Document:

Exhibit 10.1

 

English Translation

 

of

 

Project Financing Loan Contract

Contract Number: CSHD(2013)67

 

	The Borrower (Party A):	Shaanxi Guangxia Investment Development Group Limited
	Legal Representative:	ZHU Xiaojun
	 	 
	The Lender (Party B):	China Construction Bank Corporation, Hanzhong Branch
	Responsible Person:	CHEN Yong

 

Due to the need of development and construction
of Guangxia Mingzhu Beiyuan Residential Area project, Party A requests a loan from Party B and Party B agrees to issue a loan to
Party A. The two parties have entered into the following agreement.

 

		Article I	Loan Amount

 

Party A borrows the amount of RMB 150,000,000.00
from Party B.

 

		Article II	Purpose of the Loan and Source of Repayment

 

Party A must use the loan in the investment
for the project and shall not change the purpose of the loan without Party B’s written consent.

 

For details of the project (the “Project”)
for which the loan hereunder is intended, the specific use of the loan and the source of repayment, see Appendix 1 “Basic
Information on the Project and the Loan” attached hereto.

 

		Article III	Term of the Loan

 

The term of the loan is 36 months, starting
from August 23, 2013 to August 20, 2016.

 

If the starting date of the term of the
loan hereunder is inconsistent with that on the loan disbursement note (hereinafter, “Loan Note”), the starting date
of the term should be the date actually recorded in the loan note for the first disbursement of the loan and the due date for the
loan stipulated in Article 1 will be adjusted accordingly.

 

    	 

    	 

    

 

		Article IV	Calculation and Settlement of Interest Rate and Penalty
Interest Rate of the Loan

 

1.           Interest
rate of the loan

The interest rate for the loan hereunder
is the annual rate and the rate is the floating rate, i.e., 5% upward from the bench mark rate on the date when the interest accrues
and, before the full repayment of the loan principal and interest hereunder, the rate will be adjusted once every 12 months based
on the aforementioned float rate.

 

2.           Penalty
interest rate

		(1)	If Party A fails to use in the loan in accordance with the purpose stated herein, the penalty rate is that floated upward 100%
from the loan interest rate; and if the loan interest rate is a floated rate and is adjusted as specified in Section IV.1 herein,
the penalty rate will also be adjusted accordingly.

 

		(2)	The penalty rate for the past-due loan is that floated upward 50% from the loan interest rate; and if the loan interest rate
is a floated rate and is adjusted as specified in Section IV.1 herein, the penalty rate will also be adjusted accordingly.

 

		(3)	If the loan is both past due and misused, the penalty rate should be the higher of the above and compounded.

 

3.           The
interest accruing date means the date when the first disbursement of the loan hereunder is deposited into the loan disbursement
account (“Loan Disbursement Account”) specified in Article VI herein.

 

4.           The
interest on the loan starts to accrue on the date when the loan fund is deposited into the loan disbursement account. The interest
on the loan hereunder accrues on a daily basis, and the daily rate = annual rate/360. If Party A fails to pay interest on the interest
settlement date, then compound rate will be assessed on the following day.

 

5.           Interest
settlement

 

The interest on the loan hereunder is settled
monthly and the settlement date is the 20th of each month.

 

		Article V	Release and Disbursement of the Loan

 

1.           Pre-conditions
for the release of the loan

 

Only upon the satisfaction of the following
pre-conditions will Party B has the obligation to release the loan, unless such pre-conditions are waived in part or in entirety
by Party B:

		(1)	Party A has completed all approval, registration, delivery, insurance and other procedures in connection with the loan hereunder;

		(2)	Party A has provided guarantee, if any, at Party B’s request and such guarantee has already become, and will remain,
effective;

 

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		(3)	Party A has set up accounts for loan disbursement and repayment in accordance with Party B’s specifications;

		(4)	There has been no occurrence of events of breach set forth herein on Party A’s part or of any situation that may threaten
Party B’s claims;

		(5)	The release of the loan hereunder is not forbidden or restricted by any law, regulation or by any competent authority;

		(6)	The full amount of capital in proportion to the loan to be released has been in place and the actual progress of the project
matches the amount of investment already made;

		(7)	Party A’s key financial indicators remain satisfactory as provided in Appendix 2 “Financial Indicators Conditions
and Restrictions”;

		(8)	If any single payment is in excess of 5% (i.e., ¥47,260,000.00) of the total investment for the project or in excess of
¥5,000,000.00, then Party A must provide relevant documents to Party B before the release of the loan. Whichever is the case,
the documents provided to Party B must include:

			Loan disbursement note signed by Party A, and payment settlement note signed by Party A, document of proof evidencing the use
of the capital fund, the trading documents corresponding to such single payment and other documents requested by Party B.

		(9)	If the amount of any single payment is other than stated above, Party A must provide the corresponding loan use plan with regard
to the loan amount and other documents requested by Party B.

		(10)	All documents provided by Party A to Party B must be legal, authentic, complete, accurate and valid.

		(11)	If, in accordance with Section V.1.(9) herein, Party B requires that Party A, an independent agent and the contractor jointly
inspect the progress of the project and issue joint certification, such joint certification must be confirmed and signed by the
representatives of all certifying parties.

		(12)	Other conditions;

			[ Restrictions on, or bank approval for, certain corporate financial events (dividends, equity, debt financing, guarantee,
etc.)]

 

2.           Fund use plan

 

To apply for the use of the loan fund at
any time, based on the actual project need.

 

3.           Party
A must use the loan in accordance with the provisions specified in Section V.2 herein; Party A shall not withdraw, postpone, split
or cancel the loan without Party B’s written consent.

 

4.           If
Party A uses the loan fund separately, the due date for such fund must still be determined in accordance with the provisions of
Article III herein.

 

5.           Disbursement
entrusted to Party B

 

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		(1)	Whichever the case may be of the those set forth in 1.(8) in this Article, Party A must entrust Party B to disburse the loan
fund to Party A’s trading partner. Party A must not disburse such fund directly to its trading partner.

		(2)	Under the entrustment method, Party B will transfer the loan fund into the loan disbursement account and then pay such fund
directly through the disbursement account into the account of Party A’s trading partner.

		(3)	Party B will conduct formal review of the disbursement amount, time, recipient, method and account involved based the documents
provided by Party A and will disburse such loan fund only upon satisfactory result of such review.

		(4)	Such formal review by Party B does not constitute Party A’s confirmation of the authenticity or legal compliance of any
trades in question, nor does it constitute any involvement in any dispute between Party A and its trading partners or assumption
of any of Party A’s obligations. Party A must compensate Party B for any losses resulting from such entrusted disbursement.

		(5)	Under the entrustment method, if the loan fund disbursed fails to be deposited successfully into the account of Party A’s
trading partner due to erroneous information provided by Party A, the consequences should be handled as follows:

		a.	Party A must be responsible for all losses suffered by Party A’s trading partner resulting from such failure to have
the fund successfully disbursed and must also be responsible for all losses suffered by Party B;

		b.	Party A shall not dispose of this portion of the fund in any manner;

		c.	Party A must perform the obligation to re-submit documents or corrected documents within 2 business days.

			If Party A breaches any of the provisions above, Party B shall have the right to recall in advance that portion of the loan
fund.

		(6)	Party A must be responsible for all risks, liabilities and losses as a result of the disbursement failure, mistake or delay
due to any fault not on Party B’s part and be responsible for any resulting losses suffered by Party B.

 

6.           Party
A must be responsible for all risks, liabilities and losses as a result of the disbursement account being frozen or withheld by
any competent authority after any loan fund has been disbursed into it and must also be responsible for all losses suffered by
Party B.

 

		Article VI	Use and Monitoring of the Accounts

 

1.           Loan
disbursement account

 

Party A must set up such loan disbursement
account with Party A 3 business days after the execution of this contract and before the first disbursement and such account is
to be used for the disbursement and repayment of all the loan funds hereunder.

 

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2.           Loan
repayment reserve account

 

Party A must, within 5 business days after
this contract become effective, set up a special account, or use an existing account (account No. 61001655100052508029), with Party
B as repayment reserve account.

 

100% of the project’s or Party A’s
cash revenue must be deposited into this account.

 

3.           [n/a]

 

4.           Party
B shall have the right to monitor the following account set up by Party A with Party B:

Account No. 61001655100059000888.

 

		Article VII	Repayment

 

1.           Principles
of repayment

 

Repayment by Party A hereunder should be
made in accordance with the following principles:

 

Party B shall have the right to apply the
repayment first to all the fees advanced by Party B and expenses incurred by Party B in realizing its claims, then to interest
payment and then to the principal. With regard to the outstanding portion of the loan and interest that are past due for 90 days
or other amount required by law or regulation or stipulated otherwise, the repayment by Party A will be applied such principal
and then interest after the repayment of the amounts mentioned above.

 

2.           Interest
payment

 

Party A must pay interest to Party B on
interest settlement days and pay all interest with the last repayment of the loan principal.

 

3.           Plan
for repayment of principal

 

The repayment of the loan principal will
be performed in accordance with “Real Estate Loan Closed Management Agreement” (Contract No. (2013)01) between the
two parties.

 

4.           Repayment
method

 

Party A must have sufficient fund in the
repayment reserve account or other accounts set up with Party B prior to the repayment date specified herein and transfer such
fund to Party B as repayment (Party B also has the right to deduct funds from such accounts as repayment).

 

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5.           Early
repayment

 

If Party A desires to repay the loan principal
early, Party A must submit application to Party B 30 business days in advance and, upon approval by Party B, may repay portion
or all of the loan principal.

 

If Party B approves Party A’s early
repayment, Party B has the right to charge an amount of compensation, which is to be determined through negotiation.

 

		Article VIII	Party A’s Rights and Obligations

 

1.           Party
A’s rights

		(1)	The right to demand that Party B disburse the loan in accordance with the provisions herein;

		(2)	The right to use the loan in accordance with the provisions herein;

		(3)	The right to apply to Party B to extend the term of the loan, provided that Party B’s conditions are met;

		(4)	The right to request that Party B maintain confidential all financial material and commercial secrets regarding Party A’s
production and operation, except where there requirements by law and regulations or stipulations elsewhere between the two parties;

		(5)	The right to refuse bribery from Party B or its employees and to report any such illegal activities.

 

2.           Party
A’s obligations

		(1)	The obligation to withdraw and repay the loan and interest and to assume all fees set forth here herein;

		(2)	The obligation to provide financial documents and business reports at Party B’s request and ensure that such material
are valid, truthful, complete, accurate and effective with no misleading information or withholding of material financial facts;

		(3)	The obligation to notify Party B within 3 business days the occurrence of any adverse events that affect Party A’s repayment
abilities and of any changes to Party A’s name, contact information, corporate documents and registration event.

		(4)	The obligation to use the loan in accordance with the purpose specified herein and to assist Party B in its review and monitoring
of Party A’s operations, financial situation and the use of the loan; Party B must not engage in any activities in order
to evade debt obligations or to obtain bank credit;

		(5)	The obligation to comply with the state environmental regulations in its operation and construction activities;

		(6)	The obligation not to provide guarantee to any third party before the repayment of the loan and interest hereunder;

		(7)	The obligation to report any related party transactions if such transactions involve amount in excess of 10% of Party A’s
net assets;

 

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		(8)	The obligation to ensure that the construction project has proper government approval, that it will not violate any law or
regulation, that the project capital and other financing are on schedule and in place and that the project progresses on schedule;

		(9)	The obligation to obtain Party B’s written consent if Party A engages in any merger, spin-off, transfer of equity, external
investment and substantial increase of debts. However, Party B’s consent shall not preclude its right to take other remedial
measures to protect and exercise its claims;

		(10)	The obligation to provide to Party B on the quarterly basis loan disbursement reports.

		(11)	Party A must assist Party B in its review and monitoring of Party A’s operations, financial situation and the construction
project and request that the project contractor assist Party B in such review and monitoring.

		(12)	Party A must have Party B as the first beneficiary of the insurance policy placed on the project.

		(13)	Party A must enter into construction contractor agreement, commercial insurance policy and construction completion guarantee
contract in accordance with Party B’s requirements in order to reduce to the maximum extent the risk of construction cycle.

		(14)	Party A must enter into long-term supplier’s agreement and use other means to diffuse construction cycle risk.

 

		Article IX	Party B’s Rights and Obligations

 

1.           Party
B has the right to demand that Party A repay the loan principal, interest and associated fees on time, to manage and control the
disbursement of the loan, to monitor the revenue cash flow of the project and Party A’s operations and to exercise other
rights provided herein;

 

2.           Party
B has the right to engage, or ask Party A to engage, a qualified independent intermediary to provide legal, tax, insurance, technical,
environmental protection and regulatory compliance opinions and services.

 

3.           Party
B has the right to require that Party B, an independent agent and the contractor to jointly inspect the project progress and provide
joint certification.

 

4.           Party
B must release the loan in accordance with the provisions herein, except when due to other causes on Party A’s part;

 

5.           Party
B must confidential all financial material and commercial secrets regarding Party A’s production and operation, except where
there requirements by law and regulations or stipulations elsewhere between the two parties;

 

6.           Party
B shall not provide bribery to or solicit bribery from Party A and its employees;

 

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7.           Party
B must not engage in any activities harmful to Party A’s interests.

 

		Article X	Liabilities for Breach and Remedial Measures to Protect
Party B’s Claims

 

1.           Breaches
by Party B and liabilities

		(1)	Party A may demand that Party B continue to release the loan in accordance with the provisions herein if Party B refuses to
do so without any proper reason;

		(2)	If Party B received any interest or fees in violation of state laws or regulations, Party A shall have the right to demand
that Party B refund such interest and fees.

 

2.           Breaches
by Party A

		(1)	Party A violates any of the provisions or any of its obligations set forth herein;

		(2)	Party A explicitly states or shows by its behavior that it will not perform any of its obligations hereunder.

 

3.           Events
that may harm Party B’s claims

		(1)	Upon the occurrence of any of the following that, in Party B’s view, may harm Party B’s claims: subcontracting,
entering into receivership, spin-off, merger (M&A), joint operation, joint venture, partnership, contracting, leasing, reorganization,
structuring, decrease of registered capital, substantial increase of debt, being forced to suspend business, file bankruptcy or
dissolve, change of controlling person/shareholder, transfer of major assets, being sanctioned and assessed penalty fee of large
amount, having business registration or permit revoked, involvement in major legal dispute, material deterioration of financial
situation or operation or credit worthiness, and inability of its legal representative to perform normal duties;

		(2)	Upon the occurrence of any of the following that, in Party B’s view, may harm Party B’s claims: failure to perform
other debt obligations, transfer of assets at low price or without compensation, waiver of any third party’s debt, or provide
guarantee to a third party; Party A’s financial indicators fail to meet the requirements specified in “Financial Indicators
Conditions and Restrictions;” Party A fails to disburse the loan fund in accordance with the provisions herein or attempts
to evade debt; progress of the project falls behind the progress of the use of the funds; any irregular activities in Party A’s
repayment reserve account or project revenue account).

		(3)	Party A’s shareholder abuses the corporate legal person status or shareholder limited liability status to evade debt;

		(4)	Any of the pre-conditions for the release of the loan fails to remain satisfied;

		(5)	Upon the occurrence of any of the following on the part of the guarantor:

 

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		a.	Violation of any of the provisions in the guarantee contract or the representations and warranties therein contain falsehood,
mistakes and omissions;

		b.	The guarantor experiences or engages in subcontracting, entering into receivership, spin-off, merger (M&A), joint operation,
joint venture, partnership, contracting, leasing, reorganization, structuring, decrease of registered capital, substantial increase
of debt, being forced to suspend business, file bankruptcy or dissolve, change of controlling person/shareholder, transfer of major
assets, being sanctioned and assessed penalty fee of large amount, having business registration or permit revoked, involvement
in major legal dispute, material deterioration of financial situation or operation or credit worthiness, and inability of its legal
representative to perform normal duties, thus affecting the guarantor’s ability to provide guarantee;

		(6)	Any pledge or mortgage experiences the following:

		a.	Being appropriated, confiscated, recalled or relocated by the state as a result of the activities of any third party, or being
damaged or lost or its value being reduced for any reason;

		b.	The pledged or mortgaged property being frozen, withheld, auctioned or taken into receivership or involved in any dispute;

		c.	Violation of any of the provisions in the pledge/mortgage contract by the pledgor or mortgagor or the representations and warranties
therein contain falsehood, mistakes and omissions;

		d.	Other situations that are harmful to Party B’s pledgee’s right or mortgagee’s right;

		(7)	Guarantee is not established, or is invalid, withdrawn or cancelled; the guarantor explicitly states or shows by its behavior
that it will not perform any of its obligations; the guarantor loses its ability to provide guarantee; or

		(8)	Other situations which, in Party B’s view, are harmful to Party B’s claims hereunder.

 

4.           Party
B’s remedial measures

 

Upon the occurrence of any of the events
set forth in Section X.2 or Section X.3 above, Party B has the right to exercise one or more of the rights below:

		(1)	The right to suspend the release of the loan;

		(2)	The right to declare the loan immediately due and demand that Party A immediately repay the loan principal, interest and the
associated fees;

		(3)	The right to demand that Party A pay penalty if Party A fails to disburse the loan in accordance with the provisions herein;

		(4)	The right to assess penalty interest and compound interest if Party A fails to use the loan for the purposed specified herein;

		(5)	The right to charge penalty interest and compound interest if Party A fails to repay the loan principal and interest on time.

 

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		(6)	Other remedial measures including but not limited to deducting any corresponding amount from Party A’s accounts with
Party B, exercising guarantee right, demand that Party A provide other guarantee, and dissolve this contract.

 

		Article XI	Miscellaneous

 

1.           Assumption
of fees

 

		(1)	Party A must be responsible for all fees (including but not limited to legal fees, arbitration fees, property management fees,
exercise fees, appraisal fees, auction fees, certification fees and attorney fees) as a result of Party A’s breach of any
of the provisions herein;

		(2)	Other fees in connection with this contract.

 

2.           Use
of Party A’s information

 

Party A agrees that Party B may make inquiry
on Party A’s credit in credit database established by the People’s Bank of China and further agrees that Party B may
provide Party A’s information to such database. Party A also agrees that Party B may reasonably use and disclose Party A’s
information for business need.

 

3.           Collection
by public announcement

 

If Party A is delinquent or has other breaches,
Party B shall have the right to report to the relevant authorities and to engage in collection through public announcement in the
news media.

 

4.           Validity
of Party B’s record

 

Unless there are any evidence to the contrary,
Party B’s internal accounting records, loan notes, invoices and documents regarding the loan principal, interest, fees and
repayments will constitute valid document evidencing the creditor/debtor relationship between Party A and Party B.

 

5.           Preservation
of rights

 

Party B’s rights hereunder shall not
affect or preclude any other rights available under the law or statutes. Any tolerance or forgiveness of any breach or any delay
of exercising any right hereunder shall not affect any other rights hereunder or under the law and statutes. Party B’s delay
of exercising its rights or non-exercise thereof does not constitute Party B’s forfeiture of such rights or waiver by Party
B of Party A’s obligations hereunder.

 

6.           In
addition to the debts hereunder, if Party A has other debt obligations toward Party B, Party B shall have the right to deduct any
amount corresponding to any debt due as repayment.

 

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7.           If
there is any change to Party A’s address or contact information, Party A must immediately notify Party B or be responsible
for any resulting consequences.

 

8.           Party
B has the right to deduct from Party A’s accounts with Party B any amount corresponding to any amount payable.

 

9.           Dispute
resolution

 

Any dispute arising from the performance
of this contract must be resolved through consultation; if such consultation fails, such dispute may be submitted to the people’s
court at Party B’s location for resolution.

 

During such legal proceedings, all other
provisions that are not in dispute must continue to be performed.

 

10.         This
contract will become effective after it is signed by the respective legal representative of both parties.

 

11.         This
contract is in 6 counterparts.

 

12.         Other
matters

(none)

 

		Article XI	Representations

 

1.           Party
A is clearly aware of Party B’s scope of operation and limit of authority.

 

2.           Party
A has read all the provisions herein. Party B has already explained the relevant provisions at Party A’s request. Party A
fully understands the meaning of the provisions herein.

 

3.           Party
A’s execution of this contract and performance of its obligations hereunder are in compliance with the law, regulations and
statutes as well as the provisions of Party A’s articles of association. Party A has obtained all approval both internal
and from state regulatory agencies.

 

4.           Party
A meets the state requirements as an investment entity and operational enterprise;

 

5.           The
project is in compliance with the relevant state regulations regarding property, land, environment and investment management and
Party A has completed all required management procedures for the project;

 

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6.           Party
A’s project is in compliance with the provisions of the state policies regarding project investment capital;

 

7.           Party
A and its controlling shareholder have sound credit and have no major unfavorable records.

 

8.           Party
A represents that there is no activity or situation in violation of environmental regulation or any other law or statutes on the
part of Party A or its major affiliates and promises to further strengthen environmental so social risk management and comply with
all law and regulations. Party A acknowledges that Party B has the right to monitor such management and to request that Party A
provide relevant reports. If any of the representations above is false and Party A may cause environmental or social damage, Party
B shall have the right to suspend any credit extended to Party A, declare the loan immediately due or take other remedial measures
provided herein or available under the law.

 

	Party A:	Shaanxi Guangxia Investment Development Group Limited
	Legal Representative:	/s/ ZHU Xiaojun
	 	 
	Party B:	China Construction Bank Corporation, Hanzhong Branch
	Responsible Person:	/s/ [signature not legible]

 

August 23, 2013

 

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Appendix 1:

 

Basic Information on the Project and the
Loan

 

1.           Project
Name: “Guangxia Mingzhu Beiyuan Residential Area”

 

2.           Total
Investment Amount for the Project

 

RMB: Nine Hundred Forty-Five Million One
Hundred Thirty Yuan even.

 

3.           Location
of the Project: within the area where the Hanzhong City old airport is.

 

4.           Project
construction and operation status: the project broke ground in the 4th quarter of 2012; now the underground foundation
section of the project has been completed; the majority of the residential buildings will be 2 to 5 stories; it is projected that
the project will be completed in September 2014.

 

5.           Specific
purpose of the loan hereunder: to be used for the development and construction of the Guangxia Mingzhu Beiyuan Residential Area
project, including but not limited to the purchase of material and equipment, interest payment, repay previous loan of the project.

 

6.           Source
of repayment for the loan hereunder:

(1)          The
source of repayment for the loan hereunder is: all operation revenue of the project, including but not limited to project sales
security deposit, prepayment, down payment, good-faith deposit, one-time payment, installment payment and personal residential
mortgage loan (excluding personal residential mortgage loan deposit); lease income from Party A’s lease operation of the
development project; and other sources.

 

(2)          Party
A must use the revenue from the above source to repay the loan hereunder according to the following schedule (time, frequency and
method):

 

First year: repay ¥10,000,000.00 on
May 20, 2014 and ¥20,000,000.00 on August 20, 2014;

Second year: repay ¥40,000,000.00 on
February 20, 2015 and ¥40,000,000.00 on August 20, 2015;

Third year: year: repay ¥30,000,000.00
on February 10, 2016 and ¥10,000,000.00 on August 20, 2016.

 

Party A must ensure that the source of repayment
remains valid and the repayment fund is sufficient and stable.

 

7.           Others:
none.

 

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Appendix 2:

 

Financial Indicators Conditions and Restrictions

 

Party A’s financial indicators must
continue to satisfy the following criteria:

 

1.           The
Company’s effective credit rating must be AA. If lower than AA, , special approval from the bank is required regarding the
further use of the credit facility.

 

2.           At
the end of last year, the company’s asset-liability ratio is 30.05%, and its liability will increase before the project enters
sale stage; so based on the characteristics of the real estate business, it is determined that the upper limit of the company’s
asset-liability ratio is 50% during the period of the credit facility. If such limit is exceeded, special approval from the bank
is required regarding the further use of the credit facility.

 

3.           Current
ratio must not be lower than 2.0; and quick ratio must not be lower than 0.8. If they are lower than the set criteria, special
approval from the bank is required regarding the further use of the credit facility.

 

4.           The
Company’s current or remain debt is ¥38,500,000.00. There must be no new debt or increase of the current debt during
the period of the credit facility.

 

Party B shall have the right to modify the
above conditions and restrictions after notifying Party A 10 business days in advance.

 

    	14Exhibit 10.1

 

PURCHASE AND SALE AGREEMENT

 

AND JOINT ESCROW INSTRUCTIONS

 

This Purchase and Sale Agreement and Joint
Escrow Instructions (this “Agreement”) is dated as of the last date this Agreement is signed, as shown next
to each signature (the “Effective Date”), and is entered into by and between Sun World International, LLC, a
Delaware limited liability company (the “Seller”), and Limoneira Company, a Delaware corporation (the “Buyer”).

 

RECITALS

 

A. Seller owns approximately Seven Hundred Sixty
and 46/100 acres (760.46) acres in unincorporated Tulare County, California, more particularly described in Exhibit A, attached
hereto and incorporated herein (the “Land”).

 

B. Water to the Land
is supplied by the Water Assets (defined below).

 

C.Associated with
the Land are items of personal property described in Exhibit B (the “Personalty”).

 

D. Seller desires
to sell the Water Assets, Land and Personalty (collectively, the “Property”) to Buyer, and Buyer desires to
purchase the Property from Seller on the terms and subject to the conditions set forth in this Agreement.

 

AGREEMENT

 

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

 

1.Agreement to Purchase and Sell.
On the “Closing Date” (defined below), Seller will sell and convey to Buyer and Buyer will purchase from Seller, all
of Seller’s right, title and interest in and to the Property, on the terms and subject to the conditions set forth in this
Agreement.

 

2.Purchase Price. The parties have
agreed that the purchase price for the Property and is Eight Million, Five Hundred Thousand and No/100 Dollars ($8,500,000). In
addition, Buyer shall reimburse Seller for cultural costs heretofore incurred for the 2013-14 lemon crop in the amount of Two Hundred
Fifty Thousand and No/100 Dollars ($250,000), for a total combined amount to be paid by Buyer to Seller at Closing of Eight Million
Seven Hundred Fifty Thousand and No/100 Dollars ($8,750,000) (for convenience collectively referred to herein as the “Purchase
Price”).

 

3.Deposit of Purchase Price.
Within five (5) business days after the opening of “Escrow” (defined below), Buyer will deposit a check into Escrow
in the amount of $100,000 (the “Deposit”). Seller will be entitled to retain the deposit as liquidated damages
in the event the sale of the Property is not completed, unless the failure to close the sale is due to Seller’s breach of
this Agreement or inability to deliver insurable title. On or before the Closing Date, Buyer shall deposit the balance of the Purchase
Price, or $8,650,000, with “Escrow Holder” (defined below), together with net closing costs and prorations chargeable
to Buyer.

 

    	 

    	 

    

 

4.Title.

 

4.1Title Review to be Completed.
Seller will provide Buyer with a preliminary report showing the state of title to the Land (“Preliminary Report”)
issued by Chicago Title Company (“Title Company”) and will request the Title Company prepare one or more plot
maps for the Land with easements plotted and copies of any items shown as exceptions to title. Buyer shall take such steps as Buyer
deems prudent in its sole discretion to ascertain or approve the condition of title to the Land. If the Preliminary Report shows
title is uninsurable, is held by any persons or entities other than or in addition to those persons or entities executing this
Agreement as Seller, or contains title exceptions to which Buyer objects, Buyer shall notify Seller on or before the Decision Date
(defined below). Failure to so notify Seller shall be deemed waiver of all title objections and Buyer’s agreement to take
title in the form shown in the Preliminary Report. Seller may cure the title defect or remove the title exception objected to by
Buyer, but Seller shall have no obligation to cure title defects or remove the title exceptions to which Buyer objected; Buyer’s
sole recourse following Seller’s refusal to do so shall be to terminate this Agreement and have the Deposit be refunded.
Notwithstanding the foregoing, if any liens (other than nondelinquent real property taxes or assessments) are shown in the Preliminary
Report or later appear of record prior to the “Close of Escrow” (defined below), Seller shall discharge them from the
proceeds of the sale or otherwise, and Escrow Holder is instructed to discharge any such liens out of funds payable to Seller hereunder.
On or before the Closing Date, Buyer shall approve title as shown in the Preliminary Report, excepting liens required herein to
be cured or discharged by Seller and any other title conditions Seller has elected to cure (the “Approved Title Condition”),
or cancel the Escrow and terminate this Agreement.

 

4.2
Policy of Title Insurance
At the “Close of Escrow” (defined below) for the Land, Title Company shall issue to Buyer an CLTA standard coverage
owner’s policy of title insurance with coverage in the amount of the Purchase Price, insuring title to the Land as vested
in Buyer in the Approved Title Condition (the “Title Policy”). 

 

5.Buyer’s
Inspection and Representations.

 

5.1Buyer’s Inspection. On
or before fifteen (15) days after the Effective Date (the “Decision Date”), Buyer shall have caused the preparation
of, obtained, reviewed (or shall have chosen not to have reviewed) and approved, among other things, all reports of investigations
of the Property, including such soil, geological, engineering, agricultural, and environmental tests and reports, and other inspections
of the Property as Buyer shall deem necessary in order to determine whether the Property is in an acceptable condition and is suitable
for Buyer’s intended use, as well as investigated (or have chosen not to have investigated) all applicable zoning requirements,
federal, state and local laws, ordinances, rules, regulations, permits, licenses, approvals and orders, and the sufficiency of
the Water Assets. Buyer may enter onto the Land for the purpose of conducting its inspection of the Property; provided, however,
without first obtaining Seller’s prior written consent, Buyer shall only conduct a visual and surficial inspection, with
no right to conduct any physical testing, boring, sampling or removal of any portion (collectively “Physical Testing”)
of the Property. If Buyer wishes to conduct any Physical Testing of the Property, then Buyer shall submit a work plan to Seller
for Seller’s prior written approval, which work plan Seller may modify, limit or disapprove in its sole and absolute discretion.
If, on the basis of the review and the inspection described in this Section 5.1, Buyer determines for any reason that the Property
is not in an acceptable condition or is not suitable for Buyer’s intended use, then on or before the Decision Date, Buyer
may terminate this Agreement. Buyer’s failure to provide such notice on or before the Decision Date shall constitute Buyer’s
approval of the aforementioned items and of condition of the Property, and shall constitute Buyer’s waiver of Buyer’s
right to terminate this Agreement for reasons for which that deadline applied and a waiver of any condition to Closing related
to such deadline. Buyer hereby agrees to hold harmless, protect, defend and indemnify and hereby releases Seller, its officers,
directors, employees, contractors, agents, subsidiaries, affiliates, and its and their respective successors and assigns (“Indemnitees”)
and the Property from and against any and all claims, demands, causes of action, losses, liabilities, liens, encumbrances, costs
or expenses (including without limitation reasonable attorneys’ fees and litigation costs) arising out of, connected with
or incidental to any injuries to persons (including death) or property (real or personal) by reason of the inspections, work or
activities conducted on the Property by Buyer or Buyer’s agents.

 

    	2

    	 

    

 

5.2As Is Condition of Property.
Buyer acknowledges (i) that it has or will have investigated all physical, legal, and economic aspects of the Property that Buyer
deems necessary or desirable to protect its interests in acquiring the Property, including, without limitation, environmental audits
and assessments, toxic reports, surveys, investigation of land use and conditions that are or may be imposed by governmental agencies,
soils and geological reports, engineering and structural tests, insurance contracts, governmental agreements and approvals, and
existing right of way agreements for pipelines and private roads on the Property, if any; and (ii) neither Seller nor anyone acting
for or on behalf of Seller has made any representation, warranty, promise or statement, express or implied, to Buyer, or to anyone
acting for or on behalf of Buyer concerning the Property and the use or development thereof. Buyer represents and warrants that,
in entering into this Agreement, Buyer has not relied on any representation, warranty, promise or statement, express or implied,
of Seller or anyone acting for or on behalf of Seller, other than as expressly set forth in this Agreement, and that all matters
concerning the Property have been or shall be independently verified by Buyer prior to the close of Escrow, and that Buyer shall
purchase the Property based solely on Buyer’s own investigation and examination thereof (or Buyer’s election not to
do so). BUYER REPRESENTS THAT IT IS PURCHASING THE PROPERTY IN AN “AS IS” AND “WITH ALL FAULTS”, PHYSICAL
CONDITION AND IN AN “AS IS” AND “WITH ALL FAULTS” STATE OF REPAIR.  Buyer hereby waives, and Seller
hereby disclaims, all warranties of any type of kind whatsoever with respect to the Property, whether express or implied, including,
by way of description but not limitation, those of fitness for a particular purpose and use, tenantability or habitability.

 

5.3Indemnity. Buyer shall hold
harmless, indemnify, protect and defend Indemnitees from and against (a) any and all claims, demands, causes of action, loss, liability,
liens or encumbrances in any way related to the Property and (i) occurring, causing damage, injury or death, or becoming apparent
after the Closing Date, (ii) capable of being viewed or discovered by Buyer in any inspection it was permitted to conduct before
the Closing Date, or (iii) in any way related to or arising from any act, conduct, omission, contract or commitment of Buyer and/or
Buyer’s agents.

 

    	3

    	 

    

 

6.Seller’s Representations
and Disclosures. Seller makes no representations or warranties regarding this transaction, except that the Seller has not
pledged the Land as collateral. The Seller discloses to Buyer that the trees have the disease Hyphoderma
sambuci. Seller encourages Buyer to inspect the Property thoroughly to ascertain its current condition.

 

7. Liens. Seller shall keep the
Land at all times (whether before, on or after the Close of Escrow) free and clear of all judgment liens, and free and clear of
all mechanics’ materialmen’s and other liens, claims or demands arising in connection with work performed on the Land
or any portion thereof and materials provided in connection with such work, where such work was performed or such materials were
provided to, for or at the request of Seller before the Close of Escrow. If any such lien is filed, whether before or after the
Close of Escrow, Seller shall secure the release of same by payment, bonding or other appropriate means within ten (10) days after
the notice of the filing of the same.

 

8.Escrow.

 

8.1Opening of Escrow and Escrow Instructions.
The transaction contemplated in this Agreement shall be consummated through an escrow (the “Escrow”) established
with Chicago Title Company, 5015 Coffee Road, Suite 100, Bakersfield, CA 93308, Attn: Linda Overdevest (“Escrow Holder”).
Escrow Holder shall promptly notify Buyer and Seller of the date Escrow is opened. The parties agree to provide Escrow Holder with
such other information, instruments and documents, including without limitation Escrow Holder’s general provisions and supplemental
instructions, as the Escrow Holder may reasonably require to enable it to close the transaction on the Closing Date, which must
be consistent with the terms of this Agreement, and shall not be deemed or construed to modify or supersede this Agreement.

 

8.2Expenses of Escrow. Seller shall bear and
Escrow Holder shall discharge on Seller’s behalf out of the sums payable to Seller hereunder that portion of the costs and
expenses associated with the Title Policy equal to the premium on a CLTA owner’s policy of title insurance with the same
limits of liability as the Title Policy, the documentary transfer tax and all sales and use taxes required in connection with the
transfer of the Property to Buyer, the sums necessary to obtain and the cost of recording any reconveyance or discharge of lien
required hereby, one-half of Escrow Holder’s fee, and any additional costs and charges customarily charged to sellers in
accordance with common escrow practices in Tulare County. Buyer shall bear and Escrow Holder shall discharge on Buyer’s behalf
out of the sums deposited by Buyer hereunder the portion of the costs and expenses associated with the Title Policy in excess of
that to be paid by Seller, the fee for recordation of the grant deed, one half of Escrow Holder’s fee, and any additional
charges customarily charged to buyers in accordance with common escrow practices in Tulare County.

 

8.3Prorations. Real estate taxes and assessments
shall be prorated as of the Close of Escrow on the basis of the most recent tax statement for the Property. If prorations are not
made on the basis of the current tax year or if supplemental taxes are assessed after the Close of Escrow for the period prior
to the Close of Escrow, the parties shall make any necessary adjustment after Close of Escrow by cash payment to the party entitled
thereto so that Seller shall have borne all taxes allocable to the period prior to the Close of Escrow (including all supplemental
taxes which are allocable to the period prior to the Close of Escrow) and Buyer shall bear all taxes allocable to the period after
the Close of Escrow (including all supplemental taxes which are allocable to the period after the Close of Escrow).

 

    	4

    	 

    

 

8.4Closing Documents. On or before the Closing
Date, Seller shall deposit into Escrow a grant deed to the Land executed and acknowledged by Seller, a Bill of Sale respecting
the Personalty, two (2) counterparts executed by Seller of the Assignment and Assumption Agreement respecting the Water Assets,
and such documents as are necessary to transfer crop insurance coverage from Seller to Buyer for the Land, together with affidavits
or other documents or instructions duly executed by Seller as necessary for Escrow Holder to comply with Internal Revenue Code
Section 1445 and regulations issued thereunder, and with California Revenue and Taxation Code Sections 18805 and 26131, which sections
require withholding of a portion of the sale proceeds unless certain criteria related to Seller’s citizenship, residency
or organization can be established. On or before the Closing Date, Buyer shall deposit into Escrow two (2) counterparts executed
by Buyer of the Assignment and Assumption Agreement respecting the Water Assets. Upon the Close of Escrow, Escrow Holder shall
cause the grant deed to be recorded in the Official Records of Tulare County and thereafter mailed to Buyer, and shall deliver
one fully executed original of the Assignment and Assumption Agreement to Buyer and Seller. Upon the Close of Escrow, Escrow Holder
shall cause the Purchase Price minus the amount needed to discharge liens against the property and net costs and prorations chargeable
to Seller to be delivered to Seller in accordance with Seller’s separate instructions.

 

8.5Buyer’s Closing Conditions. Buyer’s
obligation to close Escrow and purchase the Property is conditioned upon the satisfaction, or waiver by Buyer, of the following
conditions (“Buyer’s Closing Conditions”):

 

8.5.1Title Policy. The Title Company shall be
irrevocably committed to issue the Title Policy to Buyer at Close of Escrow.

 

8.5.2Seller’s Performance. Seller shall
have performed its duties under this Agreement.

 

8.6Close of Escrow; Failure to Close. The parties
agree that Escrow shall be closed and title to the Property transferred to Buyer (the “Close of Escrow”) on
or before thirty (30) days after the opening of Escrow (the “Closing Date”), or such earlier date by which Buyer
and Seller have performed all of their obligations under this Agreement. If the Close of Escrow does not occur by the Closing Date,
Escrow Holder shall thereafter cause the Close of Escrow to occur whenever the required documents and funds have been deposited
into Escrow and the conditions for closing have been met; provided, however, that if the Close of Escrow has not occurred by the
Closing Date, either Buyer or Seller may instruct Escrow not to close thereafter, to return documents to the parties depositing
same and to disburse the funds as provided herein.

 

9.No Brokerage Commission.
Buyer and Seller each represent and warrant to the other that they have not dealt with any brokers or finders in connection with
the purchase and sale of the Land and no broker or other person is entitled to any commission or finder’s fee in connection
with the purchase and sale of the Land. Seller and Buyer each agree to indemnify and hold harmless the other against any loss,
liability, damage, cost, claim or expense (including reasonable attorney’s fees) incurred by the indemnified party by reason
of any brokerage fee, commission or finder’s fee alleged to be payable to any person because of any act, omission or statement
of the indemnifying party.

 

    	5

    	 

    

 

10.1031 Tax Deferred Exchange.
Each Party shall have the right to effect an IRC Section 1031 tax deferred exchange if the consummation of this transaction is
predicated on such an exchange, at any time before the Close of Escrow. However, converting the transaction into a 1031 exchange
shall not relieve the obligations or affect the rights of the parties hereunder. Each party agrees to cooperate with the other
in a manner necessary to complete the exchange, and agrees to execute all escrow instructions, documents, agreements, or instruments
reasonably requested to complete the exchange. The cooperating party shall be indemnified, defended and held harmless by the exchanging
party for all liabilities, expenses, or costs as a result of or connected with the exchange, including reasonable attorneys’
fees and related expenses. The non-exchanging party will not have to take title to any property other than the Property, or incur
any costs or liability to third parties.

 

11LIQUIDATED
DAMAGES. IF BUYER FAILS TO PURCHASE THE PROPERTY, AND SELLER IS NOT IN
BREACH OF THIS AGREEMENT OR UNABLE TO DELIVER INSURABLE TITLE, THEN SELLER’S SOLE REMEDY IS TO RECOVER THE DEPOSIT AS LIQUIDATED
DAMAGES IN LIEU OF ANY AND ALL OTHER CLAIMS FOR DAMAGEs or remedies OF ANY KIND, legal, equitable or otherwise. THIS IS NOT INTENDED
AS A FORFEITURE OR PENALTY, BUT INSTEAD IS INTENDED TO COMPENSATE SELLER FOR THE DAMAGES it WILL SUFFER AS THE RESULT OF SUCH DEFAULT
BY BUYER, WHICH DAMAGES SHALL BE, IN PART, AS A RESULT OF (A) THE REMOVAL OF THE PROPERTY FROM THE MARKET AND THE BUSINESS
OPPORTUNITIES LOST THEREBY, AND (B) THE POTENTIAL LOSS OF INCOME OPPORTUNITIES. IN AGREEING TO SUCH LIQUIDATED DAMAGES, BUYER ACKNOWLEDGES
THAT THE AMOUNT OF SELLER’S ACTUAL DAMAGES BY REASON OF BUYER DEFAULT WOULD BE EXTREMELY DIFFICULT TO ASCERTAIN, AND THE
AMOUNT PROVIDED FOR HEREIN IS A REASONABLE ESTIMATE OF SUCH DAMAGES. 

 

	/s/ AT                                       	/s/ DH                                       
	 	 
	Buyer’s Initials	Seller’s Initials

 

12. Transfer of Water Assets.
Water to the Land is supplied by the Pioneer Water Company. Seller owns 424.53 shares of common stock in the Pioneer Water Company
and leases an additional 160 shares pursuant to that certain 2013 Pioneer Water Company Lease Agreement, by and between Sun World
International, LLC and Stanley N. Noble, Manager of T&B Cornell Properties, which lease is effective from November 1, 2012
through October 31, 2013, and receives water pursuant to certain service agreements, articles and bylaws of and with Pioneer Water
Company (collectively, the “Water Assets”). At the Close of Escrow, Seller shall assign to Buyer and Buyer shall
assume all of Seller’s right, title, interest, duties and obligations in, to and respecting the Water Assets by an Assignment
and Assumption Agreement in a form mutually acceptable to the parties, subject to the rights, if any, of the Pioneer Water Company
and/or Mr. Noble to consent to such assignment and assumption. Seller shall be under no obligation to take any action to cause
the lease of the leased shares to be extended or renewed, and Buyer shall be responsible for negotiating its own lease terms with
Mr. Noble if Buyer desires to do so. Costs for the current billing period for the Water Assets shall not be prorated, but are included
in the reimbursement of cultural costs provided in Paragraph 2 above.

 

    	6

    	 

    

 

13.General Provisions.

 

13.1Counterparts; Offer Terms.
This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which, taken together, shall
constitute one and the same instrument. Neither Buyer nor Seller shall have any right, duty or obligation under this Agreement
unless and until this Agreement or counterparts hereof have been executed and delivered by both Buyer and Seller.

 

13.2Entire Agreement. This
Agreement contains the entire agreement between the parties respecting the subject matter of this Agreement and supersedes all
prior or contemporaneous understandings and agreements, whether oral or in writing, between the parties respecting the subject
matter of this Agreement.

 

13.3Neutral Interpretation;
Headings. The provisions of this Agreement shall be construed as to their fair meaning, and not for or against any party based
upon any attribution to such party as the source of the language in question. Headings used in this Agreement are for convenience
of reference only and shall not be used in construing this Agreement.

 

13.4Choice of Law; Venue.
This Agreement shall be governed by the laws of the State of California, without regard to the provisions thereof regarding choice
of law. Any actions arising out of this Agreement shall be brought only in the Superior Court of Kern County or the District Court
for the Eastern District of California, Fresno Division, and each party consents to the transfer to such forums of any action filed
in another forum.

 

13.5Severability. If any
term, covenant, condition or provision of this Agreement, or the application thereof to any person or circumstance, shall to any
extent be held by a court of competent jurisdiction to be invalid, void or unenforceable, the remainder of the terms, covenants,
conditions or provisions of this Agreement, or the application thereof to any other person or circumstance, shall remain in full
force and effect and shall in no way be affected, impaired or invalidated thereby.

 

13.6Amendment. This Agreement
may be amended at any time by the written agreement of Buyer and Seller.

 

13.7Time of the Essence.
Time shall be of the essence as to all dates and times of performance, whether contained herein or contained in any escrow instructions
to be executed pursuant to this Agreement, and all escrow instructions shall contain a provision to this effect.

 

    	7

    	 

    

 

13.8Further Acts. Each party
hereby agrees that it shall, upon request of the other, execute and deliver such further documents (in form and substance reasonably
acceptable to the party to be charged) and do such other acts and things as are reasonably necessary and appropriate to effectuate
the terms and conditions of this Agreement, without out-of-pocket cost, including (without limitation) the execution and delivery
of such documents, and the doing of such acts or things as may be required to satisfy the requirements of Escrow Holder or of the
Title Company to issue title insurance in accordance with this Agreement.

 

13.9 Successors and Assigns.
Neither party shall assign its rights or delegate its duties or obligations hereunder without the prior written consent of the
other, provided that Buyer may direct that title be taken in the name of its nominee.

 

13.10
Attorneys’ Fees If there is any controversy, claim
or dispute between the parties, arising out of or relating to this Agreement, the prevailing party will be entitled to recover
from the losing party or parties the prevailing party’s reasonable expenses, including attorneys’ fees and costs, including
those incurred in prelitigation costs, in bringing such suit and/or enforcing any judgment granted therein, all of which shall
be deemed to have accrued upon the commencement of such action and shall be paid whether or not such action is prosecuted to judgment.
Any judgment or order entered shall contain a specific provision providing for the recovery of attorneys’ fees and costs
incurred in enforcing such judgment. For the purpose of this paragraph, attorneys’ fees shall include, without limitation,
fees incurred in the following: (a) expert witness fees, including fees charged by court ordered experts and those experts hired
by either party; (b) post-judgment motions; (c) contempt proceedings; (d) garnishment, levy, and debtor and third party examinations;
(e) discovery; and (f) bankruptcy litigation. Furthermore, costs shall include all costs of enforcement or collection incurred
including, but not limited to, reasonable legal fees and costs, whether or not any action or proceeding is brought to enforce the
terms and conditions of this Agreement.

 

13.11Manner of Giving Notice.
All notices and demands which either party is required or desires to give to the other shall be given in writing by facsimile
followed by next day delivery of a hard copy, or by express courier service to the address or telecopy number set forth below
for the respective party, provided that if any party gives notice of a change of name, address or facsimile number, notices to
that party shall thereafter be given as demanded in that notice. All notices and demands shall be effective upon receipt by the
party to whom notice or a demand is being given.

 

	To Seller:	With copies to:
	 	 
	Sun World International, LLC	Klein, DeNatale, Goldner
	5701 Truxtun Avenue, Suite 200	4550 California Avenue, Second Floor
	Bakersfield, CA 93309	Bakersfield, CA 93309
	 	Attn: Barry Goldner, Esq.
	 	 
	Facsimile: 661-631-4189	Facsimile: 661-326-0418

 

    	8

    	 

    

  

	To Buyer:	With copies to:
	 	 
	Limoneira Company	Sun World International, LLC
	1141 Commons Rd	5701 Truxtun Avenue, Suite 200
	Santa Paula, CA 93060	Bakersfield, CA 93309
	 	 
	Facsimile: 805-5252-8211	Facsimile: 661-631-4187

  

13.12 Survival. The terms and
provisions of Sections 5, 6, 7, 8.2, 8.3, 8.6, 9, 11 and 13 shall survive the Closing and the recording of the grant deed or the
termination of this Agreement for any reason without the conveyance of the Property to Buyer.

  

[SIGNATURE PAGE TO FOLLOW]

 

    	9

    	 

    

 

IN WITNESS WHEREOF, the parties have executed this Agreement
as of the date first above written.

 

	Seller:	 	 
	 	 	 
	Sun World International, LLC,	 	 
	a Delaware limited liability company	 	 
	 	 	 
	By: /s/ David Hostetter___________ 	Date:	September 27, 2013
	David Hostetter, its CFO	 	 
	 	 	 
	Buyer:	 	 
	 	 	 
	Limoneira Company,	 	 
	a Delaware corporation	 	 
	 	 	 
	By: /s/ Alex Teague_____________	Date:	September 27, 2013
	Alex Teague, Senior Vice President /COO	 	 

 

    	10

    	 

    

 

EXHIBIT A

 

Legal Description of the Land

 

    	11

    	 

    

 

EXHIBIT B

 

List of Personalty

 

    	12

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