Document:

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                                                                    EXHIBIT 10.1

                                      LEASE

           THIS LEASE (hereinafter referred to as the "Lease"), made and entered
    into as of this ___ day of March, 2000 by and between PIONEER REAL ESTATE
    DEVELOPMENT, INC., a Georgia corporation (hereinafter referred to as
    "Lessor," and FUTURUS FINANCIAL SERVICES, INC., a Georgia corporation
    (hereinafter referred to as "Lessee");

                           W I T N E S S E T H T H A T

           WHEREAS, Lessor is the owner of certain real property (the "Real
    Property") lying and being in Land Lot 1120, 2nd District, City of
    Alpharetta, Fulton County, Georgia, which property is more particularly
    described in the legal description attached hereto as EXHIBIT "A" and
    incorporated by reference herein (hereinafter, said real property, together
    with all improvements now or hereafter erected thereon, and all furnishings,
    fixtures, equipment, and other personal property placed or installed thereon
    by Lessor, is collectively referred to as the "Premises"); and

           WHEREAS, Lessee desires to lease to Lessee and Lessee desires to
lease from Lessor the Premises under the terms and conditions contained herein.

           NOW, THEREFORE, for and in consideration of the terms and conditions
hereinafter set forth, the parties hereto do hereby agree as follows:

                                   ARTICLE I

             GRANT AND TERM OF LEASE - IMPROVEMENTS ON THE PREMISES

         1.01 GRANT OF LEASE. For the rent and upon the terms and conditions
hereinafter stated, Lessor does hereby lease and rent unto Lessee and Lessee
does hereby lease and take from Lessor the Premises.

         1.02 LESSEE'S INSPECTION, PLAN APPROVAL AND INITIAL CONSTRUCTION.
Lessee shall have sixty (60) days following the date of execution and delivery
of this Lease by Lessor (the "Contingency Period") to inspect the Premises and
conduct its due diligence activities and to obtain approval from all appropriate
governmental agencies overseeing banks. Concurrently with this inspection
Lessee, at Lessee's sole cost and expense, shall have prepared, in consultation
with Lessor's Architect and Engineer, preliminary site plan, grading and utility
plans, landscaping plan and building elevations (the "Preliminary Plans") for
delivery to Lessor within thirty (30) days of the date hereof for review by
Lessor. Lessor shall have the right to review and approve the Preliminary Plans,
such approval not to be unreasonably withheld. Once approved by Lessor the
Preliminary Plans shall be attached hereto as EXHIBIT "B" and made a part hereof
and used by Lessee to create final permit and construction plans for the project
pursuant to Section 6.02 hereinbelow.

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                  Lessee shall obtain all necessary permits and approvals for
the project, at its sole cost and expense, on or before the expiration of the
Contingency Period. In the event Lessee fails to obtain all necessary permits
and approvals for the project (with the exception of the sewer/septic permit(s)
for the project) prior to the expiration of the Contingency Period or in the
event that Lessee determines in its sole discretion that the Premises are not
suitable for Lessee's purposes, then Lessee may terminate this Lease by giving
written notice to Lessor given prior to the expiration of the Contingency Period
and this Lease shall become null and void and neither party shall have any
further obligation to each other except those obligations that survive any
termination of this Lease. Lessee shall have the right to extend the Contingency
Period for an additional thirty (30) days to obtain the sewer/septic permit(s)
and banking approval for the project by written notice to Lessor prior to the
expiration of the initial Contingency Period. In the event Lessee fails to
obtain the sewer/septic permit(s) or regulatory approval on or before the
expiration of the Contingency Period, as the same may be extended, despite
Lessee's diligent good faith efforts, then Lessee may terminate this Lease by
giving written notice to Lessor on or before the expiration of the Contingency
Period, as the same may be extended, and this Lease shall become null and void
and neither party shall have any further obligation to each other except those
obligations that survive any termination of this Lease.

                  In the event Lessee does not terminate this Lease pursuant to
the preceding paragraph of this Section 1.02, Lessee shall commence construction
of the improvements to be located at the Premises in accordance with Article VI
below. From and after the date hereof, Lessee shall secure a general contractor
for construction of the Improvements (as defined in Article VI below). Such
general contractor shall be reputable, licensed, insured and as part of the
construction contract, such contractor shall obtain a payment and performance
bond reasonably acceptable to Lessor, naming Lessor, and Lessor's lender, as
obligees pursuant to a dual obligee rider (the general contractor as approved by
Lessor is herein referred to as the "Contractor"). The Contractor shall perform
and construct the Improvements, as hereinafter defined, pursuant to the Final
Plans, as hereinafter defined. Lessee agrees to allow Lessor or Lessor's
consultant to observe and inspect the construction of the Improvements Work by
monitoring the course of construction, the scheduling of subcontractors, the
progress and condition of such construction, and other related matters, but in
no event is Lessor responsible for managing the project or for correcting
defects in construction. Lessor shall notify Lessee in writing of any concerns
or problems arising during the course of construction of the Improvements.
Lessee shall provide Lessor with copies of all building, grading and other
permits required for construction of the Improvements, and testing and
inspection reports, the certificate of occupancy and any other documentation
reasonably requested by Lessor. Lessee shall be responsible for the schedule and
conduct of the construction and for all development and construction costs of
the Improvements.

         1.03 TERM AND RENEWAL TERMS. The initial term of the Lease shall
commence on the date hereof and continue until midnight on the last day of the
144th month following the Rent Commencement Date (as defined in Article VI
below) unless this Lease shall be terminated sooner.

         Lessee shall have the right to renew the term of this Lease for two (2)
additional five (5) year periods by delivering written notice thereof to Lessor
no later than the one hundred eightieth (180th) calendar day preceding the date
of expiration of the original term or extended term hereof, as the case may be,
and so long as (x) Lessee is not in default hereunder beyond applicable cure
periods as of the date of delivery of such written notice and (y) Lessee is not
in default hereunder

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beyond applicable notice and cure periods as of the date of commencement of such
renewal term. In the event of such renewal, the terms and provisions set forth
herein shall remain in full force and effect in accordance with their terms, and
the Base Rent payable by Lessee to Lessor shall be increased as provided in
Section 3.01 hereinbelow. All other rental and additional rental, including
without limitation, sums due pursuant to Section 4.01 hereinbelow, shall
continue to be due and payable as provided herein, and all other terms,
covenants and conditions contained herein shall remain in full force and effect
for each such entire renewal term.

                                   ARTICLE II

                          COVENANTS OF QUIET ENJOYMENT

         2.01 COVENANTS OF QUIET ENJOYMENT. Lessee paying the rent hereby
reserved, and performing and observing several covenants by it to be kept and
performed, may peacefully hold and enjoy the Premises with exclusive control and
possession thereof during the full term of this Lease, subject to those matters
described on EXHIBIT "C" attached hereto and made a part hereof and to any
mortgage, security deed or similar security device securing construction or
permanent financing obtained by Lessor (the "Permitted Exceptions").

                                  ARTICLE III

                                     RENT'S

         3.01 BASE RENT. The annual Base Rent hereunder shall be calculated and
payable as follows:

         The Base Rent shall be based on a formula which provides Lessor with a
return of 11.5% per annum on its Contributed Construction Costs (as hereinafter
defined) and a return of 10% per annum on the land valued at $1,200,000. The
term "Contributed Construction Costs," as used herein, shall mean funds that
Lessor will place in escrow pursuant to the terms hereof to be used towards
construction costs of the Improvements. Lessor's Contributed Construction Costs
are contemplated to be sixty ($60) dollars per square foot for the 7500 square
foot building but in no event shall Lessor's Contributed Construction Costs
exceed $450,000. Upon Substantial Completion of the Improvements, Lessor and
Lessee shall execute an amendment to this Lease specifying the initial Base Rent
hereunder as described in Section 6.03 hereinbelow. The Base Rent shall increase
by two percent (2%) per year over the previous year's base rent of the original
and any renewal term hereunder.

         By way of example and not limitation, if Lessor's Contributed
Construction Costs are $450,000 Base Rent would be as follows:

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<TABLE>
<CAPTION>

                  YEAR          ANNUAL BASE- RENT             MONTHLY BASE RENT
                  ----          -----------------             -----------------
<S>               <C>               <C>                            <C>
                  1                 171,750.00                     14,312.50
                  2                 175,185.00                     14,598.75
                  3                 178,688.70                     14,890.73
                  4                 182,262.47                     15,188.54
                  5                 185,907.72                     15,492.31
                  6                 189,625.88                     15,802.16
                  7                 193,418.40                     16,118.20
                  8                 197,286.76                     16,440.56
                  9                 201,232.50                     16,769.37
                  10                205,257.15                     17,104.76
                  11                209,362.29                     17,446.86
                  12                213,549.54                     17,795.79

                  13                217,820.53                     18,151.71
                  14                222,176.94                     18,514.74
                  15                226,620.48                     18,885.04
                  16                231,152.89                     19,262.74
                  17                235,775.94                     19,648.00

                  18                240,491.46                     20,040.96
                  19                245,301.29                     20,441.77
                  20                250,207.32                     20,850.61
                  21                255,211.47                     21,267.62
                  22                260,315.69                     21,692.97

</TABLE>

         Lessee shall pay to Lessor at 724 Peachoid Road Gaffney, South
Carolina, 29341, or to such other address as Lessor may from time to time
designate by written notice to Lessee, commencing on the earlier to occur of (i)
the date Lessee occupies the Premises, (ii) the date the Improvements are
Substantially Complete (as defined in Section 6.03 hereinbelow) or (iii)
November 1, 2000 (herein, such earlier date is referred to as the "Rent
Commencement Date"), and thereafter promptly on the first (1st) day of each
month, in advance, during the term of this Lease, in lawful money of the United
States of America, without offset or deduction, and without any prior notice and
demand, Base Rent calculated as provided above. In the event Lessee fails to pay
any installment of Base Rent, or other charge or imposition hereunder within ten
(10) calendar days after such installment or charge is due, in addition to all
of Lessor's other rights and remedies hereunder or at law and to help defray the
additional cost to Lessor for processing such late payment, Lessee shall pay to
Lessor on demand a late charge in an amount equal to five percent (5%) of such
installment. The provision for such late charge shall not be construed as
liquidated damages or as limiting Lessor's remedies in any manner. In the event
that the Commencement Date or the expiration date hereof occurs during the
middle of any month, the rent for that portion of the month shall be prorated on
a daily basis.

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                                   ARTICLE IV

              TAXES, ASSESSMENTS, UTILITIES, ACCESS AND MAINTENANCE

         4.01 TAXES, ASSESSMENTS. Lessee, as a part of the consideration for the
Premises, shall timely pay, and indemnify and save harmless Lessor from, all
taxes, assessments, license fees, excises, personal property taxes charged
against trade fixtures, furnishings and equipment or any other personal property
at the Premises, taxes on Lessor's right to receive rental or on the receipt of
rental or income from the Premises (excluding Federal or State income or estate
taxes), taxes or charges for fire protection, road maintenance, refuse or
similar service, or other imposts and charges that during the term of this lease
shall be fixed, charged, levied, assessed or otherwise imposed upon the Premises
or roadways and access ways to the Premises, as presently improved or as the
same may be hereafter improved by Lessee under the terms of this Lease, or upon
Lessor as owner of the Premises, including any assessments or charges under any
declaration, reciprocal easement agreement or similar encumbrance affecting the
Premises and a pro rata share (based upon acreage of benefited property) of the
cost of maintaining roadways providing access to the Premises (herein, all of
such taxes, assessments and charges are collectively referred to as the
"Impositions"), with the exception that Impositions for the first and last years
of the term of this Lease shall be prorated as of the date of commencement and
of termination of this Lease. Lessor will promptly notify Lessee of any of such
Impositions. Lessor will attach to said notice, if applicable, a copy of the
bill or assessment related thereto. Lessee shall pay the sum so specified to
Lessor within fifteen (15) days following the date of Lessor's notice.

         4.02 CONTEST OF IMPOSITIONS. If Lessee, in good faith, shall desire to
contest the validity or amount of any Imposition herein agreed to be paid by
Lessee, Lessee shall notify Lessor in writing of its intention to contest the
same, and Lessee may, at its sole cost and expense (in its own name), dispute
and contest the same and in such case such item need not be paid until adjudged
to be valid. Unless so contested by Lessee, all such Impositions shall be paid
by Lessee within the time provided by law, and, if contested, any such contested
item shall be paid before the issuance of execution on final judgment; provided,
however, that in the event Lessor in its sole judgment determines that the
failure to pay or discharge any such obligation during any such contest would
adversely affect or impair Lessor's title to the Premises, or its ground
lessor's or lender's interest therein, Lessee shall deposit with the Lender as
security for the payment and discharge of such contested item an amount equal
thereto, plus interest and penalties, and Lessor is hereby authorized to use
such funds to pay such obligation if necessary to preserve or protect Lessor's
title to the Premises, or such ground lessor's or lender's interest therein.

         4.03 UTILITIES. Lessee shall furnish, at its own expense, all utilities
of every type and nature required by it in the use of the Premises and shall pay
or cause to be paid, all bills for water, sewerage, heat, gas, electricity and
other utilities, if any, used on, in connection with, or chargeable against the
Premises during the term of this Lease. Lessor shall not be liable in any way to
Lessee or any other party occupying any part of the Premises for any failure or
defect in any utility services furnished to the Premises by reason of any
requirement, act or omission of the public utility company serving the Premises
with such utility service, by reason of necessary repairs or improvements or any
other cause whatsoever.

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         4.04 ACCESS FOR LESSOR. Lessor, and Lessor's employees, contractors,
subcontractors and agents, shall have the full, perpetual right to enter the
Premises at all reasonable times during business hours after endeavoring to
provide at least 24 hours prior notice to Lessee to make repairs, conduct
maintenance or otherwise inspect the Premises so long as such entry does not
unreasonably interfere with Lessee's business operations thereby.

         4.05 DEFAULT IN PAYMENT. In case of any default by Lessee in the
payment of any Impositions (unless the same are being contested pursuant to
Section 4.02 hereof), or premiums of insurance, or the payment of any amounts
provided by this Lease to be paid by Lessee (other than the amounts made payable
as rent), or in procuring insurance as provided in this Lease, Lessor may, on
behalf of Lessee, make such payment or payments or procure any such insurance,
and Lessee covenants thereupon on demand to reimburse and pay Lessor any amount
so paid or expended. Any amounts payable hereunder by Lessee to Lessor and not
paid when due, including, without limitation, Base Rent and additional rent,
shall bear interest at the rate equal to the lesser of (i) eighteen percent
(18%) per annum or (ii) the highest rate permissible under law (the "Default
Rate"). If it becomes necessary to bring suit for collection of the Base Rent or
of any sums herein stipulated to be paid, or in case the same has to be
collected upon demand of any attorney, Lessee agrees to pay such reasonable
attorney's fees as are actually incurred by Lessor for outside counsel.

         4.06 MAINTENANCE. Lessor and Lessee agree that this Lease constitutes a
net lease and accordingly, Lessor shall not be required to make any
improvements, repairs or replacements of any nature, kind or character to the
Premises during the term of this Lease. Lessee shall, at its sole cost, keep and
maintain all portions of the Premises neat and clean and in good order,
conditions, maintenance and repair, including, but not limited to the roof,
foundation, walls, floors, driveways providing access to the Premises, utility
lines serving the Premises, improvements and replacements of each of the
foregoing, hearings ventilating, and air conditioning plumbing and electrical
systems, downspouts, storefronts, sprinkler systems, sidewalks, equipment, and
any and all other repairs or maintenance necessary for any portion or part of
the interior or exterior of the Premises. Lessee shall provide or pay for pest,
bug and termite control service or otherwise keep the Premises free from pests,
termites and wood-boring infestation. Lessee shall be responsible for
maintaining the exterior landscaping of the Premises in a good and sightly
condition. Lessee shall, at its sole cost and expense, also repair any damage
necessitated by the negligent acts or omissions or Lessee, its agents,
employees, servants, subtenants, licensees, concessionaires, invitees or
customers. Lessee shall replace any and all plate, window and other glass
(structural or otherwise) in, on or about the Premises, which may be broken or
destroyed, with glass of the same or similar quality. Before undertaking repairs
to the Premises (other than minor interior non-structural and emergency
repairs), Lessee shall first obtain Lessor's approval of the plans and
specifications therefor, which approval is not to be unreasonably withheld.
Lessee shall, at its sole cost and expense, keep the Premises free of ice and
snow and other debris. Lessee shall maintain a preventive maintenance contract
providing for the regular inspection and maintenance of the heating and air
conditioning system by a licensed heating and air conditioning contractor.

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                                   ARTICLE V

                                  CONDEMNATION

         5.01 If the whole of the Premises, or such substantial portion thereof
as will make the Premises unusable for the purposes herein leased, be condemned
by any legally constituted authority for any public use or purpose, then this
Lease shall terminate as of the time when possession thereof is taken by public
authorities, and rental shall be accounted for between Lessor and Lessee as of
that date. In the event the portion condemned is such that the remaining portion
can, after restoration and repair, be made usable for Lessee's purposes, then
this Lease shall not terminate, and subject to Lessor's receipt of condemnation
awards, Lessor shall make such award available to Lessee pursuant to
construction disbursements procedures reasonably satisfactory to Lessor and
Lessee for the purpose of restoring the Premises to an architectural whole.
Rental shall abate by reason of such condemnation by an amount allocable to the
portion of the building structure which was so taken or sold.

         5.02 Any termination or obligation to repair, however, shall be without
prejudice to the rights of either Lessor or Lessee, or both, to recover from the
condemnor compensation and damages caused by such condemnation. Lessor and
Lessee acknowledge that Lessee shall have the right to apply for and collect the
value of its trade fixtures and special equipment at such time owned by it in
the Premises and any other compensable damages resulting from such condemnation
not affecting Lessor's settlement with the condemning authority; provided,
however, that Lessee shall have no claim against Lessor or against the condemnor
for the value of any unexpired portion of the term of this Lease or otherwise.
Neither Lessee nor Lessor shall have any rights in any award made to the other
by any condemnation authority.

                                   ARTICLE VI

                    CONSTRUCTION OF IMPROVEMENTS ON PREMISES

         6.01 CONSTRUCTION OF IMPROVEMENTS. From and after the date satisfaction
of the contingencies contained in Section 1.02 above, Lessee shall construct a
retail banking facility and related parking and amenities in accordance with the
site plan attached hereto as Exhibit "A-1," including without limitation, the
access ways shown thereon (the "Improvements") in accordance with the Final
Plans and the terms and conditions hereof. The Improvements, including any
signage, shall be of sound structural design and constructed of good materials
in a good and workmanlike manner, in accordance with the requirements of all
applicable laws, ordinances and regulations of duly constituted authorities
having jurisdiction thereof and in material accordance with plans and
specifications approved by Lessor pursuant to Section 6.02 below. Lessee shall
be totally responsible for complying with all aspects of the Americans With
Disabilities Act, as amended.

         6.02 PLANS AND SPECIFICATIONS. The Improvements shall be constructed
substantially in accordance with detailed plans and specifications to be
prepared by Lessee at its expense and submitted to Lessor for written approval
prior within sixty (60) days of the date hereof, which shall be consistent with
the Preliminary Plans attached hereto as EXHIBIT "B". Lessee shall not commence
any construction activities prior to obtaining Lessor's written approval of such
plans and

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specifications. In the event Lessor fails to respond to Lessee by ten (10) days
after such plans and specifications are submitted by Lessee, the plans and
specifications submitted shall be deemed approved for purposes of this Lease.
Lessor shall not unreasonably withhold its approval to any submitted plans and
specifications so long as the contemplated Improvements are consistent with the
site plan attached hereto and are in compliance with applicable codes and zoning
ordinances (such plans and specifications as approved by Lessor are herein
referred to as the "Final Plans") and shall be attached hereto as EXHIBIT "D".

         6.03 COMMENCEMENT/COMPLETION OF CONSTRUCTION. Lessee agrees to begin
construction as soon as practicable following the satisfaction of the
contingencies contained in Section 1.02 and to diligently prosecute construction
thereafter so that the same are Substantially Completed on or before November 1,
2000, which date may be extended for up to thirty (30) calendar days if
necessitated by Force Majeure (but such extension shall not extend the Rent
Commencement Date). Prior to commencement, Lessee shall deliver to Lessor copies
of the construction contract for such work, for Lessor's approval not to be
unreasonably withheld or delayed. The Improvements shall be deemed to be
"Substantially Complete" on the earliest of the date on which either: (1) the
Improvements are complete substantially in accordance with the Final-Plans
(except for "punch-list" items, such as minor details of construction,
decoration or mechanical adjustments which do not materially interfere with
Lessee's use and occupancy of the Premises), or (2) Lessee has obtained a final
certificate of occupancy. On the date the Improvements are Substantially
Complete, Lessee shall execute and deliver to Lessor a Commencement Date
Memorandum to be prepared at such time by Lessor acknowledging (i) the
Commencement Date, (ii) Lessee's acceptance of the Premises and (iii) Base Rent
hereunder. For purposes of this Lease, the term "Force Majeure" shall mean and
include the following: any delay caused by any action, inaction, order, ruling,
moratorium, regulation, statute, condition or other decision of any governmental
agency having jurisdiction over any portion of the Premises, over the
construction anticipated to occur thereon or over any uses thereof, or by fire,
flood, inclement weather, strikes, lockouts or other labor or industrial
disturbance whether or not on the part of agents or employees of either party
hereto engaged in the construction of the Premises), civil disturbance, order of
any government, court or regulatory body claiming jurisdiction or otherwise, act
of public enemy, war, riot, sabotage, blockade, embargo, failure or inability to
secure materials, supplies or labor through ordinary sources by reason of
shortages or priority, discovery of hazardous or toxic materials, earthquake, or
other natural disaster, or any cause whatsoever beyond the reasonable control
(excluding financial inability) of the, party whose performance is required, or
any of its contractors or other representatives, whether or not similar to any
of the causes hereinabove stated.

         6.04 LIENS. In all contracts for construction and development of the
Premises, including professional service contracts relating thereto, Lessee
shall obtain the agreement of the other party that the other party has no lien
rights against the fee simple interest of Lessor in the land which is the
Premises. Such party shall acknowledge and agree that its lien rights relate
only to the leasehold estate of Lessee and Lessee's rights in this Lease. Lessee
shall deliver copies of such contracts to Lessor upon request of Lessor. All of
Lessee's contractors and subcontractors are put upon notice of the fact that
Lessee shall never, under any circumstances, have the power to subject the
interest of Lessor in the Premises to any mechanics' or materialmen's lien or
liens of any kind. All persons who may hereafter during the term of this Lease,
including any extensions thereof, furnish work, labor, services or materials to
the Premises upon the request or order of Lessee or any

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person claiming under, by or through or under Lessee, must look for claims or
compensation wholly to the interest of Lessee and not to that of Lessor.

         6.05 ALTERATIONS. Lessee shall not make or cause to be made any
structural or other material alterations, additions or improvements
("Alterations") to the Premises without first submitting plans and
specifications therefor and obtaining Lessor's consent thereto which consent is
not to be unreasonably withheld or delayed. All alterations shall be designed
and constructed in accordance with all applicable governmental laws, statutes,
rules, ordinances and regulations.

         6.06 PAYMENT AND PERFORMANCE OR COMPLETION BOND. Unless waived in
writing by Lessor, prior to commencing any repairs, alterations or new
improvements on the leased Premises, which are anticipated in cost in excess of
$50,000.00, including, without limitation, construction of the Improvements,
Lessee, or the contractor or contractors performing such repairs, alterations or
improvements on Lessee's behalf, shall post a payment and performance or
completion bond in form reasonably satisfactory to Lessor, to assure that the
repairs, Alterations or improvements will be completed and paid for and that no
laborer's or mechanic's liens will attach, containing a dual obligee rider
naming Lessor and if requested, Lessor's lender, as beneficiaries thereof.

         6.07 OWNERSHIP OF IMPROVEMENTS. Except as otherwise provided herein,
all right, title and interest to the Improvements and the furniture, fixtures
and equipment being installed or placed at the Premises by Lessee shall belong
to Lessee; provided, however that upon the default of Lessee hereunder or the
expiration or termination of the term of this Lease, such right, title and
interest shall automatically and without the necessity of any further
documentation become the absolute property of Lessor (except that in the event
of expiration of the term, Lessee shall retain title to its movable furniture,
safety deposit boxes and ATM machine so long as any removal thereof does not
damage the building structure and Lessee repairs any damage caused by such
removal and restores the structure to an aesthetic appearance), and Lessee
hereby transfers and assign to Lessor such property, effective as of such date.
The bank vault shall under all circumstances remain with the Premises. No
further assignment shall be required for such change in ownership and the
foregoing assignment shall be self-operative. Lessee hereby agrees that it shall
not encumber or secure the purchase or use by Lessee of any fixtures and
equipment to be installed at the Premises, including, without limitation,
electrical systems, HVAC systems, and cooking, cleaning and refrigeration
equipment, with any security interest, title retention device, lease or other
interest.

                                  ARTICLE VII

               USE OF PREMISES - PROVISIONS OF GENERAL APPLICATION

         7.01 USE OF PREMISES. The use of the Premises is intended for retail
banking and related purposes during the term of this Lease; any uses of the
Premises other than for retail banking related purposes shall only be with the
prior written consent of Lessor which consent shall be at Lessor's sole
discretion. Lessee shall use the Premises only in full compliance with (i) all
ordinances, statutes, rules and regulations of any applicable governmental
authorities, Board of Fire Underwriters, or any other entity having jurisdiction
over the Premises; and (ii) any covenants, conditions and restrictions,
affecting the real property. Lessee shall not make any use or suffer any part of
the Premises to be used in such a manner as to construct a nuisance or for any
improper, offensive, or unlawful purposes. Under no circumstances shall the
Premises be used for any

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purpose that creates a public or private nuisance; that emits noise or
objectionable, loud music; that is a liquor store; that is an adult bookstore or
establishment selling, exhibiting or distributing pornographic or obscene
materials or a massage parlor or a so-called "head shop" or nude dancing or
lingerie exhibiting establishment. Lessee shall at all times keep or cause the
Premises to be kept in neat and orderly condition and free from accumulations of
debris, refuse, materials, ashes and rubbish. Lessee will obey and comply with
all lawful requirements, rules, regulations and ordinances of all legally
constituted authorities, existing at any time during the continuance of this
Lease, in any way affecting the Premises or the use of the Premises or any
construction being done on the Premises or in any way affecting this Lease.
Lessee will, at all times and at its expense, keep any and all buildings or
improvements hereafter placed on the Premises in good order, condition and
repair. In the event, at any time during the term of this Lease, any addition,
alteration, change, repair or other work of any nature, structural or otherwise,
is required or ordered or becomes necessary on account of any governmental
regulation now in effect or hereafter adopted, passed or promulgated, or on
account of any other reason with respect to any buildings or improvements
hereafter placed on the Premises, the entire expense thereof, regardless of when
the same shall be incurred or become due, shall be the liability of Lessee and,
in no event, shall the Lessor be called upon to contribute thereto or do or pay
for any work of any nature whatsoever. Lessor, and its authorized
representatives may enter the Premises at reasonable times to inspect said
Premises in order to determine whether or not Lessee is complying with its
obligations under this Lease.

                                  ARTICLE VIII

                              INSURANCE - INDEMNITY

         8.01 RISKS TO BE INSURED. At all times during the term or this Lease,
including the period of construction or reconstruction of the Improvements or
any other improvements on the Premises, Lessee at Lessee's sole expense shall
maintain insurance as outlined below with insurance companies reasonably
acceptable to Lessor: (a) fire and extended coverage insurance and such other
hazard insurance as Lessor may from time to time require with respect to any
buildings and improvements now or hereafter located and constructed on the
Premises (including without limitation, the Improvements) in amounts not less
than 100% of the then full insurable value (actual replacement value without
deduction for depreciation) of all buildings and improvements located on the
Premises; (b) comprehensive public liability and property damage insurance
applicable to the Premises and any buildings and improvements located thereon,
in amounts reasonably approved by Lessor, but in any event in amounts not less
than $2,000,000.00 for injury or death to one person or damage to property,
protecting Lessee and Lessor against liability, damage, claim or demand in any
way arising out of or in connection with the ownership, condition, use or
operation of the Premises or any buildings and improvements located thereon
(with the liquor liability exclusion removed at any time that Lessee serves
alcoholic beverages at the Premises or Lessee shall otherwise carry liquor
liability coverage in an amount not less than $2,000,000); (c) statutory
worker's compensation insurance and employer's liability insurance governing all
employees; (d) business interruption or rent insurance against loss of business
or rents in an amount not less than the aggregate amount of the annual Base Rent
and Impositions so as to insure that such items are paid to Lessor during the
period of restoration; (e) during the period of construction of the
Improvements, builder's all risk replacement cost insurance on a non-reporting
completed value basis; and (f) such other insurance with respect to the Premises
in such amounts

                                       10
<PAGE>

and against such insurable hazards as Lessor from time to time may reasonably
require. During any construction, repair, restoration or replacement of
buildings or other improvements on the Premises, Lessee will obtain and keep in
effect standard builders risk coverage with all risk coverage in the amount of
one hundred percent (100%) of the value of the improvements. Lessee will cause
all contractors and subcontractors to obtain and keep in effect worker's
compensation insurance to the full extent required by law and automobile and
public liability insurance as described in (b) and (c) previously in this
Section 8.01. Lessor shall have the right to review the insurance coverage
carried pursuant to this Section 8.01 not more often than once every three years
for the purpose of evaluating whether the coverage carried pursuant to this
Section 8.01 is consistent with that being carried for projects with similar
improvements in the Atlanta Statistical Metropolitan Area. Following such
review, Lessor shall notify Lessee of any adjustments in coverage (increases or
decreases) required to conform the insurance coverage with such other projects.
If Lessor fails to conduct such review within a given three year period, Lessee
shall have the right to request that Lessor undertake such review for the
purpose of adjusting the coverage then maintained.

         8.02 POLICY PROVISIONS. All insurance maintained by Lessee pursuant to
the terms of the Lease shall (a) name Lessor and Lessee, as insured as their
respective interests may appear, as insureds, if requested by Lessor, (b)
provide that any losses shall be payable notwithstanding any act or negligence
of Lessor or Lessee, (c) provide that no cancellation, material alteration or
non-renewal thereof shall be effective until at least thirty (30) days after
receipt by Lessor or Lessee of written notice thereof, and (d) be reasonably
satisfactory to Lessor in all other respects. Each such policy shall contain a
deductible no greater than $1,000. Each insurance company issuing policies for
builder's risk, extended coverage, hazard or casualty insurance hereunder is
hereby authorized and directed that, all losses be paid to Lessor or Lessor's
lender, as their interests may appear, to be held by Lessor or such lender, in
accordance with the terms hereof. In the event any insurance company fails to
disburse directly and solely to Lessor or such lender but disburses instead
either solely to Lessee or to Lessee and Lessor jointly, Lessee agrees
immediately to endorse and transfer such proceeds to Lessor, to be used by
Lessor in accordance with Article IX hereinbelow. Upon the failure of Lessee to
endorse and transfer such proceeds as aforesaid, Lessor may execute such
endorsements or transfers for and in the name of Lessee and Lessee hereby
irrevocably appoints Lessor as Lessee's agent and attorney-in-fact so to do.

         8.03 DELIVERY OF POLICIES; INSURANCE CERTIFICATES. Upon the execution
of this Lease and thereafter not less than thirty (30) days prior to the
expiration dates of the expiring policies previously delivered pursuant to this
Section, Lessee will deliver to Lessor certificates evidencing all insurance
coverage which Lessee is required to maintain pursuant to this Lease. Upon
request, Lessee shall deliver to Lessor copies of such policies.

         8.04 INDEMNIFICATION BY LESSEE. Lessee will protect, indemnify and hold
harmless Lessor from and against all liabilities, obligations, claims, damages,
penalties, causes of action, costs and expenses (including, without limitation,
reasonable attorneys' fees and expenses) imposed upon or incurred by or asserted
against Lessor by reason of (a) any accident, injury to or death of persons or
loss of or damage to property occurring on or about the Premises or any part
thereof or the improvements located thereon, (b) the occupancy or use of the
Premises by Lessee, its agents, employees, servants, subtenants, licensees or
concessionaires, (c) any use, nonuse or condition of the Premises or any part
thereof or the improvements located thereon, (d) any action by a third

                                       11
<PAGE>

party based on any failure on the part of Lessee to perform or comply with any
of the terms of this Lease, or (e) any action of a third party based on
performance of any labor or services or the furnishings of any materials or
other property in respect of the Premises or any part thereof or the
improvements located thereon; unless such action, suit or proceeding arises out
of the sole negligence of Lessor or the act or omission of Lessor prior to
Lessee's taking possession of the Premises pursuant to this Lease. In case any
action, suit or proceeding is brought against Lessor by reason of any such
occurrence, Lessee, upon Lessor's request, will at Lessee's expenses resist and
defend such action, suit or proceedings, or cause the same to be resisted and
defended by counsel designated by Lessee and approved by Lessor, which approval
will not be unreasonably withheld.

         8.05 WAIVER OF SUBROGATION. Lessor and Lessee each hereby waives any
claim which may arise in its favor against the other party hereto arising out of
this Lease (or any renewal or extension thereof), for any loss or damage to any
of its property located within, upon, or constituting a part of the Premises.
Lessor and Lessee each agree to have its own insurance company properly endorse
the property and casualty coverage insurance policies covering the Premises, or
anything located therein (i) to waive any subrogation claims against the other
party, and (ii) to prevent the invalidation of said insurance coverage by reason
of this mutual waiver. Lessor and Lessee hereby acknowledge and agree that it is
their intent to shift the risk for losses to property to their respective
insurers and that each is or shall be adequately insured to cover such risks.

         8.06 FAILURE BY LESSEE TO PROVIDE INSURANCE. In the event Lessee fails
to provide and maintain the insurance policies required pursuant to this Article
VIII, in addition to all other remedies provided herein, Lessor shall have the
right to procure such insurance on Lessee's behalf and at Lessee's sole cost and
expense, and Lessee shall pay to Lessor the cost thereof, as additional rental
hereunder, within fifteen (15) days of Lessee's receipt of an invoice therefor
from Lessor.

         8.07 SHORTFALLS IN INSURANCE. Notwithstanding anything contained
hereinabove to the contrary, in the event that the insurance maintained by
Lessee is insufficient to repair in its entirety the Premises, Lessee shall
complete such repair at its sole expense.

                                   ARTICLE IX

                      DAMAGE OR DESTRUCTION OF IMPROVEMENTS

         9.01 RESTORATION. If any buildings or improvements erected on the
Premises by Lessee shall be damaged or destroyed from any cause, subject to the
provisions of Section 9.03, Lessee, shall promptly commence and complete
(subject to Force Majeure) the restoration, replacement or rebuilding of said
buildings and improvements as nearly as possible to its value, condition and
character immediately prior to such damage or destruction. Lessee shall pay all
expenses in connection with said restoration, replacement or rebuilding so that
such buildings and improvements shall be free and clear from all liens and
claims for labor, materials, fees or other expenses. Lessor shall make insurance
proceeds available to Lessee for such purposes in accordance with Section 9.02
below.

                                       12
<PAGE>

         9.02 INSURANCE PROCEEDS. In the event any buildings or other
improvements are damaged or destroyed from any cause, any loss of up to Fifty
Thousand and No/100 Dollars ($50,000.00) under any policy of insurance required
to be obtained for protection against such damage or destruction shall be
payable to Lessee for restoration purposes; and any loss thereunder which in the
aggregate exceed Fifty Thousand and No/100 Dollars ($50,000.00) shall be made
payable in its entirety to Lessor or Lessor's lender and shall be held and
disbursed as follows:

         All monies so received by Lessor shall be available to the Lessee for
         the purpose of defraying the cost of rebuilding or repairing, as the
         case may be, the buildings and improvements so injured or destroyed.
         Any such repair, restoration or replacement shall be in accordance with
         the provisions of Article VI and said proceeds shall be paid by Lessor
         from time to time in accordance with certificates from the architect or
         engineer supervising such restoration, repairing or rebuilding showing
         the amount due to designated persons for labor, material and other
         proper items of costs incurred in connection with the work of repair,
         reconstruction or replacement in accordance with disbursement
         procedures required by Lessor's lender or otherwise consistent with
         disbursement procedures for construction loans.

If and when Lessee shall have completed the repairing or reconstruction or
replacement of the buildings and improvements as contemplated as Section 9.01
hereinabove, any funds remaining from the insurance proceeds shall be paid to
Lessee.

         9.03 MAJOR DAMAGE. In the event any buildings or other improvements on
the Premises are damaged or destroyed from any cause (i) to the extent of more
than 50% of the cost of replacement thereof and (ii) less than one (1) year
remains unexpired on the original term at the time of such damage, then in any
such event, Lessor or Lessee may terminate this Lease by notice given within
thirty (30) days of the date of such damage, and on the date specified in such
notice, this Lease shall terminate. In such event, insurance proceeds for the
Improvements shall be paid to Lessor.

         9.04 NO RENT ABATEMENT. If the Premises are destroyed or damaged,
unless this Lease is terminated as provided herein, Lessee shall not be entitled
to any rent reduction, or reimbursement from Lessor as a result of any damage,
destruction, repair, or restoration of or to the Premises.

                                   ARTICLE X

                                   ASSIGNMENT

         10.01 TRANSFER AND ASSIGNMENT. Lessee shall not, without the prior
written consent of Lessor, assign this Lease or any interest hereunder, or
sublet the Premises or any part thereof, or permit the use of the Premises by
any party other than Lessee. Lessor's consent shall not be unreasonably
withheld, provided however that the assignee or sublessee of Lessee shall be of
an equal or better financial position than Lessee. Consent by Lessor to any
assignment or sublease shall not destroy this provision and all later
assignments or subleases shall be made likewise only on the prior written
consent of Lessor (on the same basis as aforesaid). If Lessee is a corporation,
partnership, joint venture or other entity, any transfer, sale or other
disposition of the stock or interest of Lessee which may or does cause a change
in control of Lessee shall be deemed an

                                       13
<PAGE>

assignment of this Lease. Each assignee of Lessee shall become directly liable
to Lessor for all obligations of Lessee hereunder. No sublease or assignment by
Lessee shall relieve Lessee of any liability hereunder. To the extent Lessee
receives rents or other payments from any such sublessee or assignee in excess
of the rental payable to Lessor hereunder, Lessee shall immediately pay half of
such excess amount to Lessor as additional rent hereunder, and Lessee shall and
does hereby authorize Lessor directly to collect any and all such sums from such
assignee or sublessee, as the case may be.

                                   ARTICLE XI

                                  SUBORDINATION

         11.01 This Lease and all of the rights of Lessee hereunder are subject
and subordinate at all times to any Deed to Secure Debt granted by Lessor, its
successors or assigns, which now or hereafter affects the Premises, and to all
renewals, modifications, consolidations, replacements and extensions thereof
(hereinafter, a "Deed to Secure Debt"). This clause shall be self-operative and
no further instrument of subordination shall be required by any holder of a Deed
to Secure Debt. In confirmation of such subordination, Lessee shall execute
promptly any certificate that Lessor may reasonably request related thereto.

         11.02 If Lessor elects to have this Lease superior to any applicable
Deed to Secure Debt and its election is signified in some recorded instrument,
then this Lease shall be superior to such Deed to Secure Debt, notwithstanding
any other provision hereof.

         11.03 Lessee agrees that if it sends any notice to Lessor concerning
Lessor's obligations hereunder, Lessee will also send a copy of any such notice
to the holder of any Deed to Secure Debt (so long as Lessee has been previously
notified in writing of the name and address of such holder), and in the event
any notice specifies some default on the part of Lessor, Lessee agrees to afford
the holder of any Deed to Secure Debt a reasonable time to effect a cure of such
default for and on behalf of Lessor, if the Lessor fails to cure the default.
Lessee agrees to execute such documents with respect thereto as may be
reasonably required by such holder.

         11.04 Lessee shall, in the event any proceedings are brought for the
foreclosure of or in the event of the exercise of power of sale under any Deed
to Secure Debt made by Lessor covering the Premises, attorn to the Lessor at any
such sale and recognize the Lessor as Lessor hereunder.

         11.05 This Lease shall be superior to, and have priority over, any
mortgage, deed to secure debt, security deed or similar security instrument
placed upon the Premises by Lessee.

         11.06 Lessor agrees to use best efforts to obtain the agreement of the
holder of any Deed to Secure Debt made by Lessor, that in the event of a
foreclosure hereunder, that such holder of such security deed shall not name in
such foreclosure action or otherwise disturb the possession or right to
possession of Lessee hereunder, except for default by Lessee as set forth
hereinafter.

                                       14
<PAGE>

                                  ARTICLE XII

                                     DEFAULT

         12.01 Lessee shall be in default of this Lease if: (i) Lessee shall
default in the payment of rent and other sums and charges herein reserved,
including, without limitations Base Rent or Impositions, when due, and shall
fail to make such payment within three (3) calendar days of the date of written
notice from Lessor; (ii) Lessee files a petition in bankruptcy under any section
or provision of the bankruptcy law; (iii) Any involuntary petition in bankruptcy
filed against Lessee is not withdrawn or dismissed within sixty (60) calendar
days from the filing thereof; (iv) lessee is adjudicated bankrupt; (v) An order
appointing a receiver or trustee for Lessee's property shall remain in force for
thirty (30) calendar days after the entry of such order; (vi) Lessee makes an
assignment for the benefit of creditors; (vii) Any levy or attachment upon
Lessee's effects is not satisfied or dissolved within thirty (30) calendar days
after such levy or attachment; (viii) Lessee, whether voluntarily or
involuntarily, takes advantage of any debtor relief proceedings under any
present or future law, whereby the rent or any part thereof is, or is proposed
to be, reduced or payment thereof deferred; (ix) Lessee vacates or abandons the
Premises for a period in excess of thirty (30) days; or (x) Lessee defaults
under any other covenant, agreement, or condition to be performed or kept by the
Lessee under the terms and provisions of this Lease and shall fail to cure such
default within thirty (30) calendar days of the date of written notice from
Lessor.

         12.02 Upon the occurrence of any default, or at any time thereafter
while such default or defaults shall continue, Lessor shall have the option to
elect to do any one or more of the following: (i) cure such default or defaults
at the expense of Lessee and without prejudice to any other remedies which
Lessor might otherwise have, collecting any payment made or expenses incurred by
Lessor in curing such default (with interest at the Default Rate) as additional
rent from Lessee with the next installment of rent falling due thereafter or
(ii) re-enter the Premises with or without process of law, by force or
otherwise, without notice, and dispossess Lessee and anyone claiming under
Lessee, by summary proceedings or otherwise, and remove their effects, and take
complete possession of the Premises. In such event, Lessee, for itself and all
others occupying the Premises under Lessee, hereby covenants peacefully to yield
up and surrender the Premises to Lessor. Either before or after such reentering,
dispossessing, removing and taking possession, Lessor may:

         (1) declare this Lease forfeited and the term ended whereupon Lessor
shall be entitled to recover from Lessee the rental and all other sums due and
owing by Lessee up to the date of termination, plus the costs of curing all of
Lessee's defaults existing at or prior to the date of termination, plus
liquidated damages for failure of Lessee to observe and perform the covenants of
this Lease equal to the deficiency, if any, between Base Rent (and all other
charges, that otherwise would have become due hereunder) and the rental (less
Lessor's costs and expenses including brokers' commissions related thereto)
obtained by Lessor for the balance of the term remaining under this Lease from
any reletting of the Premises. In the event of termination of this Lease, Lessee
waives any and all rights to redeem the Premises given by any statute now in
effect or hereafter enacted. No receipt of money by Lessor from Lessee after the
termination of this Lease or after service of any notice or after the
commencement of any suit or after final judgment for possession of the Premises
shall reinstate, continue or extend the term of this Lease or affect any such
termination, notice, suit or judgment; or

                                       15
<PAGE>

         (2) declare this Lease forfeited and the term ended whereupon Lessor
shall be entitled to recover from Lessee the rental and all other sums due and
owing by Lessee up to the date of termination, plus the costs of curing all of
Lessee's defaults existing at or prior to the date of termination, plus
liquidated damages for failure of Lessee to observe and perform the covenants of
this Lease equal to the all Base Rent, Impositions and additional rental which
shall become due for the remainder of the term of this Lease, discounted to
present value using a percentage rate equal to the prime rate publicly
designated at such time by SunTrust Bank, Atlanta, or if Lessor has re-leased
the Premises, the deficiency, if any, between Lessee's rental (and all other
charges that otherwise would have become due hereunder) and the rental (less
Lessor's costs and expenses including brokers' commissions and costs of
alteration or renovation related thereto) obtained by Lessor for the balance of
the term remaining under this Lease from any reletting of the Premises
discounted to present value using a percentage rate equal to the prime rate
publicly designated at such time by SunTrust Bank, Atlanta provided, that,
Lessor shall deduct from such liquidated amount due the amount of rental Lessor
could reasonably obtain for the balance of the term hereof with consideration
given for market conditions at such time. Lessor and Lessee acknowledge that it
is impossible more precisely to estimate the damages to be suffered by Lessor
upon Lessee's default, and the parties expressly acknowledging that if Lessor
elects such remedy, such sum is intended not as a penalty, but as fully
liquidated damages pursuant to O.C.G.A. Section 13.6-7. In the event of
termination of this Lease, Lessee waives any and all rights to redeem the
Premises given by any statute now in effect or hereafter enacted. No receipt of
money by Lessor from Lessee after the termination of this Lease or after service
of any notice or after the commencement of any suit or after final judgment for
possession of the Premises shall reinstate, continue or extend the term of this
Lease or affect any such termination, notice, suit or judgment; or

         (3) continue this Lease in full force and effect, but with the right at
any time thereafter to elect option (1) or (2) immediately hereinabove,
whereupon Lessor shall use its reasonable efforts to rent the Premises on the
best terms available for the remainder of the term hereof, or for such longer or
shorter periods as Lessor shall deem advisable. Lessee shall remain liable for
payment of all rentals and other charges and costs imposed on Lessee herein, in
the amounts, at the times and upon the conditions as herein provided, but Lessor
shall credit against such liability of Lessee all amounts received by Lessor
from such reletting after first reimbursing itself for all costs incurred in
curing Lessee's defaults, preparing and refinishing the Premises for reletting,
and reletting the Premises; or

         (4) direct and receive from the Title Company (as defined below) the
Funds (as defined below), or any portion thereof remaining, as damages for
Lessee's default hereunder. Upon receipt by the Title Company of written notice
from Lessor of such default, setting forth the nature of such default, the Title
Company shall disburse to Lessor the Funds, or portion thereof remaining. Lessor
and Lessee acknowledge that such payment shall not constitute a penalty but is
in fact a reasonable estimate of the damages Lessor shall suffer and incur by
reason of Lessee's default and shall compensate Lessor for the costs required to
provide tenant improvements at the Premises for any subsequent tenant.

         12.03 No re-entry by Lessor or any action brought by Lessor to oust
Lessee from the Premises shall operate to terminate this Lease unless Lessor
shall give written notice of termination to Lessee, in which event Lessee's
liability shall be as herein provided.

                                       16
<PAGE>

                                  ARTICLE XIII

                              ESTOPPEL CERTIFICATES

         13.01 ESTOPPEL CERTIFICATE. Lessee will execute, acknowledge and
deliver to Lessor, within ten (10) days of request, a certificate certifying (a)
that this Lease is unmodified and in full force and effect (or, if there have
been modifications, that the Lease is in full force and effect, as modified, and
stating the modifications), (b) the dates, if any, to which the rent payable
hereunder has been paid, (c) whether or not there are then existing any offsets
or defenses against the enforcement of any term hereof on the part of Lessee to
be performed or complied with (and, if so, specifying the same), (d) that no
notice has been received by Lessee of any default which has not been cured, and
(e) such other information as Lessor may reasonably request. Any such
certificate may be relied upon by any prospective Lessor, mortgagee, or grantee
under a security deed or deed to secure debt of the leased premises or any part
thereof. If Lessee fails to deliver such estoppel certificate within 10 days of
request therefor, Lessee shall and does hereby irrevocably appoint Lessor as
Lessee's attorney in fact to execute and deliver such certificate.

                                  ARTICLE XIV

                               HAZAROUS MATERIALS

         14.01 Lessee agrees that it will not place, hold, or dispose of any
Hazardous Material (as hereinafter defined) on, under or at the Premises or the
Building and that it will not use the Premises or any other portion of the
Building as a treatment, storage, or disposal (whether permanent or temporary)
site for any Hazardous Material. Lessee further agrees that it will not cause or
allow any asbestos to be incorporated into any improvements or alterations which
it makes or causes to be made to the Premises. Lessee hereby agree to indemnify
Lessor against all losses, liabilities, damages, costs (including without
limitation, court costs attorneys' fees), and claims of any kind whatsoever
(including, without limitation, claims asserted or arising under the
Comprehensive Environmental Response, Compensation and Liability Act, the
Resource Conservation and Recovery Act, any so-called "Superfund" or "Superlien"
law, or any other Federal, state, local or other statute, law, ordinance, code,
rule, regulation, order or decree regulating, relating to or imposing liability
or standards of conduct concerning any Hazardous Material), which are paid,
incurred or suffered by, or asserted against Lessor as a direct or indirect
result of (i) any breach by Lessee of the foregoing covenants or (ii) to the
extent caused or allowed by Lessee or any agent, employee, invitee, or licensee
of Lessee, the presence on or under, or the escape, seepage, leakage, spillage,
discharge, emission, or release from, onto, or into the Premises, the
atmosphere, or any watercourse, body of water, or groundwater, of any Hazardous
Material. Promptly upon the written request of Lessor from time to time at any
time Lessor reasonably suspects the presence of any Hazardous Materials at, on,
under or within the Premises, Lessee shall provide Lessor, at Lessee's expense,
with an environmental site assessment or environmental audit report prepared by
an environmental engineering firm acceptable to Lessor, to assess with a
reasonable degree of certainty the presence or absence of any Hazardous
Materials at, upon, under or within the Premises and the potential costs in
connection with abatement, cleanup or removal of any Hazardous Materials found
on, under, at or with the Premises. In the event of any discharge of Hazardous
Materials or the threat of a discharge of any Hazardous Materials affecting the
Premises, whether or not the same originates or emanates from the Premises or
any contiguous real estate,

                                       17
<PAGE>

and/or if Lessee shall fail to comply with any of the requirements of the
Hazardous Materials Laws, Lessor may at its election after providing Lessee with
thirty (30) days prior written notice and opportunity to remedy such discharge
or threat of discharge or failure of compliance (provided that if such remedy
cannot be effected during such thirty day period due to the nature thereof,
Lessee shall have a reasonable time thereafter in which to effect such remedy so
long as Lessee commences such remedy during such thirty day period and
diligently and in good faith pursues such remedy thereafter), but without the
obligation so to do, give such notices and/or cause such work to be performed at
the Premises and/or take any and all other actions as Lessor shall deem
necessary or advisable in order to abate the discharge of any Hazardous
Material, remove the Hazardous Material, or cure Lessee's noncompliance, and any
amounts paid as a result thereof shall be reimbursed by Lessee to Lessor within
fifteen (15) days of written demand therefor accompanied by invoices evidencing
such expenses. Notwithstanding anything to the contrary herein, nothing shall
give Lessor the right to influence or direct hazardous waste disposal decisions
or treatments, such being the sole responsibility of Lessee. The provisions of
and undertakings and indemnification set out in this Section 14.01 shall survive
the early termination or expiration of this Lease, and shall continue to be the
personal liability, obligation and indemnification of Lessee, binding upon
Lessee forever. The provisions of the preceding sentence shall govern and
control over any inconsistent provision of this Lease. For purposes of this
Lease, "Hazardous Material" means and includes any hazardous substance or any
pollutant or contaminant defined as such in (or for purposes of) the
Comprehensive Environment Response, Compensation, and Liability Act, any
so-called "Superfund" or "Superlien" law, the Toxic Substances Control Act, or
any other Federal, state or local statute, law, ordinance, code, rule,
regulation, order or decree regulating, relating to, or imposing liability or
standards of conduct concerning, any hazardous, toxic or dangerous waste,
substance or material, as now or at any time hereafter in effect, or any other
hazardous, toxic or dangerous, waste, substance or material.

                                   ARTICLE XV

                              ADDITIONAL PROVISIONS

         15.01 NOTICE TO LESSOR AND LESSEE. Any and all notices, elections,
demands, requests, and responses thereto permitted or required to be given under
this Lease shall be in writing, signed by or on behalf of the party giving the
same, and shall be deemed to have been properly given or served and shall be
effective upon being personally delivered or upon being deposited in the United
States Mail, postage prepaid, certified mail, return receipt requested, to the
other party at the address of such other party set forth below or at such other
address as such other party may designate by notice specifically designated as a
notice of change of address and given in accordance herewith; provided, however,
that the time period in which a response to any such notice, election, demand or
request must be given shall commence on the date of receipt thereof; and
provided further that no notice of change of address shall be effective until
the date of receipt thereof. Personal delivery to a party or to any officer,
partner, agent or employee of such party at said address shall constitute
receipt. Rejection or other refusal to accept or inability to deliver because of
changed address of which no notice has been received shall also constitute
receipt. Any such notice, demand, or request shall be addressed as follows:

                                       18
<PAGE>

         (a)      Lessor:           742 Peachoid-Road
                                    Gaffney, South Carolina  29341

         (b)      Lessee:           281 South Main Street
                                    Suite 105A
                                    Alpharetta, Georgia  30004

         (c)      The holder of the Deed to Secure Debt (as hereinabove defined)
                  at such address as may be furnished to Lessee by Lessor.

         15.02 NO WASTE. The Lessee will neither commit nor permit waste upon
the Premises, except as hereinabove expressly permitted.

         15.03 TERMINATION. The words "terminate" or "termination" as used
herein shall refer to the end of this Lease whether due to the expiration of the
term hereof or the earlier ending of this Lease in accordance with the terms and
provisions hereof. If Lessee remains in possession of the Premises after
expiration of the term hereof, with Lessor's acquiescence and without any
express agreement of parties, Lessee shall be a tenant-at-will with rental
payable to Lessor at 200% of the rental rate in effect at the end of the Lease;
and there shall be no renewal of this Lease by operation of law. At the
termination of this Lease, Lessee shall surrender the Premises and keys thereof
to Lessor in the same condition as at the date of issuance of a certificate of
occupancy for the Improvements following Lessee's construction thereof, normal
wear and tear only excepted.

         15.04 TIME OF ESSENCE - LAWS OF GEORGIA. Time is of the essence of this
Lease Agreement. All terms and provisions of this Lease shall be construed and
adjudicated in accordance with the laws of the State of Georgia.

         15.05 ENTIRE AGREEMENT - NO WAIVER. This Lease contains the entire
agreement of the parties and no representations, inducements, promises or
agreements, oral or otherwise between the parties not embodied herein, shall be
of any force or effect. No failure by Lessor to insist upon the strict
performance of any term hereof or to exercise any right, power or remedy
consequent upon a breach thereof, and no acceptance of full or partial rent
during the continuance of any such breach, shall constitute a waiver of any such
breach or of any such term and no custom or practice of the parties at variance
with the terms hereof shall constitute a waiver of Lessor's right to demand
exact compliance with the terms hereof.

         15.06 LESSOR'S LIEN. In addition to any statutory lien for rent in
Lessor's favor, Lessor shall have and Lessee hereby grants to Lessor a
continuing security interest for all rentals and other sums of money becoming
due hereunder from Lessee, upon all goods, wares, equipment, fixtures,
furniture, inventory, accounts, contract rights, chattel paper and other
personal property of Lessee situated on the Premises, and such property shall
not be removed therefrom without the consent of Lessor until all arrearages in
rent as well as any and all other sums of money then due to Lessor hereunder all
first have been paid and discharged. In the event of a default under this Lease,
Lessor shall have, in addition to any other remedies provided herein or by law,
all rights and remedies under the Uniform Commercial Code. Lessee hereby agrees
to execute such financing statements and other instruments necessary or
desirable in Lessor's discretion to perfect the security interest

                                       19
<PAGE>

hereby created. Lessor may approve Lessee to lease various items of equipment
with Lessor's approval not to be unreasonably withheld.

         15.07 SECURITY DEPOSIT. [Intentionally omitted]

         15.08 LESSOR'S LIABILITY. Upon the bona fide sale of the Premises by
Lessor and the assumption of Lessor's obligations hereunder by the Lessor
thereof, all obligations of the then-current Lessor under this Lease shall
terminate. Notwithstanding anything to the contrary contained in this Lease,
Lessee agrees and understands that Lessee shall look solely to the estate and
property of Lessor in the Premises for the enforcement of any judgment (or other
judicial decree) requiring the payment of money by Lessor to Lessee by reason of
any default or breach by Lessor in the performance of its obligations under this
Lease, including indemnities and warranties hereunder, it being intended hereby
that no other assets of Lessor or of any officers, directors, employees,
partners or venturers of Lessor or the entities comprising Lessor shall be
subject to levy, execution, attachment or any other legal process for the
enforcement or satisfaction of the remedies pursued by Lessee in the event of
such default or breach.

         15.09 REMEDIES CUMULATIVE. All rights, powers, and remedies of Lessor
provided for in this Lease or not or hereafter existing at law or in equity or
by statute or otherwise shall be cumulative and concurrent and shall be in
addition to every other right, power or remedy provided for in this Lease or now
or hereafter existing at law or in equity or by statute or otherwise, and the
exercise or beginning of the exercise by Lessor of any one more of the rights,
powers or remedies provided for in this Lease or now or hereafter existing at
law or in equity or by statute or otherwise shall not preclude the simultaneous
or later exercise by Lessor or any or all such other rights, powers or remedies.
Receipt by Lessor of the Funds or any portion thereof remaining pursuant to
Section 12.02(4) shall not preclude the exercise by Lessor of other remedies
provided herein or at law or in equity or by statute.

         15.10 ACCEPTANCE OF SURRENDER. No surrender to Lessor of this Lease or
of the Premises or any part thereof or of any interest therein by Lessee shall
be valid or effective unless agreed to and accepted in writing by Lessor, and no
act by any representative of Lessor, other than such a written agreement and
acceptance by Lessor, shall constitute an acceptance thereof.

         15.11 BINDING EFFECT. Whenever reference is made herein to "Lessor" or
"Lessee," such reference shall be constructed to include and bind the heirs,
executors, legal representatives, successors and permitted assigns of the Lessor
and Lessee, as the case may be.

         15.12 CAPTIONS AND HEADINGS. The captions and heading throughout this
Lease are for convenience and reference only, and the words contained therein
shall in no way be held or deemed to define, limit, describe, explain, modify,
amplify or add to the interpretation, construction, or meaning of any provision
of, or the scope of interest of, this Lease nor in any way effect this Lease.

         15.13 MISCELLANEOUS. If any term of this Lease or any application
thereof shall be invalid or unenforceable, the remainder of this Lease and any
other application of such term shall not be affected thereby. This Lease may be
changed, waived, discharged or terminated only by an instrument in writing
signed by Lessor and Lessee.

                                       20
<PAGE>

         15.14 COUNTERPARTS. This Lease may be executed in any number of
counterparts, each of which shall be an original, but all of which shall
together constitute one and the same instrument.

         15.15 ENTRY. Lessor may card the Premises "For Rent" one hundred eighty
(180) days before the termination of this Lease or "For Sale" at any time.
Lessor may also enter the Premises at any time for the purposes of inspecting
the Premises and monitoring the course of construction, repairs or maintenance.

         15.16 REAL ESTATE BROKER. Lessor and Lessee hereby warrant to the other
that neither has engaged the services of any broker, agent or finder except The
Myrick Company ("Broker"), which shall be paid a commission for such services by
Lessee in the amount of the first months' rental hereunder and five percent (5%)
of all other rental paid hereunder, as and when paid. Lessee shall provide
Lessor with a waiver signed by Broker waiving any and all claims against Lessor
and the real estate. Except for such commission payable by Lessee to Broker,
Lessor and Lessee hereby indemnify and hold each other harmless from any claim,
demand, liability, or cause of action for any brokerage commission, fee, or
other similar compensation or cost arising out of the acts of the other party
hereto in connection with this Lease or the interest created hereby or any
sublease or assignment entered into by Lessee.

         15.17 NO OPTION TO PURCHASE. This Lease does not constitute an option
to purchase the property by Lessee.

                                  ARTICLE XVI

             ADDITIONAL PROVISIONS REGARDING FUNDS FOR CONSTRUCTION

         16.01 ESTABLISHMENT OF ESCROW. Upon expiration of the Contingency
Period, Lessee will provide written notice to Lessor of its waiver of the right
to terminate this Lease pursuant to Section 1.02 and of its intent to commence
construction of the Improvements. This notice shall also stipulate the amount of
Contributed Construction Costs, in any event not to exceed $450,000, that are to
be paid by Lessor toward the cost of constructing the Improvements. A copy of
Lessee's construction contract (the "Construction Contract") shall be attached
to such notice. Lessee shall at the time of delivery of such notice place on
deposit with Chicago Title Insurance Company ("Escrow Agent") pursuant to an
escrow agreement reasonably satisfactory to Lessor, Lessee and Escrow Agent, the
amount required for construction of the Improvements, less the Contributed
Construction Costs, as reflected in the Guaranteed Maximum Price set forth in
the Construction Contract. Lessor shall place the Contributed Construction Costs
with Escrow Agent pursuant to such escrow agreement on or before September 1,
2000. Lessee covenants and agrees to use such funds solely for payment of costs
and expenses related to the construction of the Improvements.

         16.02 RELEASE OF ESCROW FUNDS. Upon completion of each portion of the
construction of the Improvements as evidenced by a draw request from the general
contractor which has been approved and certified by the contractor and the
project architect pursuant to standard AIA construction contract forms, Lessee
shall submit a written request for release of funds to Lessor and Escrow Agent,
accompanied by such draw request ("Draw Request"). Funds shall be released in
accordance with the following procedures:

                                       21
<PAGE>

         As of the date of each Draw Request, the project architect, or such
other construction engineer approved by both Lessor and Lessee, shall have
delivered to Escrow Agent and Lessor or Lessee, Lessee, as appropriate, a
certification stating (a) the amount of labor and materials that have been
incorporated into the Improvements, (b) that sufficient amounts remain in escrow
for Completion of the Improvements, (c) the portion of the Improvements which
are completed comply with the Final Plans, and (d) the portion of the
Improvement which are completed complies with applicable rules, regulations and
ordinances applicable to such Improvements.

         CERTIFICATION FROM GENERAL CONTRACTOR. As of the date of each Draw
Request, Lessee shall have delivered to Escrow Agent and Lessor a letter
certifying that the prior disbursement(s) was applied toward payment under the
applicable contract, as referenced under the Draw Request in full satisfaction
of such amount, subject to any retainage requirements in the governing contract.

         LIEN WAIVERS. Escrow Agent and Lessor or Lessee, as appropriate, shall
have received waivers or subordinations of lien rights through the date of the
Draw Request satisfactory to Lessor's title insurer that all contractors and
materialmen, performing work on or providing materials to the Property have been
paid in full, in the form attached hereto as Schedule 2 and by contractors,
subcontractors and materialmen in connection theretofore have been constructed.
Upon the Final Draw attached hereto as Schedule 3.

         TITLE. Within five (5) days of receipt by Lessor of notice that Lessee
has submitted a Draw Request, Lessor, by written notice, may request Lessee to
obtain, at Lessee's costs, a title endorsement to Lessor's owner's title
insurance policy indicating that the Premises is free of liens created by
Lessee's contractor. Lessee shall pay the cost of such title endorsement.

         HOLDBACK. All Draw Requests, except for the final advance, may request
an advance for not more than ninety percent (90%) of the total work completed as
of the date of the Draw Request.

         FREQUENCY OF DISBURSEMENTS. Escrow Agent shall make disbursements no
more frequently than once a month and each Draw Request shall be submitted to
Escrow Agent at least five (5) days prior to the date of the requested advance.

         FINAL ADVANCE. Upon completion of each item of the Improvements, as
certified by Lessor and Lessee, as required hereunder, Escrow Agent shall
disburse the total amount of all cost and expenses escrowed for such item that
shall be completed.

         ADEQUATE REMAINING FUNDS. The funds remaining in the escrow account
held by Escrow Agent together with the Contributed Construction Costs must
always be sufficient to cover all costs reasonably anticipated to be incurred to
complete the Improvements as determined by Lessee's and Lessor's engineers as
provided hereinabove. Lessee shall not be entitled to any disbursement to the
extent that the remaining funds in escrow shall be insufficient to cover the
costs reasonably anticipated to be incurred to complete the Improvements
required by the Construction Contract. Lessee further agrees to fund any excess
costs over the Escrow Amount which are required to complete the Improvements.

                                       22
<PAGE>

         16.03 INTEREST ON CONTRIBUTED CONSTRUCTION COSTS. The Contributed
Construction Costs placed in escrow shall be placed in an interest bearing
account and all accrued interest shall belong to Lessor.

                                  ARTICLE XVII

                              OFFER AND ACCEPTANCE

         17.01 OFFER AND ACCEPTANCE. This Lease shall be regarded as an offer by
Lessor to Lessee and is open for acceptance by Lessee until 5:00 P.M., March 17,
2000, by which time written acceptance of such offer must have been actually
received by Lessor. In the event Lessor's offer is not so accepted by said time
and date, this Lease shall be null, void and of no further force or effect, and
neither Lessor nor Lessee shall have any further rights or obligations
hereunder.

                         [Executions on following page]

                                       23
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have set their hands and seals,
by and through their duly authorized representatives as of the date and year
first above written.

                                        LESSOR:

                                        PIONEER REAL ESTATE DEVELOPMENT, INC.
                                             A Georgia Corporation

           Date   MARCH 9, 2000              By:      /s/ JAMES O. HAMRICK
                ---------------                  -------------------------------
                                             Name:    JAMES O. HAMRICK
                                                  ------------------------------
                                             Title:   PRESIDENT
                                                   -----------------------------

                                        [AFFIX CORPORATE SEAL]

                                        LESSEE:

                                        FUTURUS FINANCIAL SERVICES, INC.
                                             A Georgia Corporation

           Date   MARCH 14, 2000             By:      /s/ WILLIAM M. BUTLER
                ----------------                 -------------------------------
                                             Name:    WILLIAM M. BUTLER
                                                  ------------------------------
                                             Title:   PRESIDENT AND CEO
                                                   -----------------------------

                                        [AFFIX CORPORATE SEAL]

                                       24
<PAGE>

                                   EXHIBIT "A"

                             SITE LEGAL DESCRIPTION
                         FUTURUS FINANCIAL SERVICES INC.

         ALL THAT CERTAIN TRACT OR PARCEL of land lying and being in Land Lot
1120 of the Second District of the Second Section in the City of Alpharetta,
County of Fulton, Georgia, being more particularly described as follows:

         TO FIND THE POINT OF BEGINNING, commence at a 5/8" rebar set at the
Northernmost mitered corner at the intersection of the Southerly right of way
line of Windward Parkway (having a variable right-of-way), and the Westerly
right-of-way line of Westfield Drive (having a variable right-of-way); said
point being the TRUE POINT OF BEGINNING.

         FROM THE POINT OF BEGINNING THUS ESTABLISHED, thence along the Westerly
right-of-way line of Westfield Drive South 04 degrees 09 minutes 30 seconds East
for a distance of 32.63 feet to a 5/8" rebar set; thence South 52 degrees 53
minutes 50 seconds West for a distance of 203.00 feet to a 5/8" rebar set;
thence South 86 degrees 42 minutes 36 seconds West for a distance of 35.08 feet
to a 5/8" rebar set; thence leaving said right-of-way North 38 degrees 17
minutes 46 seconds West for a distance of 215.00 feet to a 5/8" rebar set;
thence North 51 degrees 42 minutes 14 seconds East for a distance of 250.00 feet
to a 5/8" rebar set on the Southerly right of way line of Windward Parkway
(having a variable right-of-way); thence along said right-of-way South 38
degrees 17 minute 46 seconds East for a distance of 212.34 feet to a 5/8" rebar
set; said point being the TRUE POINT OF BEGINNING.

         TOGETHER with and subject to covenants, easement and restrictions of
record.

         SAID property contains 1.348 acres and is more fully shown on a
Boundary and Topographic survey for Futurus Financial Services, Inc. prepared by
Geosurvey, Ltd. Land Surveyors and Mappers, dated January 24, 2000 bearing their
job number 990535, which certain survey is incorporated herein by this reference
and made a part hereof.

                                       25<PAGE>

                                                                    EXHIBIT 10.2

                                ALPHARETTA SQUARE
                              SHOPPING CENTER LEASE

         THIS LEASE (the "Lease") made and entered into as of the _____ day of
_____________, 2000, by and between Daniel B. Cowart DBA ALPHARETTA SQUARE
SHOPPING CENTER ("Lessor"), and FUTURUS FINANCIAL SERVICES, INC._______________,
("Lessee"),

WITNESSETH:

                                    ARTICLE I

                REFERENCE PROVISIONS, DEMISED PREMISES AND TERMS

         Section 1.1. Reference Provisions. Where used in this Lease, the
designated terms hereinafter set forth shall have the meanings ascribed thereto
by the provisions of this Section 1.1:

         (a) "SHOPPING CENTER" - that certain real property (the "Site") more
particularly described in Exhibit "A" attached hereto and by this reference
incorporated herein together with all improvements now located or hereafter
erected thereon, less any deletions pursuant to this Lease, plus such additions
as Lessor may from time to time designate as comprising part of the Shopping
Center. The site plan attached hereto as Exhibit "B" and by this reference
incorporated herein is a schematic plan only intended to show the general layout
of the Shopping Center. Lessor reserves the right to alter, vary, add to or omit
in whole or in part the structures, common areas, and/or land areas shown on
this plan. This plan is subject to change and modification by governmental
authorities having jurisdiction. All measurements and distances are approximate.
Lessor does not covenant or represent that any occupant indicated hereon is or
will remain a lessee in either the space marked or in any other space in the
Shopping Center and nothing set forth in this plan is a representation,
agreement or easement right except as specifically set forth in the Lease.

         (b) "DEMISED PREMISES" - that certain space located in a building
erected on the Site containing approximately 1,500 square feet and being shown
and outlined in red on the site plan ("Site Plan") attached hereto as Exhibit
"B" and by this reference incorporated herein and being known as Shop No. 105A

         (c)  "LESSEE'S TRADE NAME"-  FUTURUS BANK, N.A.

         (d) "TERM" - the period of time commencing as of the date hereof and
ending unless extended or sooner terminated as herein provided, at 12:00 o'clock
(midnight) on the 15th day of February, 2000 and ending on the 31st day of July,
2000, (as hereinbelow defined).

         (e) "LEASE YEAR" - each period (during the Term) of twelve (12)
calendar months which begins on the Rental Commencement Date (as hereinbelow
defined) or on any annual anniversary thereof, plus said shorter period (if any)
which begins as aforesaid and ends on the date of the termination of this Lease.

         (f) "MINIMUM RENT" - the Minimum Rent shall be payable monthly in
advance beginning on the "Rental Commencement Date" (as hereinbelow defined).

         The Minimum Rent shall be:

         $14.00/psf = $1,750.00/mo., and $21,000.00/year
         Month-to-Month after first six months at a rate of  $14.40, or
$1,800.00 per month.

<PAGE>

         (h) "LESSEE'S SHARE OF REAL ESTATE TAXES" - as specified in
Section 2.6.

         (i) "LESSEE'S SHARE OF COMMON AREA COSTS" - as specified in
Section 2.7.

         (j) "LESSEE'S SHARE OF INSURANCE PREMIUMS" - as specified in
Section 2.9.

         (k) "USE" - Lessee shall use the Demised Premises solely for the
purpose of a banking facility, subject to restrictions by virtue of exclusives
of other tenants set forth in the Rider attached to this Lease, and for no other
purposes whatsoever.

         (l) "COMMON AREA" - All areas and facilities in the Shopping Center
designated for the general use, in common, of occupants of the Shopping Center,
including the Lessee hereunder, its officers, agents, employees and customers.
Common Areas shall include, to the extent provided, the parking areas,
sidewalks, roadways, loading platforms, restrooms, ramps and landscaped areas.

         (m) "SECURITY DEPOSIT" - the amount of $ 3,500 of which $ 1,750 shall
be applied against the first due installment of Minimum Rent and $1,750 shall be
repaid, without interest, to Lessee after the termination of this Lease and any
renewal thereof, provided Lessee shall comply with all terms of this Lease, and
otherwise, the entire Security Deposit held by Lessor shall be applied as
provided in Sections 10.2 and 11.3 hereof.

         (n) "CONSTRUCTION OBLIGATIONS" - as specified in Article III.

         (o) "ADDRESSES FOR NOTICES" -

         TO LESSOR:                DANIEL B. COWART dba
                                   ALPHARETTA SQUARE SHOPPING CENTER
                                   c/o AFCO Realty Services, LLC
                                   Attn:  Terri Y. Richards
                                   4200 Northside Parkway, Bldg. 12
                                   Atlanta, GA. 30327-3049

         TO LESSEE:                Mr. William M. Butler
                                   P. O. BOX 1145
                                   Alpharetta, GA  30009
                                   (770)643-2512

         (p) "LIST OF EXHIBITS" -

                Rider - Special Provisions
                Exhibit "A" - Legal Description
                Exhibit "B" - Site Plan

<PAGE>

         Section 1.2. Granting of the Demised Premises. Lessor hereby leases to
Lessee, and Lessee hereby rents from Lessor, the Demised Premises. Provided
Lessee is not in default hereunder, Lessee shall be entitled to use the Common
Areas in common with Lessor and the other tenants of the Shopping Center
throughout the Term of this Lease.

         Lessor may make limited relocations of the Demised Premises and may
increase, reduce or change the number, dimensions or location of the
improvements comprising the Shopping Center or any of them in any manner
whatsoever as Lessor shall deem proper; provided, however, that Lessor may not
substantially alter the location of the Demised Premises as shown on the Site
Plan without the prior written consent of Lessee.

         It is expressly understood and agreed that nothing herein contained
shall be construed as a grant or rental of or a conveyance of: any rights in the
roof or exterior of the building or buildings of which the Demised Premises
constitute a part; the air space (occupied or not) above a horizontal elevation
plane coterminous with the bottom edge of the structural steel framework
supporting the roof of the Demised Premises; the Common Area (except as herein
before specifically provided to the contrary); the air space (occupied or not)
below a horizontal elevation plane coterminous with the finished floor level of
the Demised Premises; or of the land upon which the Demised Premises are
located.

         Section 1.3 Floor Area. The term "Floor Area" as used in this Lease
shall mean the number of square feet of floor space within the Demised Premises
as set forth in Section 1.1 (b) and any area outside the Demised Premises which
is exclusively appropriated for use by Lessee; subject, however, to the
limitations of Section 1.2 hereof.

         Section 1.4 Acceptance of Demised Premises. By acceptance of possession
of the Demised Premises for performance of Lessee's work in the Demised
Premises, Lessee shall be deemed to have accepted the Demised Premises, to have
acknowledged that the same are in the condition called for hereunder and to have
agreed that all of the obligations imposed upon Lessor pursuant to Exhibit "C"
of this Lease have been fully performed. Lessee agrees that promptly following
the delivery of possession of the Demised Premises to Lessee, Lessee shall
execute the Demised Premises Acceptance Letter in the form attached hereto as
Exhibit "D".

         Section 1.5 Quiet Enjoyment. Lessee, upon paying the rents herein
reserved and performing and observing all other terms, covenants and conditions
of this Lease on Lessee's part to be performed and observed, shall peaceably and
quietly have, hold and enjoy the Demised Premises during the Term, subject,
nevertheless, to the terms of this Lease and to any mortgages, ground or
underlying leases, agreements and encumbrances to which this Lease is or may be
subordinated.

         Section 1.6 Rental Commencement Date. Except as herein provided to the
contrary, the phrase "Rental Commencement Date" shall mean

         Section 1.7 Failure to do Business. The parties covenant and agree that
because of the difficulty or impossibility of determining Lessor's damages by
way of loss of the anticipated Percentage Rent from Lessee or by way of loss of
value of the Shopping Center because of diminished salability or mortgageability
or adverse publicity or appearance by Lessee's actions, should Lessee (a) fail
to open for business in the Demised Premises fully fixtured, stocked and staffed
on the Rental Commencement Date, (b) vacate, abandon or desert the Demised
Premises, (c) cease operating or conducting its business in the Demised Premises
(except during any period the Demised Premises are rendered untenantable by
reason of fire, casualty or permitted repairs or alterations), or (d) fail or
refuse to maintain the business hours on the days or nights or a part thereof as
provided in Section 4.2 (a) hereof, then in any of such events (hereinafter
collectively referred to as "failure to do business"), Lessor shall have the
right, at its option, and as

<PAGE>

liquidated damages due to the difficulty of ascertaining actual damages, to
collect not only Minimum Rent, Percentage Rent and other rents, charges and sums
herein reserved, but also an amount payable as additional rent equal to one
hundred percent (100%) of the Minimum Rent reserved for the period of Lessee's
failure to do business, computed at a daily rate for each and every day or a
part thereof during such period; and Lessor and Lessee agree that such
additional rent shall be deemed to be their best estimate of the damages which
will be suffered by Lessor as a result of Lessee's failure to do business and
such amount shall be payable as liquidated damages in lieu of any Percentage
Rent that might have been earned by Lessor during such period. Lessor shall also
have the right to treat such failure to do business as a default under Section
10.1 of this Lease.

                                   ARTICLE II

                             RENT AND OTHER CHARGES

         Section 2.1 Minimum Rent. Lessee shall pay Lessor without previous
demand therefor and without any setoff or deduction whatsoever, except as
expressly provided in this Lease, the Minimum Rent provided in Section 1.1(f),
payable in equal monthly installments, in advance, on the first day of each and
every calendar month throughout the Term. The Minimum Rent shall commence to
accrue on the Rental Commencement Date. The first full rental payment date
hereunder shall be the first day of the first calendar month following the
Rental Commencement Date and on that date Lessee shall pay to Lessor the Minimum
Rent set forth in Section 1.1(f) for the month beginning on such date plus a
proportionate amount thereof for the period, if any, beginning on the Rental
commencement Date and ending on the day preceding such first rental payment date
hereunder.

         Section 2.6. Taxes. Commencing with the Rental Commencement Date and
thereafter during the Term hereof, Lessee shall pay promptly when due all taxes
imposed upon Lessee's rent and business operation and upon all personal property
of Lessee, and shall also pay to Lessor, as additional rent, Lessee's share of
"Real Estate Taxes" (as hereinafter defined) as specified in this Section 2.6.
Lessee's share of "Real Estate Taxes" shall be computed by multiplying the total
amount of such taxes by a fraction, the numerator of which shall be the total
number of square feet of Floor Area, and the denominator of which shall be the
total number of square feet of floor space leasable in the Shopping Center.
Lessor shall furnish Lessee copies of all tax bills affecting Lessee's share of
Real Estate Taxes and a statement of the calculation of same upon demand.

<PAGE>

         For purposes of this Lease, the phrase "Real Estate Taxes" shall mean
and include any and all governmental levies, fees, charges, taxes or assessments
of every kind and nature whatsoever which during the Term are levied, assessed,
become due and payable or are imposed against the Shopping Center or any portion
thereof or against Lessor by reason of its ownership and operation of the
Shopping Center and its receipt of rents therefrom, extraordinary as well as
ordinary, foreseen and unforeseen, including, without limitation, ad valorem
taxes, rent taxes, water and sewer rents, all other governmental exactions
arising in connection with the use, occupancy or possession of, or growing due
and payable out of or for the Shopping Center or any part thereof and expenses
directly incurred by Lessor in contesting the validity of, in seeking a
reduction in, or in seeking to prevent an increase in any such tax(es);
provided, however, that the phrase "Real Estate Taxes" shall not be deemed to
include any inheritance, estate, succession, transfer, gift, franchise,
corporation, general income or profit tax or capital levy or special assessment
against the Shopping Center for permanent public improvements except as may be
hereinafter specifically enumerated.

         Lessor shall estimate Real Estate Taxes on the basis of periods of
twelve (12) consecutive calendar months designated by Lessor, and Lessee shall
pay one-twelfth (1/12) of such estimate in equal monthly installments, together
with the payment of Minimum Rent. In the event the aggregate of Lessee's
installments during any such period (or part thereof) shall be less than the
amount of taxes due from Lessee, such deficiency shall be paid to Lessor within
ten (10) days after demand therefor. For any period within the Term which is
less than a full year, Lessee's share of Real Estate Taxes shall be
appropriately prorated. Subject to adjustment herein contemplated, Lessee shall
pay Lessor in advance on the first date of each calendar month as an initial
estimate of Lessee's share of Real Estate Taxes the amount equal to 1/12 of an
amount computed by multiplying the annual rate of approximately ninety cents
($0.90) times the total square feet of Floor Area of the Demised Premises.

         Section 2.7. Common Area Charges. Commencing with the Rental
Commencement Date and thereafter during the Term hereof, Lessee will pay to
Lessor, as additional rent, an annual amount, without deduction or setoff, equal
to such proportion of "Lessor's Operating Cost of the Common Areas" as the Floor
Area of the Demised Premises bears to total floor space leasable in the Shopping
Center.

         For the purposes of this Section 2.7, "Lessor's Operating Cost of the
Common Areas" is defined as including all of Lessor's costs and expenses of
operating and maintaining the Common Areas in the Shopping Center, and shall be
deemed to include, without limitation, landscaping, sanitary control, cleaning,
utilities, snow removal, resurfacing, painting, fire protection, security,
traffic control, repairs, policing and Lessor's overhead expenses for
administering same in an amount not to exceed fifteen percent (15%) of the total
of such costs.

         The annual charge shall be computed on the basis of periods of twelve
(12) consecutive calendar months as designated by Lessor, and shall be paid by
Lessee in equal installments in advance on the first day of each calendar month
in an amount reasonably estimated by Lessor. For any period within the Term
which is less than a full year, the annual charge shall be appropriately
prorated. Within sixty (60) days after the end of each such twelve (12) month
period, Lessor will furnish to Lessee a statement showing in reasonable detail
the amount of Lessor's operating costs for the preceding period, any necessary
adjustments shall thereupon be made, and the monthly payments to be made by
Lessee for the ensuing year shall be estimated accordingly. Changes in
applicable Floor Areas shall result in corresponding pro rata adjustments.
Subject to adjustment as herein contemplated, Lessee shall pay Lessor in advance
on the first day of each calendar month as an initial estimate of Lessee's share
of Common Area charges the amount equal to 1/12 of an amount computed by
multiplying the annual rate of approximately eighty cents ($0.80) times the
total square feet of Floor Area of the Demised Premises.

<PAGE>

         Section 2.8. Utility Charges. Lessee shall pay promptly, as and when
the same become due and payable, all water rents, rates and charges, all sewer
rents and all charges for electricity, gas heat, steam, hot and/or chilled
water, air conditioning, ventilating, lighting systems, and other utilities
supplied to the Demised Premises, and any sewer fees, assessments, capacity
charges, tap fees, and hook up charges for the Shopping Center. If any such
utilities or charges are not separately metered or assessed or are only
partially separated metered or assessed and are used in common with other
tenants in the Shopping Center, Lessee will pay to Lessor a proportionate share
of such charges for utilities used in common based on square footage of floor
space leased to each lessee using such common facilities, in addition to
Lessee's payments of the separately metered charges.

         Lessor may install re-registering meters and collect any and all
utility charges as aforesaid from Lessee, making returns to the proper public
utility company or governmental unit, provided that Lessee shall not be charged
more than the rates it would be charged for the same services if furnished
direct to the Demised Premises by such companies or governmental units. At the
option of Lessor, any utility or related service which Lessor may at any time
elect to provide to the Demised Premises may be furnished by Lessor or any agent
employed by or independent contractor selected by Lessor, and Lessee shall
accept the same therefrom to the exclusion of all other suppliers so long as the
rates charged by the Lessor or by the supplier of such utility or related
service are competitive. If utilities are metered, but an accurate meter reading
is not possible, Lessee shall pay pursuant to the formula based on square
footage.

         Lessor shall have no liability to Lessee for disruption of any utility
service, and in no event shall such disruption constitute constructive eviction
or entitle Lessee to an abatement of rents or other charges.

         Section 2.9. Insurance Costs. Lessee hereby agrees to pay to Lessor, as
additional rent, an annual amount, without deduction or setoff, equal to such
proportion of "Lessor's Insurance Costs" as the Floor Area of the Demised
Premises bears to the total floor space leasable in the Shopping Center.

         For the purposes of this Section 2.9, "Lessor's Insurance Costs" is
defined as including the costs to Lessor of insurance obtained by Lessor in
connection with the Shopping Center, including without limitation, any liability
insurance or personal injury, death and property damage insurance, fire, theft,
or other casualty insurance, Worker's Compensation Insurance covering personnel,
fidelity bonds for personnel, and insurance against liability for defamation and
claims of false arrest occurring in or about the Common Areas.

         The annual charge for Lessor's Insurance Costs shall be computed on the
basis of periods of twelve (12) consecutive calendar months as designated by
Lessor, and shall be paid by Lessee in equal installments in advance on the
first day of each calendar month in an amount reasonably estimated by Lessor.
For any period within the Term which is less than a full year, the annual charge
shall be appropriately prorated. Within sixty (60) days after the end of each
twelve (12) month period, Lessor will furnish the Lessee a statement showing in
reasonable detail the amount of Lessor's Insurance Costs for the preceding
period, any necessary adjustments shall thereupon be made, and the monthly
payments to be made by Lessee for the ensuing year shall be estimated
accordingly. Changes in applicable Floor Areas shall result in corresponding pro
rata adjustments. Subject to adjustment as herein contemplated, Lessee shall pay
Lessor in advance on the first day of each calendar month as an initial estimate
of Lessee's Share of Insurance Costs the amount equal to 1/12 of an amount
computed by multiplying the annual rate of approximately ten cents ($0.10) times
the total square feet of Floor Area of the Demised Premises.

         Lessee further agrees to pay on demand any increase in premiums that
may be charged on insurance carried by Lessor resulting from Lessee's use or
occupancy of the Demised Premises or any other part of the Shopping Center.

<PAGE>

         Section 2.10. Additional Rent. In addition to the Minimum Rent and
Percentage Rent, all other payments to be made by Lessee hereunder shall be
deemed for purposes of securing the collection thereof to be additional rent
hereunder, whether or not the same be designated as such, and Lessor shall have
the same rights and remedies upon Lessee's failure to pay the same as for the
nonpayment of Minimum Rent. Lessor, at its election, shall have the right (but
not the obligation) to pay for or perform any act which requires the expenditure
of any sum of money by reason of the failure or the neglect of Lessee to perform
any of the provisions herein, and in the event Lessor shall at its election pay
such sums or perform such acts requiring the expenditure of monies, Lessee
agrees to reimburse and pay Lessor, upon demand, such sum, which shall be deemed
for the purpose of securing the collection thereof to be additional rent
hereunder.

                                   ARTICLE III

                        CONSTRUCTION OF DEMISED PREMISES

         The Demised Premises shall be accepted "as-is".

                                   ARTICLE IV

                             USE OF DEMISED PREMISES

         Section 4.1. Use of Demised Premises. Subject to and in accordance with
all rules, regulations, laws, ordinances, statutes and requirements of all
governmental authorities, the Fire Insurance Rating Organization, The Board of
Fire Insurance Underwriters and Lessor's insurance carrier, Lessee shall use the
Demised Premises solely for the purposes contemplated by Section 1.1(k) and for
no other purposes.

         During the Term, Lessee shall keep the Demised Premises open for
business during normal hours of operation of the Shopping Center and, after the
opening of the Demised Premises, shall continue to actively and diligently
operate its business therein in a high-grade and reputable manner throughout the
Term.

         Section 4.2. Additional Covenants of Lessee. Lessee's use of the
Demised Premises and the Common Areas shall be subject at all times during the
Term to reasonable rules and regulations adopted by Lessor not in conflict with
any of the express provisions hereof governing the use of the parking areas,
walks, driveways, passageways, signs, exteriors of building, lighting and other
matters affecting other tenants in, and the general management and appearance,
of the Shopping Center. Lessee agrees to comply with all such rules and
regulations upon notice to Lessee from Lessor. Lessee expressly agrees as
follows:

         (a) Lessee shall conduct its business in the Demised Premises at least
six (6) days per week, Monday through Saturday, a minimum of forty (40) hours
per week. Lessee shall not close the business in excess of 24 hours during the
days set forth above without the express written approval of Lessor. A vacation
or abandonment of premises or cessation of operations by any other lessee(s) in
the Shopping Center shall not in any way release Lessee from Lessee's
obligations under this Lease, such obligations being independent covenants of
this Lease.

         (b) All garbage and refuse shall be kept inside the Demised Premises in
the kind of container specified by Lessor, and shall be placed outside of the
Demised Premises prepared for collection in the manner and at the times and
places specified by Lessor. If Lessor shall provide or designate a service for
picking up refuse and garbage, Lessee shall use same at Lessee's cost. Lessee
shall pay the cost of removal of any of Lessee's refuse and garbage and maintain
all loading areas in a clean manner satisfactory to the Lessor. If any part of
the Lessee's business shall consist of the preparation and/or sale of food,
including without limitation the operation of a restaurant, snack shop or food
market, Lessee shall place all garbage and refuse in plastic bags before
depositing same in exterior containers at Lessee's expense. If Lessee does

<PAGE>

not place all garbage and refuse in containers, Lessor shall have the right to
have said garbage removed at Lessee's expense and shall charge Lessee two (2)
times actual expenses incurred by Lessor for said removal.

         (c) No radio or television aerial or other devise shall be erected on
the roof or exterior walls of the Demised Premises or the building in which the
Demised Premises are located without first obtaining in each instance the
Lessor's consent in writing. Any aerial or devise installed without such written
consent shall be subject to removal at Lessee's expense without notice at any
time. If the Lessor elects to so remove such aerial or devise, Lessor will
charge Lessee two (2) times actual expenses incurred by Lessor for such removal.

         (d) No loud speakers, televisions, phonographs, radios, tape players,
disc players or other devises shall be used in a manner so as to be heard or
seen outside of the Demised Premises without the prior written consent of
Lessor.

         (e) The plumbing facilities shall not be used for any other purpose
than that for which they are constructed; no foreign substance of any kind shall
be thrown therein, and the expense of any breakage, stoppage, or damage
resulting from a violation of this provision shall be borne by Lessee. Lessee
agrees to reimburse Lessor an amount equal to two (2) times the cost incurred by
Lessor as a result of any such breakage, stoppage or damage.

         (f) Lessee at its expense shall contract for pest extermination
services covering the Demised Premises, to be rendered not less frequently than
semiannually pursuant to the schedule set forth in Exhibit "F". Lessee shall
deliver to Lessor certificates evidencing such services, without the prior
request of Lessor.

         (g) Lessee shall not burn any trash or garbage or any kind in the
Demised Premises or within the Shopping Center.

         (h) Lessee shall keep any display windows or signs in or on the Demised
Premises well lighted during the hours that the lights in the parking lot are in
operation.

         (i) Lessee shall keep and maintain the Demised Premises (including,
without limitation, exterior and interior portions of all windows, doors and all
other glass) in a neat and clean condition.

         (j) Lessee at its expense shall participate in any reasonable window
cleaning program that may be established by Lessor for all or substantially all
other stores in the Shopping Center.

         (k) Lessee shall take no action which would violate Lessor's labor
contracts, if any, affecting the Shopping Center, nor create any work stoppage,
picketing, labor disruption or dispute, or any interference with the business of
Lessor or any other lessee or occupant in the Shopping Center or with the rights
and privileges of any customer or other person(s) lawfully in and upon said
Shopping Center, nor shall Lessee cause any impairment or reduction of the good
will of the Shopping Center.

         (l) Lessee shall pay before delinquency all license or permit fees and
charges of a similar nature for the conduct of any business in the Demised
Premises.

         (m) Lessee shall store and/or stock in the Demised Premises only such
merchandise as Lessee is permitted to offer for sale in the Demised Premises
pursuant to this Lease.

         (n) Lessee shall not conduct or permit any fire, bankruptcy, auction or
"going out of business" sale (whether real or fictitious) in the Demised
Premises, without prior written consent of Lessor, or utilize any unethical
method of business operation. No "sidewalk sales" will be permitted at any time.

<PAGE>

         (o) Lessee shall not perform or permit any act nor carry on or permit
any practice which may damage, mar or deface the Demised Premises or any other
part of the Shopping Center.

         (p) Lessee shall not use any fork-lift truck, tow truck or any other
powered machine for handling freight in the Shopping Center except in such
manner and in those areas in the Shopping Center as may be approved by Lessor in
writing.

         (q) Lessee shall not place a load on any floor in the Demised Premises
or in the Shopping Center exceeding the floor load which such floor was designed
to carry, nor shall Lessee install, operate or maintain in the Demised Premises
any heavy item or equipment in such manner as to achieve an improper
distribution of weight.

         (r) Lessee shall not install, operate or maintain in the Demised
Premises or in any other area of the Shopping Center any electrical equipment
which does not bear underwriter's approval, or which would overload the
electrical system or any part thereof beyond its capacity for proper and safe
operation as determined by Lessor.

         (s) Lessee shall not suffer, allow or permit any vibration, noise,
light, odor or other effect to emanate from the Demised Premises, or from any
machine or other installation therein, or otherwise suffer, allow or permit the
same to constitute a nuisance or otherwise interfere with the safety, comfort
and convenience of Lessor or any of the other occupants of the Shopping Center
or their customers, agents, or invitees or any others lawfully in or upon the
Shopping Center. Upon notice by Lessor to Lessee that any of the aforesaid is
occurring, Lessee agrees to forthwith remove or control the same.

         (t) Lessee shall not use or occupy the Demised Premises in any manner
or for any purpose which would injure the reputation or impair the present or
future value of the Demised Premises, the Shopping Center or the neighborhood in
which the Shopping Center is located.

         (u) Lessee shall not store, display, sell or distribute any alcoholic
beverages or any dangerous materials (including, without limitation, fireworks)
unless specifically permitted in this Lease.

         Section 4.3. Signs, Awnings and Canopies. Lessor may erect and maintain
such suitable signs as it, in its sole discretion, may deem appropriate to
advertise the Shopping Center. Lessee may erect and maintain only such signs as
Lessor may approve. Lessee shall submit to Lessor detailed drawings of its sign

<PAGE>

for review and approval by Lessor prior to the installation thereof. Lessee
shall also provide Lessor with a copy of the permit for installation of its sign
prior to installation thereof. The electrical connection for such sign shall be
made only by a licensed electrician at Lessee's cost.

         Lessee shall keep insured and maintain such sign in good condition,
repair and operating order at all times. If any damage is done to Lessee's sign,
Lessee shall commence to repair same within five (5) days or Lessor may at its
option repair same at Lessee's expense, and Lessor may charge Lessee two (2)
times the actual expense incurred by Lessor for such repair.

         Lessee shall not place or permit to be placed or maintained on any
door, exterior wall or window of the Demised Premises any sign, awning, or
canopy or advertising matter or other thing of any kind, and shall not place or
maintain any decoration, lettering or advertising matter on the glass of any
window or door of the Demised Premises nor place any structure, sign,
obstruction or advertising device upon the Common Areas without first obtaining
Lessor's written consent. Lessee further agrees to maintain any such signs,
awnings, canopies, decorations, lettering, advertising matter or other things as
may be approved by Lessor in good condition, operating order and repair at all
times. All signs of Lessee visible from the Common Areas of the Shopping Center
shall be in good taste and shall conform to the standards of design, motif and
decor from time to time established by Lessor for the Shopping Center. If Lessee
shall do any of the foregoing acts in contravention of this provision, then, in
addition to and not in limitation of the Lessor's rights and remedies provided
under Section 10.1 and Section 10.2 of this Lease, Lessor shall have the right
to remove such sign, awning, canopy, advertising matter or device, decoration,
lettering, structure, sign obstruction, or any other thing and restore the
Demised Premises and/or the Common Areas to the condition thereof prior to such
act, with two (2) times the amount of all costs, incidental and otherwise, of
such removal and restoration to be paid by Lessee to Lessor as an additional
charge.

                                    ARTICLE V

                          INSURANCE REQUIRED OF LESSEE

         Section 5.1. Insurance Required of Lessee. Lessee shall obtain
and maintain in full force during the Term the following insurance coverage with
respect to the Demised Premises:

         (a) Comprehensive Public Liability Insurance, with contractual
liability endorsement, on an occurrence basis with minimum limits of liability
of not less than One Million Dollars ($1,000,000.00) for bodily injury and/or
property damage.

<PAGE>

         (b) Fire and Lightning, Extended Coverage, Vandalism and Malicious
Mischief, and Flood (if required by Lessor/any mortgagee/governmental authority)
Insurance in an amount adequate to cover the full replacement value of all
personal property, decorations, trade fixtures, furnishings, equipment,
alterations, leasehold improvements and betterments, and all other contents
located or placed therein.

         (d) Business Interruption Insurance covering those risks referred to in
subparagraphs (b) and (c) above.

         (e) Plate glass insurance covering the plate glass in the Demised
Premises.

         (f) Worker's Compensation Insurance covering all persons employed,
directly or indirectly, in connection with any finish work performed by Lessee
or any repair or alteration authorized by this Lease or consented to by Lessor,
and all employees and agents of Lessee with respect to whom death or bodily
injury claims could be asserted against Lessor or Lessee, as required by laws of
the State where the Demised Premises are located or of the United States.

         All of the aforesaid insurance except the Worker's Compensation
Insurance required by Subparagraph (f) above shall be written in the name of
Lessee and shall name Lessor, and designee(s) of Lessor as additional insureds,
and shall be written by one or more responsible insurance companies satisfactory
to Lessor and in form satisfactory to Lessor; all such insurance may be carried
under a blanket policy covering the Demised Premises and any other of Lessee's
stores (provided such blanket policies meet the requirements of this Section
5.1); all such insurance shall contain endorsements that: Such insurance may not
be canceled or amended with respect to Lessor, its designees or the Demised
Premises except upon thirty (30) days prior written notice to Lessor and any
such designees by the insurance company; Lessee shall be solely responsible for
payment of premiums and Lessor or its designees shall not be required to pay any
premium for such insurance; in the event of payment of any loss covered by such
policy, Lessor or its designees shall be paid first by the insurance company for
Lessor's loss. The minimum limits of the comprehensive public liability policy
hereinafter set forth shall in no way limit or diminish Lessee's liability
hereunder. Lessee shall deliver to Lessor at least fifteen (15) days prior to
the time such insurance is first required to be carried by Lessee, and
thereafter at least fifteen (15) days prior to the expiration of such policy,
either a duplicate original or a certificate of insurance on all policies
procured by Lessee in compliance with its obligations hereunder, together with
evidence satisfactory to Lessor of the payment of the premiums therefor. If
Lessee fails to obtain and provide any or all of the aforesaid insurance, then
Lessor may, but shall not be required to, purchase such insurance on behalf of
Lessee and add the cost of such insurance as additional rent payable with the
next due installment of Minimum Rent.

         All liability insurance policies required to be obtained and maintained
by Lessee hereunder shall contain endorsements deleting from such policies the
"Care, Custody and Control", the "Alterations and Extraordinary Repairs" and the
"Contract Liability" exclusions and all other exclusions of similar import or
effect.

         The minimum limits of the comprehensive public liability policy of
insurance herein before set forth shall be subject to increase at any time, and
from time to time, after the commencement of the fifth (5th) Lease Year if
Lessor shall deem same necessary for adequate protection. Within thirty (30)
days after demand therefor by Lessor, Lessee shall furnish Lessor with evidence
of Tenant's compliance with such demand.

<PAGE>

         Lessee agrees, at its own expense, to comply with all rules and
regulations of the Fire Insurance Rating Organization having jurisdiction of the
Demised Premises and to comply with all requirements imposed by Lessor's
insurance carrier, if any. If gas is used in the Demised Premises, Lessee shall
install at its expense both manual and automatic gas cut-off devices.

         Section 5.2. Waiver. Lessor and Lessee hereby grant to each other on
behalf of any insurer providing insurance to either Lessor or Lessee as required
by this Lease covering the Demised Premises, improvements therein or contents
thereof, a waiver of any right of subrogation any such insurer of one party may
acquire against the other by virtue of payment of any loss under such insurance.
Such waivers shall stand mutually terminated as of the date either Lessor or
Lessee ceases to be empowered to grant same.

                                   ARTICLE VI

                             REPAIRS AND MAINTENANCE

         Section 6.1. Repairs by Lessor. Within a reasonable period after
receipt of written notice from Lessee of the need therefor, Lessor shall make
necessary structural repairs to the exterior walls (excluding the exterior of
and the frames surrounding all windows, doors, plate glass, store fronts and
signs) of the Demised Premises; necessary repairs to plumbing, pipes and
conduits located outside the Demised Premises or in the Common Areas; and
necessary repairs to sidewalks, parking areas and curbs. Lessor shall not be
required to make any repairs where such repairs are made necessary by any act or
omission or negligence of Lessee, any subtenant or concessionaire of Lessee, or
their respective employees, agents, invitees, licensees, visitors or
contractors, or by fire or other casualty or condemnation (except as provided in
Article VIII).

         Section 6.2. Repairs and Maintenance by Lessee. Except as provided
herein to the contrary, Lessee covenants and agrees to keep and maintain in good
order, condition and repair throughout the Term the Demised Premises and every
part thereof, including, without limitation: Fixtures and equipment therein; the
exterior and interior portions of all doors, windows and glass; electrical
wiring and conduits; plumbing and sewage facilities within the Demised Premises,
including free flow of sewer lines therein; fixtures, heating, air conditioning
(including exterior mechanical equipment and electrical equipment); and interior
walls, floors and ceilings, including compliance with applicable building codes
relative to fire extinguishers. Any and all such repairs, alterations,
replacements and modifications, ordinary and extraordinary, foreseen and
unforeseen, shall be at Lessee's sole expense and shall be made using materials
and labor of kind and quality equal to the original work. Lessee agrees to keep
in force a standard maintenance agreement on all heating and air conditioning
equipment and provide a copy of said maintenance agreement to the Lessor as
provided in Exhibit "F", which maintenance agreement shall require a semiannual
inspection of such equipment. Lessee further agrees to furnish Lessor
semiannually with written certifications by the company performing said
inspections that such equipment is in good repair. All parts of the interior of
the Demised Premises shall be painted or otherwise decorated by the Lessee
periodically. Lessee will surrender the Demised Premises at the expiration or
earlier termination of this Lease in as good condition as when received, or in
such better condition as the Demised Premises may be put during the Term,
excepting only deterioration caused by ordinary wear and tear or fire and other
casualty resulting in termination by Lessor as provided in Article VIII hereof.

         If (i) Lessee does not repair the Demised Premises properly as required
hereunder and to the reasonable satisfaction of Lessor, or (ii) Lessor, in the
exercise of its sole discretion, determines that emergency repairs are
necessary, or (iii) repairs or replacements to the Shopping Center or the
Demised Premises are made necessary by any act or omission or negligence of
Lessee, its agents, employees, subtenants, assignees, concessionaires,
contractors, invitees, licensees or visitors, then in any such event

<PAGE>

Lessor may make such repairs without liability to Lessee for any loss or damage
that may accrue to Lessee's merchandise, fixtures, or other property or to
Lessee's business by reason thereof, and Lessee shall pay to Lessor upon demand
the total cost of such repairs plus interest in the amount of sixteen percent
(16%) per annum from the date such cost is incurred by Lessor until repaid by
Lessee.

         Before undertaking any alterations, additions, improvements or
construction (including, without limitation, the initial construction of the
Demised Premises) Lessee shall obtain at its expense a public liability
insurance policy (in addition to all other insurance required to be carried by
Lessee hereunder) insuring Lessee and the Lessor and its assigns as named
insured against any liability which may arise on account of such proposed
alterations, additions, improvements or construction on an occurrence basis with
the minimum limits set forth in Section 5.1 and Lessee shall require its
contractors to obtain and maintain comprehensive public liability, Worker's
Compensation and damage insurance in the same amount as set out in Section
5.1(a) and (b). Said comprehensive public liability insurance shall include
"completed operations coverage".

         Section 6.3. Hazardous Waste. Lessee agrees that Lessee, its agents,
servants, employees, licensees, and contractors, shall not use, manufacture,
store or dispose of any flammable explosives, radioactive materials, hazardous
wastes or materials, toxic wastes or materials or other similar substances
(collectively "Hazardous Materials") on, under or about the Demised Premises.
Without limiting the above, Lessee shall indemnify and hold harmless Lessor from
and against any and all claims, losses, liabilities, damages, costs and
expenses, including, without limitation, attorney's fees and costs, arising out
of or in any way connected with the use, manufacture, storage, or disposal of
Hazardous Materials by Lessee, its agents, servants, employees, licensees or
contractors, on, under or about the Demised Premises, including without
limitation, the cost of any required or necessary repair, clean-up or
detoxification in connection therewith. The indemnity obligations of Lessee
under this Section 6.3 shall survive any termination of this Lease.

         Section 6.4. Inspection. Lessor or its representatives shall have the
right to enter the Demised Premises during any business day, and in emergency at
all times, during the Term.

         Section 6.5. Obstructions. Lessee agrees to keep its loading
facilities, if any, and the Common Areas immediately adjoining the Demised
Premises free from trash, litter or obstructions, and, in addition, if the
Demised Premises open onto an outside area, to keep said sidewalk area
immediately adjoining the Demised Premises free from ice and snow.

                                   ARTICLE VII

                            ADDITIONS AND ALTERATIONS

         Section 7.1. By Lessor. Lessor hereby reserves the right at any time
and from time to time, provided access to the Demised Premises is not materially
and adversely affected, to make alterations or additions to the building in
which the Demised Premises are contained, and to construct other buildings
adjoining the same. Lessor also reserves the right to construct other buildings
or improvements in the Shopping Center, provided, however, that such
constructions or additions shall not unreasonably interfere with the operations
of Lessee's business hereunder except when such work is necessitated by
emergency or required by structural need.

         If an excavation shall be made upon land adjacent to the Demised
Premises, Lessee shall permit the person authorized to cause such excavation
license to enter upon the Demised Premises for the purpose of doing such work as
such person deems necessary to preserve the wall of the building of which the
Demised Premises form a part from damage and to support the same by proper
foundations and Lessee shall not be entitled to any claim for damages or
indemnification against Lessor.

<PAGE>

         Section 7.2. By Lessee. Provided that Lessee shall not be in default
Lessee may from time to time, at its own expense and upon compliance with the
requirements of the last paragraph of Section 6.2 hereof, alter, renovate or
improve the interior of the Demised Premises provided the same be performed (i)
in a good workmanlike manner, (ii) in accordance with accepted building
practices and applicable laws, including, but not limited to, building codes and
zoning ordinances, and (iii) so as not to weaken or impair the strength or
lessen the value of the building in which the Demised Premises are located. No
changes, alterations or improvements affecting the exterior of the Demised
Premises shall be made by Lessee. Prior to commencement of all such work, Lessee
shall obtain Lessor's prior written approval of the plans and specifications
therefor and shall cause Lessor's requirements for bonding, insurance and other
contractor requirements to be satisfied. Any work done by Lessee under the
provisions of this Section 7.2 shall be conducted so as not to interfere with
the use by the other tenants of their premises in the Shopping Center.

                                  ARTICLE VIII

                       DAMAGE, DESTRUCTION OR CONDEMNATION
                             OF THE DEMISED PREMISES

         Section 8.1. Damage or Destruction. If all or any part of the Demised
Premises shall be damaged or destroyed by fire or other casualty, this Lease
shall continue in full force and effect, unless terminated as hereinafter
provided, and Lessor shall repair, restore or rebuild the Demised Premises to
their condition at the time of the occurrence of the loss; provided, however,
Lessor shall not be obligated to commence such repair, restoration or rebuilding
until insurance proceeds are received by Lessor, and Lessor's obligation
hereunder shall be limited to the proceeds actually received by Lessor under any
insurance policy or policies, if any, which have not been required to be applied
towards the reduction of any indebtedness secured by a mortgage or deed to
secure debt covering the Shopping Center or any portion thereof.

         Lessee agrees to notify Lessor in writing not less than thirty (30)
days prior to the date Lessee opens for business in the Demised Premises of the
actual cost of all permanent leasehold improvements and betterments installed or
to be installed by Lessee in the Demised Premises (whether same have been paid
for entirely or partially by Lessee), but exclusive of Lessee's personal
property, movable trade fixtures and contents. Similar notifications shall be
given to Lessor not less than thirty (30) days prior to the commencement of any
proposed alterations, additions or improvements to the Demised Premises by
Lessee subsequent to the initial construction of the Demised Premises. If Lessee
fails to comply with the foregoing provisions, any loss or damage Lessor shall
sustain by reason thereof shall be borne by Lessee and shall be paid immediately
by Lessee upon receipt of a bill therefor and evidence of such loss, and in
addition to any other rights or remedies reserved by Lessor under this Lease,
Lessor's obligations under this Article VIII to repair, replace and/or rebuild
the Demised Premises shall be deemed inapplicable and in lieu thereof Lessor
may, at its election, either restore or require Lessee to restore the Demised
Premises to the condition which existed prior to such loss, and in either case
Lessee shall pay the cost of such restoration.

         Lessee covenants and agrees to reopen for business in the Demised
Premises within thirty (30) days after notice from Lessor that the Demised
Premises are ready for re-occupancy.

         No damage or destruction to the Demised Premises shall allow Lessee to
surrender possession of the Demised Premises or affect Lessee's liability for
the payment of rents or charges or any other covenant herein contained, except
as may be specifically provided in this Lease.

         Notwithstanding anything to the contrary contained in this Section 8.1
or elsewhere in this Lease, Lessor, at its option, may terminate this Lease on
thirty (30) days' notice to Lessee if:

<PAGE>

         (a) The Demised Premises or the building in which the Demised Premises
are located shall be damaged or destroyed as a result of an occurrence which is
not covered by Lessor's insurance; or

         (b) The Demised Premises shall be damaged or destroyed during the last
three (3) years of the Term or any renewals thereof; or

         (c) Any or all of the buildings or Common Areas of the Shopping Center
are damaged (whether or not the Demised Premises are damaged) to such an extent
that, in the sole judgment of Lessor, the Shopping Center cannot be operated as
an economically viable unit.

         If the Demised Premises shall be damaged or destroyed and in the event
that Lessor has elected to continue this Lease, Lessor and Lessee shall commence
their respective obligations under this Article as soon as is reasonably
possible and prosecute the same to completion with all due diligence.

         In the event of any termination of this Lease under the provisions of
Section 8.1, this lease shall terminate at the end of the calendar month in
which such notice of termination is given.

         The Minimum Rent shall be abated proportionately with the degree to
which Lessee's use of the Demised Premises is impaired during the period of any
damage, repair or restoration provided for in this Article VIII; provided
further that in the event Lessor elects to repair any damage as herein
contemplated, any abatement of Minimum Rent shall end fifteen (15) days after
notice by Lessor to Lessee that the Demised Premises have been repaired. Lessee
shall continue the operation of its business in the Demised Premises during any
such period to the extent reasonably practicable from the standpoint of prudent
business management, and any obligation to Lessee under the Lease to pay
Percentage Rent and any other charges except Minimum Rent shall remain in full
force and nothing in this Section shall be construed to abate Percentage Rent
and any other charges except Minimum Rent. Except for the abatement of Minimum
Rent hereinabove provided, Lessee shall not be entitled to any compensation or
damage for loss in the use of the whole or any part of the Demised Premises
and/or any inconvenience or annoyance occasioned by any damage, destruction,
repair or restoration.

         Unless this Lease is terminated by Lessor, Lessee shall repair, restore
and refixture all parts of the Demised Premises not insured under any insurance
policies insuring Lessor in a manner and to a condition equal to that existing
prior to its destruction or damage, including without limitation, all exterior
signs, trade fixtures, equipment, display cases, furniture, furnishings and
other installations of personality of Lessee. The proceeds of all insurance
carried by Lessee on its property and improvements shall be held in trust by
Lessee for the purpose of said repair and replacement. Lessee shall give to
Lessor prompt written notice of any damage to or destruction of any portion of
the Demised Premises resulting from fire or other casualty.

         Section 8.2. Condemnation. In the event that the whole of the Demised
Premises shall be taken under the power of eminent domain, this Lease shall
thereupon terminate as of the date possession shall be so taken.

         Anything in this Lease to the contrary notwithstanding, in the event
more than fifteen percent (15%) of the Demised Premises or more than twenty five
percent (25%) of the then existing paved parking spaces of the Shopping Center
or more than forty percent (40%) of the buildings in the Shopping Center
exclusive of the Demised Premises shall be taken, or conveyance made in lieu
thereof, either party shall have the right to cancel and terminate this Lease as
of the date of such taking upon giving notice to the other of such election
within thirty (30) days after the date of such taking.

         In the event of such cancellation, the parties shall thereupon be
released from any further liability under this Lease, except for obligations
existing on the effective date of such termination; provided,

<PAGE>

however, that if more than twenty five percent (25%) of the then existing paved
parking spaces shall be appropriated or taken, Lessor may at its option nullify
and vacate Lessee's right to cancel this Lease as hereinbefore provided by
giving Lessee notice within thirty (30) days after the date of such taking that
it will provide substitute parking on or adjacent to the Shopping Center
sufficient to cause the total number of paved parking spaces remaining after
such substitution to be equal to the lesser of (i) the number of spaces required
by local Code, or (ii) at least seventy-five percent (75%) of the number of
spaces prior to such taking, in which event the lease shall remain in full force
and effect.

         If a portion of the Demised Premises is taken, and if this Lease shall
not be terminated as provided in the preceding paragraph, then the provisions of
this Lease shall remain in full force and effect, except that the Minimum Rent
shall be reduced in the same proportion that the amount of Floor Area remaining
after such taking bears to the total Floor Area immediately prior to such
taking, and Lessor shall, upon receipt of the award in condemnation, make all
necessary repairs or alterations to the building in which the Demised Premises
are located so as to constitute the portion of the building not taken a complete
architectural unit, but Lessor shall not be required to spend for such work an
amount in excess of the net amount received by Lessor as damages for the part of
the building within which the Demised Premises are located. "Amount received by
Lessor" shall mean that part of the award in condemnation which is free and
clear to Lessor of any collection by mortgagees for the value of the diminished
fee. Lessee at its own cost and expense, shall restore and refixture such part
of the Demised Premises as is not taken to as near its former condition as the
circumstances will permit, including, without limitation, all exterior signs,
trade fixtures, equipment, display cases, furniture, furnishings and other
installations of personality of Lessee.

         All compensation awarded or paid upon such total or partial taking of
the Demised Premises or the building within which the Demised Premises are
located shall belong to and be the property of Lessor without any participation
by Lessee. Lessee shall, however, be entitled to claim, prove and receive in
such condemnation proceedings such award as may be allowed for relocation costs,
fixtures and other equipment installed by it but only to the extent that the
same shall not reduce Lessor's award and only if such award shall be in addition
to the award for the land and building (or portion thereof) containing the
Demised Premises. To the extent that the Lessee has a claim in condemnation
proceedings, as aforesaid, Lessee may claim from condemnors, but not from
Lessor, such compensation as may be recoverable by Lessee.

         It is mutually agreed that (i) any reduction in the parking lot area,
number of parking spaces in the Shopping Center, or the imposition of any
restriction on the number of motor vehicles that may enter the Shopping Center
by action or order of any governmental authority, quasi-governmental authority,
or by any court having jurisdiction in the premises (other than by actual
exercise of the power of eminent domain such that title passes to the condemning
agency) shall not constitute such taking or condemnation under this Lease that
would entitle Lessee to terminate the Lease, (ii) any such environmental
condemnation or compliance by Lessor with any order, rule or regulation of such
authority, with any judicial decree, or any such existing or future law shall
not constitute a default under this Lease by Lessor so as to entitle Lessee to
terminate this Lease and this Lease shall remain in full force and effect, and
(iii) as between Lessor and Lessee, Lessor may, but shall not be obligated to,
comply with any such order, rule, regulation, judicial decree or law.

                                   ARTICLE IX

                               MORTGAGE FINANCING

         If any lending institution with which Lessor has negotiated or may
negotiate interim or long-term financing for the Shopping Center or part thereof
does not approve the credit rating of Lessee, or if such lending institution
shall require change(s) in this Lease as a condition or one of the conditions of
its approval of this Lease for such financing; and if within fifteen (15) days
after notice from Lessor (i) Lessee fails or refuses to supply or execute
guarantees which are stated by Lessor as necessary to secure the approval of

<PAGE>

Lessee's credit by any such lending institution, or (ii) if Lessee fails or
refuses to execute with Lessor the amendment or amendments to this Lease
accomplishing the change(s) which is/are state by Lessor to be needed in
connection with approval of this Lease for purposes of such financing, or (iii)
if for any reason, such financing in an amount satisfactory to Lessor cannot be
obtained, Lessor shall have the right to cancel this Lease at any time prior to
the Rental Commencement Date. In the event of cancellation by Lessor hereunder,
this Lease shall be and become null and void and both parties shall
automatically be released as of the date of Lessor's cancellation notice from
any and all liability or obligation under this Lease, and Lessor shall retain
the security, if any, paid by Lessee as reimbursement for expenses incurred by
Lessor in negotiating or attempting to negotiate the required amendments to this
Lease with Lessee. Notwithstanding anything contained herein to the contrary,
Lessee shall not be required to agree, and Lessor shall not have any right of
cancellation from Lessee's refusal to agree, to any modification of the
provisions of this Lease relating to the amount of Minimum Rent and Percentage
Rent reserved, the size or location of the Demised Premises, the duration or
commencement date of the Term, or the value of the improvements to be made by
Lessor to the Demised Premises prior to tender of possession.

         Lessee shall, upon the request of Lessor, execute and deliver such
instruments as may be required by Lessor to make this Lease either superior or
subordinate to any mortgages now or hereafter placed upon Lessor's interest in
the Shopping Center or the Demised Premises or future additions thereto. Lessee
hereby attorns to any purchaser at a foreclosure sale or sale in lieu of
foreclosure, and agrees to execute all agreements required by any such purchaser
affirming such attornment.

         Upon request of any mortgagee of record, Lessee shall give such
mortgagee copies of all notices given by Lessee to Lessor hereunder, and Lessee
shall allow such mortgagee a reasonable length of time (in any event, not less
than sixty (60) days from the date of such notice) in which to cure any default
by Lessor hereunder. Any such notice shall be sent to such department and
address as such mortgagee shall direct Lessee in writing.

                                    ARTICLE X

                                     DEFAULT

         Section 10.1 Default by Lessee. If Lessee shall vacate or abandon the
Demised Premises at any time during the Term, or if after ten (10) days written
notice of non-payment when due, Lessee fails to pay any Minimum Rent, Percentage
rent or other payment hereunder, or after fifteen (15) days written notice of
non-performance fails to perform any other of the terms of this Lease to be
observed or performed by Lessee, or, if such term or obligation (other than
non-payment of monetary obligations) hereof cannot be performed within fifteen
(15) days if Lessee fails within said fifteen (15) day period to commence and
thereafter to diligently and continually pursue its obligation hereunder, or if
Lessee shall become bankrupt or insolvent, or file any debtor proceedings or
take or have taken against Lessee in any court pursuant to any statute either of
the United States or of any state a petition in bankruptcy or for reorganization
or for the appointment of a receiver or trustee of all or a portion of Lessee's
property, or if Lessee makes an assignment for the benefit of creditors, or
petitions for or enters into an arrangement or suffers this Lease to be taken
under any writ of execution or attachment, or if this Lease shall pass to or
devolve upon, by law or otherwise, one other than Lessee except as herein
provided, then, in any one or more of such events, upon Lessor's service of a
written five (5) day notice of cancellation upon Lessee specifying the nature of
such default and Lessee's failure within said five (5) day period to comply with
or remedy such default, then this Lease and the Term shall, at the option of
Lessor, terminate and come to an end on the date specified in such notice of
cancellation, and Lessee shall quit and surrender the Demised Premises to Lessor
as if the Term ended by the expiration of the time affixed herein, but Lessee
shall remain liable as hereinafter provided.

<PAGE>

         Section 10.2. Lessor's Rights on Default. If Lessee shall not have
cured its default in the manner provided in Section 10.1 hereof, Lessor shall be
entitled to apply the security deposit to Lessee's obligations hereunder without
thereby diminishing or affecting any of Lessee's obligations hereunder for the
payment of Minimum Rent or Percentage Rent or any other charges, and Lessor may
immediately, or any time thereafter, re-enter the Demised Premises and remove
all persons and all or any property therefrom, by any suitable action or
proceeding at law, or by force or otherwise, without being liable for any
prosecution therefor or damage resulting therefrom, and repossess and enjoy the
Demised Premises, together with all additions, alterations and improvements and
Lessor may, at its option, repair, alter, remodel and change the character of
the Demised Premises as it may deem fit, and at any time relet the Demised
Premises or any part or parts thereof, as the agent of Lessee or otherwise. The
exercise by Lessor of any right granted in the sentence immediately preceding
shall not relieve Lessee from the obligation to make all payments of Minimum
Rent, Percentage Rent or other charges, and to fulfill all other covenants
required by this Lease, at the time and in the manner provided herein, and if
Lessor so desires all current and future monetary obligations of Lessee
hereunder shall become immediately due and payable. Lessee throughout the
remainder of the Term hereof shall pay Lessor, no later than the last day of
each month during the Term, the then current excess, if any, of the sum of the
unpaid rentals and costs to Lessor resulting from such default by Lessee over
the proceeds, if any, received by Lessor from reletting, if any. Lessor shall
not be required to relet the Demised Premises or exercise any other right
granted to Lessor hereunder, nor shall Lessor be under any obligation to
minimize Lessee's loss as a result of Lessee's default. If Lessor attempts to
relet the Demised Premises, Lessor shall be the sole judge as to whether or not
a proposed lessee is suitable and acceptable.

         This Section 10.2 Shall apply to any renewal or extension of this
Lease; and if Lessee shall default hereunder prior to the date fixed as the
commencement of any renewal or extension of this Lease, Lessor may cancel such
renewal or extension agreement by two (2) days prior written notice to Lessee.

         In the event of a breach by Lessee of any of the covenants or
provisions hereof, Lessor shall have, in addition to any other remedies which it
may have, the right to invoke any remedy allowed by law or in equity to enforce
Lessor's rights or any of them, as if re-entry and other remedies were not
herein provided.

         Section 10.3. Non-Waiver Provisions. The failure of Lessor to insist
upon strict performance of any of the terms, conditions and covenants herein
shall not be deemed to be a waiver of any rights or remedies that Lessor may
have and shall not be deemed a waiver of any subsequent breach or default in the
terms, conditions and covenants herein contained except as may be expressly
waived in writing. No payment by Lessee or receipt by Lessor of a lesser amount
than the rent and charges hereby reserved shall be deemed other than on account
of the earliest rents and charges then unpaid (unless Lessor elects otherwise),
nor shall any endorsement or statement on any check or any letter accompanying
any check or payment by Lessee be deemed an accord and satisfactory, and Lessor
may accept such check or payment without prejudice to Lessor's right to recover
the balance of such rents and charges due or Lessor may pursue any other remedy
in this Lease provided or by law permitted, and no waiver by Lessor in favor of
any other lessee or occupancy of the Shopping Center shall constitute a waiver
in favor of the Lessee herein.

         The maintenance of any action or proceeding to recover possession of
the Demised Premises, or any installment or installments of Minimum Rent,
Percentage Rent or any other monies that may be due or become due from Lessee to
Lessor, shall not preclude Lessor from thereafter instituting and maintaining
subsequent actions or proceedings for the recovery of possession of the Demised
Premises or of any other monies that may be due or become due from Lessee. Any
entry or re-entry by Lessor shall not be deemed to absolve or discharge Lessee
from liability hereunder.

         Section 10.4. Inability to Perform. Lessor and/or Lessee shall be
excused for the period of any delay and shall not be deemed in default with
respect to the performance of any of the terms, covenants and

<PAGE>

conditions of this Lease when prevented from so doing, by cause or causes beyond
the Lessor's and/or Lessee's control, which shall include, without limitation,
all labor disputes, governmental regulations or controls, fire or other
casualty, inability to obtain any material or services, acts of God, or any
other cause, not within the reasonable control of the Lessor and/or Lessee. This
Section 10.4 shall not apply to or modify Lessee's obligations under this Lease
to make prompt payment to Lessor of Minimum Rent, Percentage Rent and other
charges due hereunder.

         Section 10.5. Default by Lessor. Lessor shall in no event be in default
in the performance of any of its obligations contained in this Lease unless and
until Lessor shall have failed to perform such obligation within thirty (30)
days, or such additional time as is reasonably required to correct any such
default, after notice by Lessee to Lessor properly specifying wherein Lessor has
failed to perform any such obligation.

         Section 10.6. Expenses. If either party hereto shall at any time be in
default hereunder, and if the other party hereto shall deem it necessary to
engage attorneys to enforce such other party's rights hereunder, the
determination of such necessity to be in the sole discretion of such other
party, the defaulting party will reimburse such other party for the reasonable
expenses incurred thereby, including, but not limited to, court costs and
reasonable attorney's fees.

                                   ARTICLE XI

                                OTHER PROVISIONS

         Section 11.1. Definition and Liability of Lessor. The term "Lessor" as
used in this Lease shall mean only the owner or mortgagee in possession for the
time being of the building in which the Demised Premises are located or the
owner of a leasehold interest in said building or the land thereunder so that in
the event of sale of said building or leasehold interest or an assignment of
this Lease or a demise of said building or land, Lessor shall be and is hereby
entirely freed and relieved of all obligations of Lessor subsequently accruing.

         It is specifically understood and agreed that there shall be no
personal liability of Lessor in respect to any of the covenants, conditions or
provisions of this Lease; in the event of a breach or default by Lessor of any
of its obligations under this Lease, Lessee shall look solely to the equity of
the Lessor in the Shopping Center for the satisfaction of Lessee's remedies.

         Section 11.2. Relationship of the Parties. Nothing contained in this
Lease shall be deemed or construed as creating the relationship of principal and
agent or a partnership or joint venture between the parties hereto, it being
understood and agreed that neither the method of computing rents nor any other
provision contained herein nor any acts of the parties hereto shall be deemed to
create any relationship between the parties other than that of Lessor and
Lessee.

         Section 11.3. Security Deposit. Lessee has deposited with Lessor as
security for the performance by Lessee of the terms of this Lease the Security
Deposit set forth in Section 1.1(m) hereof. Lessor may use, apply or retain
(without liability for interest) during the Term the whole or any part of the
Security Deposit to the extent required for the payment of any rents or other
sums as to which Lessee may be in default hereunder or for any sums which Lessor
may expend or any damage Lessor may suffer by reason of Lessee's default in
respect of any of the terms of this Lease, including, but not limited to, any
deficiency or damage incurred in reletting the Demised Premises. The covenants
in this Section 11.3 are personal covenants between Lessor and Lessee and not
covenants running with the land, and in no event will Lessor's mortgagee(s) or
any purchaser at a foreclosure sale or sale in lieu of foreclosure be liable to
Lessee for the return of the Security Deposit.

<PAGE>

         The Security Deposit will be held in the AFCO Realty Services, LLC
Escrow Money Market Account, #325-171-2206, at Bank of America. All interest
earned on said security deposit shall be retained by AFCO Realty Services, LLC,
and shall not be payable to either the Lessee nor Lessor. Lessee shall not
assign nor encumber its interest in the Security Deposit, and neither Lessor nor
its successors and assigns shall be bound by any attempted assignment or
encumbrance.

         Provided Lessee shall comply with all the terms of this Lease, the
Security Deposit shall be applied by Lessor as provided in Section 1.1(m)
hereof. In the event of a sale of the Shopping Center or assignment of this
Lease by Lessor to any person other than a mortgagee, Lessor shall have the
right to transfer the Security Deposit to its vendee or assignee, subject to the
provisions of this Lease, and thereupon Lessor shall be released from any
liability with respect to the Security Deposit, and such vendee or assignee
shall be solely responsible to Lessee therefor.

         Section 11.4. Indemnity. Lessee, during the Term, any extension or
renewal thereof, and any period in which Lessee occupies or uses the Demised
Premises, shall indemnify and save harmless Lessor, its agents, servants and
employees, and Lessor's lessor, if any, from and against any and all claims and
demands whether for injuries to persons or loss of life, or damage to property,
related to or arising in any manner whatsoever out of the use and occupancy of
the Demised Premises by Lessee, or occasioned wholly or in part by any act or
omission of Lessee, its agents, contractors, employees, servants, lessees,
concessionaires, invitees, licensees and customers. In the event Lessor shall,
without fault on its part, be made a party to any litigation commenced by or
against Lessee, then Lessee shall protect and hold Lessor harmless and shall pay
all costs, expenses and attorney's fees incurred or paid by Lessor in connection
with such litigation.

         Section 11.5. Damage to Property or Persons. Except with respect to the
gross negligence or the willful and wanton acts of Lessor, its agents and
employees: Lessor shall not be liable for any loss of or damage to property of
Lessee or of others located in the Demised Premises or the Shopping Center, by
theft or otherwise, nor for any loss or damage whatsoever to any property which
Lessee could remove at the end of the Term as provided in Section 11.7 hereof;
Lessor shall not be liable for any injury or damage to persons or property or to
the interior of the Demised Premises resulting from fire, explosion, falling
plaster, steam, gas, electricity, water, rain or snow or leaks from any part of
the Demised Premises or from the pipes, appliances or plumbing works or from
thereof, street or subsurface or from any other place or by dampness or by any
other cause of whatsoever nature; Lessor shall not be liable for any such injury
or damage caused by other tenants or any person(s) either in the Demised
Premises or elsewhere in the Shopping Center, or by occupants of property
adjacent to the Shopping Center, or by the public, or by operations in the
construction of any private, public, or quasi-public work; Lessor shall not be
liable for any latent defect in construction except for a period of one (1) year
from the date the general contractor constructing the Shopping Center
substantially completes the initial construction of the Demised Premises (the
parties agree that any liability of Lessor under the preceding clause shall be
limited to cost of repair only); and Lessor shall not be responsible for damage
or loss of property of Lessee kept or stored on the Demised Premises.

         Section 11.6. Assignment or Subletting. Lessee shall not assign this
Lease or sublet all or any part of the Demised Premises without the prior
written consent of Lessor (which consent may be granted or withheld by Lessor in
its sole discretion) and upon such terms and conditions as may be mutually
agreed upon by the parties. Any assignment or sublease by Lessee shall be only
for the purposes specified in Section 1.1(k) hereof and for no other purpose,
and in no event shall any assignment or sublease of the Demised Premises release
or relieve Lessee from any of its obligations under this Lease.

         In the event Lessee shall assign its interest in this Lease or sublet
the Demised Premises for rentals in excess of those rentals reserved hereunder,
Lessee shall pay all of such excess rent to Lessor as additional rent.

<PAGE>

         Any proposed assignee or subtenant of Lessee shall assume Lessee's
obligations hereunder and deliver to Lessor an assumption in form satisfactory
to Lessor within ten (10) days after the effective date of the assignment.

         Any request by Lessee for approval to sublet, transfer or assign
Lessee's interest in this Lease, shall be accompanied by a processing and
administration fee in the amount of $250.00.

         If Lessee is a corporation or partnership, then if at any time during
the Term or any extension or renewal thereof the person or persons who, on the
date of this Lease, owns or own a majority of such corporation's voting shares
or such partnership's partnership interests, as the case may be, ceases or cease
to own a majority of such shares or partnership interests, as the case may for,
for any reason (including, but not limited to, if Lessee is a corporation,
merger, consolidation, liquidation or other reorganization involving another
corporation) and regardless of whether such sales occur at one time or at
intervals, so as to result in a change in the present ownership or control of
Lessee by the person or persons now owning a majority of such voting shares or
partnership interests (except as the result of transfer by inheritance), Lessee
shall so notify Lessor within ten (10) days from the date of such transfer. In
such event and regardless of whether Lessee has given such notice, Lessor shall
have the right, at its option, to terminate this Lease upon ten (10) days notice
to Lessee. This paragraph shall not be applicable to any corporation, all of the
outstanding voting stock of which is listed on a national securities exchange.

         Section 11.7. Surrender of Premises. At the expiration of the tenancy
hereby created, Lessee shall surrender the Demised Premises in good condition
and repair, reasonable wear and tear excepted, and Lessee shall surrender all
keys for the Demised Premises to Lessor at the place then fixed for payment of
rent and shall inform Lessor of all combinations on locks, safes and vaults, if
any, in the Demised Premises. Lessee's obligation to observe or perform this
covenant shall survive the expiration or other termination in this Lease.

         Prior to the expiration or sooner termination of this Lease, Lessee
shall remove any and all trade fixtures, equipment and other unattached items
which Lessee may have installed in the Demised Premises, including, but not
limited to, counters, shelving, showcases, chairs and unattached movable
machinery purchased or provided by Lessee and which are susceptible to being
moved without damage to the building of which the Demised Premises are a part.
Lessee shall repair any damage to the Demised Premises caused by its removal of
such fixtures and movables. In the event Lessee does not make such repairs,
Lessee shall be liable for and agrees to pay Lessor's costs and expenses in
making such repairs, together with a sum equal to twenty percent (20%) of such
costs and expenses to cover Lessor's overhead in making such repairs for Lessee.
Lessee shall not remove any plumbing or electrical fixtures or equipment,
heating or air conditioning equipment, floor coverings (including but not
limited to wall-to-wall carpeting), walls or ceilings, all of which shall be
deemed to constitute a part of the interest and estate of Lessor, nor shall
Lessee remove any fixtures or machinery that were furnished or paid for by
Lessor whether initially installed or replaced. The Demised Premises shall be
left in a broom-clean condition. If Lessee shall fail to remove its trade
fixtures or other property as provided in this Section 11.7, such fixtures and
other property not removed by Lessee shall be deemed abandoned by Lessee and at
the option of Lessor shall become the property of Lessor, or at Lessor's option
may be removed by Lessor at Lessee's expense, or sold or otherwise disposed of,
in which event the proceeds of such sale or other disposition shall belong to
Lessor.

         Section 11.8. Holdover by Lessee. In the event that Lessee shall hold
the Demised Premises after any termination of this Lease pursuant to the
provisions hereof, or any expiration of the Term (or extension thereof), such
holding over shall be deemed to have created a tenancy from month to month
terminable on thirty (30) day's written notice by either party to the other,
upon a monthly rental basis, and otherwise subject to all the terms and
provisions of this Lease, except as contemplated to the contrary in this Section
11.8. Such monthly rental shall be computed on the basis of one-sixth (1/6) of
the sum of all rents payable

<PAGE>

by Lessee to Lessor during the last twelve (12) months of the Term (including,
but not limited to, Minimum Rent and Percentage Rent) and all other additional
charges provided by this Lease.

         If Lessee fails to surrender the Demised Premises upon the termination
of this Lease, in addition to any other liabilities to Lessor accruing
therefrom, Lessee shall indemnify Lessor and hold Lessor harmless from loss or
liability resulting from such failure, including, without limitation, any claims
made by any succeeding lessee founded on such failure.

         Section 11.9. Lien of Lessor for Rent, Taxes and Other Sums. Lessor
shall have and Lessee hereby grants, a security interest in any furnishings,
equipment, fixtures, inventory, accounts receivable, or other personal property
of any kind belonging to Lessee, or the equity of Lessee herein, located on or
derived from activities conducted in or upon the Demised Premises. The security
interest is granted for the purpose of securing the payment of Minimum Rent,
Percentage Rent, other charges, assessments, penalties and damages herein
covenanted to be paid by Lessee, and for the purpose of securing the performance
of all other obligations of the Lessee hereunder. Upon Lessee's default or
breach of any covenants of this Lease, Lessor shall have all remedies available
under the laws of the State where the Demised Premises are located, including,
but not limited to, the right to take possession of the above-mentioned property
and dispose of it by sale in a commercially reasonable manner. Lessee hereby
agrees to sign a Financing Statement at Lessor's request for the purpose of
serving notice to third parties of the security interest herein granted.

         Section 11.10. Liens. Lessee shall discharge any lien filed against the
Shopping Center or any part thereof for work done or materials furnished at
Lessee's request with respect to the Demised Premises within ten (10) days after
such lien is filed. If Lessee fails to keep this covenant, in addition to any
other remedies available to Lessor under this Lease or otherwise, Lessor may at
its option discharge such lien, in which event Lessee agrees to pay Lessor a sum
equal to the amount of the lien thus discharged by Lessor plus all costs and
expenses, including, without limitation, attorney's fees and court costs,
incurred by Lessor in discharging such lien.

         Section 11.11. Late Payments. Should Lessee fail to pay when due any
installment of Minimum Rent, Percentage Rent or any other sum payable to Lessor
under the terms of this Lease, then interest at the highest lawful rate of
interest per annum permitted in the State wherein the Shopping Center is
situated, but not to exceed the rate of sixteen percent (16%) per annum, shall
accrue from and after the date on which any such sum shall be due and payable,
and such interest together with a late charge of $50.00 to cover the extra
expense involved in handling such delinquency shall be paid by Lessee to Lessor
at the time of payment of the delinquent sum.

         Section 11.12. Consents. Where the consent or approval of Lessor shall
be required under the terms of this Lease, such consent or approval may be
granted in Lessor's sole discretion, unless otherwise expressly provided for
herein. With respect to any provision of this Lease which either expressly
provides or is held to provide that Lessor shall not unreasonably withhold or
unreasonably delay any consent or approval, Lessee shall not be entitled to make
any claim for, and Lessee hereby expressly waives any claim for, damages
incurred by Lessee by reason of Lessor's failure to comply therewith, it being
understood and agreed that Lessee's sole remedy therefor shall be an action for
specific performance.

         Section 11.13. Waiver of Right of Redemption. Lessee hereby expressly
waives any and all rights of redemption conferred by statute or otherwise.

         Section 11.14. Notices. Whenever notice or any other communication
shall or may be given to either of the parties by the other, each such notice or
communication shall be sent by registered or certified mail with return receipt
requested to the respective addresses of the parties as contained herein or to
such

<PAGE>

other address as either party may from time to time designate in writing to the
other. Any notice or communication under this Lease shall be deemed to have been
given at the time it is placed in the mails with sufficient postage prepaid. A
copy of any such notice or communication shall also be sent to: Alpharetta
Square c/o AFCO Realty Services, LLC., 4200 Northside Parkway, Bldg. 12,
Atlanta, Georgia 30327-3049.

         Section 11.15. Recording and Short Form Lease. Lessee agrees not to
record this Lease without the express written consent of Lessor and further
agrees to execute, acknowledge and deliver at any time after the date of this
Lease, at the request of Lessor, a "short form lease" suitable for recording.
All recording costs, fees or charges due and payable upon the recording of such
"short form lease" (including, without limitation, any and all taxes due or
collectible upon such recording) shall be payable in full by the party recording
same.

         Section 11.16. Entire and Binding Agreement. This Lease contains all of
the agreements between the parties hereto, and it may not be modified in any
manner other than by agreement in writing signed by all parties hereto or their
successors in interest. All prior conversations or writings between the parties
hereto or their representatives with respect to the Demised Premises are merged
herein and extinguished. Lessee acknowledges that it has not relied on any
estimations, representations or statements of opinion or fact by Lessor or its
agents or employees in entering into this Lease other than as may be expressly
provided herein. The terms, covenants and conditions contained herein shall
inure to the benefit of and be binding upon the Lessor and Lessee and their
respective successors and assigns, except as may be otherwise expressly provided
in this Lease.

         Section 11.17. Provisions Severable. If any term or provision of this
Lease or the application thereof to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Lease, or the
application of such term or provision to persons or circumstances other than
those as to which it is held invalid or unenforceable, shall not be affected
thereby and each term and provision of this Lease shall be valid and be enforced
to the fullest extent permitted by law.

         Section 11.18. Captions. The captions contained herein are for
convenience and reference only and shall not be deemed a part of this Lease or
construed as in any manner limiting or amplifying the terms and provisions of
this Lease to which they relate.

         Section 11.19. Rider. A Rider, consisting of ____ pages,
Sections ____ through ____ inclusive is attached hereto and made a part hereof.

         Section 11.20. Estoppel Certificates. Within ten (10) days after any
request therefor by Lessor, Lessee shall execute, acknowledge and deliver to
Lessor a written certificate acceptable to Lessor certifying, if the same be
true, as to such matters relating to this Lease, the Demised Premises or the
Lessee as Lessor shall reasonably request, or, if the same be not true, stating
the manner in and the extent to which the same be not true.

         Section 11.22. Broker Notification. AFCO Realty Services, LLC "Broker"
is a licensed real estate broker operating under the laws of the State of
Georgia.

         Section 11.23. Broker. AFCO Realty Services, LLC has acted as agent for
the Lessor in this transaction and is to be paid a commission by the Lessor.
Broker has not acted as agent in this transaction for the Lessee and Lessee does
not owe, and is not responsible for paying a commission to Broker in

<PAGE>

connection with this transaction. Agent has rendered Lessor and Lessee a
valuable service by assisting in the creation of the Lessor-Lessee relationship
hereunder. The commission to be paid in conjunction with the creation of the
relationship by this Lease has been negotiated between Lessor and Agent and
Lessor hereby agrees to pay Agent as compensation for Agent's services in
procuring this Lease and creating agreement is described under a separate
agreement.

         Section 11.24. Compliance with the Americans with Disabilities Act.
Notwithstanding any other provision of this Lease to be contrary, Lessee shall
comply with The Americans with Disabilities Act, and all regulations and orders
promulgated pursuant thereto, as well as any related state, county and local
laws, regulations and building codes (collectively the "ADA"). Lessee shall make
all alterations to the Premises required by the ADA and shall use and occupy the
Premises at all times in compliance therewith. Lessee agrees to indemnify,
defend and hold Lessor harmless from and against any claims, losses or causes of
action arising out of Lessee's failure to comply with the ADA as required above.
Any alterations made by Lessee during the term of this Lease shall be in
compliance with the ADA and all other requirements of this Lease. At Lessor's
sole option, Lessor may (but shall not be obligated to) make any alterations to
the Premises deemed necessary by Lessor to comply with the ADA and Lessee shall
reimburse Lessor for such costs, upon demand, as additional rent. No approval by
Lessor of alterations made by Lessee shall constitute a warranty by Lessor that
such alterations comply with the ADA. In addition, Lessor does not warrant that
the Premises, the Building, the parking lot, common areas or improvements
provided by Lessor during the term of this Lease comply with the ADA. To the
extent that Lessor is required to place and keep the Building, parking lot or
common areas in compliance with the ADA, then Lessor shall be entitled to
include its expenses of compliance as additional rent and Lessee shall be
responsible for its proportionate share thereof pursuant to this Lease.

<PAGE>

IN WITNESS WHEREOF, Lessor and Lessee have signed this lease as of the day and
year first above written.

Signed, sealed and delivered              Daniel B. Cowart dba
this_______day of ________,               ALPHARETTA SQUARE SHOPPING CENTER
19__, in the presence of:            (Lessor)

/s/ MELANIE LY                            By:    /s/ DANIEL B. COWART
--------------------------------                 -------------------------------
Unofficial Witness

--------------------------------
Notary Public,
_____________County, State of

[NOTARY SEAL]

Signed, sealed and delivered              (Lessee) FUTURUS FINANCIAL SVCS., INC.
this_______day of ________,
2000, in the presence of:

                                          By:  William M. Butler
Unofficial Witness

                                          Its:  President

/s/ TERRI Y. RICHARDS                     By:   /s/ WILLIAM M. BUTLER
--------------------------------                --------------------------------
Unofficial Witness
                                          Its:

                                [CORPORATE SEAL]

Notary Public,
_______County, State of Georgia

[NOTARY SEAL]

Signed, sealed and delivered              AFCO Realty Services, LLC
this______day of _______,                 (Agent)
         2000, in the presence of:

                                          By:   /s/ J. WILLIAM BUTLER
                                                --------------------------------
Unofficial Witness                                  J. William Butler
                                          Its:      President

<PAGE>

                        ALPHARETTA SQUARE SHOPPING CENTER

                                      RIDER

1. Lessee acknowledges that other tenants have been granted, and will be granted
from time to time, the exclusive right to operate certain businesses in the
Shopping Center, and agrees that Lessee's operation shall be limited to the
Specific Use Clause described in Article I, Section 1(k) of this lease, and that
Lessee shall in no event operate a business or sell items in the Demised
Premises outside its use clause.

2. Lessee's sole remedy for Lessor's breach of the foregoing covenant shall be
an action for injunctive relief. Lessee waives its right to seek damages or to
terminate this Lease as a result of such breach.

3. At such time as Lessor acquires the agreement of fifty percent (50%) of the
tenants at Alpharetta Square to convert the signage on each space to backlighted
channel letters on a raceway, Lessee will pay for such signage on Lessee's
space.

<PAGE>

                                   EXHIBIT "A"

                        ALPHARETTA SQUARE SHOPPING CENTER

                                LEGAL DESCRIPTION

ALL THAT TRACT or parcel of land lying and being in Land Lots 693 and 694 of the
1st District, 2nd Section, Fulton County, Georgia and being more particularly
described as follows:

BEGIN at an iron pin placed at the point of intersection of the westerly
right-of-way line of Roswell Street (40' right-of-way) and the northwesterly
right-of-way line of State Highway #9 (aka Alpharetta Road) (80' right-of-way);
running thence along said right-of-way line of State Hwy. #9 south 62 degrees 21
minutes 31 seconds west a distance of 431.68 feet to an iron pin found (1" o.t.)
thence leaving said right-of-way line and running north 25 degrees 05 minutes 24
seconds west a distance of 188.93 feet to an iron pin found (3/4" R.R.); running
thence north 07 degrees 38 minutes 49 seconds west a distance of 145.15 feet to
an iron pin found (3/4" o.t.); running thence south 69 degrees 23 minutes 05
seconds west a distance of 55.66 feet to an iron pin placed; running thence
south 28 degrees, 00 minutes, 19 seconds west a distance of 69.59 feet to an
iron pin found (3/4" o.t.), running thence south 03 degrees, 05 minutes, 21
seconds west a distance of 64.97 feet to an iron pin found (3/4" o.t.); running
thence south 89 degrees, 05 minutes, 15 seconds west a distance of 52.62 feet to
an iron pin found (1/2" R. R.) located on the westerly land lot line of Land Lot
693; running thence along said land lot line north 01 degree, 38 minutes, 18
seconds east a distance of 266.62 feet to an iron pin found (1/4" sq. R. R.)
which iron pin found is located at the corner common to Land Lots 647, 694, 693
and 648; thence running along the western land lot line of Land Lot 694 north 00
degrees, 53 minutes, 08 seconds east a distance of 577.69 feet to an iron pin
found (iron); running thence south 77 degrees, 59 minutes, 25 seconds east a
distance of 356.79 feet to a fence corner; running thence south 00 degrees, 07
minutes, 18 seconds east a distance of 95.55 feet to an iron pin found (iron);
running thence south 68 degrees, 37 minutes, 38 seconds east a distance of
571.75 feet to an iron pin found (1/2" R. R.); said iron pin found being located
on the westerly right-of-way line of Roswell Street (40' right-of-way); running
thence along said right-of-way line south 32 degrees, 13 minutes, 41 seconds
west, a distance of 516.49 feet to an iron pin placed, said iron pin placed
being the POINT OF BEGINNING. Said tract containing 12.505 acres, as shown on
the plat of survey prepared for Alpharetta Square, Inc. by A. W. Browning,
Georgia Registered Land Surveyor #490, dated May 20, 1986.

<PAGE>

                                   EXHIBIT "B"

                        ALPHARETTA SQUARE SHOPPING CENTER

                             [SITE PLAN SHOWN HERE]

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