Document:

Deerfield Beach Lease

 Exhibit 10.22 
 SUBLEASE AGREEMENT 
 This Sublease Agreement (the “Sublease”) entered into this 26 day of January, 2007, by
and between Secure Computing Corporation, a Delaware corporation (hereafter referred to as the “Sublessor”, and Vitacost.com a Delaware corporation (hereinafter referred to as the “Sublessee”). 
 RECITALS 
 WHEREAS, Sublessor is the Tenant under a certain lease by and between Sublessor and OTR, an Ohio general partnership (“Landlord”) dated March 9, 2004, (the “Master Lease”) for 30,148 rentable
square feet of office space located at 350 S.W. 12th Avenue, Deerfield Beach, FL 33442 (the “Building”)
for an initial term of one-hundred twenty-two (122) months commencing on August 1, 2004 and ending September 30, 2014 (the “Current Lease Term”); and 
 WHEREAS, Subject to approval by the Landlord, Sublessor desires to sublease the Premises (defined below) to Sublessee and Sublessee desires to sublease the same from Sublessor. 
 NOW THEREFORE, in consideration of the rentals hereinafter received and the covenants and agreements herein contained, Sublessor has agreed to sublease and hereby agrees
to demise and sublease the Premises to Sublessee for the term, rentals and on the conditions hereinafter stated. 
 1. PREMISES: The premises
demised under this Sublease (“Premises”) consists of 8,552 rentable square feet. The Premises will be delivered in its “as-is” condition, without any representation or warranty whatsoever. The cost of demising the Premises from
Sublessors remaining premises not included within this Sublease Agreement. Sublessee shall have the right to utilize any cubicle workstations left in the space by Sublessor. Sublessee shall accept the cubicle workstation on an as-is, where-is basis
and Sublessor shall have no duty to maintain or replace such cubicle workstations. Except as provided herein, neither Sublessor nor any of Sublessor’s agents have made any representations or warranties of any kind with respect to the Premises.

 2. USE: The use of the premises shall be for General Office purposes and for no other purpose except with the written consent of the
Sublessor and Landlord. 
 3. COMMENCEMENT AND TERM DATE: This Sublease shall commence on the 1st day of March, 2007 subject to documentation
and the Landlord’s prior consent pursuant to the Master Lease (the “Commencement Date”), and shall expire March 31, 2010 unless sooner terminated as provided herein. Sublessor may, at its sole discretion, provide Sublessee with
an option to extend the Sublease for additional one year terms, consistent with the terms of the Master Lease. Such additional terms shall be at 4% above the then current rental amount at the time of the extended term. 
 4. RENT & ADDITIONAL RENT: Sublessee covenants and agrees to pay to Sublessor for the Premises without notice or demand and without deduction,
set-off, or abatement as base rent for the Premises, payable in advance on the first day of each month, the amount of $12.00 

 
per rentable square foot. This amount [illegible] on each anniversary of the Commencement Date. In further consideration of the payment of the Rent,
Subleases shall pay to Sublessor the Sublessee’s proportionate share of all moneys due and owing Landlord pursuant to the terms and conditions of the Master Lease, including applicable taxes and common area maintenance (the “CAM”) or
Tenant’s Share of Operating Cost. The budgeted CAM for 2007 is $4.08 per square foot. Sublessee shall also pay applicable sales tax. All checks are to be made payable to the order of Sublessor and mailed or delivered to Sublessor per the notice
address contained herein. Sublessee is responsible for electricity and janitorial services. 
 All other rent and all other payments becoming due hereunder
and unpaid in accordance with the terms herein (including additional rent) shall bear interest at the rate of eighteen percent (18%) per annum from the date when the same shall become due and payable (not to exceed the maximum amount of interest
permitted by law). In the event Sublessee shall default in the performance of any other covenant or agreement of this Sublease or any rules and regulations and fail to cure within ten (10) days after notice, Sublessee shall be in default under this
Sublease. 
 Sublessee shall reimburse Sublessor on demand for any expenses incurred by Sublessor because of Sublessee’s default, or threatened or
anticipatory breach or default, including, but not limited to, actual legal expenses, reasonable attorney’s fees, and any and all actual costs associated with re-renting the Premises, or the costs of removing and storing Sublessee’s or
other occupant’s property, and the cost of repairing, altering, remodeling or otherwise putting the Premises into the condition that the subleased Premises were in on the date the Sublease commenced, reasonable wear and tear excepted. In the
event Sublessor elects to terminate the Sublease, Sublessee shall be liable for and pay to Sublessor the sum of all rent and other indebtedness accrued to the date of such termination plus, as damages, an amount equal to the difference between the
total rent due hereunder for the remaining portion of the Term and the fair market value of the subleased Premises for such period. 
 It is understood and
agreed that the various rights, remedies, powers or elections of Sublessor as expressed in the Sublease or given by law or in equity are cumulative and that more of them shall be deemed to be exclusive of the other rights, remedies, powers, or
election to which Sublessor may be entitled either at law or in equity. Waiver of one default shall not be deemed a waiver of any subsequent default. 
 5.
DEPOSITS: Sublessee, upon Sublease execution, shall deliver to Sublessor a check for the sum of Twenty Four Thousand Two Hundred Ninety-Four Dollars and 52/100 ($24,294,52). The check will be applied towards the first (1)
month’s rent ($12,147.26), plus the balance ($12,147.26) will be held as the Security Deposit for the faithful performance by Sublessee of all the other terms, covenants and conditions of this Sublessee. Sublessor, at Sublessor’s option
and upon prior written notice to Sublessee, may, at any time, apply the Security Deposit or any part thereof toward the payment of the performance of Sublessee’s obligations under this Sublease. The Security Deposit shall not constitute
liquidated damages. If the Security Deposit is insufficient to cover Sublessor’s actual damages, Sublessee shall pay on demand to Sublessor an amount sufficient to fully compensate Sublessor for Sublessee’s breach. 
  

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 6. ACCESS TO PREMISES: Sublessee shall permit the Landlord, Sublessor and Sublessor’s agents and
independent contractors, during customary business hours or at any time which Sublessor reasonably deems an emergency situation, to enter the Premises for (i) the purpose of making inspections and repairs for damages caused by Sublessee,
(ii) removing fixtures, alterations, additions, signs or placards not in conformity with those rules and regulations prescribed by Sublessor from time to time, or (iii) exhibiting the Premises for sublease, appraisal, sale or mortgage
pursuant to the Master Lease. If Landlord or Sublessor makes repairs or causes repairs to be made to the Premises as a result of Sublessee’s negligence, Sublessee shall immediately pay to Sublessor the costs of same. 
 7. PROVISIONS OF MASTER LEASE: Except as otherwise provided herein, all of the terms, provisions, covenants and agreements of the Master Lease attached
hereto as Exhibit “A” are incorporated herein by reference and made a part hereof and shall be applicable to this Sublease just as if they were stated herein with Sublessor being named as Landlord and Sublessee named as Tenant. This
Sublease and Sublessee’s rights under this Sublease shall at all times be subject to and subordinate to the underlying Master Lease and Sublessee shall perform all obligations of Sublessor under said Master Lease with respect to the subleased
Premises. Sublessee acknowledges that any termination of the underlying Master Lease shall extinguish this Sublease. Landlord’s consent to this Sublease shall not make Landlord a party to this Sublease, shall not create any privity of contract
between Landlord and Sublessee or other contractual liability or duty on the part of the Landlord to the Sublessee, shall not constitute its consent or waiver of consent to any subsequent sublease, and shall not in any manner increase, decrease or
otherwise affect the rights and obligations of Landlord and Sublessor under the underlying Master Lease, in respect of the subleased Premises. Sublessee shall have no right to assigns this Sublease or further sublet the subleased Premises. Any term
of this Sublease that in any way conflicts with or alters the provisions of the underlying Master Lease shall be of no effect to the Landlord and Landlord shall not assume any obligations as Sublessor under the Sublease and Sublessee shall not
acquire any rights under the Sublease directly assertable against Landlord under the underlying Master Lease. Sublessor hereby collaterally assigns to Landlord, this Sublease and any and all payments due to Sublessor from Sublessee as additional
security for Sublessor’s performance of all of its covenants and obligations under the underlying Master Lease, and authorized Landlord to collect the same directly from Sublessee and otherwise administer the provisions of this Sublease, at the
option of Landlord. Sublessee hereby consents to such collateral assignment of this Sublease to Landlord and agrees to observe its obligations created hereby. 
 8. INDEMNITY AND LIABILITY: Sublessee shall at its expenses defend, indemnify, and hold Sublessor, Landlord, and Sublessor’s agents, contractors, licensees, employees, directors, officers, partners, trustees and invitees
harmless from all claims, demands, liability, loss and expenses, including, but not limited to, reasonable attorney’s fees, (i) arising from injury, or claim of injury, to person or property of any and every nature, (ii) arising out
of Sublessee’s use, possession, control, alteration, construction, repair and occupancy of the subleased Premises and all areas adjoining or appurtenant thereto, or (iii) arising out of Sublessee’s failure to fully perform any of
Sublessee’s obligations and covenants as herein provided. Sublessor shall not be liable for personal injury or property damage to Sublessee, its customers, employees, or to any other person, to any extent or at any time on account of
(i) any 

  

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latent defect in the Premises, the building of which the subleased Premises is a part, or fixtures therein, (ii) any failure of public water supply,
electric current, gas, telephone or other utility, (iii) any Act of God, strike, riot, Act of War, or other cause beyond its reasonable control or (iv) any injury or damage caused by or resulting from any heating, air conditioning or
plumbing fixtures or from electrical wires or fixtures, bursting, leaking or overflowing of water, sewer or steam pipes, vapor, rain, falling plaster, gas or caused by or resulting from any action of the elements, or caused by or resulting from any
other cause whatsoever (unless any of the foregoing have been caused by the gross negligence of Sublessor or its agents). 
 The obligations set forth in
this Section 8 shall survive the expiration or sooner termination of this Sublease. 
 9. ALTERATIONS: (a) Sublessee will not make
any alterations, installations, changes, replacements, additions, or improvements, structural or otherwise, in or to the subleased Premises or any part thereof, without the prior written consent of Sublessor and Landlord. (b) All alterations,
installations, changes, replacements, additions to or improvements upon the subleased Premises (whether with or without Sublessor’s consent) shall, at the election of Sublessor, remain upon the subleased Premises and be surrendered with the
subleased Premises at the expiration or earlier termination of this Sublease without disturbance, molestation, or injury (such items not to include moveable trade fixtures). Should Sublessor elect that alterations, installations, changes,
replacements, additions to or improvements upon the subleased Premises be removed upon the expiration or termination of this Sublease or upon termination of any renewal period hereof, Sublessee hereby agrees to cause them to be removed at
Sublessee’s sole cost and expense and to repair any damage caused by such removal, and should Sublessee fail to remove them then and in such event Sublessor shall cause them to be removed at Sublessee’s expense and Sublessee hereby agrees
to reimburse Sublessor for the cost of such removal together with any and all damages which Sublessor may suffer and sustain by reason of Sublessee’s failure to remove them. 
 10. PERSONAL PROPERTY: All of Sublessee’s personal property placed upon, or moved into the Premises, shall be at the sole risk of Sublessee, and Sublessor shall not be liable (i) for any damage
to any such personal property, or to Sublessee or any third party, arising from the bursting or leaking or water pipes or from any other act whether by Sublessor or by a third person, or (ii) for the negligence of any co-tenant or other
occupant(s) of the Premises or of the Building, or of any other person whomsoever, including without limitation, Sublessor and Sublessor’s agents, independent contractors, representatives, successors and assigns. 
 11. NO WAIVER & CUMULATIVE REMEDIES: No waiver or any provision of this sublease by Sublessor shall be deemed to imply or constitute a further
waiver by Sublessor of the same or any other provision hereof. The rights and remedies of Sublessor under this Sublease arc cumulative and are not intended to be exclusive and the use of one shall not be taken to exclude or waive the right of use of
another, and Sublessor shall be entitled to pursue all rights and remedies available to landlords under the laws of the State of Florida. 
 12.
INSURANCE: Sublessee agrees to carry and maintain all insurance policies, at its own expenses, which Sublessor is required pursuant to the provisions of the Master Lease, which 

  

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policies of insurance Sublessee has been made aware, as well as insurance on Sublessor’s furniture. Additionally, Sublessee shall name the Landlord and
Sublessor as additional insureds. Sublessee shall provide evidence of such insurance prior to the commencement of this Sublease, and production of such evidence of insurance is a condition precedent to the commencement of this Sublease. 

13. NOTICES: Whenever this Sublease requires that notice or demand shall be given or served on either party to this sublease, such notice or demand
shall be in writing and shall be delivered personally, forwarded by certified or registered mail, return receipt required or via a nationally recognized overnight delivery service addressed, as follows (unless modified in writing): 
  

			
	Sublessor:	  	Sublessee:
	Secure Computing Corporation	  	
	Attn: General Counsel	  	
	2340 Energy Park Drive	  	
	St. Paul, MN 55108	  	

 14. HEIRS & ASSIGNS: This Sublease shall be binding upon and
inure to the benefit of the heirs, legal representatives, successors and permitted assigns of both parties. 
 15. CONDITION OF PREMISES: Sublessee shall at all time(s), maintain the Premises in a clean,
orderly, tenantable and sanitary condition. In all events, Sublessee shall be responsible to Sublessor for damages to the Premises where such damages were caused by the act or neglect of Sublessee, Sublessee’s Agents or any person invited by,
or under the control of, Sublessee. Any alterations, additions or structural improvements made to the premises must have prior written consent of the Sublessor and Landlord pursuant to the Master Lease. Said alterations, additions or structural
improvements shall remain a part of the premises at the conclusion of the term of this sublease. 
 16. SURRENDER OF PREMISES: Sublessee agrees
to surrender the Premises to Sublessor at the end of the Term in as good condition as they were at the commencement of Sublessee’s occupancy, ordinary wear and tear, and damage by fire and windstorm excepted. Sublessee shall pay to Sublessor
all damages that Sublessor may suffer on account of Sublessee’s failure to surrender possession as and when aforesaid and will indemnify, defend and save and hold harmless Sublessor against all liabilities, costs and expenses (including,
without limitation, attorney’s fees through all appellate actions and proceedings, if any) arising out of Sublessee’s delay in so delivering possession. 
 17. RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that
exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county public health unit. 
  

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 18. FEES: Brenner Real Estate Group is the sole broker in this transaction to be paid a fee by Sublessor.
Each party agrees and warrants to indemnify and hold harmless the other from any claims of other brokers for payment of fees or charges of any kind including attorney’s fees, in conjunction with this transaction. The foregoing shall survive the
end of the Term. 
 19. WAIVER OF JURY TRIAL: Sublessor and Sublessee each hereby waive trail by jury in any action, proceeding or counterclaim
brought by either of them against the other in connection with any matter arising out of or in any way connected to this Sublease, Sublessee’s use or occupancy of the Premises, and/or any claim for injury or damage. 
 20. QUIET ENJOYMENT: As long as the Sublessee performs all of the covenants and conditions of this sublease, Master Lease and abides by the rules and
regulations, he shall have peaceful and quiet enjoyment of the demised premises for the term of this Sublease without hindrance or interruption by Sublessor, or by any other persons lawfully or equitably claiming by, through or under Sublessor,
subject, nevertheless, to all of the provisions and conditions of this sublease. 
 21. RULES & REGULATIONS: Sublessee shall abide by and
comply with all rules and regulations now or hereinafter prescribed by the Master Lease for the Building and the Premises, and shall abide by and comply with all laws, ordinances and regulations enacted by those governmental entities, whether
federal, state or municipal, having jurisdiction over the Building or the Premises. Sublessee shall neither permit nor commit any immoral or unlawful practice or act in or upon the Building or the Premises. 
 22. HAZARDOUS WASTE: Sublessee warrants and represents that it will, during the period of its occupancy of the Premises under this sublease, comply with
all federal, state and local laws, regulations and ordinances with respect to the use, storage, treatment, disposal or transportation of Hazardous Substances. Sublessee shall indemnify and hold Sublessor harmless from and against any claims, fines,
judgments, penalties, costs, liabilities or losses (including, without limitation, reasonable attorney’s fees and costs at trial and on appeal) arising from the breach of the preceding warranty and representation. 
 For the purposes of this Paragraph, the term “Hazardous Substances” shall be interpreted broadly to include, but not be limited to, substances designated as
hazardous under the Resource Conservation and Recover Act, 42 U.S.C. §9601, et seg., the Federal Water Pollution Control Act, 33 U.S.C. §1257, et seg., the Clean Air Act, 42 U.S.C. §2001, et seg., or the Comprehensive Environmental
Response Compensation and Liability Act of 1980, 42 U.S.C, §9601, et seg., any applicable State Law or regulation. The term shall also be interpreted to include but not be limited to any substance which after released into the environment and
upon exposure, ingestion, inhalation or assimilation, either directly from the environment or directly by ingestion through food chains, will or may reasonably be anticipated to cause death, disease, behavior abnormalities, cancer and/or genetic
abnormalities, and oil and petroleum based derivatives. 
 The provisions of this Paragraph shall be in addition to any other obligations or liabilities
Sublessee may have to Sublessor at law and equity and shall survive termination of this sublease. 

  

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Sublessee shall not store or dispose of any hazardous material or waste in or about the premises. Sublessee shall indemnify and hold Landlord harmless from
and against any claims, damages, costs, expenses or actions which arise out of any breach of this provision and such indemnity shall survive the termination of the sublease, except those specifically used in Sublessee’s business, which use has
been disclosed to and approved in writing by Sublessor. In such event, Sublessee shall properly dispose of the same and shall provide Sublessor with a written plan detailing such disposal. 
 23. ENTIRE AGREEMENT: This Sublease contains the complete, exclusive and entire agreement between Sublessor and Sublessee regarding occupation of the
Building and Sublease of the Premises, and superseded any and all prior oral and written agreements between Sublessor and Sublessee regarding such matters. This Sublease may be modified only by an agreement in writing signed by both Sublessor and
Sublessee, and no offer of surrender of the Premises by Sublessee shall be binding unless accepted by Sublessor in a writing signed by Sublessor. Additionally, this Sublease shall not be binding until the Landlord’s consent has been obtained
pursuant to the Master Lease. 
 This Sublease contains all of the agreements and conditions made between the parties hereto and may not be modified orally,
or in any manner other than by an agreement, in writing, signed by the parties hereto or their respective successors in interest. 
 Sublessor represents
that the Master Lease is in full force and effect and that there are no uncured defaults. 
 Except as otherwise expressly provided in the Master Lease, suit
to enforce any provision of this sublease, or any right, remedy or other matter arising therefrom, will be brought exclusively in the state or federal courts located in Broward County, Florida, and to the in personam jurisdiction of the
aforementioned courts. 
 The parties acknowledge that a document with a signature sent via facsimile shall be sufficient to bind either party. 

The parties acknowledge that the Recitals are true and correct and made a part of this Agreement. 
 [SIGNATURE BLOCKS ON FOLLOWING PAGE] 
  

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

  

									
	WITNESS:	 		 	
		 		 	Secure Computing Corporation
					
		 	  	 		 	By: 	 	/s/ Illegible
		 		 		 	Name: 	 	Illegible

  

									
			
		 		 	Vitacost.com
					
		 	  	 		 	By: 	 	/s/ Ira Kerker
		 		 		 	Name: 	 	 Ira Kerker, General Counsel
 Vitacost.com

  

 8Las Vegas, Nevada Lease

 Exhibit 10.23 
  

			
	 

	  	INDUSTRIALREAL ESTATE LEASE
	  	(SINGLE-TENANT FACILITY)
	  	CB RICHARD ELLIS, INC.
	  	BROKERAGE AND MANAGEMENT
	  	LICENSED REAL ESTATE BROKER

 ARTICLE ONE: BASIC TERMS 
 This Article One contains the Basic Terms of this Lease between the Landlord and Tenant named below. Other Articles, Sections and Paragraphs of the Lease
referred to in this Article One explain and define the Basic Terms and are to be read in conjunction with the Basic Terms. 
 Section 1.01. Date of Lease: June 19, 2007 
 Section 1.02. Landlord (include legal entity): Lamb 4780,
LLC, Nevada Limited Liability Company 
 Address of Landlord: 1510 N. Harmony Circle, Anaheim, CA 92801 
 Section 1.03. Tenant (include legal entity): Vitacost.com, Inc., a Delaware Corporation 
 Address of Tenant: 2055 High Ridge Road, Boyton Beach, FL 33426 
 Section 1.04. Property: (include street
address, approximate square footage and description) a +/-63,000 square foot building located at 4780 N. Lamb Blvd., Las Vegas, NV 89115, also known as Lamb Business Center, Building A. 
 Section 1.05. Lease Term: 7 years 2 months beginning on October 1, 2007 or such other date as is specified in this Lease, and
ending on November 30, 2014 
 Section 1.06. Permitted Uses: (See Article Five) Warehouse/distribution of vitamins,
supplements and other lawful uses. 
 Section 1.07. Tenant’s Guarantor: (If none, so state) None 
 Section 1.08. Brokers: (See Article Fourteen) (If none, so state) 
 Landlord’s Broker: Donna S. Alderson, with CB Richard Ellis, Inc. 
 Tenant’s Broker: Greg Tassi, with CB Richard Ellis, Inc. 

Section 1.09. Commission Payable to Landlord’s Broker: (See Article Fourteen) $ 100,000.00 
 Section 1.10. Initial Security Deposit: (See Section 3.03) $ 39,060.00 
 Section 1.11. Vehicle Parking Spaces Allocated to Tenant: all at property 
 Section 1.12. Rent and Other Charges Payable by Tenant: 
 (a) BASE RENT: Thirty Two Thousand Seven Hundred Sixty and no/100 Dollars Dollars ($32,760.00) per
month, for months 1 & 4-12 , as provided in Section 3.01, and shall be increased on the first day of the 13th, 25th, 37th, 49th, 61st, 73rd, &
85thth month(s) after the Commencement Date, by an amount equal to 3% over the previous period’s base rent.
Base Rent in Months 2 and 3 are abated. (See Addendum I; Paragraph 1) 
 (b) OTHER PERIODIC PAYMENTS: (i) Real Property Taxes
(See Section 4D2); (ii) Utilities (See Section 4.03); (iii) Insurance Premiums (See Section 4.04); (iv) Impounds for Insurance Premiums and Property Taxes (See Section 4.07); (v) Maintenance, Repairs and
Alterations (See Article Six). 
 Section 1.13. Landlord’s Share of Profit on Assignment or Sublease: (See
Section 9.05) percent ( 100 %) of the Profit (the “Landlord’s Share”). 
 Section 1.14. Riders: The following
Riders are attached to and made a part of this Lease: (If none, so state) 
 Addendum I 
 Option to Extend Term Lease Rider 
 Exhibit
“A” – Space Plan 
  

					
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 ARTICLE TWO: LEASE TERM 
 Section 2.01. Lease of Property For Lease Term. Landlord leases the Property to Tenant and Tenant leases the Property from Landlord for the Lease Term. The Lease Term is for the period stated in
Section 1.05 above and shall begin and end on the dates specified in Section 1.05 above, unless the beginning or end of the Lease Term is changed under any provision of this Lease. The “Commencement Date” shall be the date
specified in Section 1.05 above unless the beginning of the Lease Term, unless advanced or delayed under any provision of this Lease. 
 Section 2.02. Delay in Commencement. Landlord shall not be liable to Tenant if Landlord does not deliver possession of the Property to Tenant on the Commencement Date. Landlord’s non-delivery of the Property to Tenant on
that date shall not affect this Lease or the obligations of Tenant under this Lease except that the Commencement Date shall be delayed until Landlord delivers possession of the Property to Tenant and the Lease Term shall be extended for a period
equal to the delay in delivery of possession of the Property to Tenant, plus the number of days necessary to end the Lease Term on the last day of a month. If Landlord does not deliver possession of the Property to Tenant within sixty (60) days
after the Commencement Date, Tenant may elect to cancel this Lease by giving written notice to Landlord within ten (10) days after the sixty (60) day period ends. If Tenant gives such notice, the Lease shall be cancelled and neither
Landlord nor Tenant shall have any further obligations to the other. If Tenant does not give such notice, Tenant’s right to cancel the Lease shall expire and the Lease Term shall commence upon the delivery of possession of the Property to
Tenant. If delivery of possession of the Property to Tenant is delayed, Landlord and Tenant shall, upon such delivery, execute an amendment to this Lease setting forth the actual Commencement Date and expiration date of the Lease. Failure to execute
such amendment shall not affect the actual Commencement Date and expiration date of the Lease. 
 Section 2.03. Early
Occupancy. If Tenant occupies the Property prior to the Commencement Date, Tenant’s occupancy of the Property shall be subject to all of the provisions of this Lease. Early occupancy of the Property shall not advance the expiration date of
this Lease. Tenant shall pay Base Rent and all other charges specified in this Lease for the early occupancy period. Landlord agrees to allow Tenant to begin moving distribution equipment into the building on 8/1/07 without being charged for
early occupancy. 
 Section 2.04. Holding Over. Tenant shall vacate the Property upon the expiration or earlier termination
of this Lease. Tenant shall reimburse Landlord for and indemnify Landlord against all damages which Landlord incurs from Tenant’s delay in vacating the Property. If Tenant does not vacate the Property upon the expiration or earlier termination
of the Lease and Landlord thereafter accepts rent from Tenant, Tenant’s occupancy of the Property shall be a “month-to-month” tenancy, subject to all of the terms of this Lease applicable to a month-to-month tenancy, except that the
Base Rent then in effect shall be increased by twenty-five percent (25%). 
 ARTICLE THREE: BASE RENT 
 Section 3.01. Time and Manner of Payment. Upon execution of this Lease, Tenant shall pay Landlord the Base Rent in the amount stated in
Paragraph 1.12(a) above for the first month of the Lease Term. On the first day of the second month of the Lease Term and each month thereafter, Tenant shall pay Landlord the Base Rent, in advance, without offset, deduction or prior demand. The Base
Rent shall be payable at Landlord’s address or at such other place as Landlord may designate in writing. 
 Section 3.02.
 
 (b) Tenant shall pay the new Base Rent from the applicable Rental Adjustment Date until the next Rental Adjustment Date.
Landlord’s notice may be given after the applicable Rental Adjustment Date of the increase, and Tenant shall pay Landlord the accrued rental adjustment for the months elapsed between the effective date of the increase and Landlord’s notice
of such increase within ten (10) days after Landlord’s notice. If Tenant objects, Landlord and Tenant shall submit the selection of the substitute index for binding arbitration in accordance with the rules and regulations
of the American Arbitration Association at its office closest to the Property. The costs of arbitration shall be borne equally by Landlord and Tenant. 
 Section 3.03. Security Deposit; Increases. 
 (a) Upon the execution of this Lease, Tenant shall
deposit with Landlord a cash Security Deposit in the amount set forth in Section 1.10 above. Landlord may apply all or part of the Security Deposit to any unpaid rent or other charges due from Tenant or to cure any other defaults of Tenant. If
Landlord uses any part of the Security Deposit, Tenant shall restore 
  

					
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 the Security Deposit to its full amount within ten (10) days after Landlord’s written request. Tenant’s
failure to do so shall be a material default under this Lease. No interest shall be paid on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts and no trust relationship is created with
respect to the Security Deposit. 
 (b) Each Time the Base Rent is increased, Tenant shall deposit additional funds with Landlord sufficient
to increase the Security Deposit to an amount which bears the same relationship to the adjusted Base Rent as the initial Security Deposit bore to the initial Base Rent. 
 Section 3.04. Termination; Advance Payments. Upon termination of this Lease under Article Seven (Damage or Destruction), Article Eight (Condemnation) or any other termination not resulting from
Tenant’s default, and after Tenant has vacated the Property in the manner required by this Lease, Landlord shall refund or credit to Tenant (or Tenant’s successor) the unused portion of the Security Deposit, any advance rent or other
advance payments made by Tenant to Landlord, and any amounts paid for real property taxes and other reserves which apply to any time periods after termination of the Lease. 
 ARTICLE FOUR: OTHER CHARGES PAYABLE BY TENANT 
 Section 4.01. Additional Rent. All
charges payable by Tenant other than Base Rent are called “Additional Rent.” Unless this Lease provides otherwise, Tenant shall pay all Additional Rent then due with the next monthly installment of Base Rent. The term “rent”
shall mean Base Rent and Additional Rent. 
 Section 4.02. Property Taxes. 
 (a) Real Property Taxes. Tenant shall pay all real property taxes on the Property (including any fees, taxes or assessments against, or as a result
of, any tenant improvements installed on the Property by or for the benefit of Tenant) during the Lease Term. Subject to Paragraph 4.02(c) and Section 4.07 below, such payment shall be made at least ten (10) days prior to the delinquency
date of the taxes. Within such ten (10) day period, Tenant shall furnish Landlord with satisfactory evidence that the real property taxes have been paid. Landlord shall reimburse Tenant for any real property taxes paid by Tenant covering any
period of time prior to or after the Lease Term. If Tenant fails to pay the real property taxes when due, Landlord may pay the taxes and Tenant shall reimburse Landlord for the amount of such tax payment as Additional Rent. 
 (b) Definition of “Real Property Tax.” “Real property tax” means: (i) any fee, license fee, license tax, business license fee,
commercial rental tax, levy, charge, assessment, penalty or tax imposed by any taxing authority against the Property; (ii) any tax on the Landlord’s right to receive, or the receipt of, rent or income from the Property or against
Landlord’s business of leasing the Property; (iii) any tax or charge for fire protection, streets, sidewalks, road maintenance, refuse or other services provided to the Property by any governmental agency; (iv) any tax imposed upon
this transaction or based upon a reassessment of the Property due to a change of ownership, as defined by applicable law, or other transfer of all or part of Landlord’s interest in the Property; and (v) any charge or fee replacing any tax
previously included within the definition of real property tax. “Real property tax” does not, however, include Landlord’s federal or state income, franchise, inheritance or estate taxes. 
 (c) Joint Assessment. If the Property is not separately assessed, Landlord shall reasonably determine Tenant’s share of the real property tax
payable by Tenant under Paragraph 4.02(a) from the assessor’s worksheets or other reasonably available information. Tenant shall pay such share to Landlord within fifteen (15) days after receipt of Landlord’s written statement.

 (d) Personal Property Taxes. 
 (i) Tenant shall pay all taxes charged against trade fixtures, furnishings, equipment or any other personal property belonging to Tenant. Tenant shall try to have personal property taxed separately from the Property.

 (ii) If any of Tenant’s personal property is taxed with the Property, Tenant shall pay Landlord the taxes for the
personal property within fifteen (15) days after Tenant receives a written statement from Landlord for such personal property taxes. 
 (e) Tenant’s Right to Contest Taxes. Tenant may attempt to have the assessed valuation of the Property reduced or may initiate proceedings to contest the real property taxes. If required by law, Landlord shall join in the
proceedings brought by Tenant. However, Tenant shall pay all costs of the proceedings, including any costs or fees incurred by Landlord. Upon the final determination of any proceeding or contest, Tenant shall immediately pay the real property taxes
due, together with all costs, charges, interest and penalties incidental to the proceedings. If Tenant does not pay the real property taxes when due and contests such taxes, Tenant shall not be in default under this Lease for nonpayment of such
taxes if Tenant deposits funds with Landlord or opens an interest-bearing account reasonably acceptable to Landlord in the joint names of Landlord and Tenant. The amount of such deposit shall be sufficient to pay the real property taxes plus a
reasonable estimate of the interest, costs, charges and penalties which may accrue if Tenant’s action is unsuccessful, less any applicable tax impounds previously paid by Tenant to Landlord. The deposit shall be applied to the real property
taxes due, as determined at such proceedings. The real property taxes shall be paid under protest from such deposit if such payment under protest is necessary to prevent the Property from being sold under a “tax sale” or similar
enforcement proceeding. 
 Section 4.03 Utilities. Tenant shall pay, directly to the appropriate supplier, the cost of all
natural gas, heat, light, power, sewer service, telephone, water, refuse disposal and other utilities and services supplied to the Property. However, if any services or utilities are jointly metered with other property, Landlord shall make a
reasonable determination of Tenant’s proportionate share of the cost of such utilities and services and Tenant shall pay such share to Landlord within fifteen (15) days after receipt of Landlord’s written statement. 
  

					
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 Section 4.04. Insurance Policies. 
 (a) Liability Insurance. During the Lease Term, Tenant shall maintain a policy of commercial general liability insurance (sometimes known as broad
form comprehensive general liability insurance) insuring Tenant against liability for bodily injury, property damage (including loss of use of property) and personal injury arising out of the operation, use or occupancy of the Property. Tenant shall
name Landlord as an additional insured under such policy. The initial amount of such insurance shall be One Million Dollars ($1,000,000) per occurrence and shall be subject to periodic increase based upon inflation, increased liability awards,
recommendation of Landlord’s professional insurance advisers and other relevant factors. The liability insurance obtained by Tenant under this Paragraph 4.04(a) shall (i) be primary and non-contributing; (ii) contain cross-liability
endorsements; and (iii) insure Landlord against Tenant’s performance under Section 5.05, if the matters giving rise to the indemnity under Section 5.05 result from the negligence of Tenant. The amount and coverage of such
insurance shall not limit Tenant’s liability nor relieve Tenant of any other obligation under this Lease. Landlord may also obtain comprehensive public liability insurance in an amount and with coverage determined by Landlord insuring Landlord
against liability arising out of ownership, operation, use or occupancy of the Property. The policy obtained by Landlord shall not be contributory and shall not provide primary insurance. 
 (b) Property and Rental Income Insurance. During the Lease Term, Landlord shall maintain policies of insurance covering loss of or damage to the
Property in the full amount of its replacement value. Such policy shall contain an Inflation Guard Endorsement and shall provide protection against all perils included within the classification of fire, extended coverage, vandalism, malicious
mischief, special extended perils (all risk), sprinkler leakage and any other perils which Landlord deems reasonably necessary. Landlord shall have the right to obtain flood and earthquake insurance if required by any lender holding a security
interest in the Property. Landlord shall not obtain insurance for Tenant’s fixtures or equipment or building improvements installed by Tenant on the Property. During the Lease Term, Landlord shall also maintain a rental income insurance policy,
with loss payable to Landlord, in an amount equal to one year’s Base Rent, plus estimated real property taxes and insurance premiums. Tenant shall be liable for the payment of any deductible amount under Landlord’s or Tenant’s
insurance policies maintained pursuant to this Section 4.04, in an amount not to exceed Ten Thousand Dollars ($10,000). Tenant shall not do or permit anything to be done which invalidates any such insurance policies. 
 (c) Payment of Premiums. Subject to Section 4.07, Tenant shall pay all premiums for the insurance policies described in Paragraphs 4.04(a)
and (b) (whether obtained by Landlord or Tenant) within fifteen (15) days after Tenant’s receipt of a copy of the premium statement or other evidence of the amount due, except Landlord shall pay all premiums for non-primary
comprehensive public liability insurance which Landlord elects to obtain as provided in Paragraph 4.04(a). If insurance policies maintained by Landlord cover improvements on real property other than the Property, Landlord shall deliver to Tenant a
statement of the premium applicable to the Property showing in reasonable detail how Tenant’s share of the premium was computed. If the Lease Term expires before the expiration of an insurance policy maintained by Landlord, Tenant shall be
liable for Tenant’s prorated share of the insurance premiums. Before the Commencement Date, Tenant shall deliver to Landlord a copy of any policy of insurance which Tenant is required to maintain under this Section 4.04. At least thirty
(30) days prior to the expiration of any such policy, Tenant shall deliver to Landlord a renewal of such policy. As an alternative to providing a policy of insurance, Tenant shall have the right to provide Landlord a certificate of insurance,
executed by an authorized officer of the insurance company, showing that the insurance which Tenant is required to maintain under this Section 4.04 is in full force and effect and containing such other information which Landlord reasonably
requires. 
 (d) General Insurance Provisions. 
 (i) Any insurance which Tenant is required to maintain under this Lease shall include a provision which requires the insurance carrier to
give Landlord not less than thirty (30) days written notice prior to any cancellation or modification of such coverage. 
 (ii) If Tenant fails to deliver any policy, certificate or renewal to Landlord required under this Lease within the prescribed time period or if any such policy is cancelled or modified during the Lease Term without Landlord’s consent,
Landlord may obtain such insurance, in which case Tenant shall reimburse Landlord for the cost of such insurance within fifteen (15) days after receipt of a statement that indicates the cost of such insurance. 
 (iii) Tenant shall maintain all insurance required under this Lease with companies holding a “General Policy Rating” of A-12 or
better, as set forth in the most current issue of “Best Key Rating Guide”. Landlord and Tenant acknowledge the insurance markets are rapidly changing and that insurance in the form and amounts described in this Section 4.04 may not be
available in the future. Tenant acknowledges that the insurance described in this Section 4.04 is for the primary benefit of Landlord. If at any time during the Lease Term, Tenant is unable to maintain the insurance required under the Lease,
Tenant shall nevertheless maintain insurance coverage which is customary and commercially reasonable in the insurance industry for Tenant’s type of business, as that coverage may change from time to time. Landlord makes no representation as to
the adequacy of such insurance to protect Landlord’s or Tenant’s interests. Therefore, Tenant shall obtain any such additional property or liability insurance which Tenant deems necessary to protect Landlord and Tenant. 
 (iv) Unless prohibited under any applicable insurance policies maintained, Landlord and Tenant each hereby waive any and all rights of
recovery against the other, or against the officers, employees, agents or representatives of the other, for loss of or damage to its property or the property of others under its control, if such loss or damage is covered by any insurance policy in
force (whether or not described in this Lease) at the time of such loss or damage. Upon obtaining the required policies of insurance, Landlord and Tenant shall give notice to the insurance carriers of this mutual waiver of subrogation. 

 

					
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 Section 4.05. Late Charges. Tenant’s failure to pay rent promptly may cause Landlord to
incur unanticipated costs. The exact amount of such costs are impractical or extremely difficult to ascertain. Such costs may include, but are not limited to, processing and accounting charges and late charges which may be imposed on Landlord by any
ground lease, mortgage or trust deed encumbering the Property. Therefore, if Landlord does not receive any rent payment within ten (10) days after it becomes due, Tenant shall pay Landlord a late charge equal to ten percent (10%) of the
overdue amount. The parties agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of such late payment. 
 Section 4.06. Interest on Past Due Obligations. Any amount owed by Tenant to Landlord which is not paid when due shall bear interest at the rate of fifteen percent (15%) per annum from the due date of
such amount. However, interest shall not be payable on late charges to be paid by Tenant under this Lease. The payment of interest on such amounts shall not excuse or cure any default by Tenant under this Lease. If the interest rate specified in
this Lease is higher than the rate permitted by law, the interest rate is hereby decreased to the maximum legal interest rate permitted by law. 
 Section 4.07. Impounds for Insurance Premiums and Real Property Taxes. If requested by any ground lessor or lender to whom Landlord has granted a security interest in the Property, or if Tenant is more than ten (10) days
late in the payment of rent more than once in any consecutive twelve (12) month period, Tenant shall pay Landlord a sum equal to one-twelfth (1/12) of the annual real property taxes and insurance premiums payable by Tenant under this
Lease, together with each payment of Base Rent. Landlord shall hold such payments in a non-interest bearing impound account. If unknown, Landlord shall reasonably estimate the amount of real property taxes and insurance premiums when due. Tenant
shall pay any deficiency of funds in the impound account to Landlord upon written request. If Tenant defaults under this Lease, Landlord may apply any funds in the impound account to any obligation then due under this Lease. 
 ARTICLE FIVE: USE OF PROPERTY 
 Section 5.01. Permitted Uses. Tenant may use the Property only for the Permitted Uses set forth in Section 1.06 above. 
 Section 5.02. Manner of Use. Tenant shall not cause or permit the Property to be used in any way which constitutes a violation of any law, ordinance, or governmental regulation or order, which annoys or interferes with the
rights of other tenants of Landlord, or which constitutes a nuisance or waste. Tenant shall obtain and pay for all permits, including a Certificate of Occupancy, required for Tenant’s occupancy of the Property and shall promptly take all
actions necessary to comply with all applicable statutes, ordinances, rules, regulations, orders and requirements regulating the use by Tenant of the Property, including the Occupational Safety and Health Act. 
 Section 5.03. Hazardous Materials. As used in this Lease, the term “Hazardous Material” means any flammable items, explosives,
radioactive materials, hazardous or toxic substances, material or waste or related materials, including any substances defined as or included in the definition of “hazardous substances”, “hazardous wastes”, “hazardous
materials” or “toxic substances” now or subsequently regulated under any applicable federal, state or local laws or regulations, including without limitation petroleum-based products, paints, solvents, lead, cyanide, DDT, printing
inks, acids, pesticides, ammonia compounds and other chemical products, asbestos, PCBs and similar compounds, and including any different products and materials which are subsequently found to have adverse effects on the environment or the health
and safety of persons. Tenant shall not cause or permit any Hazardous Material to be generated, produced, brought upon, used, stored, treated or disposed of in or about the Property by Tenant, its agents, employees, contractors, sublessees or
invitees without the prior written consent of Landlord.* Landlord shall be entitled to take into account such other factors or facts as Landlord may reasonably determine to be relevant in determining whether to grant or withhold consent to
Tenant’s proposed activity with respect to Hazardous Material. In no event, however, shall Landlord be required to consent to the installation or use of any storage tanks on the Property. 
 Section 5.04. Signs and Auctions. Tenant shall not place any signs on the Property without Landlord’s prior written consent which
consent shall not be unreasonably withheld. Tenant shall not conduct or permit any auctions or sheriff’s sales at the Property. 
 Section 5.05. Indemnity. Tenant shall indemnify Landlord against and hold Landlord harmless from any and all costs, claims or liability arising from: (a) Tenant’s use of the Property; (b) the conduct of
Tenant’s business or anything else done or permitted by Tenant to be done in or about the Property, including any contamination of the Property or any other property resulting from the presence or use of Hazardous Material caused or permitted
by Tenant; (c) any breach or default in the performance of Tenant’s obligations under this Lease; (d) any misrepresentation or breach of warranty by Tenant under this Lease; or (e) other acts or omissions of Tenant. Tenant shall
defend Landlord against any such cost, claim or liability at Tenant’s expense with counsel reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse Landlord for any legal fees or costs incurred by Landlord in
connection with any such claim. As a material part of the consideration to Landlord, Tenant assumes all risk of damage to property or injury to persons in or about the Property arising from any cause, and Tenant hereby waives all claims in respect
thereof against Landlord, except for any claim arising out of Landlord’s gross negligence or willful misconduct. As used in this Section, the term “Tenant” shall include Tenant’s employees, agents, contractors and invitees, if
applicable. 
         Section 5.06. Landlord’s Access. Landlord or its agents may enter the
Property at all reasonable times to show the Property to potential buyers, investors or tenants or other parties; to do any other act or to inspect and conduct tests in order to monitor Tenant’s compliance with all applicable environmental laws
and all laws governing the presence and use of Hazardous Material; or for any other purpose Landlord deems necessary. Landlord shall give Tenant prior notice of such entry, except in the case of an emergency. Landlord may place customary “For
Sale” or “For Lease” signs on the Property. 
  

					
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 Section 5.07. Quiet Possession. If Tenant pays the rent and complies with all other terms of
this Lease, Tenant may occupy and enjoy the Property for the full Lease Term, subject to the provisions of this Lease. 
 Landlord
covenants that it now has good title to the Premises, free and clear of all liens and encumbrances, excepting only the lien for current taxes not yet due, mortgages now or hereafter of record, zoning ordinances and other building and fire ordinances
and governmental regulations relating to the use of such property, and easements, restrictions and other conditions of record. Landlord represents and warrants that it has full authority and right to enter into the Lease and that upon paying the
Rent and other charges herein set forth and performing your other covenants and agreements herein set forth, you shall peaceably and quietly have, hold and enjoy the Premises for the term hereof. (Subject to the terms and provisions of this Lease.)
Landlord agrees to make reasonable efforts to cooperate with Tenant when needed in cases of interference or disturbance by other tenants or third persons; however, Landlord shall not be liable for any such interference or disturbance, nor shall you
be released from any of the obligations of this Lease because of such interference or disturbance. 
 ARTICLE SIX: CONDITION OF PROPERTY;
MAINTENANCE, REPAIRS AND ALTERATIONS 
 Section 6.01. Existing Conditions. Tenant accepts the Property in its condition as of
the execution of the Lease, subject to all recorded matters, laws, ordinances, and governmental regulations and orders. Except as provided herein, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation as to
the condition of the Property or the suitability of the Property for Tenant’s intended use. Tenant represents and warrants that Tenant has made its own inspection of and inquiry regarding the condition of the Property and is not relying on any
representations of Landlord or any Broker with respect thereto. If Landlord or Landlord’s Broker has provided a Property Information Sheet or other Disclosure Statement regarding the Property, a copy is attached as an exhibit to the Lease.

 Section 6.02. Exemption of Landlord from Liability. Landlord shall not be liable for any damage or injury to the person,
business (or any loss of income therefrom), goods, wares, merchandise or other property of Tenant, Tenant’s employees, invitees, customers or any other person in or about the Property, whether such damage or injury is caused by or results from:
(a) fire, steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures or any other cause; (c) conditions
arising in or about the Property or upon other portions of the Project, or from other sources or places; or (d) any act or omission of any other tenant of the Project. Landlord shall not be liable for any such damage or injury even though the
cause of or the means of repairing such damage or injury are not accessible to Tenant. The provisions of this Section 6.02 shall not, however, exempt Landlord from liability for Landlord’s gross negligence or willful misconduct.

 Section 6.03. Landlord’s Obligations. Subject to the provisions of Article Seven (Damage or Destruction) and Article
Eight (Condemnation), Landlord shall have absolutely no responsibility to repair, maintain or replace any portion of the Property at any time. Landlord shall warrant the integrity of the building structure, roof, foundation,
walls and mechanical, plumbing and electrical for the first (1st) six (6) months of the Lease Term. 
 Section 6.04.
Tenant’s Obligations. 
 (a) Except as provided in Article Seven (Damage or Destruction) and Article Eight (Condemnation), Tenant
shall keep all portions of the Property (including structural, nonstructural, interior, exterior, and landscaped areas, portions, systems and equipment) in good order, condition and repair (including interior repainting and refinishing, as needed).
If any portion of the Property or any system or equipment in the Property which Tenant is obligated to repair cannot be fully repaired or restored, Tenant shall promptly replace such portion of the Property or system or equipment in the Property,
regardless of whether the benefit of such replacement extends beyond the Lease Term; but if the benefit or useful life of such replacement extends beyond the Lease Term (as such term may be extended by exercise of any options), the useful life of
such replacement shall be prorated over the remaining portion of the Lease Term (as extended), and Tenant shall be liable only for that portion of the cost which is applicable to the Lease Term (as extended). Tenant 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. If any part of the Property is damaged by any act or omission of Tenant,
Tenant shall pay Landlord the cost of repairing or replacing such damaged property, whether or not Landlord would otherwise be obligated to pay the cost of maintaining or repairing such property. It is the intention of Landlord and Tenant that at
all times Tenant shall maintain the portions of the Property which Tenant is obligated to maintain in an attractive, first-class and fully operative condition. As it relates to any building/building system warranties in favor of Landlord,
Landlord agrees to Appoint the benefit of such warranties to Tenant during the Lease Term. 
 (b) Tenant shall fulfill all of
Tenant’s obligations under this Section 6.04 at Tenant’s sole expense. If Tenant fails to maintain, repair or replace the Property as required by this Section 6.04, Landlord may, upon ten (10) days prior notice to Tenant
(except that no notice shall be required in the case of an emergency), enter the Property and perform such maintenance or repair (including replacement, as needed) on behalf of Tenant. In such case, Tenant shall reimburse Landlord for all costs
incurred in performing such maintenance or repair immediately upon demand. 
 Section 6.05. Alterations, Additions, and
Improvements. 
 (a) Tenant shall not make any alterations, additions, or improvements to the Property without Landlord’s prior
written consent, which consent shall not be unreasonably withheld except for non-structural alterations which do not exceed Ten Thousand Dollars ($10,000) in cost cumulatively over the Lease Term and which are not visible from the outside of
any building of which the Property is part. Landlord may require Tenant to provide demolition and/or lien and completion bonds in form and amount satisfactory to Landlord. Tenant shall promptly remove any alterations, additions, or improvements
constructed in violation of this Paragraph 6.05(a) upon Landlord’s written request. All alterations, additions, and improvements shall be done in a good and workmanlike manner, in conformity with all applicable laws and regulations, and by a
contractor approved by Landlord. Upon completion of any such work, Tenant shall provide Landlord with “as built” plans, copies of all construction contracts, and proof of payment for all labor and materials. 
         (b) Tenant shall pay when due all claims for labor and material furnished to the Property. Tenant shall give Landlord at
least twenty (20) days prior written notice of the commencement of any work on the Property, regardless of whether Landlord’s consent to such work is required. Landlord may elect to record and post notices of non-responsibility on the
Property. 
 Section 6.06. Condition upon Termination. Upon the termination of the Lease, Tenant shall surrender the Property to
Landlord, broom clean and in the same condition as received except for ordinary wear and tear which Tenant was not 
  

					
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 otherwise obligated to remedy under any provision of this Lease. However, Tenant shall not be obligated to repair any
damage which Landlord is required to repair under Article Seven (Damage or Destruction). In addition, Landlord may require Tenant to remove any alterations, additions or improvements (whether or not made with Landlord’s consent) prior to the
expiration of the Lease and to restore the Property to its prior condition, all at Tenant’s expense. All alterations, additions and improvements which Landlord has not required Tenant to remove shall become Landlord’s property and shall be
surrendered to Landlord upon the expiration or earlier termination of the Lease, except that Tenant may remove any of Tenant’s machinery or equipment which can be removed without material damage to the Property. Tenant shall repair, at
Tenant’s expense, any damage to the Property caused by the removal of any such machinery or equipment. In no event, however, shall Tenant remove any of the following materials or equipment (which shall be deemed Landlord’s property)
without Landlord’s prior written consent: any power wiring or power panels; lighting or lighting fixtures; wall coverings; drapes, blinds or other window coverings; carpets or other floor coverings; heaters, air conditioners or any other
heating or air conditioning equipment; fencing or security gates; or other similar building operating equipment and decorations. 
 ARTICLE SEVEN:
DAMAGE OR DESTRUCTION 
 Section 7.01. Partial Damage to Property. 
 (a) Tenant shall notify Landlord in writing immediately upon the occurrence of any damage to the Property. If the Property is only partially damaged
(i.e., less than fifty percent (50%) of the Property is untenantable as a result of such damage or less than fifty percent (50%) of Tenant’s operations are materially impaired) and if the proceeds received by Landlord from the
insurance policies described in Paragraph 4.04(b) are sufficient to pay for the necessary repairs, this Lease shall remain in effect and Landlord shall repair the damage as soon as reasonably possible. Landlord may elect (but is not required) to
repair any damage to Tenant’s fixtures, equipment, or improvements. 
 (b) If the insurance proceeds received by Landlord are not
sufficient to pay the entire cost of repair, or if the cause of the damage is not covered by the insurance policies which Landlord maintains under Paragraph 4.04(b), Landlord may elect either to (i) repair the damage as soon as reasonably
possible, in which case this Lease shall remain in full force and effect, or (ii) terminate this Lease as of the date the damage occurred. Landlord shall notify Tenant within thirty (30) days after receipt of notice of the occurrence of
the damage whether Landlord elects to repair the damage or terminate the Lease. If Landlord elects to repair the damage, Tenant shall pay Landlord the “deductible amount” (if any) under Landlord’s insurance policies and, if the damage
was due to an act or omission of Tenant, or Tenant’s employees, agents, contractors or invitees, the difference between the actual cost of repair and any insurance proceeds received by Landlord. If Landlord elects to terminate the Lease, Tenant
may elect to continue this Lease in full force and effect, in which -case Tenant shall repair any damage to the Property and any building in which the Property is located. Tenant shall pay the cost of such repairs, except that upon satisfactory
completion of such repairs, Landlord shall deliver to Tenant any insurance proceeds received by Landlord for the damage repaired by Tenant. Tenant shall give Landlord written notice of such election within ten (10) days after receiving
Landlord’s termination notice. 
 (c) If the damage to the Property occurs during the last six (6) months of the Lease Term and
such damage will require more than thirty (30) days to repair, either Landlord or Tenant may elect to terminate this Lease as of the date the damage occurred, regardless of the sufficiency of any insurance proceeds. The party electing to
terminate this Lease shall give written notification to the other party of such election within thirty (30) days after Tenant’s notice to Landlord of the occurrence of the damage. 
 Section 7.02. Substantial or Total Destruction. If the Property is substantially or totally destroyed by any cause whatsoever (i.e., the
damage to the Property is greater than partial damage as described in Section 7.01), and regardless of whether Landlord receives any insurance proceeds, this Lease shall terminate as of the date the destruction occurred. Notwithstanding the
preceding sentence, if the Property can be rebuilt within six (6) months after the date of destruction, Landlord may elect to rebuild the Property at Landlord’s own expense, in which case this Lease shall remain in full force and effect.
Landlord shall notify Tenant of such election within thirty (30) days after Tenant’s notice of the occurrence of total or substantial destruction. If Landlord so elects, Landlord shall rebuild the Property at Landlord’s sole expense,
except that if the destruction was caused by an act or omission of Tenant, Tenant shall pay Landlord the difference between the actual cost of rebuilding and any insurance proceeds received by Landlord. 
 Section 7.03. Temporary Reduction of Rent. If the Property is destroyed or damaged and Landlord or Tenant repairs or restores the Property
pursuant to the provisions of this Article Seven, any rent payable during the period of such damage, repair and/or restoration shall be reduced according to the degree, if any, to which Tenant’s use of the Property is impaired. However, the
reduction shall not exceed the sum of one year’s payment of Base Rent, insurance premiums and real property taxes. Except for such possible reduction in Base Rent, insurance premiums and real property taxes, Tenant shall not be entitled to any
compensation, reduction, or reimbursement from Landlord as a result of any damage, destruction, repair, or restoration of or to the Property. 
 Section 7.04. Waiver. Tenant waives the protection of any statute, code or judicial decision which grants a tenant the right to terminate a lease in the event of the substantial or total destruction of the leased property.
Tenant agrees that the provisions of Section 7.02 above shall govern the rights and obligations of Landlord and Tenant in the event of any substantial or total destruction to the Property. 
 ARTICLE EIGHT CONDEMNATION 
 If all or any
portion of the Property is taken under the power of eminent domain or sold under the threat of that power (all of which are called “Condemnation”), this Lease shall terminate as to the part taken or sold on the date the condemning
authority takes title or possession, whichever occurs first. If more than twenty percent (20%) of the floor area of the building in which the Property is located, or which is located on the Property, is taken, either Landlord or Tenant

  

					
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 may terminate this Lease as of the date the condemning authority takes title or possession, by delivering written notice
to the other within ten (10) days after receipt of written notice of such taking (or in the absence of such notice, within ten (10) days after the condemning authority takes title or possession). If neither Landlord nor Tenant terminates
this Lease, this Lease shall remain in effect as to the portion of the Property not taken, except that the Base Rent and Additional Rent shall be reduced in proportion to the reduction in the floor area of the Property. Any Condemnation award or
payment shall be distributed in the following order: (a) first, to any ground lessor, mortgagee or beneficiary under a deed of trust encumbering the Property, the amount of its interest in the Property; (b) second, to Tenant, only the
amount of any award specifically designated for loss of or damage to Tenant’s trade fixtures or removable personal property; and (c) third, to Landlord, the remainder of such award, whether as compensation for reduction in the value of the
leasehold, the taking of the fee, or otherwise. If this Lease is not terminated, Landlord shall repair any damage to the Property caused by the Condemnation, except that Landlord shall not be obligated to repair any damage for which Tenant has been
reimbursed by the condemning authority. If the severance damages received by Landlord are not sufficient to pay for such repair, Landlord shall have the right to either terminate this Lease or make such repair at Landlord’s expense. 

ARTICLE NINE: ASSIGNMENT AND SUBLETTING 
 Section 9.01. Landlord’s Consent Required. No portion of the Property or of Tenant’s interest in this Lease may be acquired by any other person or entity, whether by sale, assignment, mortgage, sublease, transfer,
operation of law, or act of Tenant, without Landlord’s prior written consent which consent shall not be unreasonably withheld, except as provided in Section 9.02 below. Landlord has the right to grant or withhold its consent as
provided in Section 9.05 below. Any attempted transfer without consent shall be void and shall constitute a non-curable breach of this Lease. If Tenant is a partnership, any cumulative transfer of more than twenty percent (20%) of the
partnership interests shall require Landlord’s consent. If Tenant is a corporation, any change in the ownership of a controlling interest of the voting stock of the corporation shall require Landlord’s consent. 
 Section 9.02. Tenant Affiliate. Tenant may assign this Lease or sublease the Property, without Landlord’s consent, to any corporation
which controls, is controlled by or is under common control with Tenant, or to any corporation resulting from the merger of or consolidation with Tenant (“Tenant’s Affiliate “). In such case, any Tenant’s Affiliate shall assume
in writing all of Tenant’s obligations under this Lease. 
 Section 9.03. No Release of Tenant. No transfer permitted by
this Article Nine, whether with or without Landlord’s consent, shall release Tenant or change Tenant’s primary liability to pay the rent and to perform all other obligations of Tenant under this Lease. Landlord’s acceptance of rent
from any other person is not a waiver of any provision of this Article Nine. Consent to one transfer is not a consent to any subsequent transfer. If Tenant’s transferee defaults under this Lease, Landlord may proceed directly against Tenant
without pursuing remedies against the transferee. Landlord may consent to subsequent assignments or modifications of this Lease by Tenant’s transferee, without notifying Tenant or obtaining its consent. Such action shall not relieve
Tenant’s liability under this Lease. 
 Section 9.04. Offer to Terminate. If Tenant desires to assign the Lease or sublease
the Property, Tenant shall have the right to offer, in writing, to terminate the Lease as of a date specified in the offer. If Landlord elects in writing to accept the offer to terminate within twenty (20) days after notice of the offer, the
Lease shall terminate as of the date specified and all the terms and provisions of the Lease governing termination shall apply. If Landlord does not so elect, the Lease shall continue in effect until otherwise terminated and the provisions of
Section 9.05 with respect to any proposed transfer shall continue to apply. 
 Section 9.05. Landlord’s Consent.

 (a) Tenant’s request for consent to any transfer described in Section 9.01 shall set forth in writing the details of the
proposed transfer, including the name, business and financial condition of the prospective transferee, financial details of the proposed transfer (e.g., the term of and the rent and security deposit payable under any proposed assignment or
sublease), and any other information Landlord deems relevant. Landlord shall have the right to withhold consent, if reasonable, or to grant consent, based on the following factors: (i) the business of the proposed assignee or subtenant and the
proposed use of the Property; (ii) the net worth and financial reputation of the proposed assignee or subtenant; (iii) Tenant’s compliance with all of its obligations under the Lease; and (iv) such other factors as Landlord may
reasonably deem relevant. If Landlord objects to a proposed assignment solely because of the net worth and/or financial reputation of the proposed assignee, Tenant may nonetheless sublease (but not assign), all or a portion of the Property to the
proposed transferee, but only on the other terms of the proposed transfer. 
 (b) If Tenant assigns or subleases, the following shall apply:

         (i) Tenant shall pay to Landlord as Additional Rent under the Lease the Landlord’s
Share (stated in Section 1.13) of the Profit (defined below) on such transaction as and when received by Tenant, unless Landlord gives written notice to Tenant and the assignee or subtenant that Landlord’s Share shall be paid by the
assignee or subtenant to Landlord directly The “Profit” means (A) all amounts paid to Tenant for such assignment or sublease, including “key” money, monthly rent in excess of the monthly rent payable under the Lease, and all
fees and other consideration paid for the assignment or sublease, including fees under any collateral agreements, less (B) costs and expenses directly incurred by Tenant in connection with the execution and performance of such assignment or
sublease for real estate broker’s commissions and costs of renovation or construction of tenant improvements required under such assignment or sublease. Tenant is entitled to recover such costs and expenses before Tenant is obligated to pay the
Landlord’s Share to Landlord. The Profit in the case of a sublease of less than all the Property is the rent allocable to the subleased space as a percentage on a square footage basis. 
 (ii) Tenant shall provide Landlord a written statement certifying all amounts to be paid from any assignment or sublease of the Property
within thirty (30) days after the transaction documentation is signed, and Landlord may 
  

					
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 inspect Tenant’s books and records to verify the accuracy of such statement. On written request,
Tenant shall promptly furnish to Landlord copies of all the transaction documentation, all of which shall be certified by Tenant to be complete, true and correct. Landlord’s receipt of Landlord’s Share shall not be a consent to any further
assignment or subletting. The breach of Tenant’s obligation under this Paragraph 9.05(b) shall be a material default of the Lease. 
 Section 9.06. No Merger. No merger shall result from Tenant’s sublease of the Property under this Article Nine, Tenant’s surrender of this Lease or the termination of this Lease in any other manner. In any such event,
Landlord may terminate any or all subtenancies or succeed to the interest of Tenant as sublandlord under any or all subtenancies. 
 ARTICLE TEN: DEFAULTS; REMEDIES 
 Section 10.01. Covenants and Conditions. Tenant’s performance of
each of Tenant’s obligations under this Lease is a condition as well as a covenant. Tenant’s right to continue in possession of the Property is conditioned upon such performance. Time is of the essence in the performance of all covenants
and conditions. 
 Section 10.02. Defaults. Tenant shall be in material default under this Lease: 
 (a) If Tenant abandons the Property or if Tenant’s vacation of the Property results in the cancellation of any insurance described in
Section 4.04; 
 (b) If Tenant fails to pay rent or any other charge when due; 
 (c) If Tenant fails to perform any of Tenant’s non-monetary obligations under this Lease for a period of thirty (30) days after written notice
from Landlord; provided that if more than thirty (30) days are required to complete such performance, Tenant shall not be in default if Tenant commences such performance within the thirty (30) day period and thereafter diligently pursues
its completion. However, Landlord shall not be required to give such notice if Tenant’s failure to perform constitutes a non-curable breach of this Lease. The notice required by this Paragraph is intended to satisfy any and all notice
requirements imposed by law on Landlord and is not in addition to any such requirement. 
 (d) (i) If Tenant makes a general assignment
or general arrangement for the benefit of creditors; (ii) if a petition for adjudication of bankruptcy or for reorganization or rearrangement is filed by or against Tenant and is not dismissed within thirty (30) days; (iii) if a
trustee or receiver is appointed to take possession of substantially all of Tenant’s assets located at the Property or of Tenant’s interest in this Lease and possession is not restored to Tenant within thirty (30) days; or
(iv) if substantially all of Tenant's assets located at the Property or of Tenant’s interest in this Lease is subjected to attachment, execution or other judicial seizure which is not discharged within thirty (30) days. If a court of
competent jurisdiction determines that any of the acts described in this subparagraph (d) is not a default under this Lease, and a trustee is appointed to take possession (or if Tenant remains a debtor in possession) and such trustee or Tenant
transfers Tenant’s interest hereunder, then Landlord shall receive, as Additional Rent, the excess, if any, of the rent (or any other consideration) paid in connection with such assignment or sublease over the rent payable by Tenant under this
Lease. 
 (e) If any guarantor of the Lease revokes or otherwise terminates, or purports to revoke or otherwise terminate, any guaranty of
all or any portion of Tenant’s obligations under the Lease. Unless otherwise expressly provided, no guaranty of the Lease is revocable. 
 Sectional 10.03. Remedies. On the occurrence of any material default by Tenant, Landlord may, at anytime thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy which Landlord
may have: 
         (a) Terminate Tenant’s right to possession of the Property by any lawful means, in which
case this Lease shall terminate and Tenant shall immediately surrender possession of the Property to Landlord. In such event, Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default,
including (i) the worth at the time of the award of the unpaid Base Rent, Additional Rent and other charges which Landlord had earned at the time of the termination; (ii) the worth at the time of the award of the amount by which the unpaid
Base Rent, Additional Rent and other charges which Landlord would have earned after termination until the time of the award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided; (iii) the worth at the
time of the award of the amount by which the unpaid Base Rent, Additional Rent and other charges which Tenant would have paid for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves
Landlord could have reasonably avoided; and (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under the Lease or which in the ordinary course of
things would be likely to result therefrom, including, but not limited to, any costs or expenses Landlord incurs in maintaining or preserving the Property after such default, the cost of recovering possession of the Property, expenses of reletting,
including necessary renovation or alteration of the Property, Landlord’s reasonable attorneys’ fees incurred in connection therewith, and any real estate commission paid or payable. As used in subparts (i) and (ii) above, the
“worth at the time of the award” is computed by allowing interest on unpaid amounts at the rate of fifteen percent (15%) per annum, or such lesser amount as may then be the maximum lawful rate. As used in subpart (iii) above, the
“worth at the time of the award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award, plus one percent (1%). If Tenant has abandoned the Property, Landlord shall
have the option of (i) retaking possession of the Property and recovering from Tenant the amount specified in this Paragraph 10.03(a), or (ii) proceeding under Paragraph 10.03(b); 
 (b) Maintain Tenant’s right to possession, in which case this Lease shall continue in effect whether or not Tenant has abandoned the Property. In
such event, Landlord shall be entitled to enforce all of Landlord's rights and remedies under this Lease, including the right to recover the rent as it becomes due; 
  

					
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 (c) Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions
of the state in which the Property is located. 
 Section 10.04. Repayment of “Free” Rent. If this Lease provides for a
postponement of any monthly rental payments, a period of “free” rent or other rent concession, such postponed rent or “free” rent is called the “Abated Rent”. Tenant shall be credited with having paid all of the Abated
Rent on the expiration of the Lease Term only if Tenant has fully, faithfully, and punctually performed all of Tenant’s obligations hereunder, including the payment of all rent (other than the Abated Rent) and all other monetary obligations and
the surrender of the Property in the physical condition required by this Lease. Tenant acknowledges that its right to receive credit for the Abated Rent is absolutely conditioned upon Tenant’s full, faithful and punctual performance of its
obligations under this Lease. If Tenant defaults and does not cure within any applicable grace period, the Abated Rent shall immediately become due and payable in full and this Lease shall be enforced as if there were no such rent abatement or other
rent concession. In such case Abated Rent shall be calculated based on the full initial rent payable under this Lease. 
 Section 10.05.
Automatic Termination. Notwithstanding any other term or provision hereof to the contrary, the Lease shall terminate on the occurrence of any act which affirms the Landlord’s intention to terminate the Lease as provided in
Section 10.03 hereof, including the filing of an unlawful detainer action against Tenant. On such termination, Landlord’s damages for default shall include all costs and fees, including reasonable attorneys’ fees that Landlord incurs
in connection with the filing, commencement, pursuing and/or defending of any action in any bankruptcy court or other court with respect to the Lease; the obtaining of relief from any stay in bankruptcy restraining any action to evict Tenant; or the
pursuing of any action with respect to Landlord’s right to possession of the Property. All such damages suffered (apart from Base Rent and other rent payable hereunder) shall constitute pecuniary damages which must be reimbursed to Landlord
prior to assumption of the Lease by Tenant or any successor to Tenant in any bankruptcy or other proceeding. 
 Section 10.06.
Cumulative Remedies. Landlord’s exercise of any right or remedy shall not prevent it from exercising any other right or remedy. 
 ARTICLE
ELEVEN: PROTECTION OF LENDERS 
 Section 11.01. Subordination. Landlord shall have the right to subordinate this Lease to
any ground lease, deed of trust or mortgage encumbering the Property, any advances made on the security thereof and any renewals, modifications, consolidations, replacements or extensions thereof, whenever made or recorded. Tenant shall cooperate
with Landlord and any lender which is acquiring a security interest in the Property or the Lease. Tenant shall execute such further documents and assurances as such lender may require, provided that Tenant’s obligations under this Lease shall
not be increased in any material way (the performance of ministerial acts shall not be deemed material), and Tenant shall not be deprived of its rights under this Lease. Tenant’s right to quiet possession of the Property during the Lease Term
shall not be disturbed if Tenant pays the rent and performs all of Tenant’s obligations under this Lease and is not otherwise in default. If any ground lessor, beneficiary or mortgagee elects to have this Lease prior to the lien of its ground
lease, deed of trust or mortgage and gives written notice thereof to Tenant, this Lease shall be deemed prior to such ground lease, deed of trust or mortgage whether this Lease is dated prior or subsequent to the date of said ground lease, deed of
trust or mortgage or the date of recording thereof. 
 Section 11.02. Attornment. If Landlord’s interest in the Property is
acquired by any ground lessor, beneficiary under a deed of trust, mortgagee, or purchaser at a foreclosure sale, Tenant shall attorn to the transferee of or successor to Landlord’s interest in the Property and recognize such transferee or
successor as Landlord under this Lease. Tenant waives the protection of any statute or rule of law which gives or purports to give Tenant any right to terminate this Lease or surrender possession of the Property upon the transfer of Landlord’s
interest. 
 Section 11.03. Signing of Documents. Tenant shall sign and deliver any instrument or documents necessary or
appropriate to evidence any such attornment or subordination or agreement to do so. If Tenant fails to do so within ten (10) days after written request, Tenant hereby makes, constitutes and irrevocably appoints Landlord, or any transferee or
successor of Landlord, the attorney-in-fact of Tenant to execute and deliver any such instrument or document. 
 Section 11.04.
Estoppel Certificates. 
 (a) Upon Landlord’s written request, Tenant shall execute, acknowledge and deliver to Landlord a written
statement certifying: (i) that none of the terms or provisions of this Lease have been changed (or if they have been changed, stating how they have been changed); (ii) that this Lease has not been cancelled or terminated; (iii) the
last date of payment of the Base Rent and other charges and the time period covered by such payment; (iv) that Landlord is not in default under this Lease (or, if Landlord is claimed to be in default, stating why); and (v) such other
representations or information with respect to Tenant or the Lease as Landlord may reasonably request or which any prospective purchaser or encumbrancer of the Property may require. Tenant shall deliver such statement to Landlord within ten
(10) days after Landlord’s request. Landlord may give any such statement by Tenant to any prospective purchaser or encumbrancer of the Property. Such purchaser or encumbrancer may rely conclusively upon such statement as true and correct.

 (b) If Tenant does not deliver such statement to Landlord within such ten (10) day period, Landlord, and any prospective purchaser or
encumbrancer, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease have not been changed except as otherwise represented by Landlord; (ii) that this Lease has not been cancelled or
terminated except as otherwise represented by Landlord; (iii) that not more than one month’s Base Rent or other charges have been paid in advance; and (iv) that Landlord is not in default under the Lease. In such event, Tenant shall
be estopped from denying the truth of such facts. 
  

					
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 Section 11.05. Tenant’s Financial Condition. Within ten (10) days after written
request from Landlord, Tenant shall deliver to Landlord such financial statements as Landlord reasonably requires to verify the net worth of Tenant or any assignee, subtenant, or guarantor of Tenant. In addition, Tenant shall deliver to any lender
designated by Landlord any financial statements required by such lender to facilitate the financing or refinancing of the Property. Tenant represents and warrants to Landlord that each such financial statement is a true and accurate statement as of
the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth in this Lease. 
 ARTICLE
TWELVE: LEGAL COSTS 
 Section 12.01. Legal Proceedings. If Tenant or Landlord shall be in breach or default under this
Lease, such party (the “Defaulting Party”) shall reimburse the other party (the “Non-defaulting Party”) upon demand for any costs or expenses that the Non-defaulting Party incurs in connection with any breach or default of the
Defaulting Party under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action for
breach of or to enforce the provisions of this Lease is commenced, the court in such action shall award to the party in whose favor a judgment is entered, a reasonable sum as attorneys’ fees and costs. The losing party in such action shall pay
such attorneys’ fees and costs. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability Landlord may incur if Landlord becomes or is made a party to any claim or action
(a) instituted by Tenant against any third party, or by any third party against Tenant, or by or against any person holding any interest under or using the Property by license of or agreement with Tenant; (b) for foreclosure of any lien
for labor or material furnished to or for Tenant or such other person; (c) otherwise arising out of or resulting from any act or transaction of Tenant or such other person; or (d) necessary to protect Landlord’s interest under this
Lease in a bankruptcy proceeding, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such claim or action at Tenant’s expense with counsel reasonably acceptable to Landlord or, at
Landlord’s election, Tenant shall reimburse Landlord for any legal fees or costs Landlord incurs in any such claim or action. 
 Section 12.02. Landlord’s Consent. Tenant shall pay Landlord’s reasonable attorneys’ fees incurred in connection with Tenant’s request for Landlord’s consent under Article Nine (Assignment and
Subletting), or in connection with any other act which Tenant proposes to do and which requires Landlord’s consent, in an amount not to exceed One Thousand Five Hundred and no/100 dollars ($1,500.00) per Tenant request. 
 ARTICLE THIRTEEN: MISCELLANEOUS PROVISIONS 
 Section 13.01. Non-Discrimination. Tenant promises, and it is a condition to the continuance of this Lease, that there will be no discrimination against, or segregation of, any person or group of persons on the basis of race,
color, sex, creed, national origin or ancestry in the leasing, subleasing, transferring, occupancy, tenure or use of the Property or any portion thereof. 
 Section 13.02. Landlord’s Liability; Certain Duties. 
 (a) As used in this Lease, the term
“Landlord” means only the current owner or owners of the fee title to the Property or the leasehold estate under a ground lease of the Property at the time in question. Each Landlord is obligated to perform the obligations of Landlord
under this Lease only during the time such Landlord owns such interest or title. Any Landlord who transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after
the date of transfer. However, each Landlord shall deliver to its transferee all funds that Tenant previously paid if such funds have not yet been applied under the terms of this Lease. 
 (b) Tenant shall give written notice of any failure by Landlord to perform any of its obligations under this Lease to Landlord and to any ground lessor,
mortgagee or beneficiary under any deed of trust encumbering the Property whose name and address have been furnished to Tenant in writing. Landlord shall not be in default under this Lease unless Landlord (or such ground lessor, mortgagee or
beneficiary) fails to cure such non-performance within thirty (30) days after receipt of Tenant’s notice. However, if such non-performance reasonably requires more than thirty (30) days to cure, Landlord shall not be in default if
such cure is commenced within such thirty (30) day period and thereafter diligently pursued to completion. 
 (c) Notwithstanding any
term or provision herein to the contrary, the liability of Landlord for the performance of its duties and obligations under this Lease is limited to Landlord’s interest in the Property, and neither the Landlord nor its partners, shareholders,
officers or other principals shall have any personal liability under this Lease. 
 Section 13.03. Severability. A determination
by a court of competent jurisdiction that any provision of this Lease or any part thereof is illegal or unenforceable shall not cancel or invalidate the remainder of such provision or this Lease, which shall remain in full force and effect.

         Section 13.04. Interpretation. The captions of the Articles or Sections of this Lease are to
assist the parties in reading this Lease and are not a part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular shall include the plural and the plural shall include the singular. The masculine,
feminine and neuter genders shall each include the other. In any provision relating to the conduct, acts or omissions of Tenant, the term “Tenant” shall include Tenant’s agents, employees, contractors, invitees, successors or others
using the Property with Tenant’s expressed or implied permission. 
 Section 13.05. Incorporation of Prior Agreements;
Modifications. This Lease is the only agreement between the parties pertaining to the lease of the Property and no other agreements are effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted
amendment shall be void. 
  

					
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 Section 13.06. Notices. All notices required or permitted under this Lease shall be in
writing and shall be personally delivered or sent by certified mail, return receipt requested, postage prepaid. Notices to Tenant shall be delivered to the address specified in Section 1.03 above, except that upon Tenant’s taking
possession of the Property, the Property shall be Tenant’s address for notice purposes. Notices to Landlord shall be delivered to the address specified in Section 1.02 above. All notices shall be effective upon delivery. Either party may
change its notice address upon written notice to the other party. 
 Section 13.07. Waivers. All waivers must be in writing and
signed by the waiving party. Landlord’s failure to enforce any provision of this Lease or its acceptance of rent shall not be a waiver and shall not prevent Landlord from enforcing that provision or any other provision of this Lease in the
future. No statement on a payment check from Tenant or in a letter accompanying a payment check shall be binding on Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound to the conditions of such
statement. 
 Section 13.08. No Recordation. Tenant shall not record this Lease without prior written consent from Landlord.
However, either Landlord or Tenant may require that a “Short Form” memorandum of this Lease executed by both parties be recorded. The party requiring such recording shall pay all transfer taxes and recording fees. 
 Section 13.09. Binding Effect; Choice of Law. This Lease binds any party who legally acquires any rights or interest in this Lease from
Landlord or Tenant. However, Landlord shall have no obligation to Tenant’s successor unless the rights or interests of Tenant’s successor are acquired in accordance with the terms of this Lease. The laws of the state in which the Property
is located shall govern this Lease. 
 Section 13.10. Corporate Authority; Partnership Authority. If Tenant is a corporation,
each person signing this Lease on behalf of Tenant represents and warrants that he has full authority to do so and that this Lease binds the corporation. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a
certified copy of a resolution of Tenant’s Board of Directors authorizing the execution of this Lease or other evidence of such authority reasonably acceptable to Landlord. If Tenant is a partnership, each person or entity signing this Lease
for Tenant represents and warrants that he or it is a general partner of the partnership, that he or it has full authority to sign for the partnership and that this Lease binds the partnership and all general partners of the partnership. Tenant
shall give written notice to Landlord of any general partner’s withdrawal or addition. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a copy of Tenant’s recorded statement of partnership or
certificate of limited partnership. 
 Section 13.11. Joint and Several Liability. All parties signing this Lease as Tenant shall
be jointly and severally liable for all obligations of Tenant. 
 Section 13.12. Force Majeure. If Landlord cannot perform any of
its obligations due to events beyond Landlord’s control, the time provided for performing such obligations shall be extended by a period of time equal to the duration of such events. Events beyond Landlord’s control include, but are not
limited to, acts of God, war, civil commotion, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction and weather conditions. 
 Section 13.13. Execution of Lease. This Lease may be executed in counterparts and, when all counterpart documents are executed, the
counterparts shall constitute a single binding instrument. Landlord’s delivery of this Lease to Tenant shall not be deemed to be an offer to lease and shall not be binding upon either party until executed and delivered by both parties.

 Section 13.14. Survival. All representations and warranties of Landlord and Tenant shall survive the termination of this
Lease. 
 ARTICLE FOURTEEN: BROKERS 
 Section 14.01. Broker’s Fee. Landlord shall pay Landlord’s broker the first half (1/2) upon occupancy and one-half (1/2) upon rent commencement of the amount set forth in Section 1.09 when the Landlord and
tenant have both executed this Lease Agreement and the remaining balance when the tenant takes occupancy of the property.  
  

					
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 Section 14.03. No Other Brokers. 
 Landlord and Tenant each warrant that they have dealt with no other real estate broker(s) in connection with this transaction except: Donna S. Alderson of CB Richard
Ellis, Inc., who represents the Landlord and Greg Tassi of CB Richard Ellis, Inc., who represents the Tenant 
 (SEE ATTACHED DUTIES OWED BY
A NEVADA REAL ESTATE LICENSEE FORM) 
 ARTICLE FIFTEEN: COMPLIANCE 
 The parties hereto agree to comply with all applicable federal, state and local laws, regulations, codes, ordinances and administrative orders having
jurisdiction over the parties, property or the subject matter of this Agreement, including, but not limited to, the 1964 Civil Rights Act and all amendments thereto, the Foreign Investment In Real Property Tax Act, the Comprehensive Environmental
Response Compensation and Liability Act, and The Americans With Disabilities Act. 
 ADDITIONAL PROVISIONS MAY BE SET FORTH IN A RIDER OR
RIDERS ATTACHED HERETO OR IN THE BLANK SPACE BELOW. IF NO ADDITIONAL PROVISIONS ARE INSERTED, PLEASE DRAW A LINE THROUGH THE SPACE BELOW. 
 Landlord and
Tenant have signed this Lease at the place and on the dates specified adjacent to their signatures below and have initialed all Riders which are attached to or incorporated by reference in this Lease. 
  

					
		  	“LANDLORD”
		
	Signed on:                          ,
20    	  	Lamb 4780, LLC, a Nevada Limited Liability Company
	at  ______________________________	  		  	
			
		  	By:	  	  

		  		  	Larry Bann
		  	Its:	  	Managing Member
			
		  	By:	  	  

		  	Its:	  	  

		
		  	“TENANT”
			
	Signed on:                          ,
20    	  		  	Vitacost.com, Inc., a Delaware Corporation
			
		  	By:	  	  

		  		  	Ira Kerker
		  	Its:	  	CEO
			
		  	By:	  	  

		  	Its:	  	  

 IN ANY REAL ESTATE TRANSACTION, IT IS RECOMMENDED THAT YOU CONSULT WITH A PROFESSIONAL, SUCH AS A
CIVIL ENGINEER, INDUSTRIAL HYGIENIST OR OTHER PERSON WITH EXPERIENCE IN EVALUATING THE CONDITION OF THE PROPERTY, INCLUDING THE POSSIBLE PRESENCE OF ASBESTOS, HAZARDOUS MATERIALS AND UNDERGROUND STORAGE TANKS. 
 THIS PRINTED FORM LEASE HAS BEEN DRAFTED BY LEGAL COUNSEL AT THE DIRECTION OF THE SOUTHERN CALIFORNIA CHAPTER OF THE SOCIETY OF INDUSTRIAL AND OFFICE
REALTORS, INC. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE SOUTHERN CALIFORNIA CHAPTER OF THE 
  

					
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 SOCIETY OF INDUSTRIAL AND OFFICE REALTORS, INC., ITS LEGAL COUNSEL, THE REAL ESTATE BROKERS NAMED HEREIN,
OR THEIR EMPLOYEES OR AGENTS, AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR OF THIS TRANSACTION. LANDLORD AND TENANT SHOULD RETAIN LEGAL COUNSEL TO ADVISE THEM ON SUCH MATTERS AND SHOULD RELY UPON THE ADVICE OF SUCH
LEGAL COUNSEL. 
  

					
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 ADDENDUM I 
 This is ADDENDUM I to that certain Lease dated June 19, 2007 by and between LAMB 4780, LLC, A NEVADA LIMITED LIABILITY COMPANY (“Landlord”), and VITACOST.COM, INC., A DELAWARE CORPORATION (“Tenant”) for the Property
located at 4780 N. LAMB BLVD., LAS VEGAS, NEVADA 89115. 
 The following terms and conditions are in addition to those specified in the Lease: 
  

	1.	BASE RENT ABATEMENT/COMMENCEMENT OF LEASE TERM AND PAYMENT OF RENT: 

 The Lease shall commence and the Tenant shall be allowed to occupy the Property and the payment of Rent shall
commence on October 1, 2007. Landlord shall abate the Base Rent during the 2nd and 3rd months of the Lease Term (“Rent Abatement Period”). Operating Expenses/CAM charges shall be due and payable during
the Rent Abatement Period. Tenant shall be allowed access to the Property as of 8/1/07 to install distribution equipment without any rental/lease charges. 
  

	2.	CONDITION OF PROPERTY/TENANT IMPROVEMENTS: 

 Tenant
shall accept the Property in “as is” condition with the following exceptions: 
 Landlord shall deliver the Property clean and in
broom swept condition and shall provide the following improvements to the Property, at Landlord’s sole cost and expense: 
 Warehouse
Improvements: 
  

	 	•	 	 Install ten (10) 20-ton HVAC units in the warehouse. Such design is suitable to maintain temperature to not exceed 80 degrees Fahrenheit; however, Landlord
shall make no representations or guarantees as such. 

  

	 	•	 	 Four (4) dock doors will be equipped with load levelers, dock lights and seals. 

 Any additional improvements required by Tenant shall be subject to Landlord’s prior review and written approval and shall be at the sole cost and
expense of Tenant. 
  

	3.	OPERATING EXPENSES/CAM: 

 Operating Expenses/CAM
charges for 2007 are estimated at Six Thousand Three Hundred and No/100 dollars ($6,300.00) per month. 
  

	4.	DISPUTE RESOLUTION/MEDIATION/ARBITRATION: 

 Dispute
Resolution. Except for actions for injunctive relief, to compel arbitration, or for unlawful detainer, any controversy, dispute or claim arising out of, in connection with, or in relation to the interpretation, performance, or breach of this Lease
shall be resolved as follows: 
  

	 	a)	Mediation. Before instituting any arbitration relating to the rights and/or duties of the parties under this Agreement, other than the payment or collection of any rent, the party
that desires to initiate such action (the “Complainant”) must make a good faith attempt to mediate such dispute in accordance with this section. The Complainant shall send the other party(ies) (the “Respondent”) written notice of
the nature of the dispute, the facts giving rise to such claims and the Complainant’s desire to mediate the matter (the “Mediation Notice”). The Mediation Notice shall name a mediator (who shall have at least three
(3) years’ experience mediating real estate disputes in Clark County and no personal or business relationship with the Complainant). The parties shall share the cost of initiating the conducting mediation equally. Within seven
(7) days of Respondent’s receipt of the Mediation Notice, Respondent shall inform Complainant in writing if Respondent does not agree with Complainant’s choice of mediator (the “Rejection Notice”). Such Rejection
Notice shall include the name of respondent’s choice of qualified mediator as provided in this section. Complainant’s and Respondent’s mediators shall then select a third qualified mediator to hear the dispute. Within thirty
(30) days after the final mediator is chosen, the parties shall schedule and attend a mediation session and attempt in good faith to resolve their dispute. If the mediation does not resolve the dispute or if the Respondent refuses to attend
such mediation, the Complainant may commence arbitration as provided below. The requirements of this provision shall not apply under circumstances where the Complainant would be entitled to injunctive or declaratory relief. 

 

	 	b)	Arbitration. In case of any claim or dispute between parties that relates to the rights and/or duties of the parties under this Lease, the dispute shall be submitted to, and
conclusively determined by, binding arbitration conducted by a retired judge from the panel of Clark County in accordance with the provisions of Nevada Revised Statutes Ch. 38, et.seq. The arbitrator may award costs and attorney fees to the
prevailing party. The provisions of this section shall not preclude a party from seeking injunctive or other provisional or equitable relief to preserve the status quo pending the parties’ resolution of their dispute, and the filing of an
action seeking injunctive or other provisional relief shall not be construed as a waiver of that party’s arbitration rights. 

  

					
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	LANDLORD:	 		 	TENANT:
			
	Lamb 4780, LLC, A Nevada Limited Liability Company	 		 	Vitacost.com, Inc., a Delaware Corporation
					
	By:	 	  
	 		 	By:	 	  

		 	Larry Bann	 		 		 	Ira Kerker
	Title:	 	Managing Member	 		 	Title:	 	CEO
					
	By:	 	  
	 		 	By:	 	  

	Title:	 		 		 	Title:	 	
	Dated:	 		 		 	Dated:	 	

  

					
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	  	SALE/LEASE DISCLOSURES

 Property: 4780 N. Lamb Blvd., Las Vegas, NV 89115 
 Flood Zones. According to Regional Flood Control Panel #2180, the Property ( ) is / (X ) is not located in a flood zone. Many lenders require flood
insurance for properties located in flood zones, and government authorities may regulate development and construction in flood zones. Whether or not located in a flood zone, properties can be subject to flooding and moisture problems, especially
properties on a slope or in low-lying areas. Buyers and tenants should have their experts confirm whether the Property is in a flood zone and otherwise investigate and evaluate these matters. Flood Zone Designation: Zone X. 
 Hazardous Materials and Underground Storage Tanks. Due to prior or current uses of the Property or in the area or the construction materials used, the
Property may have hazardous or undesirable metals (including lead-based paint), minerals (including asbestos), chemicals, hydrocarbons, petroleum-related compounds, or biological or radioactive/emissive items (including electrical and magnetic
fields) in soils, water, building components, above or below-ground tank/containers or elsewhere in areas that may or may not be accessible or noticeable. Such items may leak or otherwise be released. Asbestos has been used in items such as
fireproofing, heating/cooling systems, insulation, spray-on and tile acoustical materials, floor tiles and coverings, roofing, drywall and plaster. If the Property was built before 1978 and has a residential unit, sellers/landlords must disclose all
reports, surveys and other information known to them regarding lead-based paint to buyers and tenants and allow for inspections (42 United States Code Sections 4851 et seq.). Have your experts investigate and evaluate these matters. 
 Americans with Disabilities Act (ADA). The Americans With Disabilities Act (42 United States Code Sections 12101 et seq.) and other federal, state and
local requirements may require changes to the Property. Have your experts investigate and evaluate these matters. 
 Taxes. Sales, leases and
other real estate transactions can have federal, state and local tax consequences. In sales transactions, Internal Revenue Code Section 1446 requires buyers to withhold and pay to the IRS 10% of the gross sales price within 10 days of the date
of a sale unless the buyers can establish that the sellers are not foreigners, generally by having the sellers sign a Non-Foreign Seller Affidavit. Depending on the structure of the transaction, the tax withholding liability can exceed the net cash
proceeds to be paid to the sellers at closing. California imposes an additional withholding requirement equal to 3-1/3% of the gross sales price not only on foreign sellers but also out-of-state sellers and sellers leaving the state if the sales
price exceeds $100,000. Withholding generally is required if the last known address of a seller is outside California, if the proceeds are disbursed outside of California or if a financial intermediary is used. Have your experts investigate and
evaluate these matters. 
 Broker Representation. CB Richard Ellis, Inc. is a national brokerage firm representing a variety of clients.
Depending on the circumstances, CB Richard Ellis, Inc. may represent both the seller/landlord and the buyer/tenant in a transaction, or you may be interested in a property that may be of interest to other CB Richard Ellis, Inc. clients. If CB
Richard Ellis, Inc. represents more than one party with respect to a property, CB Richard Ellis, Inc. will not disclose the confidential information of one principal to the other. 
 Seller/Landlord Disclosure, Delivery of Reports and Compliance with Laws. Sellers/landlords are hereby requested to disclose directly to buyers/tenants all information known to sellers/landlords
regarding the Property, including but not limited to, hazardous materials, zoning, construction, design, engineering, soils, title, survey, fire/life safety, and other matters, and to provide buyers/tenants with copies of all reports in the
possession of or accessible to sellers/landlords regarding the Property. Sellers/landlords and buyers/tenants must comply with all applicable federal, state and local laws, regulations, codes, ordinances and administrative orders, including, but not
limited to, the 1964 Civil Rights Act and all amendments thereto, the Foreign Investment in Real Property Tax Act, the Comprehensive Environmental Response Compensation and Liability Act, and The Americans With Disabilities Act. 
 Property Inspections and Evaluations. Buyers/tenants should have the Property thoroughly inspected and all parties should have the transaction thoroughly
evaluated by the experts of their choice. Ask your experts what investigations and evaluations may be appropriate as well as the risks of not performing any such investigations or evaluations. Information regarding the Property supplied by the real
estate brokers has been received from third party sources and has not been independently verified by the brokers. Have your experts verify all information regarding the Property, including any linear or area measurements and the availability of all
utilities. All work should be inspected and evaluated by your experts, as they deem appropriate. Any projections or estimates are for example only, are based on assumptions that may not occur and do not represent the current or future performance of
the property. Real estate brokers are not experts concerning nor can they determine if any expert is qualified to provide advice on legal, tax, design, ADA, engineering, construction, building codes, zoning, soils, title, survey, fire/life safety,
insurance, hazardous materials, or other such matters. Such areas require special education and, generally, special licenses not possessed by real estate brokers. Consult with the experts of your choice regarding these matters. 
  

					
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 DUTIES OWED BY A NEVADA REAL ESTATE LICENSEE 
 This form does not constitute a contract for services nor an agreement to pay compensation. 
 In Nevada, a real estate licensee is required to provide each party to a real estate transaction with a form setting forth the duties owed by the licensee. 

 

																	
	Licensee: The licensee in the real estate transaction is Donna S. Alderson whose license number is 17096 The licensee is acting for {client’s name(s)} Lamb 4780, LLC, a
Nevada Limited Liability Company who is/are the X Seller/Landlord;                  Buyer/Tenant.
	
	Licensee: The licensee in the real estate transaction is Greg Tassi whose license number is 56472. The licensee is acting for {client’s name(s)} Vitacost.com, Inc., a
Delaware Corporation who is/are the                  Seller/Landlord; X Buyer/Tenant.
	
	Broker: The broker is John Knott, whose company is CB Richard Ellis, Inc.

 Licensee’s Duties Owed to All Parties: 
 A Nevada real estate licensee shall: 
  

	1.	Not deal with any party to a real estate transaction in a manner which is deceitful, fraudulent or dishonest. 

  

	2.	Exercise reasonable skill and care with respect to all parties to the real estate transaction. 

  

	3.	Disclose to each party to the real estate transaction as soon as practicable: 

  

	 	a.	Any material and relevant facts, data or information which licensee knows, or with reasonable care and diligence the licensee should know, about the property.

  

	 	b.	Each source from which licensee will receive compensation. 

  

	4.	Abide by all other duties, responsibilities and obligations required of the licensee in law or regulations. 

 Licensee’s Duties Owed to the Client: 
 A Nevada real estate
licensee shall: 
  

	1.	Exercise reasonable skill and care to carry out the terms of the brokerage agreement and the licensee’s duties in the brokerage agreement. 

  

	2.	Not disclose, except to the licensee’s broker, confidential information relating to a client for 1 year after the revocation or termination of the brokerage agreement, unless
licensee is required to do so by court order or the client gives written permission. 

  

	3.	Promote the interest of the client by: 

  

	 	a.	Seeking a sale, lease or property at the price and terms stated in the brokerage agreement or at a price acceptable to the client. 

  

	 	b.	Presenting all offers made to, or by the client as soon as practicable. 

  

	 	c.	Disclosing to the client material facts of which the licensee has knowledge concerning the real estate transaction. 

  

	 	d.	Advising the client to obtain advice from an expert relating to matters which are beyond the expertise of the licensee. 

  

	 	e.	Accounting to the client for all money and property the licensee receives in which the client may have an interest. 

 Duties Owed By a broker who assigns different licensees affiliated with the brokerage to separate parties. Each licensee shall not disclose, except to the real
estate broker, confidential information relating to client. 
 Licensee Acting for Both Parties: You understand that the licensee
             may or              may not, in the future act 
                                        
                                        
             (Client Init) (Client Init)  
 for two or more parties who have
interests adverse to each other. In acting for these parties, the licensee has a conflict of interest. Before a licensee may act for two or more parties, the licensee must give you a “Consent to Act” form to sign. 
  

																					
	I/We acknowledge receipt of a copy of this list of licensee duties, and have read and understand this disclosure.
				
		  	Lamb 4780, LLC, a Nevada Limited Liability Company	    		  	Vitacost.com, Inc., a Delaware Corporation
		  	Seller/Landlord	    		  	Buyer/Tenant	  		  	
				
	By:	  	  
	    	By:	  	  

		  	Larry Bann	  	Date	  	Time	  		    		  	Ira Kerker	  	Date	  	Time
		  	Managing Member	  		  		  		    		  	CEO	  		  	
				
	By:	  	  
	    	By:	  	  

		  		  		  		  	Date	  	Time	  		    		  		  	Date	  	Time

  

					
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	  	Option to Extend Term Lease Rider
	  	CB RICHARD ELLIS, INC
	  	BROKERAGE AND MANAGEMENT
	  	LICENSED REAL ESTATE BROKER

 This Rider is attached to and made part of that certain Lease (the “Lease”) dated
June 19, 2007 between Lamb 4780, LLC, a Nevada Limited Liability Company, as Landlord, and Vitacost.com, Inc., a Delaware Corporation, as Tenant, covering the Property commonly known as a +/-63,000 square foot building located at 4780 N. Lamb
Blvd., Las Vegas, NV 89115, also known as Lamb Business Center, Building A. (the “Property”). The terms used herein shall have the same definitions as set forth in the Lease. The provisions of this Rider shall supersede any inconsistent or
conflicting provisions of the Lease. 
 A. Option(s) to Extend Term. 
 1. Grant of Option. 
 Landlord hereby grants to Tenant One (1) option(s) (the
“Options(s)”) to extend the Lease Term for additional term(s) of five (5) years years each (the “Extension(s)”), on the same terms and conditions as set forth in the Lease, but at an increased rent as set forth below. Each
Option shall be exercised only by written notice delivered to Landlord at least one hundred eighty (180) days before the expiration of the Lease Term or the preceding Extension of the Lease Term, respectively. If Tenant
fails to deliver Landlord written notice of exercise of an Option within the prescribed time period, such Option and any succeeding Options shall lapse, and there shall be no further right to extend the Lease Term. Each Option shall be exercisable
by Tenant on the express conditions that (a) at the time of the exercise, and at all times prior to the commencement of such Extension, Tenant shall not be in default under any of the provisions of the Lease and (b) Tenant has not been ten
(10) or more days late in the payment of rent more than a total of three (3) times during the Lease Term and all preceding Extensions. 
 2. Personal Options.  
 The Option(s) are personal to the Tenant named in Section 1.03 of the Lease or any Tenant’s
Affiliate described in Section 9.02 of the Lease. If Tenant subleases any portion of the Property or assigns or otherwise transfers any interest under the Lease to an entity other than a Tenant Affiliate prior to the exercise of an Option
(whether with or without Landlord’s consent), such Option and any succeeding Options shall lapse. If Tenant subleases any portion of the Property or assigns or otherwise transfers any interest of Tenant under the Lease to an entity other than a
Tenant Affiliate after the exercise of an Option but prior to the commencement of the respective Extension (whether with or without Landlord’s consent), such Option and any succeeding Options shall lapse and the Lease Term shall expire as if
such Option were not exercised. If Tenant subleases any portion of the Property or assigns or otherwise transfers any interest of Tenant under the Lease in accordance with Article 9 of the Lease after the exercise of an Option and after the
commencement of the Extension related to such Option, then the term of the Lease shall expire upon the expiration of the Extension during which such sublease or transfer occurred and only the succeeding Options shall lapse. 
 B. Calculation of Rent. 
 The Base Rent during the
Extension(s) shall be determined by one or a combination of the following methods (INDICATE METHOD UPON EXECUTION OF THE LEASE): 
  

	 	 ̈  1.	Cost of Living Adjustment (Section B.1, below) 

	 	  	Rental Adjustment Date(s): The first day of the                  month(s) of the
                 Extension(s) of the Lease Term. 

  

	 	x  2.	Fair Rental Value Adjustment (Section B.2, below) as determined by appraiser   ̈ or broker  x. 

	 	   
	 Rental Adjustment Date(s): The first day of the 1st, 13th, 25th, 37th, and 49th month(s) of the first and only Extension(s) of the Lease Term.

 However in no event shall the Initial Base Rent be increased by more than ten percent (10%) over the previous period’s Base
Rent for The Extension. Thereafter, the Base Rent during the Extension shall be increased annually in an amount equal to the increase in the United States Department of Labor, Bureau of Labor Statistics, Consumer Price Index for All Urban Consumers,
however in no event shall such annual increases be less than three percent (3%) or more than six percent (6%) annually. In no event shall the Initial Base Rent for the Extension be less than the previous period’s Base Rent.

  

	 	 ̈  3.	Fixed Adjustment  

 The Base Rent shall be increased
to the following amounts (the “Adjusted Base Rent(s)”) on the dates (the “Rental Adjustment Date(s)”) set forth below: 
  

							
	Rental Adjustment Date(s)	 		  		 	Adjusted Base Rent(s)
	  
	 		  	$	 	  

	  
	 		  	$	 	  

	  
	 		  	$	 	  

	  
	 		  	$	 	  

  

					
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 1. Cost of Living Adjustment. 
 The Base Rent shall be increased on the dates specified in Section B.1, above (the “Rental Adjustment Date(s)”) by reference to the Index
defined in Section 3.02 of the Lease or the substitute index described in Paragraph 3.02(b) of the Lease, as follows: The Base Rent in effect immediately prior to the applicable Rental Adjustment Date (the “Comparison Base Rent”)
shall be increased by the percentage that the Index has increased from the month in which the payment of the Comparison Base Rent commenced through the month in which the applicable Rental Adjustment Date occurs. In no event shall the Base Rent be
reduced by reason of such computation. 
 2. Fair Rental Value Adjustment. 
 The Base Rent shall be increased on the date(s) specified in Section B.2, above (the “Rental Adjustment Date(s)”) to the “fair rental
value” of the Property, determined in the following manner: 
 (a) Not later than one hundred (100) days prior to any applicable
Rental Adjustment Date, Landlord and Tenant shall meet in an effort to negotiate, in good faith, the fair rental value of the Property as of such Rental Adjustment Date. If Landlord and Tenant have not agreed upon the fair rental value of the
Property at least ninety (90) days prior to the applicable Rental Adjustment Date, the fair rental value shall be determined by appraisal, by one or more appraisers or brokers (herein called “Appraiser(s)”), as provided in Section
B.2(b), below. If appraiser(s) are used, such appraiser(s) shall have at least five (5) years’ experience in the appraisal of commercial/industrial real property in the area in which the Property is located and shall be members of
professional organizations such as MAI or equivalent. If broker(s) are used, such broker(s) shall have at least five (5) years’ experience in the sales and leasing of commercial/industrial real property in the area in which the Property is
located and shall be members of professional organizations such as the Society of Industrial and Office Realtors or equivalent. 
 (b) If
Landlord and Tenant are not able to agree upon the fair rental value of the Property within the prescribed time period, then Landlord and Tenant shall attempt to agree in good faith upon a single appraiser not later than seventy-five (75) days
prior to the applicable Rental Adjustment Date. If Landlord and Tenant are unable to agree upon a single appraiser within such time period, then Landlord and Tenant shall each appoint one appraiser not later than sixty-five (65) days prior to
the applicable Rental Adjustment Date. Within ten (10) days thereafter, the two (2) appointed Appraisers shall appoint a third (3rd) Appraiser. If either Landlord or Tenant fails to appoint its Appraiser within the prescribed time
period, the single Appraiser appointed shall determine the fair rental value of the Property. If both parties fail to appoint Appraisers within the prescribed time periods, then the first Appraiser thereafter selected by a party shall determine the
fair rental value of the Property. Each party shall bear the cost of its own appraiser and the parties shall share equally the cost of the single or third appraiser, if applicable. 
 (c) For the purposes of such appraisal, the term “fair market value” shall mean the price that a ready and willing tenant would pay, as of the
applicable Rental Adjustment Date, as monthly rent to a ready and willing landlord of property comparable to the Property if such property were exposed for lease on the open market for a reasonable period of time and taking into account all of the
purposes for which such property may be used. If a single Appraiser is chosen, then such appraiser shall determine the fair rental value of the Property. Otherwise, the fair rental value of the Property shall be the arithmetic average of the two
(2) of the three (3) appraisals which are closest in amount, and the third appraisal shall be disregarded. In no event, however, shall the Base Rent be reduced by reason of such computation. Landlord and Tenant shall instruct the
Appraiser(s) to complete the determination of the fair rental value not later than thirty (30) days prior to the applicable Rental Adjustment Date. If the fair rental value is not determined prior to the applicable Rental Adjustment Date, then
Tenant shall continue to pay to Landlord the Base Rent applicable to the Property immediately prior to such Extension, until the fair rental value is determined. When the fair rental value of the Property is determined, Landlord shall deliver notice
thereof to Tenant, and Tenant shall pay to Landlord, within ten (10) days after receipt of such notice, the difference between the Base Rent actually paid by Tenant to Landlord and the new Base Rent determined hereunder. 
  

					
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 EXHIBIT “A” 
 

 
  

					
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		  	(Single-Tenant Net Form)

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