Document:

EX-10.1

 Exhibit 10.1 

CONFIDENTIAL TREATMENT REQUESTED 

Redacted portions are indicated by [****]1 

THIRD AMENDMENT TO LEASE 

THIS THIRD AMENDMENT TO LEASE (this “Amendment”) is made and entered into as of the 16th day of March, 2015 (the “Effective Date”), by and between CPT 355 ALHAMBRA CIRCLE, LLC, a Delaware limited liability company, successor in interest to 355 Alhambra Plaza, Ltd.
(“Landlord”), and CATALYST PHARMACEUTICAL PARTNERS, INC., a Delaware corporation (“Tenant”). 
 WITNESSETH:

 WHEREAS, Landlord and Tenant entered into that certain Lease dated as of March 26, 2007 (the “Initial
Lease”), as amended by that certain Lease Addendum dated as of June 5, 2007 (the “Addendum”), that certain First Amendment to Lease dated as of June 30, 2011 (the “First Amendment”), and that
certain Second Amendment to Lease dated as of February 4, 2014 (the “Second Amendment”; the Initial Lease, as amended by the Addendum, First Amendment and Second Amendment, is referred to herein as the “Original
Lease”), pursuant to which Landlord leases to Tenant those certain premises containing approximately 2,616 rentable square feet known as Suites 1500 and 1501 (the “Current Premises”) in the building located at 355 Alhambra
Circle, Coral Gables, Florida (the “Building”); and 
 WHEREAS, Landlord and Tenant desire to (i) relocate the
Current Premises to certain premises containing approximately 5,247 rentable square feet known as Suite 1250 (the “New Premises”) on the twelfth (12th) floor of the Building;
(ii) extend the Lease Term; and (iii) modify and amend certain provisions of the Original Lease, as more particularly provided herein. 

NOW, THEREFORE, in consideration of the foregoing recitals and for other good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, Landlord and Tenant agree as follows: 
 1. Recitals. The foregoing Recitals are true and
correct and are incorporated herein by this reference. 
 2. Definitions. All capitalized terms used herein shall have the
same meaning given thereto in the Original Lease, unless otherwise defined herein. The term “Lease” as used in the body of this Amendment shall mean the Original Lease as modified and amended hereby. The term “Relocation
Date” shall mean the date of Substantial Completion of the Relocation Improvements (as hereinafter defined), which is estimated for non-binding purposes only to be June 1, 2015. The term “Premises” as used in the Lease
and this Amendment shall mean and refer to (i) the Current Premises until the Relocation Date, and (ii) the New Premises from and after the Relocation Date. 

 

	1 	[****] Certain confidential information contained in this document, marked by brackets, has been omitted and filed separately with the Securities and Exchange Commission Pursuant to Rule 24b-2 of the Securities Exchange
Act of 1934. 

 3. Representations and Warranties. Tenant represents and warrants to Landlord as
follows: 
 (a) The Current Premises is free of any liens or encumbrances caused by Tenant and no facts exist or will exist that could
result in a claim of a construction or other lien against the Current Premises as a result of any act or omission of Tenant. 
 (b) There is
no person, corporation, partnership or other entity that could or will be able to claim any interest in any portion of the Current Premises arising out of any acts of Tenant or otherwise by, through or under Tenant. 

(c) Except for the Lease (as amended hereby), there are no current agreements of Tenant in place, whether oral or written, affecting the
Current Premises except for typical equipment leases and similar agreements that do not convey a right to occupancy of the Current Premises. 

Tenant agrees to indemnify, defend and hold Landlord harmless from and against any claims, demands, liabilities, costs, expenses (including
but not limited to reasonable attorneys’ fees) or losses which Landlord may suffer arising from any inaccuracy in the foregoing representations and warranties or any of the following when resulting from or occurring out of Tenant’s acts or
omissions with respect to: (i) the existence (or alleged existence) of any lien or encumbrance claimed, (ii) any claim of an occupancy interest in or right to occupancy of the Current Premises made, or (iii) any actual or alleged
agreement relating to the right to occupy the Current Premises. 
 4. Vacating Current Premises; Lease of New Premises. 

(a) (i) On or prior to the fifth (5th) day following the Relocation
Date, Tenant shall vacate and surrender to Landlord the Current Premises in the condition required by the Lease, and 
 (ii)
Effective as of the Relocation Date, Tenant shall lease and have the right to occupy the New Premises under all of the terms, covenants and conditions of the Lease, except as otherwise set forth herein. Landlord shall use commercially reasonable
efforts to notify Tenant in writing (which notice may be by e-mail to Tenant’s designated representative, Pat McEnany, at pmcenany@catalystpharma.com, or by hand-delivery to Tenant at the Current Premises, notwithstanding anything to the
contrary contained in the Original Lease with respect to delivery requirements for written notices) approximately five (5) Business Days prior to the date on which the Relocation Date is expected to occur. 

(b) Landlord represents that the rentable square footage of the New Premises, when determined under BOMA Standards, is 5,247 rentable square
feet, and, on the basis of the foregoing certification, Landlord and Tenant stipulate and agree that the New Premises contain 5,247 rentable square feet. 

 (c) Effective as of the Relocation Date, Exhibit A to the Lease shall be deleted and replaced
with Exhibit A attached to this Amendment. 
 (d) Effective as of the Relocation Date, Section 9 of the Lease Summary
attached to the Lease shall be deleted in its entirety and replaced with the following: 
  

			
	 “9.    Gross Rentable Area of Premises (Section 1.1):
		Approximately 5,247 rentable square feet located on the 12th floor of the Building, known as Suite 1250, measured in accordance with ANSI-BOMA Z65.1-1996 standards (“BOMA
Standards”)”

 (e) Tenant shall be responsible for moving Tenant’s furniture, trade fixtures, computers, equipment
and all other items from the Current Premises to the New Premises, subject to Tenant’s right to apply a portion of the Relocation Allowance to payment of such moving expenses, as set forth in the Work Letter attached hereto and made a part
hereof as Exhibit B. 
 (f) Upon Landlord’s request, Tenant shall enter into a letter agreement specifying and/or
confirming the Relocation Date, provided that Tenant’s failure to execute such letter agreement shall not delay or affect the Relocation Date or the payment of Rent due with respect to the New Premises. 

5. Extension of Lease Term. Landlord and Tenant agree that the Term of the Lease is hereby extended for an additional five
(5) years, such that the Expiration Date shall hereafter be November 30, 2022, unless sooner terminated pursuant to the terms of the Lease, as amended from time to time. 

6. Base Rent. 

(a) Tenant shall continue to pay monthly installments of Base Rent (plus all other sums due under the Lease) with respect to the Current
Premises, as set forth in the Lease, through the Relocation Date. Provided that Tenant has timely vacated and surrendered to Landlord the Current Premises in the condition required by the Lease on or before five (5) days following the
Relocation Date, Tenant shall be released from any and all obligations with respect to the Current Premises accruing after the Relocation Date. 

(b) Commencing on the Relocation Date, Tenant shall commence payment of Base Rent with respect to the New Premises at the rate of $38.00 per
rentable square foot of the New Premises, i.e. approximately $199,386.00 per annum, plus applicable sales tax. The Base Rent per rentable square foot for each subsequent twelve (12)-month period shall be 103% of the Base Rent per rentable
square foot for the prior twelve (12)-month period, commencing the first (1st) day of the thirteenth (13th) month following the
Relocation Date. If the Relocation Date should be a date other than the first day of a calendar month, then the first installment of Base Rent for the New Premises shall be prorated by multiplying the regular monthly installment of Base Rent for the
New Premises by a fraction, the numerator of which is the number of days from the Relocation Date through the final day of the calendar month in which the Relocation Date occurs and the denominator of which is the total number of days in the
calendar month in which the Relocation Date occurs. 

 (c) Base Rent for the Premises shall be payable by Tenant monthly in equal monthly installments
as set forth above, in advance, together with applicable sales or use tax, in accordance with the terms and conditions of the Lease, without deduction or set-off, except to the extent, if any, expressly provided under the Lease, and shall be in
addition to all other sums due under the Lease. 
 (d) Notwithstanding anything to the contrary contained herein, Base Rent for the New
Premises shall be abated for the first five (5) full calendar months after the Relocation Date (such abated Base Rent for the New Premises being referred to herein as the “Abated Rent”), provided, however,
(i) Tenant’s credit for the Abated Rent may be rescinded and reversed upon the expiration of the Term of the Lease if any event of default by Tenant under the Lease has occurred and remains uncured on the expiration of the Term of the
Lease, whereupon Tenant shall be obligated to pay Abated Rent within three (3) Business Days following Landlord’s written notice of demand, and (ii) Tenant’s occupancy of the New Premises shall be subject to all of the provisions
of the Lease during the period of Abated Rent, except for the obligation to pay Base Rent for the New Premises. If the Relocation Date should be a date other than the first day of a calendar month, then the Abated Rent shall apply to the first five
(5) full calendar months after the month in which the Relocation Date occurs, and Tenant shall be obligated to pay Base Rent for the partial month in which the Relocation Date occurs within three (3) Business Days following the Relocation
Date. 
 7. Tenant’s Proportionate Share of Increased Operating Costs. 

(a) In addition to Base Rent, Tenant shall continue to pay Tenant’s Proportionate Share of Increased Operating Costs, together with
applicable sales or use tax, with respect to the Current Premises, to and including the Relocation Date. 
 (b) Effective as of the
Relocation Date: 
 (i) the “Base Year” shall be the calendar year 2016; 

(ii) “Tenant’s Proportionate Share” shall be 2.34%, calculated on the basis of the 224,241 rentable
square feet in the Building, measured in accordance with BOMA Standards; and 
 (iii) Tenant shall pay Tenant’s
Proportionate Share of Increased Operating Costs, together with applicable sales and use tax, with respect to the New Premises, in accordance with the Lease (as amended herein). 

8. Relocation Improvements and Relocation Allowance. Landlord shall have no construction or improvement obligations with respect
to the New Premises except for Landlord’s obligations expressly set forth in the Work Letter attached hereto and made a part hereof as Exhibit B. 

 9. AS IS. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT (I) TENANT HAS TAKEN AND
IS CURRENTLY IN POSSESSION OF THE CURRENT PREMISES, (II) EXCEPT AS EXPRESSLY PROVIDED IN THIS AMENDMENT, TENANT SHALL ACCEPT THE NEW PREMISES IN ITS “AS IS” “WHERE IS” CONDITION (BUT TENANT RESERVES ITS RIGHTS WITH RESPECT TO
LATENT DEFECTS, IF ANY), AND (III) EXCEPT FOR THE RELOCATION IMPROVEMENTS, RELOCATION ALLOWANCE AND LANDLORD’S OBLIGATIONS AS EXPRESSLY PROVIDED IN THE LEASE, LANDLORD SHALL NOT BE REQUIRED TO PERFORM ANY WORK, MAKE ANY INSTALLATIONS OR TENANT
IMPROVEMENTS, OR INCUR ANY EXPENSES IN CONNECTION WITH THE CONSTRUCTION OF THE RELOCATION IMPROVEMENTS IN THE NEW PREMISES. 
 10.
Parking. 
 (a) Effective as of the Relocation Date, Section 21 of the Lease Summary attached to the Lease shall be
deleted in its entirety and replaced with the following: 
  

			
	 “21. No. of Parking Spaces:
		3 parking spaces per 1,000 rentable square feet in the Premises (i.e. 15 parking spaces) on an unreserved basis; See Article XIII and Exhibit C hereto.

 (b) The monthly parking fee for each unreserved parking space is currently Ninety and No/100 Dollars
($90.00) per unreserved parking space per month, which amount is payable in advance on the first day of each calendar month during the Term of the Lease, together with any applicable sales tax due thereon. Landlord and Tenant further agree that the
monthly parking fee for any parking spaces leased by Tenant may be increased from time to time to reflect the prevailing market rate for comparable parking in Coral Gables, Florida, as reasonably determined by Landlord, provided such increases shall
be made no more often than once per calendar year. 
 11. Signage. Landlord, as part of the Relocation Improvements, shall
(i) adjust the Building lobby directory to reflect Tenant’s relocation to the New Premises, effective on the Relocation Date, and (ii) at Tenant’s sole cost and expense, subject to application of the Relocation Allowance to such
cost and expense, provide Building standard signage at the entrance to the New Premises. 
 12. Tenant’s Option to
Terminate. The Termination Option set forth in Section 10 of the First Amendment, as amended in Section 8 of the Second Amendment, is hereby deleted in its entirety and the following option to terminate shall apply to the New
Premises: 
 Provided that Tenant is not in default under the Lease beyond any applicable notice, grace or cure period on the date Tenant shall exercise the
Termination Option, Tenant shall have a one (1) time option to terminate (the “Termination Option”) the Lease as of 11:59 p.m. on November 30, 2020 (the date when the Lease is terminated pursuant to this Section being
referred to herein as the “Early Termination Date”). Tenant shall exercise its Termination Option by 

 
(i) delivering to Landlord written notice (the “Termination Notice”) of such election to terminate the Lease on or before March 1, 2020, and (ii) paying to
Landlord the Termination Payment (hereinafter defined) simultaneously with delivery of the Termination Notice. If Tenant properly and timely delivers the Termination Notice and makes the Termination Payment, then the Lease shall be deemed to have
expired by lapse of time on the Early Termination Date. Tenant shall return the Premises to Landlord on the Early Termination Date in accordance with the terms of the Original Lease, including, but not limited to, Sections 5.2 and 5.4 of the Initial
Lease. If Landlord fails to receive the Termination Payment simultaneously with the Termination Notice, Tenant’s right to terminate hereunder shall, at Landlord’s sole option, be void. Unless Landlord otherwise agrees in writing, Tenant
may not exercise the Termination Option, and no termination hereunder shall be effective, if a default under the Lease by Tenant beyond any applicable notice, grace or cure period shall exist as of the date on which the Termination Notice is given.
Upon Tenant delivering the Termination Notice, any and all rights of Tenant to extend the Term of the Lease whether pursuant to a renewal option or otherwise, or to expand the Premises whether pursuant to a right of first offer or right of first
refusal, shall immediately be void and of no further force or effect. All obligations of either party to the other which accrue under the Lease on or before the Early Termination Date shall survive such termination. As used herein,
“Termination Payment” shall mean an amount equal to the “worth at the time of the termination” of (a) the brokerage commissions paid by Landlord in connection with this Amendment in accordance with Section 16(f)
of this Amendment, and (b) the cost of the Relocation Improvements paid by Landlord (collectively, the “Leasing Costs”). For purposes of this Section, the “worth at the time of the termination” is computed by
amortizing the Leasing Costs over the period from the Relocation Date through November 30, 2022, at an interest rate of eight percent (8%) per annum, to determine the portion allocated to the period after the Early Termination Date.
Landlord, within ten (10) days after Tenant’s written request (provided such request may be made no earlier than the Relocation Date), shall provide Tenant with its calculation of the amount of the Termination Payment. Notwithstanding
anything to the contrary set forth herein, in no event shall the Termination Payment exceed Sixty Nine Thousand Two Hundred Fifty Five and 13/100 Dollars ($69,255.13). 

Landlord and Tenant acknowledge that the Termination Payment is not a penalty, but is a reasonable estimate of the damages to be suffered by Landlord as a
consequence of Tenant’s exercise of the Termination Option. Tenant hereby acknowledges and agrees that Tenant shall not be entitled to any rebate or return of any portion of the Termination Payment as a consequence of the actual costs incurred
by Landlord in re-letting the Premises being less than the Termination Payment. 
 In the event (i) Tenant exercises the Termination Option, and
(ii) Tenant fails to vacate and surrender to Landlord the Premises on or before the Early Termination Date as required herein, then Tenant shall pay all Rent (including but not limited to Base Rent and Additional Rent) as set forth in the Lease
and all other amounts due under the Lease applicable to the Premises, at a rate equal to one hundred fifty percent (150%) of the rate in effect for the last full calendar month prior to the Early Termination Date, until such time as Tenant
vacates and surrenders to Landlord the Premises in accordance with the terms hereof. 

 13. Rights of First Refusal; Rights of First Offer. 

(a) Right of First Refusal on Current Premises. Subject and subordinate to the rights of other tenants existing as of the Effective
Date of this Amendment and their successors and assigns, and to renewals, extensions and/or expansions by other tenants and their successors and assigns under lease documents existing as of the Effective Date (together, “Third Party
Rights”), and provided that (i) Tenant has not assigned the Lease or sublet any portion of the Premises (except pursuant to the third paragraph of Section 8.1 of the Initial Lease), and (ii) Tenant is not in default under the
Lease beyond the expiration of any applicable notice, grace or cure period, if any, Tenant shall have a one-time right of first refusal (“Current Premises Refusal Right”) expiring eighteen (18) months after the Effective Date
of this Amendment to lease the Current Premises. If and when Landlord has received a bona fide third-party offer to lease the Current Premises on terms and conditions acceptable to Landlord (the “Current Premises Third-Party
Offer”), Landlord shall notify Tenant in writing of the Current Premises Third-Party Offer (the “Current Premises Offer Notice”), and Tenant shall have seven (7) Business days from the date of receipt of such Current
Premises Offer Notice to exercise its Current Premises Refusal Right by providing written notice thereof to Landlord. If Tenant timely exercises its Current Premises Refusal Right, Tenant shall lease the Current Premises on the same material terms,
covenants and conditions as are then applicable to the New Premises, including (a) the Current Premises shall be leased for a term that is coterminous with the Term of the Lease applicable to the New Premises, (b) the Base Rent rate for
the Current Premises shall be equal to the Base Rent rate then applicable to the New Premises, (c) any tenant improvement allowance and rent abatement period set forth herein applicable to the New Premises shall be adjusted on a pro-rata basis
based on the remaining Term of the Lease and applied to the Current Premises, and (d) Tenant’s parking allotment shall be increased according to the ratio set forth in the Lease. In the event Tenant fails to exercise the Current Premises
Refusal Right within the seven (7) Business day period, or elects not to exercise the Current Premises Refusal Right, Landlord shall be permitted to lease the Current Premises to any third party prospective tenant on the same terms and
conditions set forth in the Current Premises Third-Party Offer free of this Current Premises Refusal Right. If Tenant timely exercises its Current Premises Refusal Right, Landlord shall prepare and deliver to Tenant an amendment to the Lease
consistent with the terms hereof, and Tenant shall, within twenty (20) days after Landlord’s delivery of such amendment, execute and deliver such amendment to the Lease, to be reasonably acceptable to Landlord and Tenant, memorializing
such exercise and the terms, covenants and conditions applicable to the lease of such Current Premises pursuant to this Current Premises Refusal Right. Landlord shall have no obligation to deliver any Current Premises Offer Notice with respect to
Current Premises Third-Party Offers received by Landlord more than eighteen (18) months after the Effective Date, and the Current Premises Refusal Right shall thereafter expire and be of no further force or effect. 

Subject and subordinate to any Third Party Rights, and provided that (i) Tenant has not assigned the Lease or sublet any portion of the
Premises (except pursuant to the third paragraph of Section 8.1 of the Initial Lease), and (ii) Tenant is not in default under the Lease beyond the expiration of any applicable notice, grace or cure period, if any, Tenant shall, in
addition to the Current Premises Refusal Right, be permitted to lease the Current Premises on the terms and conditions set forth in this Section 13(a) if (1) Landlord has not received a Current Premises Third-Party Offer or delivered to
Tenant a Current Premises Offer Notice during the period 

 
expiring eighteen (18) months after the Effective Date of this Amendment and (2) Tenant provides written notice to Landlord of its request to lease the Current Premises on the terms and
conditions set forth in this Section 13(a). Promptly following receipt of such written request from Tenant, Landlord shall (A) determine whether any Third Party Rights are applicable, and (B) provide written notice to Tenant of the
exercise or failure to exercise such Third Party Rights. If any such Third Party Rights are not exercised, Landlord and Tenant shall follow the procedures set forth in this Section 13(a) for the preparation, delivery and execution of an
amendment memorializing the terms, covenants and conditions applicable to the lease of the Current Premises pursuant to this Section 13(a). The rights set forth herein shall expire eighteen (18) months after the Effective Date of this
Amendment. 
 (b) Right of First Refusal on [****]. Subject and subordinate to any Third Party Rights, and provided that
(i) Tenant has not assigned the Lease or sublet any portion of the Premises (except pursuant to the third paragraph of Section 8.1 of the Initial Lease), and (ii) Tenant is not in default under the Lease beyond the expiration of any
applicable notice, grace or cure period, if any, Tenant shall have a one-time right of first refusal (“[****] Refusal Right”) expiring eighteen (18) months after the Effective Date of this Amendment to lease that certain space
located on the [****] ([****]) floor of the Building containing approximately 2,526 rentable square feet of space known as [****] (“[****]”). If and when Landlord has received a bona fide third-party offer to lease [****] on terms
and conditions acceptable to Landlord (the “[****] Third-Party Offer”), Landlord shall notify Tenant in writing of the [****] Third-Party Offer (the “[****] Offer Notice”), and Tenant shall have seven
(7) Business days from the date of receipt of such [****] Offer Notice to exercise its [****] Refusal Right by providing written notice thereof to Landlord. If Tenant timely exercises its [****] Refusal Right, Tenant shall lease [****] on the
same material terms, covenants and conditions as are then applicable to the New Premises, including (a) [****] shall be leased for a term that is coterminous with the Term of the Lease applicable to the New Premises, (b) the Base Rent rate
for [****] shall be equal to the Base Rent rate then applicable to the New Premises, (c) any tenant improvement allowance and rent abatement period set forth herein applicable to the New Premises shall be adjusted on a pro-rata basis based on
the remaining Term of the Lease and applied to [****], and (d) Tenant’s parking allotment shall be increased according to the ratio set forth in the Lease. In the event Tenant fails to exercise the [****] Refusal Right within the seven
(7) Business day period, or elects not to exercise the [****] Refusal Right, Landlord shall be permitted to lease [****] to any third party prospective tenant on the same terms and conditions set forth in the [****] Third-Party Offer free of
this [****] Refusal Right. If Tenant timely exercises its [****] Refusal Right, Landlord shall prepare and deliver to Tenant an amendment to the Lease consistent with the terms hereof, and Tenant shall, within twenty (20) days after
Landlord’s delivery of such amendment, execute and deliver such amendment to the Lease, to be reasonably acceptable to Landlord and Tenant, memorializing such exercise and the terms, covenants and conditions applicable to the lease of [****]
pursuant to this [****] Refusal Right. Landlord shall have no obligation to deliver any [****] Offer Notice with respect to [****] Third-Party Offers received by Landlord more than eighteen (18) months after the Effective Date, and the [****]
Refusal Right shall thereafter expire and be of no further force or effect. 
 Subject and subordinate to any Third Party Rights, and
provided that (i) Tenant has not assigned the Lease or sublet any portion of the Premises (except pursuant to the third paragraph 

 
of Section 8.1 of the Initial Lease), and (ii) Tenant is not in default under the Lease beyond the expiration of any applicable notice, grace or cure period, if any, Tenant shall, in
addition to the [****] Refusal Right, be permitted to lease [****] on the terms and conditions set forth in this Section 13(b) if (1) Landlord has not received a [****] Third-Party Offer or delivered to Tenant a [****] Offer Notice during
the period expiring eighteen (18) months after the Effective Date of this Amendment and (2) Tenant provides written notice to Landlord of its request to lease [****] on the terms and conditions set forth in this Section 13(b).
Promptly following receipt of such written request from Tenant, Landlord shall (A) determine whether any Third Party Rights are applicable, and (B) provide written notice to Tenant of the exercise or failure to exercise such Third Party
Rights. If any such Third Party Rights are not exercised, Landlord and Tenant shall follow the procedures set forth in this Section 13(b) for the preparation, delivery and execution of an amendment memorializing the terms, covenants and
conditions applicable to the lease of [****] pursuant to this Section 13(b). The rights set forth herein shall expire eighteen (18) months after the Effective Date of this Amendment. 

(c) Right of First Offer on Current Premises. 

(i) Subject and subordinate to any Third Party Rights, and to the terms of any lease with a third party entered into by
Landlord following Tenant’s timely election not to lease, or failure to elect to lease, the Current Premises, and provided that (1) Tenant has not assigned the Lease or sublet any portion of the Premises (except pursuant to the third
paragraph of Section 8.1 of the Initial Lease), and (2) Tenant is not in default under the Lease beyond the expiration of any applicable notice, grace or cure period, if any, Tenant shall, commencing eighteen (18) months after the
Effective Date of this Amendment, have a one-time right of first offer (the “Current Premises Offer Right”) to lease the Current Premises, when and if such Current Premises becomes available for lease by Landlord. Landlord shall
notify Tenant in writing of the availability of the Current Premises for lease (the “Current Premises ROFO Notice”), and Tenant shall have seven (7) Business days from the date of receipt of such Current Premises ROFO Notice to
exercise its Current Premises Offer Right by providing written notice thereof to Landlord. 
 (ii) If Tenant timely exercises
the Current Premises Offer Right, the Base Rent rate and other terms, covenants and conditions applicable to the Current Premises shall be negotiated between Landlord and Tenant in good faith, and the Base Rent rate shall be based on the “then
current fair market rent rate” for buildings of comparable size, type and class located in the same area of Coral Gables, Florida, under renewal and expansion amendments being negotiated and entered into at or about the time such terms for the
Current Premises are being determined, giving appropriate consideration to tenant creditworthiness, tenant concessions, length of the term, landlord or building services provided to a tenant, brokerage commissions, tenant improvement allowances and
similar factors; provided, however, in all events, the term of the lease for the Current Premises shall be coterminous with the Term of the Lease for the New Premises, provided further, however, in the event less than three (3) years remain in
the Term of the 

 
Lease applicable to the New Premises, the Term of the Lease applicable to the New Premises and the Current Premises shall be extended for a minimum of five (5) years from the date of
commencement of the term applicable to the Current Premises under this Current Premises Offer Right or, in the alternative, for such greater term as Landlord and Tenant mutually agree. 

(iii) In the event Tenant fails to exercise the Current Premises Offer Right within the seven (7) Business Day period, or
elects not to exercise the Current Premises Offer Right, or Landlord and Tenant are unable after negotiating in good faith to agree on the terms of the lease of the Current Premises pursuant to this Current Premises Offer Right within fifteen
(15) Business Days after delivery of the Current Premises ROFO Notice, Landlord shall be free to lease the Current Premises to any third party prospective tenant free of this Current Premises Offer Right, and this Current Premises Offer Right
shall thereafter be of no further force or effect. 
 (iv) If Tenant timely exercises this Current Premises Offer Right, and
once the Base Rent rate and other terms, covenants and conditions have been determined, Landlord shall prepare and deliver to Tenant an amendment to the Lease consistent with the terms hereof, and Tenant shall, within twenty (20) days after
Landlord’s delivery of such amendment, execute and deliver such amendment to the Lease, to be reasonably acceptable to Landlord and Tenant, memorializing such exercise and the terms, covenants and conditions applicable to the lease of the
Current Premises pursuant to this Current Premises Offer Right. 
 (d) Right of First Offer on [****]. 

(i) Subject and subordinate to any Third Party Rights, and to the terms of any lease with a third party entered into by
Landlord following Tenant’s timely election not to lease, or failure to elect to lease, [****], and provided that (1) Tenant has not assigned the Lease or sublet any portion of the Premises (except pursuant to the third paragraph of
Section 8.1 of the Initial Lease), and (2) Tenant is not in default under the Lease beyond the expiration of any applicable notice, grace or cure period, if any, Tenant shall, commencing eighteen (18) months after the Effective Date
of this Amendment, have a one-time right of first offer (the “[****] Offer Right”) to lease [****], when and if [****] becomes available for lease by Landlord. Landlord shall notify Tenant in writing of the availability of [****]
for lease (the “[****] ROFO Notice”), and Tenant shall have seven (7) Business days from the date of receipt of such [****] ROFO Notice to exercise its [****] Offer Right by providing written notice thereof to Landlord. 

(ii) If Tenant timely exercises the [****] Offer Right, the Base Rent rate and other terms, covenants and conditions applicable
to [****] shall be negotiated between Landlord and Tenant in good faith, and the Base Rent rate shall be based on the “then current fair market rent rate” for buildings of comparable size, type and class located in the same area of Coral
Gables, Florida, 

 
under renewal and expansion amendments being negotiated and entered into at or about the time such terms for [****] are being determined, giving appropriate consideration to tenant
creditworthiness, tenant concessions, length of the term, landlord or building services provided to a tenant, brokerage commissions, tenant improvement allowances and similar factors; provided, however, in all events, the term of the lease for
[****] shall be coterminous with the Term of the Lease for the New Premises, provided further, however, in the event less than three (3) years remain in the Term of the Lease applicable to the New Premises, the Term of the Lease applicable to
the New Premises and [****] shall be extended for a minimum of five (5) years from the date of commencement of the term applicable to [****] under this [****] Offer Right or, in the alternative, for such greater term as Landlord and Tenant
mutually agree. 
 (iii) In the event Tenant fails to exercise the [****] Offer Right within the seven (7) Business Day
period, or elects not to exercise the [****] Offer Right, or Landlord and Tenant are unable after negotiating in good faith to agree on the terms of the lease of [****] pursuant to this [****] Offer Right within fifteen (15) Business Days after
delivery of the [****] ROFO Notice, Landlord shall be free to lease [****] to any third party prospective tenant free of this [****] Offer Right, and this [****] Offer Right shall thereafter be of no further force or effect. 

(iv) If Tenant timely exercises this [****] Offer Right, and once the Base Rent rate and other terms, covenants and conditions
have been determined, Landlord shall prepare and deliver to Tenant an amendment to the Lease consistent with the terms hereof, and Tenant shall, within twenty (20) days after Landlord’s delivery of such amendment, execute and deliver such
amendment to the Lease, to be reasonably acceptable to Landlord and Tenant, memorializing such exercise and the terms, covenants and conditions applicable to the lease of [****] pursuant to this [****] Offer Right. 

14. Renewal Option. Tenant acknowledges and agrees that Tenant has no further rights of renewal or similar rights in or to the
Premises or the Building, except as follows: 
 Subject to the conditions herein, provided that (a) Tenant has not assigned the Lease or sublet any
portion of the Premises other than to an entity controlling, controlled by or under common control with Tenant, or to any successor of Tenant resulting from a merger or consolidation of Tenant, and (b) Tenant is not in default under the Lease
beyond any applicable notice, grace or cure period, Tenant shall have the right, at Tenant’s option, to elect to extend the Term of the Lease for one (1) period of five (5) years (the “Renewal Term”). The Renewal
Term, if properly exercised in accordance herewith, shall commence on December 1, 2022, or on the first day following any subsequent extension of the Term under Section 13 of this Amendment. The Renewal Term shall be exercised by Tenant
giving written notice of the exercise thereof (the “Renewal Notice”) to Landlord on or before the day that is nine (9) months, but not more than twelve (12) months, prior to the then applicable Expiration Date of this
Lease. Tenant shall have no right to extend the Term of the Lease, and the Renewal Notice shall not be effective, if (i)

 
Tenant fails to timely give its Renewal Notice as provided herein, or (ii) a default by Tenant exists under the Lease beyond any applicable notice, grace or cure period (x) when
Landlord receives the Renewal Notice, or (y) upon the expiration of the Term of the Lease prior to the commencement of the Renewal Term. 

In the event Tenant properly exercises the Renewal Term, within ten (10) days of receipt of such Renewal Notice, Landlord shall provide
the annual Base Rent at which Landlord is willing to lease the Premises to Tenant for the Renewal Term (the “Renewal Rent”), which Renewal Rent shall be based on the “then current fair market rent rate” for buildings of
comparable size, type and class located in the same area of Coral Gables, Florida, under leases and renewal amendments being negotiated and entered into at or about the time the Renewal Rent is being determined, giving appropriate consideration to
tenant creditworthiness, tenant concessions, length of the term, landlord or building services provided to a tenant, brokerage commissions, tenant improvement allowances and similar factors. 

If Tenant in its reasonable judgment determines that Landlord’s proposed Renewal Rent does not accurately reflect the then current fair
market rent rate, Tenant shall provide Landlord written notice of its objection to Landlord’s determination of the Renewal Rent within ten (10) days after Tenant’s receipt of Landlord’s determination of Renewal Rent. If Tenant
timely delivers notice of its objection to Landlord’s determination of Renewal Rent as set forth above, then for a period of thirty (30) days after the date of Tenant’s notice (the “Negotiation Period”), Landlord and
Tenant shall work together in good faith to agree upon the Renewal Rent. If Landlord and Tenant fail to agree on the Renewal Rent within such Negotiation Period, Tenant shall, within ten (10) days after expiration of the Negotiation Period, by
written notice to Landlord, elect either (i) to withdraw its Renewal Notice, in which event the Lease shall expire on the then applicable Expiration Date, or (ii) to submit the Renewal Rent to determination in accordance with the following
procedures (the “Appraisal Election”): 
 (I) If the Appraisal Election is timely chosen, Landlord and
Tenant, within ten (10) days after the date of the Appraisal Election, shall each submit to the other, in a sealed envelope, its good faith estimate of the Renewal Rent (collectively referred to as the “Estimates”). If the
higher of such Estimates is not more than one hundred five percent (105%) of the lower of such Estimates, then the Renewal Rent shall be the average of the two Estimates. If the Renewal Rent is not resolved by the Estimates as set forth in the
preceding sentence, Landlord and Tenant, within seven (7) days after the exchange of Estimates, shall each select an appraiser to determine which of the two Estimates most closely reflects the Renewal Rent. Each appraiser so selected shall be
certified as an MAI appraiser or an ASA appraiser, shall have had at least five (5) years experience within the previous ten (10) years as a real estate appraiser working in Coral Gables, Florida, with working knowledge of current rental
rates and practices for office space, and shall not have been retained by the party selecting such appraiser during the prior five (5) year period. For purposes of this Lease, an “MAI” appraiser means an individual who holds an MAI
designation conferred by, and is an independent member of, the American Institute of Real Estate Appraisers (or its successor organization, or in the event there is no successor organization, the organization and designation most similar), and an
“ASA” appraiser means an individual who holds the Senior Member 

 
designation conferred by, and is an independent member of, the American Society of Appraisers (or its successor organization, or, in the event there is no successor organization, the organization
and designation most similar). Upon selection, Landlord’s and Tenant’s appraisers shall work together in good faith to agree upon which of the two Estimates most closely reflects the Renewal Rent. The Estimate chosen by such appraisers
shall be binding on both Landlord and Tenant as the Base Rent for the Premises during the Renewal Term. If either Landlord or Tenant fails to appoint an appraiser within the seven (7) day period referred to above, the appraiser appointed by the
other party shall be the sole appraiser for the purposes of determining the Base Rent during the Renewal Term. 
 (II) If the
two appraisers cannot agree upon which of the two Estimates most closely reflects the Renewal Rent within twenty (20) days after their appointment, then, within ten (10) days after the expiration of such twenty (20) day period, the
two (2) appraisers shall select a third appraiser meeting the aforementioned criteria for appraisers. Once the third appraiser has been selected as provided for above, then, as soon thereafter as practicable, but in any case within fourteen
(14) days, such third appraiser shall make his determination of the Renewal Rent, provided, however, that such third appraiser’s determination shall not be below the lowest of the two Estimates or higher than the highest of the two
Estimates, and such third appraiser’s determination shall be binding on both Landlord and Tenant as the Base Rent for the Premises during the Renewal Term. If the appraiser believes that expert advice would materially assist him, he may retain
one or more qualified persons, to provide such expert advice. The parties shall share equally in the costs of the appraisers and of any experts retained by such appraisers. In the event that the Renewal Rent has not been determined by the
commencement date of the Renewal Term, Tenant shall in addition to all other payments due under this Lease, pay Base Rent at the initial Renewal Rent determined by Landlord, until such time as the Renewal Rent has been finally determined. Upon such
determination, the Base Rent for the Premises shall be retroactively adjusted (if necessary) to the commencement of the Renewal Term. If such adjustment results in an underpayment of Base Rent by Tenant, Tenant shall pay Landlord the amount of such
underpayment within thirty (30) days after the determination thereof. If such adjustment results in an overpayment of Base Rent by Tenant, Landlord shall credit such overpayment against the next installment of Base Rent due under the Lease and,
to the extent necessary, any subsequent installments until the entire amount of such overpayment has been credited against Base Rent. 
 If within such ten
(10) day period, Tenant fails to provide written notice of its election of either (i) or (ii) above, then Tenant shall be deemed to have accepted Landlord’s initial determination of Renewal Rent for the Renewal Term, and shall
have no further right to object to same. 
 In the event Tenant properly exercises the Renewal Term and the Renewal Rent is determined, the terms of the
Lease, as extended, shall be on the same terms, covenants, and conditions as set forth in the Lease, except (a) as modified by the Renewal Rent (which shall be incorporated into the Lease), (b) the Base Year for purposes of determining
Tenant’s Proportionate Share of Increased Operating Costs shall be modified to the then current base year then being offered to prospective tenants of the Building, and (c) Tenant shall have no further right to extend the Term

 
of the Lease. Additionally, Tenant shall, within twenty (20) days after Landlord’s request, execute and deliver an amendment to the Lease, prepared by and acceptable to Landlord,
memorializing such exercise of the Renewal Term and the Renewal Rent. 
 15. Tenant Acknowledgment. Tenant acknowledges and
agrees that the relocation to the New Premises is being made at Tenant’s request and does not trigger any termination rights of Tenant under the Lease, including without limitation, any termination right under Section 11.4 (as amended) of
the Initial Lease. 
 16. Miscellaneous. 

(a) Except as modified by this Amendment, all other terms, covenants and conditions of the Lease not specifically amended hereby shall remain
in full force and effect. 
 (b) The Lease, as amended herein, contains the entire agreement of the parties hereto and no representations,
inducements, promises or agreements, oral or otherwise, between the parties not embodied herein shall be of any force or effect. The Lease may be further amended only in writing signed by both Landlord and Tenant. 

(c) In the event of an irreconcilable conflict between the terms of the Lease and the terms of this Amendment, the terms of this Amendment
shall control. 
 (d) If any provision of this Amendment is held to be invalid or unenforceable, the same shall not affect the validity or
enforceability of the other provisions of this Amendment, which shall continue in full force and effect as if the invalid or unenforceable provision had been deleted. 

(e) This Amendment may be executed in several counterparts, each of which shall be deemed an original, but all of which shall constitute one
and the same instrument. 
 (f) Landlord and Tenant each represent and warrant to the other that it did not deal with any real estate
broker, salesperson or finder in connection with this Amendment, and no other such person initiated or participated in the negotiation of this Amendment, except Taylor & Mathis (“TM”) and Cresa South Florida
(“Cresa”). Landlord and Tenant each agree to indemnify, defend and hold the other harmless from any claim for a fee or commission made by any broker (except TM and Cresa), salesperson or finder claiming to have acted on behalf of
the indemnifying party (or at such party’s request) in connection with this Amendment. Tenant agrees that TM exclusively represents Landlord. Landlord agrees that Cresa exclusively represents Tenant. Landlord shall pay TM and Cresa a commission
pursuant to a separate written agreement between Landlord and TM. 
 (g) To Tenant’s knowledge, there is no default by Landlord, or any
prior landlord, under the Lease. To Landlord’s knowledge, there is no default by Tenant under the Lease. 
 (h) Submission of this
Amendment by Landlord or Landlord’s agent, or their respective agents or representatives, to Tenant for examination and/or execution shall not in any manner bind Landlord and no obligations on Landlord shall arise under this Amendment unless
and until this Amendment is fully signed and delivered by Landlord and Tenant. 
 (i) Each party represents to the other that it has full
power and authority to execute this Amendment. 

 17. Waiver of Jury Trial. AS A MATERIAL INDUCEMENT TO THE EXECUTION OF THIS
AMENDMENT, LANDLORD AND TENANT AGREE THAT IN THE EVENT OF ANY LITIGATION ARISING OUT OF THE TERMS OR PROVISIONS OF THE LEASE OR ANY AMENDMENTS THERETO (INCLUDING BUT NOT LIMITED TO THIS AMENDMENT), OR THE RELATIONSHIP BETWEEN LANDLORD AND TENANT,
THEN NEITHER PARTY SHALL SEEK A JURY TRIAL IN SUCH PROCEEDING, IT BEING EXPRESSLY AGREED AND STIPULATED BY THE PARTIES HERETO THAT ANY DISPUTES ARE BETTER RESOLVED BY A JUDGE. 

18. OFAC/PATRIOT Act Compliance. Each of Landlord and Tenant, each as to itself, hereby represents and warrants, to the best of
its knowledge, that it is not a person and/or entity with whom United States persons are restricted from doing business under the International Emergency Economic Powers Act, 50 U.S.C. § 1701 et seq.; the Trading with the Enemy Act, 50 U.S.C.
Appendix §5; and implementing regulations promulgated thereunder by the U.S. Department of Treasury Office of Foreign Assets Control (“OFAC”) (including those persons and/or entities named on OFAC’s List of Specially
Designated Nationals and Blocked Persons (the “SDN List”); or any other applicable anti-terrorist law of the United States, including without limitation Executive Order No. 13224, effective September 24, 2001, and relating
to Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism. Each of Landlord and Tenant, each as to itself, hereby represents and warrants, to the best of its knowledge, that no person and/or
entity who is named on the SDN List has any direct interest in Landlord or Tenant with the result that this Lease would be prohibited by any applicable law of the United States. Each of Landlord and Tenant, each as to itself, hereby represents and
warrants, to the best of its knowledge, that it is not in violation of any of the applicable provisions of the U.S. Federal Bank Secrecy Act, as amended by Title III of the United and Strengthening America by Providing Appropriate Tools Required to
Intercept and Obstruct Terrorism Act of 2001 (the “PATRIOT Act”), Public Law 107-56; any of the applicable provisions of the implementing regulations related thereto, including those promulgated by the U.S. Department of Treasury
contained at 31 CFR Part 103; or any other applicable anti-money laundering laws of the United States. It is understood and agreed that the representations set forth herein are made as of the Effective Date of this Amendment. 

19. Non-Disclosure of Terms of Amendment. Tenant acknowledges that the terms of this Amendment and the Lease are and shall
remain confidential information, and Tenant shall not disclose to any third-party the specific terms of this Amendment or the Lease, except (i) to Tenant’s legal counsel, brokers, auditors, lenders, and managing agents for ordinary course
lease administration purposes, or in connection with a proposed assignment or sublease, or any proposed merger by or acquisition of Tenant, each of whom shall maintain the confidentiality of such information, (ii) as specifically authorized to
do so in writing by Landlord, or (iii) as otherwise required by law. 

 20. Temporary Space. 

(a) Effective ten (10) days following the Effective Date of this Amendment (such date being referred to as the “Temporary Space
Commencement Date”), Landlord shall, on a temporary basis, license to Tenant the use and occupancy (under all of the terms, covenants and conditions of the Lease except as otherwise set forth herein) of available space on the fourteenth (14th) floor of the Building of approximately 1,000 rentable square feet (the “Temporary Space”), as designated by Landlord. Tenant shall occupy the Temporary Space pursuant to the
terms of the Lease, and shall be bound by all of the terms, covenants and conditions of the Lease, except as otherwise set forth in this Section 20. 

(b) Landlord and Tenant agree that the Temporary Space is licensed to Tenant on a temporary basis only, commencing upon the Temporary Space
Commencement Date and expiring five (5) days following the Relocation Date. Tenant shall have no right to occupy, or extend the license of, the Temporary Space beyond five (5) days following the Relocation Date. 

(c) Tenant shall pay Base Rent with respect to the Temporary Space during the term of the temporary license of the Temporary Space in a
monthly amount equal to the following: 
 1,000 rentable square feet multiplied by a rate per square foot of $20.00, divided by twelve (12),
plus applicable sales tax thereon. 
 Base Rent for the Temporary Space shall be payable by Tenant monthly in equal monthly installments, in
advance, on the first (1st) day of the month, together with applicable sales tax thereon, and otherwise in accordance with the terms and conditions of the Lease, and without deduction or
set-off. Base Rent for any period which is for less than one month shall be prorated based upon the actual number of days of the calendar month involved. Base Rent shall be payable in lawful money of the United States to Landlord at the address
stated in the Lease or to such other persons or at such other places as Landlord may designate in writing. 
 (d) Landlord shall have the
right, at any time upon thirty (30) days written notice to Tenant, to relocate the Temporary Space to other available space within the Building of approximately the same rentable square footage and upon such relocation, such new space shall be
deemed the Temporary Space. If the Temporary Space is relocated, (i) such new space shall be provided in its “AS IS” condition, (ii) Tenant shall, at Tenant’s cost, timely move Tenant’s trade fixtures, furnishings and
equipment to the new space, (iii) there shall be no abatement of Base Rent for the Temporary Space or compensation to Tenant for such relocation, and (iv) the terms of Section 11.4 of the Initial Lease shall not apply to the Temporary
Space 
 (e) Within five (5) days following the Relocation Date, Tenant shall surrender the Temporary Space to Landlord in the same
condition as received, ordinary wear and tear excepted, clean and free of debris. Tenant shall repair any damage to the Temporary Space occasioned by the installation or removal of Tenant’s trade fixtures, alterations, furnishings or equipment.

 (f) If Tenant remains in possession of the Temporary Space, or any part thereof, more than five
(5) days following the Relocation Date, such occupancy shall be deemed to be a month to month tenancy, subject to all the provisions of the Lease pertaining to the obligations of Tenant, except that Tenant shall be obligated to pay Base Rent
for such period at a rate equal to $40.00 per rentable square foot of the Temporary Space and shall also be liable for any and all other damages Landlord suffers as a result of such holdover including, without limitation, the loss of a prospective
tenant for such space. 
 (g) TENANT HEREBY ACKNOWLEDGES AND AGREES THAT (I) TENANT SHALL ACCEPT THE TEMPORARY SPACE IN ITS “AS
IS” CONDITION, AND (II) LANDLORD SHALL NOT BE REQUIRED TO PERFORM ANY WORK, MAKE ANY INSTALLATIONS OR IMPROVEMENTS, OR INCUR ANY EXPENSES IN CONNECTION WITH THE TEMPORARY SPACE. 

(Remainder of page intentionally blank) 

 IN WITNESS WHEREOF, the parties have caused this Amendment to be signed by their duly
authorized representatives and delivered as their act and deed as of the Effective Date first set forth above, intending to be legally bound by its terms and provisions. 

 

									
	WITNESSES:				LANDLORD:
				
							CPT 355 ALHAMBRA CIRCLE, LLC, a Delaware limited liability company
				
	 /s/ Laura Miller
				By:		 /s/ Daniel J. Bradley

	Print Name:		 Laura Miller
				Name:		 Daniel J. Bradley

							Title:		 Authorized Signatory

				
	 /s/ Zachary Lombardi
						
	Print Name:		 Zachary Lombardi
						
				
							TENANT:
				
							CATALYST PHARMACEUTICAL PARTNERS, INC., a Delaware corporation
				
	 /s/ Alicia Grande
				By:		 /s/ Patrick J. McEnany

	Print Name:		 Alicia Grande
				Name:		 Patrick J. McEnany

							Title:		 CEO/President

				
	 /s/ Isabel Nunez
						
	Print Name:		 Isabel Nunez
						

 Exhibit A 

Floor Plan of New Premises 

[****] 

 Exhibit B 

Work Letter 
 [****] 

 Exhibit B-1 

Initial Space Plan 
 [****]EX-10.4

 Exhibit 10.4 

SECOND AMENDMENT TO INDUSTRIAL LEASE AGREEMENT 

THIS SECOND AMENDMENT TO LEASE AGREEMENT (this “Second Amendment”) is made as of the 13th day of November, 2014 (the “Effective Date”), by and between MLRP 1319 MARQUETTE LLC, a Delaware limited liability company (“Landlord”), and NANOPHASE
TECHNOLOGIES, INC., a Delaware corporation (“Tenant”). 
 RECITALS: 

A. Landlord’s predecessor-in-interest, CP FINANCING TRUST, a Maryland real estate financing trust, and Tenant entered into that certain
Industrial Building Lease dated June 15, 2000 (the “Original Lease”) as amended by that certain Lease Amendment dated October 1, 2005 (“First Amendment”), by and between Tenant and Landlord’s
predecessor-in-interest, CENTERPOINT PROPERTIES TRUST, a Maryland real estate investment trust, with respect to that certain Premises (defined in the Lease) at the address commonly known as 1319 Marquette, Romeoville, Illinois (the Original Lease
and First Amendment shall be collectively referred to hereinafter as the “Lease”); 
 B. The Lease is scheduled to expire
on December 31, 2015; and 
 C. Landlord and Tenant desire to extend the term of the Lease and amend certain other provisions of the
Lease, subject to the terms, covenants and conditions of this Second Amendment. 
 NOW, THEREFORE, in consideration of the mutual
covenants and agreements contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby amend the Lease in the following respects only: 

1. Lease in Full Force and Effect; Definitions. Except as herein modified or amended, the provisions, conditions, and terms of
the Lease shall remain unchanged and in full force and effect and are hereby ratified and confirmed by the parties hereto. Capitalized terms used in this Second Amendment shall have the same definitions as set forth in the Lease to the extent such
capitalized terms are defined therein and are not redefined in this Second Amendment. All references to the terms “Lease”, “the Lease” or “this Lease” provided in the Lease shall refer to the Lease, as amended herein,
unless the context dictates otherwise. 
 2. Extension of Term. The Term of the Lease is hereby extended from its current expiration
date for a period of forty-eight (48) months (the “Second Extension Term”), commencing on January 1, 2016 (the “Rent Commencement Date”) and ending on December 31, 2019. All references in the Lease to
the “term” or “Term” shall include the Second Extension Term. 
 3. Rent Following Rent Commencement Date.
Notwithstanding anything in the Lease to the contrary, beginning on the Rent Commencement Date, Tenant shall pay Base Rent for the Premises in the same manner required by the Lease in the following amounts: 

 

									
	 Period
	  	Annual Base Rent	 	  	Monthly Base Rent	 
	 1/1/16 to 12/31/16
	  	$	305,331.60	  	  	$	25,444.30	  
	 1/1/17 to 12/31/17
	  	$	312,964.89	  	  	$	26,080.41	  
	 1/1/18 to 12/31/18
	  	$	320,789.01	  	  	$	26,732.42	  
	 1/1/19 to 12/31/19
	  	$	328,808.74	  	  	$	27,400.73	  

  
 1 

 Tenant shall continue to pay Additional Rent and all other amounts due to Landlord, as required under the Lease.

 4. Landlord’s Work. Prior to the Rent Commencement Date, Landlord shall perform the work set forth on Exhibit
A, attached hereto and made a part hereof, to the parking lot serving the Premises (the “Landlord’s Work”). Landlord shall be solely responsible for the cost and expense of Landlord’s Work. Tenant acknowledges that
Landlord’s Work may impact Tenant’s use and operations at the Premises and that Tenant will reasonably cooperate with Landlord and its contractors in order to allow for the completion of Landlord’s Work. Landlord shall not be liable
for any inconvenience, annoyance, disturbance or other damage to Tenant by reason of the performance of such work or on account of bringing materials, supplies and equipment into, onto or through the property during the course thereof and the
obligations of Tenant under this Lease shall not thereby be affected; provided, however, that Landlord shall use commercially reasonable efforts to prevent Landlord’s Work from interfering with Tenant’s use and operations at the Premises.

 5. Extension Option. 

(a) Subject to Subsections (b), (c), and (d) below, Tenant shall have the option (the “Extension Option”) to extend
the Term for the entire Premises for one (1) period of five (5) years (the “Third Extension Term”). The Third Extension Term shall be upon the same terms contained in the Lease, excluding the provisions of this Section and
Section 4 of this Second Amendment; and any reference in the Lease to the “Term” of the Lease shall be deemed to include the Third Extension Term and apply thereto, unless it is expressly provided otherwise. Tenant shall have no
additional extension options. 
 (b) The Base Rent during the first year of the Third Extension Term shall be at 90% of the Market Rate
(defined herein) for such space commencing on the first day of the Third Extension Term. The Base Rent during each year, other than the first year, of the Third Extension Term shall be subject to 2.5% annual increases during the Third Extension Term
in the same manner as such Base Rent was increased during the initial Term. “Market Rate” shall mean the then prevailing market negotiated rate for a comparable term commencing on the first day of the Third Extension Term for
tenants of comparable size and creditworthiness for space comparable to the Premises in comparable buildings within a ten (10) mile radius of the Premises, as reasonably determined by Landlord. 

(c) To exercise the Extension Option, Tenant must deliver an initial non-binding notice to Landlord not less than nine (9) months
prior to the expiration of the then current Term. If Tenant provides Landlord with its non-binding notice of exercise of its Extension Option, then at some point within thirty (30) days of such notice, Landlord shall calculate and inform Tenant
of the Base Rent for the Premises. Such calculation shall be final and shall not be recalculated at the actual commencement of the Third Extension Term, if any. Tenant shall, within fifteen (15) days after receiving Landlord’s calculation
of Base Rent, either accept Landlord’s proposed Base Rent and give Landlord final binding notice of its intent to exercise the Extension Option, or object to Landlord’s proposed Base Rent. If Tenant fails to give either its initial
non-binding notice or its final binding notice of objection timely, Tenant will be deemed to have waived the Extension Option. If Tenant objects to Landlord’s proposed Base Rent, Landlord and Tenant shall use diligent efforts to negotiate a
mutually agreeable rate of Base Rent. If Landlord and Tenant are unable to reach agreement within twenty (20) days after the Landlord’s receipt of Tenant’s notice of objection, then Tenant shall have the option, by written notice to
Landlord within seven (7) days after such 20-day period, to either (x) revoke its exercise of the Extension Option, or (y) to submit the calculation of Base Rent to binding appraisal as provided in subsections (i)-(iv) below. If
Tenant fails to timely respond during such 7-day period, Tenant will be deemed to have waived the Extension Option. 

  
 2 

 (i) If the Base Rent calculation is submitted to appraisal, then within seven (7) days after
the expiration of the 7-day period referenced above, Landlord and Tenant shall each simultaneously submit to the other in a sealed envelope its good faith estimate of the Market Rate. If the higher of such estimates is less than five percent
(5%) more than the lower estimate, then the Market Rate shall be the average of the two and appraisal shall not be necessary. Otherwise, the dispute shall be resolved by appraisal in accordance with (2) below. 

(ii) Within seven (7) days after the exchange of estimates, the parties shall select as an appraiser an independent Illinois
licensed real estate broker with at least ten (10) years of experience in leasing industrial/warehouse buildings in the greater Chicago metropolitan area (a “Qualified Broker”). If the parties cannot agree on a Qualified Broker
within such seven (7) day period, then within seven (7) days thereafter, each party shall appoint a Qualified Broker, then within ten (10) days after the expiration of said second seven (7) day period referred to in this
subsection (2), the two appointed Qualified Brokers shall select a third Qualified Broker and the third Qualified Broker shall be the sole appraiser. If one party shall fail to select a Qualified Broker within said second seven (7) day period,
then the Qualified Broker chosen by the other party shall be the sole appraiser. 
 (iii) Within twenty one (21) days after
submission of the matter to the appraisal, the appraiser shall determine the Base Rent by choosing whichever of the estimates of the Market Rate submitted by Landlord and Tenant the appraiser determines to be more accurate. The appraiser shall
notify Landlord and Tenant of its decision, which shall be final and binding. If the appraiser believes that expert advice would materially assist him, the appraiser may retain one or more qualified persons to provide expert advice. The fees of the
appraiser and the expenses of the appraisal proceeding, including the fees of any experts retained, shall be paid by the party whose estimate is not selected. Each party shall pay the fees of its respective counsel and the fees of any experts
retained. 
 (iv) Tenant shall have the option, by written notice to Landlord within seven (7) days after Tenant’s receipt of
the appraiser’s notice of decision, to either (x) revoke its exercise of the Extension Option, or (y) give Landlord final binding notice of its intent to exercise the Extension Option. If Tenant fails to timely respond during such
7-day period, Tenant will be deemed to have waived the Extension Option. 
 (d) Tenant may exercise the Extension Option, and the
exercise thereof shall be effective, only if at the time of Tenant’s exercise of the Extension Option the Lease is in full force and effect and there has been no Tenant Event of Default and inasmuch as the option is intended only for the
benefit of the Tenant named in the Lease, the entire Premises are occupied by the original Tenant named therein, and the Tenant has neither assigned the Lease or sublet any portion of the Premises. Without limitation of the foregoing, no sublessee
or assignee shall be entitled to exercise any right or option hereunder, and no exercise of any right or option hereunder by the original Tenant named herein shall be effective in the event that Tenant assigns the Lease or subleases all or any part
of the Premises. 
 6. Other Amendments. Tenant shall have no options to renew or extend the Lease, or expand or Purchase the
Premises, other than as provided in this Second Amendment. Sections 5, 6 and 7 of the First Amendment are hereby deleted and are null, void and of no further force and effect. The parties hereby acknowledge that Section 8 of the First Amendment
incorrectly referenced certain Lease provisions. Accordingly, Articles XXVII and XXVIII of the Lease are hereby reinstated and made a part of the Lease. Articles XXXVI, XXXVII, and XXXVIII of the Lease are hereby deleted and are null, void and of no
further force and effect. 
 7. Condition of Premises. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT OTHER THAN AS PROVIDED IN THIS
SECOND AMENDMENT AND IN SECTIONS 

  
 3 

 
8.5 AND 11.1 OF THE LEASE, NO PROMISES OF LANDLORD TO ALTER, REMODEL, IMPROVE, REPAIR, DECORATE OR CLEAN THE PREMISES OR ANY PART THEREOF HAVE BEEN MADE, AND NO REPRESENTATIONS RESPECTING THE
CONDITION OF THE PREMISES HAVE BEEN MADE TO TENANT BY OR ON BEHALF OF LANDLORD, INCLUDING ANY EXPRESS OR IMPLIED WARRANTIES OF MERCHANTABILITY, FITNESS OR HABITABILITY, AND TENANT, AS OF THE DATE HEREOF, CONTINUES TO ACCEPT THE PREMISES IN ITS
“AS-IS,” “WHERE-IS” CONDITION FOR THE BALANCE OF THE TERM, THE SECOND EXTENSION TERM AND THE THIRD EXTENSION TERM. 

8. Brokers. Tenant represents that Tenant has not dealt with any real estate broker, sales person or finder other than REOLOGIE,
LLC, an Illinois limited liability company (the “Broker”), in connection with this Second Amendment, and that no other such person initiated or participated in the negotiation of this Second Amendment or is entitled to any fee or
commission in connection herewith. Tenant agrees to indemnify and hold Landlord, any mortgagee holding an interest in the Premises, and their respective agents and employees harmless from any and all liabilities, claims, demands, actions, damages,
costs and expenses (including attorneys’ fees) arising from either (a) a claim for a fee or commission made by any broker other than the Broker, claiming to have acted by or on behalf of Tenant in connection with this Second Amendment, or
(b) a claim or rights to a real estate broker lien with respect to any such broker, other than the Broker, retained by Tenant. 
 9.
No Personal Liability. This Second Amendment is executed by the undersigned authorized agent of Landlord, not personally, but solely as authorized agent of Landlord, and it is expressly understood and agreed by the parties hereto,
anything contained herein to the contrary notwithstanding, that each and all of the covenants, undertakings, representations, and agreements herein made are made and intended, not as personal covenants, undertakings, representations, warranties, and
agreements of the undersigned authorized agent, but as the covenants, undertakings, representations and agreements of Landlord, and no personal liability or personal responsibility is assumed by, nor shall at any time be asserted or enforced against
said authorized agent or any partner, officer, director, shareholder, manager, member, trustee, beneficiary or agent of Landlord, or under any covenant, undertaking, representation, warranty, or agreement herein contained, either expressed or
implied; all such personal liability, if any, being and is expressly waived and released by the parties hereto or holder hereof, and by all persons claiming by or through or under said parties or holder hereof. In the event Landlord is in breach or
default with respect to Landlord’s obligations or otherwise under the Lease, Tenant shall look solely to Landlord’s interest in the Premises for recovery of any judgments from Landlord. 

10. Miscellaneous. 

(a) The entire agreement of the parties concerning the Premises is set forth in the Lease, as amended herein. No prior agreement or
understanding with respect to the Lease and this Second Amendment shall be valid or of any force and effect. The recitals to this Second Amendment are incorporated herein by reference and constitute a part hereof. 

(b) In the event of any conflict or inconsistency between the terms and conditions of this Second Amendment and the terms and conditions
of the Lease, the terms and conditions of this Second Amendment shall in all instances govern and control. 
 (c) Tenant and Landlord
hereby represent, each to the other, they have the power and authority to enter into this Second Amendment. This Second Amendment shall be binding upon and inure to the benefit of Landlord and Tenant and their respective successors and assigns. 

  
 4 

 (d) To facilitate execution, this Second Amendment may be executed in as many counterparts as may
be convenient or required. It shall not be necessary that the signature of, or on behalf of, each party, or that the signature of all persons required to bind any party, appear on each counterpart. All counterparts shall collectively constitute a
single document. A fully executed facsimile or e-mail copy of this Second Amendment shall be effective as an original. 
 [Signature Page
Follows] 

  
 5 

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

			
	 LANDLORD:
  

MLRP 1319 MARQUETTE LLC,
 a Delaware limited liability
company

		
	 By:
		 ML Realty Partners, LLC,
 a Delaware limited
liability company

		
	 Its:
		Sole Member
		
	 By:
		 /s/ Michael Dolan

	 Name:
		 Michael Dolan

	 Title:
		 SVP

	
	 TENANT:
  

NANOPHASE TECHNOLOGIES, INC.,
 a Delaware
corporation

		
	 By:
		 /s/ Jess Jankowski

	 Name:
		 JESS JANKOWSKI

	 Title:
		 PRESIDENT & CHIEF EXECUTIVE
OFFICER

  
 6 

 EXHIBIT A 

LANDLORD’S WORK 
 (SEE
ATTACHED) 

  
 7 

  
 

 

  
 8

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00242-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00242-of-00352.parquet"}]]