subsidiaries as long as
the net worth of the transferor is at least equal to the net worth of Borrower,
provided that no party shall be released from liability under the Loan
Documents, in connection with any such transfer.

Borrower shall have the right to prepay the principal of this Note, in whole or
in part, on the first day of a calendar month, which prepayment must be preceded
by not less than thirty (30) days prior written notice to CNB of Borrower's
intention to make such prepayment, the amount thereof, and the date upon which
such prepayment will be made, and there shall be paid to CNB concurrently with
such payment all then accrued interest and any and all other amounts then due
hereunder, TOGETHER WITH A PREPAYMENT CHARGE equal to the greater of:
<PAGE>

(1) One percent (1%) of the principal balance being prepaid; or

(2) An amount obtained by:

(a) first computing a "Future Value," which shall be equal to the product of:

(i) the excess, if any, expressed as a decimal, of (A) the Interest Rate at the
time of such prepayment, over (B) the Yield Rate, as that term is hereinafter
defined, multiplied by

(ii) the quotient obtained by dividing (a) the number of days after such
prepayment date through and including the Maturity Date by (b) 360, and
multiplied by

(iii) the amount of principal balance to be prepaid,

and then,

(b) determining the present value, as of the date of prepayment, of a future
payment in an amount equal to the Future Value paid on the Maturity Date,
discounted at a discount rate equal to the Yield Rate.

The Yield Rate, as used herein, shall be the yield to maturity of that U.S.
Treasury Bond or Note (as reported in the edition of the Wall Street Journal, or
similar publication which is dated on the fifth (5th) business day preceding the
proposed prepayment date), the due date of which is closest to (either before,
after or on) the Maturity Date of this Note. However, if the period between the
Maturity Date and the closest due date of the U.S. Treasury Bond or Note exceeds
six (6) months, the average of the yields to maturity of the two (2) U.S.
Treasury Bonds or Notes, with due dates next preceding and following the
Maturity Date, shall be used to compute such difference; and if there are two
(2) or more U.S. Treasury Bonds or Notes with the same due dates, that one whose
yield to maturity is closest to the Interest Rate shall be used to compute such
difference. The Yield Rate shall be rounded to the nearest one-hundredth of one
percent (0.01%).

Notwithstanding the above, Borrower shall have the right to prepay the principal
of this Note, in whole or in part, without any prepayment charge during the last
six (6) months of the loan term, provided payment is received, on the first
(1st) day of a calendar month, which prepayment must be preceded by not less
than thirty (30) days prior written notice to CNB of Borrower's intention to
make such prepayment, the amount thereof, and the date upon which such payment
will be made, and there shall be paid to CNB concurrently therewith, all then
accrued interest and any and all other amounts then due thereunder.

In the event that CNB declares all sums due hereunder immediately due and
payable upon the occurrence of an Event of Default, Borrower shall pay to CNB a
prepayment charge equal to the prepayment charge (calculated as set forth above)
which would be due hereunder if Borrower had exercised its right to prepay this
Note on and as of the date CNB declares such sums immediately due and payable.

BORROWER HEREBY WAIVES ANY RIGHT IT MAY HAVE TO PREPAY THIS NOTE, IN WHOLE OR IN
PART, WITHOUT PREMIUM OR CHARGE, UPON ACCELERATION OF THE MATURITY OF THIS NOTE
(WHETHER ARISING UNDER SECTION 2954.10 OF THE CALIFORNIA CIVIL CODE OR
OTHERWISE), AND BORROWER HEREBY AGREES TO PAY THE PREPAYMENT CHARGE SET FORTH
ABOVE, WHETHER ANY PREPAYMENT IS VOLUNTARY OR UPON OR FOLLOWING ANY ACCELERATION
OF THIS NOTE (INCLUDING, WITHOUT LIMITATION, ANY ACCELERATION FOLLOWING A
TRANSFER, MORTGAGE, PLEDGE, HYPOTHECATION, ASSIGNMENT OR ENCUMBRANCE OF THE
PROPERTY (OR ANY PART THEREOF) WHICH SECURES THIS NOTE). BORROWER HAS SEPARATELY
INITIALED THIS PROVISION IN THE SPACE PROVIDED BELOW AND DECLARES THAT CNB'S
AGREEMENT TO MAKE THE LOAN EVIDENCED HEREBY ON THE TERMS AND CONDITIONS HEREOF
CONSTITUTES ADEQUATE CONSIDERATION, OF INDIVIDUAL WEIGHT, FOR THIS WAIVER AND
AGREEMENT BY BORROWER.

      Borrower's initials:
                                  --------------------------------

Should this Note be signed by more than one person and/or firm and/or
corporation, all of the obligations herein contained shall be considered joint
and several obligations of each signer hereof.

IT IS A FURTHER CONDITION OF THIS NOTE THAT ANY DEFAULT IN THE OBSERVANCE,
PERFORMANCE OR DISCHARGE OF ANY CONDITION, COVENANT OR AGREEMENT CONTAINED IN
EITHER THIS NOTE OR NOTE NO. 65294 OF EVEN DATE HEREWITH, IN THE AMOUNT OF
$1,948,000.00, BOTH OF WHICH ARE EXECUTED BY BORROWER, SHALL, AT THE OPTION OF
CNB, ALSO CONSTITUTE A DEFAULT IN BOTH OF SAID NOTES.

"Borrower"

Albert's Organics, Inc., a California corporation

By:
     -------------------------------------
     Kevin T. Michel, Vice President
<PAGE>

DO NOT DESTROY THIS NOTE: When paid, this Note, with the Deed of Trust securing
same, must be surrendered to trustee under the Deed of Trust for cancellation
before reconveyance will be made.

NOTE SECURED BY DEED OF TRUST
(Installment - Interest (Fixed) Included)

Loan No. 65294
$1,948,000.00     Account No. 644053
9701 Wilshire Boulevard
Suite 600
Beverly Hills, California 90212
         April 28, 2000

On June 1, 2015, Albert's Organics, Inc., a California corporation ("Borrower")
promises to pay in immediately available funds to the order of City National
Bank, a national banking association ("CNB"), at its office set forth above, the
principal sum of One Million Nine Hundred Forty Eight Thousand and No/100
Dollars ($1,948,000.00), or so much thereof as may be outstanding, with interest
thereon to be computed from the date of its disbursement at a rate computed on a
basis of a 360-day year, actual days elapsed, equal to 8.60% ("Interest Rate").

The first payment under this Note shall be for accrued interest only and shall
be due on June 1, 2000, with principal and interest together payable in
installments of Nineteen Thousand Four Hundred Forty and 45/100 Dollars
($19,440.45) each month commencing with the first day of July, 2000, and
continuing thereafter on the same day of each month until maturity, as above
stated, when all unpaid interest and principal shall be payable. The above
stated monthly payments of principal and interest will amortize the loan in
fifteen (15) years.

The occurrence of any of the following with respect to Borrower or any guarantor
of this Note or any general partner of Borrower or such guarantor, shall
constitute an "Event of Default" hereunder:

The failure to make any payment of principal or interest when due under this
Note;

The filing of a petition by or against any of such parties under any provisions
of the Bankruptcy Code;

The appointment of a receiver or an assignee for the benefit of creditors;

The commencement of dissolution or liquidation proceedings or the
disqualification of any such parties which is a corporation, partnership, joint
venture or any other type of entity;

The death or incapacity of any of such parties which is an individual;

The revocation of any guaranty, or any guaranty becomes unenforceable as to any
future advances under this Note;

Any financial statement provided by any of such parties to CNB is false or
misleading;

Any sale or transfer of all or a substantial or material party of the assets of
any of such parties other than in the ordinary course of business or other than
a transfer which is not an Accelerating Transfer as set forth in the Deed of
Trust securing this Note; or

Any violation, breach or default under any letter agreement, guaranty, security
agreement, deed of trust or any other contract or instrument executed in
connection with this Note or securing this Note.

Upon the occurrence of an Event of Default, CNB, at its option, may declare all
sums outstanding hereunder to be immediately due and payable without
presentment, demand, protest or notice of dishonor, all of which are hereby
expressly waived by Borrower. Borrower agrees to pay all costs and expenses,
including reasonable attorneys' fees, expended or incurred by CNB (or allocable
to CNB's in-house counsel) in connection with the enforcement of this Note or
the collection of any sums due hereunder and irrespective of whether suit is
filed. Upon the occurrence and during the continuance of an Event of Default,
the unpaid principal balance hereunder shall bear additional interest at a rate
of five percent (5.0%) per year higher than the interest rate as determined and
computed above.

Borrower shall pay to CNB a late charge of 6% or $5.00, whichever is greater, of
each and every monthly installment not received by CNB on or before the tenth
(10th) day after the installment is due.

Should Borrower (or any successor in interest to Borrower) without the prior
written consent of CNB, sell, transfer, mortgage, pledge, hypothecate, assign or
encumber his interest in the property (or any part thereof) which secured this
Note, whether voluntarily or involuntarily, then CNB may at its option declare
the whole sum of principal and interest (and all other sums secured by any Deed
of Trust taken as security for this Note) immediately due and payable. This
provision shall apply to each and every sale, transfer, mortgage, pledge,
hypothecation, assignment or encumbrance regardless whether or note CNB has
consented to, or waived, its right hereunder, whether by action or non-action,
in connection with any previous sale, transfer, mortgage, pledge, hypothecation,
assignment or encumbrance, whether one or more. An accelerated transfer shall
not include a sale, lease or other transfer to United Natural Foods, Inc., a
Delaware corporation, or any of its direct or indirect subsidiaries as long as
the net worth of the transferor is at least equal to the net worth of Borrower,
provided that no party shall be released from liability under the Loan
Documents, in connection with any such transfer.

Borrower shall have the right to prepay the principal of this Note, in whole or
in part, on the first day of a calendar month, which prepayment must be preceded
by not less than thirty (30) days prior written notice to CNB of Borrower's
intention to make such prepayment, the amount thereof, and the date upon which
such prepayment will be made, and there shall be paid to CNB concurrently with
such payment all then accrued interest and any and all other amounts then due
hereunder, TOGETHER WITH A PREPAYMENT CHARGE equal to the greater of:
<PAGE>

(1) One percent (1%) of the principal balance being prepaid; or

(2) An amount obtained by:

(a) first computing a "Future Value," which shall be equal to the product of:

(i) the excess, if any, expressed as a decimal, of (A) the Interest Rate at the
time of such prepayment, over (B) the Yield Rate, as that term is hereinafter
defined, multiplied by

(ii) the quotient obtained by dividing (a) the number of days after such
prepayment date through and including the Maturity Date by (b) 360, and
multiplied by

(iii) the amount of principal balance to be prepaid,

and then,

(b) determining the present value, as of the date of prepayment, of a future
payment in an amount equal to the Future Value paid on the Maturity Date,
discounted at a discount rate equal to the Yield Rate.

The Yield Rate, as used herein, shall be the yield to maturity of that U.S.
Treasury Bond or Note (as reported in the edition of the Wall Street Journal, or
similar publication which is dated on the fifth (5th) business day preceding the
proposed prepayment date), the due date of which is closest to (either before,
after or on) the Maturity Date of this Note. However, if the period between the
Maturity Date and the closest due date of the U.S. Treasury Bond or Note exceeds
six (6) months, the average of the yields to maturity of the two (2) U.S.
Treasury Bonds or Notes, with due dates next preceding and following the
Maturity Date, shall be used to compute such difference; and if there are two
(2) or more U.S. Treasury Bonds or Notes with the same due dates, that one whose
yield to maturity is closest to the Interest Rate shall be used to compute such
difference. The Yield Rate shall be rounded to the nearest one-hundredth of one
percent (0.01%).

Notwithstanding the above, Borrower shall have the right to prepay the principal
of this Note, in whole or in part, without any prepayment charge during the last
six (6) months of the loan term, provided payment is received, on the first
(1st) day of a calendar month, which prepayment must be preceded by not less
than thirty (30) days prior written notice to CNB of Borrower's intention to
make such prepayment, the amount thereof, and the date upon which such payment
will be made, and there shall be paid to CNB concurrently therewith, all then
accrued interest and any and all other amounts then due thereunder.

In the event that CNB declares all sums due hereunder immediately due and
payable upon the occurrence of an Event of Default, Borrower shall pay to CNB a
prepayment charge equal to the prepayment charge (calculated as set forth above)
which would be due hereunder if Borrower had exercised its right to prepay this
Note on and as of the date CNB declares such sums immediately due and payable.

BORROWER HEREBY WAIVES ANY RIGHT IT MAY HAVE TO PREPAY THIS NOTE, IN WHOLE OR IN
PART, WITHOUT PREMIUM OR CHARGE, UPON ACCELERATION OF THE MATURITY OF THIS NOTE
(WHETHER ARISING UNDER SECTION 2954.10 OF THE CALIFORNIA CIVIL CODE OR
OTHERWISE), AND BORROWER HEREBY AGREES TO PAY THE PREPAYMENT CHARGE SET FORTH
ABOVE, WHETHER ANY PREPAYMENT IS VOLUNTARY OR UPON OR FOLLOWING ANY ACCELERATION
OF THIS NOTE (INCLUDING, WITHOUT LIMITATION, ANY ACCELERATION FOLLOWING A
TRANSFER, MORTGAGE, PLEDGE, HYPOTHECATION, ASSIGNMENT OR ENCUMBRANCE OF THE
PROPERTY (OR ANY PART THEREOF) WHICH SECURES THIS NOTE). BORROWER HAS SEPARATELY
INITIALED THIS PROVISION IN THE SPACE PROVIDED BELOW AND DECLARES THAT CNB'S
AGREEMENT TO MAKE THE LOAN EVIDENCED HEREBY ON THE TERMS AND CONDITIONS HEREOF
CONSTITUTES ADEQUATE CONSIDERATION, OF INDIVIDUAL WEIGHT, FOR THIS WAIVER AND
AGREEMENT BY BORROWER.

      Borrower's initials:
                                  --------------------------------

Should this Note be signed by more than one person and/or firm and/or
corporation, all of the obligations herein contained shall be considered joint
and several obligations of each signer hereof.

IT IS A FURTHER CONDITION OF THIS NOTE THAT ANY DEFAULT IN THE OBSERVANCE,
PERFORMANCE OR DISCHARGE OF ANY CONDITION, COVENANT OR AGREEMENT CONTAINED IN
EITHER THIS NOTE OR NOTE NO. 65295 OF EVEN DATE HEREWITH, IN THE AMOUNT OF
$865,000.00, BOTH OF WHICH ARE EXECUTED BY BORROWER, SHALL, AT THE OPTION OF
CNB, ALSO CONSTITUTE A DEFAULT IN BOTH OF SAID NOTES.

"Borrower"

Albert's Organics, Inc., a California corporation

By:
     -------------------------------------
     Kevin T. Michel, Vice President
<PAGE>

Recording Requested By
And When Recorded Mail To:

City National Bank
9701 Wilshire Boulevard, Suite 600
Beverly Hills, CA  90212

Attn:    Sylvain A. Elfassi
         Loan No. 65294 & 65295

======

DEED OF TRUST, ASSIGNMENT OF RENTS,
SECURITY AGREEMENT AND FIXTURE FILING
(Permanent)

This Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing
(this "Deed of Trust") is made this 28th day of April, 2000, between Albert's
Organics, Inc., a California corporation, herein called TRUSTOR, whose address
is 3268-3320 E. Vernon Avenue, Vernon, California 90058, Lawyers Title Company,
a California corporation, herein called TRUSTEE, and City National Bank, a
national banking association, 9701 Wilshire Boulevard, Suite 600, Beverly Hills,
California 90212, herein called BENEFICIARY.

Trustor IRREVOCABLY GRANTS, TRANSFERS, CONVEYS AND ASSIGNS to TRUSTEE IN TRUST,
WITH POWER OF SALE AND RIGHT OF ENTRY AND POSSESSION, that certain real property
in Los Angeles County, California (the "Property") and more particularly
described in Exhibit "A" attached hereto and by this reference incorporated
herein;

TOGETHER WITH all the reversionary estate, right, title and interest of Trustor
in and to all leases and other occupancy agreements affecting the Property or
any portion thereof now or hereafter existing or entered into, together with any
and all amendments, extensions and renewals thereof (the "Leases"), and any and
all guaranties of the obligations of lessees under the Leases and under any and
all amendments, extensions and renewals thereof, and all right, title and
interest of Trustor thereunder, including, without limitation, all cash or
security deposits, advance rentals, and deposits or payments of a similar
nature;

TOGETHER WITH an absolute assignment of all rents, income, receipts, revenues,
royalties, issues and profits and other benefits (collectively, the "Rents") now
due or which may become due or to which Trustor may now or shall hereafter
become entitled or may demand or claim, arising or issuing from or out of the
Leases, or from or out of the Trust Estate (as hereinafter defined) or any part
thereof, subject, however, to a license granted by Beneficiary to Trustor, as
hereinafter provided, to collect and receive all of the Rents;

TOGETHER WITH any and all buildings and improvements now or hereafter erected
thereon (the "Improvements"), and all materials intended for construction,
re-construction, alteration and repair of the Improvements, all of which
materials shall be deemed to be included within the Property immediately upon
the delivery thereof to the Property and including, but not limited to, the
fixtures, attachments, appliances, equipment, machinery, and other articles
attached to the Improvements (unless the context clearly indicates otherwise,
all references herein to the "Property" shall be deemed to include not only the
real property described in Exhibit "A" attached hereto but also the Improvements
and all easements and other real property rights and interests appurtenant to
the Property);

TOGETHER WITH all right, title and interest of Trustor in and to all options to
purchase or lease the Property or any portion thereof or interest therein;

TOGETHER WITH all right, title and interest of Trustor in and to all easements,
rights-of-way and rights used in connection therewith or as a means of access
thereto, and all tenements, hereditaments and appurtenances thereof and thereto,
and all development rights, mineral rights, water rights and shares of stock
evidencing the same;

TOGETHER WITH all right, title and interest of Trustor in and to any land lying
within the right-of-way of any street, open or proposed, adjoining the Property,
and any and all sidewalks, alleys and strips and gores of land adjacent to or
used in connection with the Property;

TOGETHER WITH all interests, estates or other claims, both in law and in equity,
which Trustor now has or may hereafter acquire in the Property; and

Trustor further GRANTS, TRANSFERS, CONVEYS AND ASSIGNS to BENEFICIARY as
security for the Secured Obligations, as such term is defined below, all right,
title and interest of Trustor in and to all accounts held by Beneficiary in
connection with the loan transaction secured hereby, including the loan funds,
whether disbursed or not, and the account in which Trustor, as borrower, has or
will deposit borrower's funds in connection with such transaction;

TOGETHER WITH all right, title and interest of Trustor in and to all claims,
causes of action and recoveries by settlement or otherwise for any damage to, or
loss, taking, or diminution in the value of, any of the Property, or for any
breach (or rejection in bankruptcy) of any lease of the Property or Collateral
(as hereinafter defined) to Trustor as lessee, by any lessor thereunder (or such
lessor's trustee in bankruptcy);

TOGETHER WITH all right, title and interest of Trustor in and to all tangible
personal property owned by Trustor, whether or not acquired with the Loan
proceeds, and now or at any time hereafter held or stockpiled on, at or off the
Property for incorporation into or use in connection with the Improvements,
including, but not limited to: all goods, materials, supplies, tools, chattels,
furniture, machinery, equipment, engines, appliances and fixtures now or later
to be attached to, placed in or on, or used in connection with the use,
enjoyment, occupancy or operation
<PAGE>

of all or any part of the Property and the Improvements, including those used
for generating or distributing air, water, heat, electricity, light, fuel or
refrigeration, or for ventilating or sanitary purposes, or for the exclusion of
vermin or insects, or for the removal of dust, refuse or garbage; all wall beds,
wall safes, built-in furniture and installations, shelving, lockers, partitions,
doorstops, vaults, motors, elevators, dumbwaiters, awnings, window shades,
venetian blinds, light fixtures, fire hoses and brackets and boxes for the same,
fire sprinklers, alarm systems, draperies, drapery rods and brackets, mirrors,
mantels, screens, linoleum, carpets and carpeting, plumbing, bathtubs, sinks,
basins, pipes, faucets, water closets, laundry equipment, washers, dryers, ice
boxes, refrigerators, heating units, stoves, ovens, ranges, dishwashers,
disposals, water heaters, incinerators, furniture, fixtures and furnishings,
communications systems, all specifically designed installations and furnishings,
all building materials, supplies and equipment now or hereafter delivered to the
Property; together with all additions to, substitutions for, changes in or
replacements or renewals of the whole or any part of such articles of property;
all of such items, whether now or hereafter installed, being hereby declared to
be for all purposes of this Deed of Trust a part of the Property;

TOGETHER WITH all personal property located at any other location and marked for
or identified on the books and records of the Borrower, the general contractor,
any subcontractor or materialman as being intended for incorporation into the
Improvements;

TOGETHER WITH all building permits and any other licenses and approvals that may
be required by the governmental authorities having or exercising jurisdiction
over the construction of the Improvements;

TOGETHER WITH all plans and any working drawings that are used or intended for
use in constructing the Improvements, whether in the possession of the Trustor,
any architect employed by Trustor, the general contractor, any subcontractor or
materialman;

TOGETHER WITH all the estate, interest, right, title or other claim or demand,
including claims or demands with respect to the proceeds of insurance in effect
with respect thereto, which Trustor now has or may hereafter acquire in the
Property, and any and all awards made for the taking by eminent domain, or by
any proceeding or purchase in lieu thereof, of the whole or any part of the
Property, including, without limitation, any awards resulting from a change of
grade of streets and awards for severance damages;

TOGETHER WITH all refunds, rebates, reimbursements, reserves, deferred payments,
deposits, cost savings, governmental subsidy payments, government-registered
credits (such as emissions reduction credits), other credits, waivers and
payments, whether in cash or in kind, due from or payable by (i) any federal,
state, municipal or other governmental or quasi-governmental agency, authority
or district (a "Governmental Agency") or (ii) any insurance or utility company,
relating to any or all of the Property or arising out of the satisfaction of any
conditions imposed upon or the obtaining of any approvals for the development of
the Property;

TOGETHER WITH all refunds, rebates, reimbursements, credits and payments of any
kind due from or payable by any Governmental Agency for any taxes, special
taxes, assessments, or similar governmental or quasi-governmental charges or
levies imposed upon Trustor with respect to the Property or upon any or all of
the Property itself or arising out of the satisfaction of any conditions imposed
upon or the obtaining of any approvals for the development of the Property; and

TOGETHER WITH all rights that Trustor may have as declarant under any covenants,
conditions or restrictions affecting the Property.

The entire estate, property and interest hereby conveyed to Trustee may
hereinafter be collectively referred to as the "Trust Estate."

THIS DEED OF TRUST IS MADE FOR THE PURPOSE OF SECURING THE FOLLOWING OBLIGATIONS
(THE "SECURED OBLIGATIONS") IN ANY ORDER OF PRIORITY THAT BENEFICIARY MAY
CHOOSE:

Due, prompt and complete performance of each obligation, covenant and agreement
of Trustor herein contained, and repayment of any funds advanced by or which
Beneficiary or Trustee become obligated to advance under this Deed of Trust with
interest thereon, at the Default Rate, as hereinafter provided.

Payment of the indebtedness in the principal sum of (i) One Million Nine Hundred
Forty Eight Thousand and No/100 Dollars ($1,948,000.00), with interest thereon,
and performance of any other obligations evidenced by one promissory note of
even date herewith executed by Trustor, as Borrower, in favor of Beneficiary or
order, (ii) Eight Hundred Sixty Five Thousand and No/100 Dollars ($865,000.00)
with interest thereon, and performance of any other obligations evidenced by one
promissory note of even date herewith executed by Trustor, as Borrower, in favor
of Beneficiary or order (such notes collectively hereinafter referred to as the
"Note"), (iii) any supplemental terms letter executed in connection with the
Note and incorporated therein, and (iv) any modification, replacement, extension
or renewal thereof, (the "Indebtedness").

[Intentionally Omitted]

Payment and performance of such further sums and obligations of the then record
owner of Property arising from any and all existing and future agreements and
transactions with Beneficiary when a writing evidences the parties' agreement
that the obligation or advance be so secured.

Due, prompt and complete payment and performance of each obligation, covenant
and agreement of Trustor under any other instrument heretofore or hereafter
executed by Borrower having reference to or arising out of the loan transaction
secured hereby which recites that the obligations thereunder are secured by this
Deed of Trust.

[Intentionally Omitted.]

This Deed of Trust, the Note, any guaranty thereof and any other instrument
given to evidence or further secure the payment and performance of any
obligation secured hereby may hereinafter be referred to as the "Loan
Documents." In no event shall this Deed of Trust be deemed given to secure the
obligations of Trustor, or any other "Indemnitor" thereunder, arising under any
Environmental Indemnity Agreement made in respect of the Property, or the
obligations of the guarantor under any guaranty given in support of the Secured
Obligations, or any other
<PAGE>

obligor under an instrument given to further secure the Secured Obligations,
notwithstanding the fact that such agreement, guaranty and instrument shall
constitute Loan Documents as herein defined.

TRUSTOR WARRANTS TO BENEFICIARY AND TRUSTEE THAT:

It has good and marketable title to an indefeasible fee estate in the Property
and good and marketable title to the balance of the Trust Estate, subject to no
liens, encumbrances, easements, assessments, security interest, claims or
defects of any kind except (a) those listed in Beneficiary's title insurance
policy and approved by Beneficiary in writing (the "Exceptions"), and (b) real
estate taxes for the current year;

The Exceptions and the real estate taxes are not delinquent or in default;

It has the right to grant a security interest in the Trust Estate;

This Deed of Trust creates a first priority lien on the Property;

It will maintain and preserve the lien of this Deed of Trust until the
Indebtedness has been paid in full; and

It has good, right and lawful authority to grant the liens and security interest
as provided in and by this Deed of Trust.

AFFIRMATIVE COVENANTS AND AGREEMENTS OF TRUSTOR:

Payment of Indebtedness. Trustor shall promptly pay and perform, or shall cause
Borrower to pay and perform, each Secured Obligation in accordance with its
terms.

Maintenance, Repair and Alterations. Trustor shall, with respect to the
Property:

Keep the Property in good condition and repair;

Not remove, demolish, diminish in any respect or materially alter any of the
Improvements (including landscaped and recreation areas) or any on-site paved
parking area and/or structures, and in the event of the demolition or
destruction in whole or in part of any of the fixtures, chattels or articles of
personal property covered hereby and so long as such demolition or destruction
is occasioned by a casualty for which Trustor is required to maintain insurance
under this Deed of Trust, the same shall be replaced promptly by similar
fixtures, chattels or articles of personal property free of superior titles,
liens and claims and of a value at least equal to the value of the fixtures,
chattels or articles of personal property demolished or destroyed;

Trustor shall not erect any new structures of any kind or additions to existing
buildings or other structures which would alter the nature or lessen the quality
of the Property or Improvements without the prior written consent of
Beneficiary, which consent shall not be unreasonably withheld;

Complete or restore promptly and in good and workmanlike manner any building or
other structure that may be constructed, damaged or destroyed and pay when due
all claims for labor performed and materials furnished therefor;

Comply with all laws, ordinances, regulations, covenants, conditions and
restrictions now or hereafter affecting the Property or any part thereof or
requiring any alterations or improvements to be made thereon;

Not commit, suffer or permit waste or deterioration;

Not commit, suffer or permit any act upon Property in violation of law,
including but not limited to all Federal, state and local statutes, ordinances
or regulations relating to hazardous or toxic waste or waste products or
hazardous substances;

Cultivate, irrigate, fertilize, fumigate, prune and do all other acts which from
the character or use of the Property may be reasonably necessary to maintain its
value, the specific enumerations herein not excluding the general;

Provide, maintain and deliver to Beneficiary, at no expense to Beneficiary or
Trustee, such evidence of insurance coverage, as may be reasonably required from
time to time by Beneficiary, in form and substance satisfactory to Beneficiary
and naming Beneficiary as loss payee or additional insured, as the case may be;

Appear in and defend any action or proceeding purporting to affect the security
hereof or the rights or powers of Beneficiary or Trustee created hereunder, and
protect, preserve and defend the Property and title thereto and right of
possession thereof; and pay all costs and expenses, including cost of evidence
of title and attorneys' fees in a reasonable sum, in any such action or
proceeding in which Beneficiary or Trustee may appear, and in any suit brought
by Beneficiary to foreclose this Deed of Trust; and give Beneficiary and Trustee
prompt notice in writing if any claim is asserted which does or could affect any
of such matters, or if any action or proceeding is commenced which alleges or
relates to any such claim;

Pay at least ten (10) days before delinquency all taxes, levies, charges and
assessments affecting the Property, including assessments on appurtenant water
stock, imposed by any public or quasi-public authority or utility company
(including without limitation nongovernmental levies or assessments such as
maintenance charges, owner association dues, charges or fees, and levies or
charges resulting from covenants, conditions and restrictions affecting the
Property), which are (or, if not paid, may become) a lien on all or part of the
Property or any interest in it, or which may cause any decrease in the value of
the Property or any part of it;
<PAGE>

Pay and promptly discharge, at Trustor's cost and expense, all liens,
encumbrances and charges upon the Trust Estate, or any part thereof or interest
therein whether inferior or superior to this Deed of Trust and keep and maintain
the same free from the claim of all persons supplying labor or materials that
will enter into the construction of any and all buildings now being erected or
that hereafter may be erected on the Property regardless of by whom such labor
or materials may have been contracted, provided, however, that Trustor shall
have the right to contest any such claim or lien so long as Trustor shall post a
bond satisfactory to Beneficiary against such contested claim or lien. If
Trustor shall fail to remove and discharge any such lien, encumbrance or charge,
then, in addition to any other right or remedy of Beneficiary, Beneficiary 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, encumbrance or
charge by depositing in a court a bond or the amount claimed or otherwise giving
security for such claim, or by procuring such discharge in such manner as is or
may be prescribed by law. Trustor shall, immediately upon demand therefor by
Beneficiary, pay to Beneficiary an amount equal to all costs and expenses
incurred by Beneficiary in connection with the exercise by Beneficiary of the
foregoing right to discharge any such lien, encumbrance or charge, together with
interest thereon from the date of such expenditure at the Default Rate as
hereinafter defined;

Cure within the time specified in any lease or sublease, or immediately if not
specified, any defaults or breaches thereof and do all acts necessary to insure
that any such lease or sublease remain in full force and effect;

With respect to any property described above which is less than a fee-simple
estate, including but not limited to a leasehold estate:

Trustor shall cure within the time specified in the above-described lease, or
other agreement, or immediately if not specified therein, any default or
breaches thereof and to do all acts necessary to insure the above-described
lease or other agreement remains in full force and effect;

Trustor shall not voluntarily terminate, surrender or subordinate any leasehold
or other estate encumbered hereby and any attempt by Trustor to do so shall be
wholly void and without any force and effect.

TRUSTOR FURTHER COVENANTS AND AGREES THAT TO EFFECTUATE THE TERMS AND CONDITIONS
OF THIS DEED OF TRUST:

Inspections. Trustor shall have the rights from time to time without notice to
inspect the Trust Estate.

Actions of Beneficiary to Preserve Trust Estate. Should Trustor fail to make any
payment or to do any act as herein provided, then Beneficiary or Trustee, but
without obligation so to do and without notice to or demand upon Trustor and
without releasing Trustor from any obligation hereof, may: make or do the same
in such manner and to such extent as either may deem necessary to protect the
security hereof, Beneficiary or Trustee being authorized to (i) enter upon and
take possession of the Property for such purposes; (ii) make additions,
alterations, repairs and improvements to the Trust Estate that Beneficiary may
consider necessary or proper to keep the Trust Estate in good condition and
repair; (iii) appear in and defend any action or proceeding purporting to affect
the security hereof or the rights or powers of Beneficiary or Trustee; (iv) pay,
purchase, contest or compromise any encumbrance, charge or lien which in the
judgment of either appears to be prior or superior hereto; and (v) in exercising
any such powers, pay necessary expenses, employ counsel and pay reasonable fees
therefor. Trustor shall pay immediately and without demand all sums so expended
by Beneficiary or Trustee, with interest from date of expenditure at the highest
amount set forth in any obligation secured hereby following a default, or if the
obligation secured hereby does not specify a rate of interest, at a rate of
interest equal to the Beneficiary's Prime Rate as it may exists from time to
time plus five percent (5.0%) but in no event less than ten percent (10.0%) per
annum (the "Default Rate").

Indemnity. Trustor agrees to indemnify and hold Beneficiary, and any of its
successors in interest, harmless from any waste or violations of law, including
but not limited to all Federal, state and local statutes, ordinances or
regulations relating to the environment and hazardous or toxic wastes.

Condemnation. Trustor hereby absolutely and irrevocably assigns to Beneficiary,
and authorizes the payor to pay to Beneficiary, all awards of damages and all
other compensation payable directly or indirectly in connection with any
condemnation, proposed condemnation or taking for public or private use of or
injury to the Property or any interest therein, and shall notify Beneficiary
immediately upon obtaining knowledge of the institution of any proceedings
therefor. Beneficiary, if it so chooses, may participate in any action or
proceeding relating to any condemnation as herein contemplated. All moneys paid
pursuant to this paragraph shall be applied first toward reimbursement of all of
Beneficiary's costs and expenses of recovering such moneys, including attorneys'
fees, and then in reduction of the principal amount of the Indebtedness to the
extent necessary to render its security unimpaired. To the extent the Secured
Obligations include obligations to reimburse the Beneficiary for moneys the
Beneficiary is committed to advance to Trustor or third persons in the future,
such award of damages shall be held as collateral for such reimbursement
obligation in lieu of the property that is condemned. In the event of a partial
taking in condemnation, the proceeds shall be apportioned in accord with the
provisions of California Code of Civil Procedure Section 1265.225, as it is in
effect at the time of the award. An action for inverse condemnation shall be
deemed an action for condemnation under this paragraph.

Insurance. Insurance proceeds shall be held, in trust, by Beneficiary and
applied to the reasonable costs of repair and restoration of the Property if
such proceeds, together with funds supplied by Trustor, are sufficient to
restore the Property in such a manner that the Beneficiary's security interest
hereunder remains unimpaired. If the insurance proceeds, together with funds
supplied by Trustor, are not sufficient to restore the Property in such manner
that the Beneficiary's security interest hereunder remains unimpaired, said
proceeds, at the option of Beneficiary, may be applied to the obligation secured
hereby or to restoration of the property. If Trustor disagrees with
Beneficiary's disposition of insurance proceeds hereunder, Trustor agrees to
submit the matter to binding arbitration before a three-member panel (or
one-member panel if the insurance proceeds are less than $200,000) of the
American Arbitration Association pursuant to the rules and regulations of the
American Arbitration Association. The arbitrators shall also apportion the costs
of arbitration, including attorneys' fees, to the extent each party has
prevailed.

ASSIGNMENT OF RENTS. Trustor hereby gives to, confers upon and absolutely
assigns to Beneficiary all of Trustor's right, power and interest, during the
continuance of these Trusts, in and to the rents, issues and profits of the
Property (the "Rents"), reserving unto Trustor the right, prior to the
occurrence of any Event of Default, as defined below, by Trustor, and authority
to collect and retain the Rents as they
<PAGE>

become due and payable. Upon any such Event of Default, Beneficiary may at any
time without notice, either in person, by agent, or by a receiver to be
appointed by a court, and without regard to the adequacy of any security for the
indebtedness hereby secured, enter upon and take possession of the Property or
any part thereof, in its own name sue for or otherwise collect the Rents
including those past due and unpaid, and apply the same, less costs and expenses
of operation and collection, including reasonable attorneys' fees, upon any
indebtedness secured hereby, and in such order as Beneficiary may determine, and
Trustor hereby appoints Beneficiary its attorney-in-fact, coupled with an
interest, to perform any and all of the foregoing. The entering upon and taking
possession of the Property, the collection of the Rents and the application
thereof as aforesaid, shall not cure or waive any default or notice of default
hereunder or invalidate any act done pursuant to such notice. The assignment of
the Rents contained in this Deed of Trust is absolute and constitutes a present
transfer of Trustor's interest in existing and future Rents with respect to the
Property described in this Deed of Trust, effective upon the execution and
delivery of this Deed of Trust.

STATEMENT FEE. Trustor or any other person legally entitled thereto agrees to
pay $60.00 for any statement provided for by law in effect at the date hereof
regarding the obligation secured hereby.

SUBSTITUTION OF TRUSTEE. Beneficiary, or any successor in ownership of any
indebtedness secured hereby, may from time to time, by instrument in writing,
substitute a successor or successors to any Trustee named herein or acting
hereunder, which instrument, executed by the Beneficiary and duly acknowledged
and recorded in the office of the recorder of the county or counties where the
Property is situated, shall be conclusive proof of proper substitution of such
successor Trustee or Trustees, who shall, without conveyance from the Trustee
predecessor, succeed to all its title, estate, rights, powers and duties. Said
instrument must contain the name of the original Trustor, Trustee and
Beneficiary hereunder, the book and page where this Deed of Trust is recorded
and the name and address of the new Trustee.

RELEASES, EXTENSIONS, MODIFICATIONS AND ADDITIONAL SECURITY. At any time or from
time to time, without liability therefor and without notice, Beneficiary may:
release any person liable for payment of any Secured Obligations; extend the
time for payment or otherwise alter the terms of payment of any Secured
Obligation; accept additional real or personal property of any kind as security
for any Secured Obligation, whether evidenced by deeds of trust, mortgages,
security agreements or any other instruments of security; or alter, substitute
or release any property securing the Secured Obligations. At any time or from
time to time, without liability therefor and without notice, upon written
request of Beneficiary and presentation of this Deed of Trust and the evidence
of the obligation secured hereby for endorsement, and without affecting the
personal liability of any person for payment of the indebtedness secured hereby,
Beneficiary may cause Trustee to: reconvey any part of the Property without any
warranty; consent to the making of any map or plat thereof; join in granting any
easement thereon; or join in any extension agreement or any agreement
subordinating the lien or charge hereof.

RECONVEYANCE. Upon written request of Beneficiary stating that all of the
Secured Obligations have been paid and/or performed, Beneficiary's statement
that no further commitment exists to make future advances or extend credit, and
upon surrender of this Deed of Trust and the evidence of the Secured Obligations
to Trustee for cancellation and retention and upon payment of its fees, Trustee
shall reconvey, without warranty, the Property or the portion thereof then held
hereunder. Upon written request of Beneficiary, if less than all sums secured
hereby have been paid, Trustee shall reconvey, without warranty, the portion of
the Property then held hereunder specified by Beneficiary. The recitals in such
reconveyance of any matters or facts shall be conclusive proof of the
truthfulness thereof. Neither Beneficiary nor Trustee shall have any duty to
determine the rights of persons claiming to be rightful grantees of any
reconveyance. The grantee in such reconveyance may be described as "the person
or persons legally entitled thereto." Five (5) years after issuance of such full
reconveyance, Trustee may destroy the evidence of indebtedness and this Deed of
Trust (unless directed in such request to retain them).

ACCELERATING TRANSFER, EVENTS OF DEFAULT AND REMEDIES.

Accelerating Transfer. SHOULD THE TRUSTOR WITHOUT THE PRIOR WRITTEN CONSENT OF
BENEFICIARY, SELL, CONVEY, TRANSFER, DISPOSE OF OR ENCUMBER THE PROPERTY OR ANY
PART THEREOF OR ANY INTEREST THEREIN, ENTER INTO A LEASE COVERING ALL OR ANY
PORTION THEREOF OR AN UNDIVIDED INTEREST THEREIN, WHETHER VOLUNTARILY,
INVOLUNTARILY OR OTHERWISE, OR ENTER INTO AN AGREEMENT SO TO DO WITHOUT THE
PRIOR WRITTEN CONSENT OF BENEFICIARY BEING FIRST HAD AND OBTAINED, OR SHOULD ANY
HOLDER OF AN EQUITY INTEREST IN TRUSTOR TRANSFER OR ENCUMBER SUCH INTEREST,
WHETHER VOLUNTARILY, INVOLUNTARILY OR OTHERWISE (ANY SUCH EVENT, AN
"ACCELERATING TRANSFER"), THEN BENEFICIARY MAY AT ITS OPTION DECLARE ALL SUMS
SECURED HEREBY IMMEDIATELY DUE AND PAYABLE. THIS PROVISION SHALL APPLY TO EACH
AND EVERY SALE, CONVEYANCE, TRANSFER, DISPOSITION OR ENCUMBRANCE, REGARDLESS OF
WHETHER OR NOT BENEFICIARY HAS CONSENTED TO, OR WAIVED, ITS RIGHT HEREUNDER,
WHETHER BY ACTION OR NON-ACTION, IN CONNECTION WITH ANY PREVIOUS SALE,
CONVEYANCE, TRANSFER, DISPOSITION OR ENCUMBRANCE, WHETHER ONE OR MORE. AN
ACCELERATED TRANSFER SHALL NOT INCLUDE A SALE, LEASE OR OTHER TRANSFER TO UNITED
NATURAL FOODS, INC., A DELAWARE CORPORATION, OR ANY OF ITS DIRECT OR INDIRECT
SUBSIDIARIES AS LONG AS THE NET WORTH OF THE TRANSFEROR IS AT LEAST EQUAL TO THE
NET WORTH OF TRUSTOR, PROVIDED THAT NO PARTY SHALL BE RELEASED FROM LIABILITY
UNDER THE LOAN DOCUMENTS, IN CONNECTION WITH ANY SUCH TRANSFER.

Events of Default. Any of the following events shall be deemed an event of
default ("Event(s) of Default") hereunder:

Trustor fails to perform any obligation to pay money on the Note or this Deed of
Trust, when and as the same shall become due and payable, whether at maturity or
by acceleration or as part of a prepayment or otherwise, and does not cure that
failure within ten (10) days after written notice from Beneficiary or Trustee.

[Intentionally Omitted.]

Trustor fails in the due, prompt and complete observance and performance of any
obligation, covenant or agreement contained in this Deed of Trust, other than
one to pay money, and the continuation thereof for a period of twenty (20) days
after written notice thereof from Beneficiary to Trustor (the "Initial Cure
Period"), and Beneficiary, exercising reasonable judgment, determines that the
cure cannot reasonably be completed at or before the expiration of the Initial
Cure Period.
<PAGE>

The occurrence of a default under any Secured Obligation.

The occurrence of any Event of Default, as defined therein, under any of the
other Loan Documents.

Default under any agreement to which Trustor is a party, which agreement relates
to the borrowing of money by Trustor from any person and which borrowing is
secured by a lien on the Property, regardless of whether Beneficiary has
consented to such lien, and the indebtedness secured thereby is declared due and
payable prior to the date on which such indebtedness would otherwise become due
and payable.

The enumeration of specific defaults above which are also covenants herein shall
not create any implication that other defaults which are also covenants but are
not specifically enumerated are of lesser dignity.

Remedies. Upon the occurrence and during the continuance of any Event of
Default, Beneficiary may, at its option and without notice or demand upon
Trustor, exercise any one or more of the following remedies:

Declare all Indebtedness and any other sums secured hereby to be immediately due
and payable and the same shall thereupon become due and payable without any
presentment, demand, protest or notice of any kind.

In person or by agent or by a receiver appointed by a court, with or without
bringing any action or proceeding and without regard to the adequacy of its
security, the solvency of Trustor or the existence of waste, enter upon, take
possession of, manage and operate the Property, or any part thereof, or any
other portion of the Trust Estate, in its own name or in the name of Trustee,
and do any acts that Beneficiary deems necessary or desirable to preserve the
value, marketability or rentability of the Property and the balance of the Trust
Estate, or part thereof or interest therein, to increase the income therefrom or
to protect the security thereof, including without limitation the right to do
any of the following: make, modify, enforce, cancel or accept surrender of any
Leases now in effect or hereafter in effect on the Property or any part thereof;
remove and evict any lessees; increase or decrease rents; decorate, clean and
repair; incur and pay reasonable management, brokerage and attorneys' fees;
maintain a reserve for replacement; and terminate the license granted to Trustor
to collect the Rents, and, with or without taking possession of the Property, in
Beneficiary's own name, demand, collect, receive, sue for, attach and levy the
Rents, including those past due and unpaid, and apply the same, less costs and
expenses of operation and collection including attorneys' fees, upon any
Indebtedness, all in such order as Beneficiary may determine. The entering upon
and taking possession of the Property, the collection of such Rents and the
application thereof as aforesaid shall not cure or waive any default or notice
of default hereunder or invalidate any act done in response to such default. The
enforcement of such right or remedy by Beneficiary, once exercised, shall
continue for so long as Beneficiary shall elect notwithstanding that the
collection and applications of the Rents may have cured for the time being the
original default, and, notwithstanding the continuance in possession of the
Property or the collection, receipt and application of Rents. Trustee or
Beneficiary shall be entitled to exercise every right provided for in any of the
Loan Documents or by law upon occurrence of any Event of Default, including the
right to exercise the power of sale contained herein. Any of the actions
referred to in this Paragraph 0 may be taken by Beneficiary, either in person or
by agent, with or without bringing any action or proceeding, or by receiver
appointed by a court, and any such action may also be taken irrespective of
whether any notice of default or election to sell has been given hereunder.
Further, Beneficiary, at the expense of Trustor, either by purchase, repair, or
construction, may from time to time maintain and restore the Property, or any
part thereof, and complete construction of any Improvements uncompleted as of
the date thereof and in the course of such completion may make such changes in
the contemplated Improvements as Beneficiary may deem desirable and may insure
the same.

Commence an action to foreclose this Deed of Trust as a mortgage, appoint a
receiver, or specifically enforce any of the covenants hereof.

Deliver to Trustee a written declaration of default and demand for sale, and a
written notice of default and election to cause Trustor's interest in the Trust
Estate to be sold, which notice Trustee or Beneficiary shall cause to be duly
filed for record in the Official Records of the county in which the Property is
located.

Proceed as to both the real and personal property in accordance with
Beneficiary's rights and remedies in respect of the Property, or proceed to sell
any personal property separately and without regard to the Property in
accordance with Beneficiary's rights and remedies.

Exercise any or all of the other rights and remedies provided for herein, in any
of the Loan Documents or other document or agreement now or hereafter securing
all or any portion of the Secured Obligations, or available under law or in
equity.

Non-Judicial Foreclosure. Should Beneficiary elect to foreclose by exercise of
the power of sale herein contained, Beneficiary shall notify Trustee and shall
deposit with Trustee this Deed of Trust and the Note and such receipts and
evidence of expenditures made and secured hereby as Trustee may require. To the
extent the obligation secured hereby arises from a commitment of Beneficiary to
make future advances either to Trustor or a third party or extend credit
subsequent to the recordation of a Notice of Default hereunder, the sums secured
hereby shall also include the amount of such commitment to make future advances
or extend credit, and subject to acceleration as provided in the previous
paragraph. The Trustee shall pay such amount at such time as it pays all other
sums secured hereby and the Beneficiary shall hold same as additional collateral
for the obligation secured hereby, at such interest as is available to
Beneficiary's customers in an insured deposit account with no restrictions on
withdrawal.

Upon receipt of such notice from Beneficiary, Trustee shall cause to be
recorded, mailed or delivered to Trustor such notice of default and election to
sell as is then required by law and by this Deed of Trust. Trustee shall,
without demand on Trustor, after lapse of such time as may then be required by
law and after recordation of such notice of default and after notice of sale has
been given as required by law, sell the Trust Estate at time and place of sale
fixed by it in such notice of sale, either as a whole, or in separate lots or
parcels, and in such order as it may determine, at public auction, to the
highest bidder for cash in lawful money of the United States payable at the time
of sale. If the Property consists of more than one lot or parcel, the lots or
parcels may be sold separately, together or in any combination, and in such
order as Beneficiary determines, at the sole discretion of the Beneficiary.
Trustor waives the right to direct the order in which the Property may be sold
when it consists of more than one lot or parcel. Trustee shall deliver to such
purchaser or purchasers thereof its good and sufficient deed or deeds conveying
the property so sold, but without any covenant or warranty, express or implied.
The recitals in such deed of any matters or
<PAGE>

facts shall be conclusive proof of the truthfulness thereof. Any person,
including without limitation Trustor, Trustee or Beneficiary, may purchase at
such sale and Trustor hereby covenants to warrant and defend the title of such
purchaser or purchasers. If allowed by law, Beneficiary, if it is the purchaser,
may turn in the Note at the amount owing thereon toward payment of the purchase
price (or for endorsement of the purchase price as a payment on the Note if the
amount owing thereon exceeds the purchase price). Trustor hereby expressly
waives any right of redemption after sale that Trustor may have at the time of
sale or that may apply to the sale.

After deducting all costs, fees and expenses of Trustee and of this Trust,
including cost of evidence of title in connection with sale, Trustee shall apply
the proceeds of sale to payment of: all sums expended under the terms hereof,
not then repaid, with accrued interest at the amount allowed by law in effect at
the date hereof; all other sums then secured hereby; and the remainder, if any,
to the person or persons legally entitled thereto.

Trustee may postpone sale of all or any portion of the Trust Estate by public
announcement at such time and place of sale, and from time to time thereafter
may postpone such sale by public announcement at the time fixed by the preceding
postponement or by subsequently noticed sale, and without further notice make
such sale at the time fixed by the last postponement; or Trustee may, in its
discretion, give a new notice of sale. Beneficiary may rescind any such notice
of default at any time before Trustee's sale by executing a notice of rescission
and recording the same. The recordation of such notice shall constitute a
cancellation of any prior declaration of default and demand for sale and of any
acceleration of maturity of the Indebtedness effected by any prior declaration
or notice of default. The exercise by Beneficiary of the right of rescission
shall not constitute a waiver of any default and demand for sale, or notices of
default and of election to cause the Property to be sold, nor otherwise affect
the Note or this Deed of Trust, or any of the rights, obligations or remedies of
Beneficiary or Trustee hereunder.

APPOINTMENT OF RECEIVER. If an Event of Default shall have occurred and be
continuing, Beneficiary, as a matter of right and without notice to Trustor or
anyone claiming under Trustor, and without regard to the then value of the Trust
Estate or the interest of Trustor therein, shall have the right to apply to any
court having jurisdiction to appoint a receiver or receivers of the Trust
Estate, and Trustor hereby irrevocably consents to such appointment and waives
notice of any application therefor. Any such receiver or receivers shall have
all the usual powers and duties of receivers in like or similar cases and all
the powers and duties of Beneficiary in case of entry as provided in Paragraph 0
and shall continue as such and exercise all such powers until the later of (i)
the date of confirmation of sale of the Trust Estate; (ii) the disbursement of
all proceeds of the Trust Estate collected by such receiver and the payment of
all expenses incurred in connection therewith; or (iii) the termination of such
receivership with the consent of Beneficiary or pursuant to an order by a court
of competent jurisdiction.

REMEDIES NOT EXCLUSIVE. Trustee and Beneficiary, and each of them, shall be
entitled to enforce payment and performance of any of the Secured Obligations
and to exercise all rights and powers under this Deed of Trust or under any of
the other Loan Documents or other agreement or any laws now or hereafter in
force, notwithstanding that some or all of the Indebtedness and Secured
Obligations may now or hereafter be otherwise secured, whether by mortgage, deed
of trust, pledge, lien, assignment or otherwise. Neither the acceptance of this
Deed of Trust nor its enforcement, whether by court action or pursuant to the
power of sale or other powers herein contained, shall prejudice or in any manner
affect Trustee's or Beneficiary's right to realize upon or enforce any other
security now or hereafter held by Trustee or Beneficiary, it being agreed that
Trustee and Beneficiary, and each of them, shall be entitled to enforce this
Deed of Trust and any other security now or hereafter held by Beneficiary or
Trustee in such order and manner as they or either of them may in their absolute
discretion determine. No remedy herein conferred upon or reserved to Trustee or
Beneficiary is intended to be exclusive of any other remedy herein or by law
provided or permitted, but each 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. Every power or remedy given by any of the Loan Documents
to Trustee or Beneficiary, or to which either of them may be otherwise entitled,
may be exercised concurrently or independently, from time to time and as often
as may be deemed expedient by Trustee or Beneficiary, and either of them may
pursue inconsistent remedies.

ACCOMMODATION DEED OF TRUST. With respect to any Trustor under this Deed of
Trust who is not obligated to repay the Indebtedness, such Trustor:

Authorizes Beneficiary without notice or demand and without affecting the
security granted hereunder, from time to time to renew, compromise, extend,
accelerate or otherwise change the time for payment of or otherwise change the
terms of the indebtedness secured hereby, or any part thereof, including
increase or decrease of the rate of interest thereon;

Waives any right to require Beneficiary to proceed against the persons liable
for the Indebtedness secured hereby, to proceed against or exhaust any other
security securing the Secured Obligations secured hereby or to pursue any other
remedy in Beneficiary's power whatsoever;

Waives any defense arising by reason of any disability, other defense, or the
cessation from any cause whatsoever of the liability of any person liable for
the Indebtedness secured hereby.

Until all indebtedness secured by this Deed of Trust shall have been paid in
full, and no commitment on the part of the Beneficiary to make future advances
or extend credit either to Trustor or a third party exists, Trustor shall have
no right of subrogation, and waives any right to enforce any remedy which
Beneficiary now has or may hereafter have against any person liable for the
Indebtedness, and waives any benefit of, any right to participate in any
security now or hereafter held by Beneficiary and without limiting the
generality of the foregoing, Trustor specifically waives and relinquishes as
against Beneficiary any defense or benefit otherwise available to Trustor should
Beneficiary make an election of remedies as against any person liable for the
Indebtedness (and irrespective of the circumstances or manner in which or
whereby such election is made) which destroys or impairs Trustor's subrogation
rights or rights to proceed against any person liable for the indebtedness
secured hereby for reimbursement and, further, to the extent Trustor may be
deemed a guarantor hereunder, such guarantor waives all rights and defenses
arising out of an election of remedies by the creditor, even though that
election of remedies, such as non-judicial foreclosure with respect to security
for a guaranteed obligation, has destroyed the guarantor's rights of subrogation
and reimbursement against the principal by the operation of Section 580d of the
California Code of Civil Procedure or otherwise. Trustor assumes the
responsibility for being and keeping himself informed of the financial condition
of any person liable for the indebtedness secured hereby and of
<PAGE>

all other circumstances bearing upon the risk of nonpayment of the indebtedness
secured hereby which diligent inquiry would reveal, and agrees that Beneficiary
shall have no duty to advise Trustor of information known to it regarding such
condition or circumstances.

MISCELLANEOUS.

Governing Law; Severability. This Deed of Trust shall be governed by the laws of
the State of California. In the event that any provision or clause of any of the
Loan Documents conflicts with applicable laws, such conflicts shall not affect
other provisions of such Loan Documents which can be given effect without the
conflicting provision, and to this end, the provisions of the Loan Documents are
declared to be severable.

Amendment; No Implied Waiver. This Deed of Trust cannot be modified, waived,
discharged or terminated orally, but only by a written instrument signed by the
party against whom enforcement of the modification, waiver, discharge or
termination is asserted. No waiver by Beneficiary of any default or breach by
Trustor hereunder shall be implied from any omission by Beneficiary to take
action on account of such default if such default persists or is repeated, and
no express waiver shall affect any default other than the default identified in
the waiver and such waiver shall be operative only for the time and to the
extent therein stated. Waivers of any covenant, term or condition contained
herein shall not be construed as a waiver of any subsequent breach of the same
covenant, term or condition. The consent or approval by Beneficiary to or of any
act by Trustor requiring further consent or approval shall not be deemed to
waive or render unnecessary the consent or approval to or of any subsequent
similar act.

Notices. All written notices or demands of any kind that any party hereto may be
required or may desire to serve on any other party hereto in connection with
this Agreement shall be served (as an alternative to personal service) by
registered or certified mail, recognized overnight courier service or facsimile
transmission. Any such notice or demand so to be served by registered or
certified mail, recognized overnight courier service or facsimile transmission
shall be delivered with all applicable delivery charges thereon fully prepaid
and, if the party so to be served be Trustor, addressed to Trustor as follows:

                 Albert's Organics, Inc.
                 3268-3320 E. Vernon Avenue
                 Vernon, California 90058
                 Attn: Michael S. Fund, Kevin T. Michel
                       And Barclay Hope
                 Fax No.: ______________________

with a copy thereof to:

                 Cameron & Nittleman LLP
                 56 Exchange Terrace
                 Providence, RI  02903
                 Attn: J. F. Whinery Jr.
                 Fax No.: (401) 331-5787

and, if the party so to be served be Beneficiary, addressed to Beneficiary as
follows:

                 City National Bank
                 606 South Olive Street, 20th Floor
                 Los Angeles, CA  90014
                 Attention: Cindy L. Cindrich, V.P.
                 Fax No.: (213) 833-4817

with a copy thereof to:

                 City National Bank
                 400 N. Roxbury Drive
                 Beverly Hills, CA 90210
                 Attention: General Counsel
                 Fax No.: (310) 888-6232

Service of any such notice or demand so made by mail, recognized overnight
courier or facsimile transmission shall be deemed complete on the date of actual
delivery as shown by the addressee?s registry or certification receipt or
?answer back confirmation,? as applicable, or at the expiration of the third
business day after the date of dispatch, whichever is earlier in time. Either
party hereto may from time to time, by notice in writing served upon the other
as aforesaid, designate a different mailing address to which or a different
person to whose attention all such notices or demands are thereafter to be
addressed.

Successors and Assigns. This Deed of Trust applies to, inures to the benefit of,
and binds all parties hereto, their heirs, legatees, devisees, administrators,
executors, successors and assigns. The term Beneficiary shall mean the owner and
holder, including pledgees, of the evidence of the obligation secured hereby,
whether or not named as Beneficiary herein. In this Deed of Trust, whenever the
context so requires, the masculine gender includes the feminine and/or neuter,
and the singular number includes the plural. By accepting payment of any sum
secured hereby after its due date, Beneficiary does not waive its right either
to require prompt payment when due of all other sums so secured or to declare
default for failure so to pay.

Trustee's Acceptance. Trustee accepts this Trust when this Deed of Trust, duly
executed and acknowledged, is made a public record as provided by law, and by
its acceptance hereof, Trustee covenants faithfully to perform and fulfill the
trusts herein created, being liable,
<PAGE>

however, only for willful negligence or misconduct, and Trustee hereby waives
any statutory fee and agrees to accept reasonable compensation, in lieu thereof,
for any services rendered by it in accordance with the terms hereof. Trustee is
not obligated to notify any party hereto of pending sale under any other deed of
trust or of any action or proceeding in which Trustor, Beneficiary or Trustee
shall be a party unless brought by Trustee.

Subrogation. To the extent that proceeds of the Note are used, directly or
indirectly, to pay off, satisfy or discharge, in whole or in part, any
outstanding lien, charge or prior encumbrance against the Trust Estate or any
part thereof, then as additional security hereunder Beneficiary shall be
subrogated to any and all rights, superior titles and liens owned or claimed by
any owner or holder of such outstanding liens, charges and prior encumbrances,
however remote and irrespective of whether said liens, charges or encumbrances
have been released of record by the holder thereof upon payment.

No Merger. If both the lessor's and lessee's estates under any Lease or any
portion thereof that constitutes a part of the Trust Estate shall at any time
become vested in one owner, this Deed of Trust and the lien created hereby shall
not be destroyed or terminated by application of the doctrine of merger, and, in
such event, Beneficiary shall continue to have and enjoy all of the rights and
privileges of Beneficiary as to the separate estates. In addition, upon the
foreclosure of the lien created by this Deed of Trust on the Trust Estate
pursuant to the provisions hereof, any leases or subleases then existing and
created by Trustor shall not be destroyed or terminated by application of the
law of merger or as a matter of law as a result of such foreclosure unless
Beneficiary or any purchaser at any such foreclosure sale shall so elect. No act
by or on behalf of Beneficiary or any such purchaser shall constitute a
termination of any lease or sublease unless Beneficiary or such purchaser shall
give written notice to such tenant or subtenant.

Certain Rights of Beneficiary. Without affecting the liability of Trustor or of
any other person who is or shall become bound by the terms of this Deed of Trust
or who is or shall become liable for the performance of any obligation secured
hereby, Beneficiary may, in such manner, upon such terms and at such times as it
deems best and without notice or demand, release any party now or hereafter
liable for the performance of any such obligation, extend the time for such
performance, alter any of the terms of any such obligation; or accept additional
security therefor, and alter, substitute or release any property securing such
performance. No exercise or non-exercise by Beneficiary of any of its rights
under this Deed of Trust, no dealing by Beneficiary with any person, firm or
corporation and no change, impairment, loss or suspension of any right or remedy
of Beneficiary shall in any way affect any of the obligations of Trustor
hereunder or any security furnished by Trustor, or give Trustor any recourse
against Beneficiary.

Headings. Headings are for convenience only and are not intended as a limitation
on the content of the paragraph following or as an aid to the construction
thereof.

Counterparts. This Deed of Trust may be executed simultaneously in one or more
counterparts, each of which shall be deemed an original but all of which
together shall constitute one and the same instrument.

Deed of Trust as Financing Statement. This Deed of Trust is intended to
constitute a security agreement between Trustor and Beneficiary and Trustor
hereby grants to Beneficiary a security interest in each item or component of
the Trust Estate in which a security interest may be granted under the Uniform
Commercial Code. The recording of this Deed of Trust shall be effective as a
financing statement filed as a fixture filing under Section 9402(6) of the Code
with respect to any Property which now is or later may become fixtures attached
to the Property or the Improvements, and is to be recorded with the appropriate
authority where the Property (including said fixtures) is situated. The mailing
address of Trustor is set forth above on the first page of this Deed of Trust
and the address of Beneficiary from which information concerning the security
interest may be obtained is set forth above on the first page of this Deed of
Trust.

[Intentionally Omitted.]

Copy of Notice of Default. The undersigned Trustor requests that a copy of any
Notice of Default and of any Notice of Sale hereunder be mailed to him at his
address hereinbefore set forth.
IN WITNESS WHEREOF, Trustor has caused this Deed of Trust to be executed as of
the day and year first written above.

"Trustor"

Albert's Organics, Inc., a California corporation

By:
     -------------------------------------
     Kevin T. Michel, Vice President

(ALL SIGNATURES MUST BE ACKNOWLEDGED BY A NOTARY PUBLIC)
<PAGE>

STATE OF CALIFORNIA
COUNTY OF                   SS.

On this _______ day of ____________________________ , 2000, before me, _________
a Notary Public in and for the State of California, personally appeared ________
personally known to me (or proved on the basis of satisfactory evidence) to be
the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

WITNESS my hand and official seal.

Signature
          --------

My commission expires
                      -----

                                   EXHIBIT "A"

LEGAL DESCRIPTION

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}]]