Document:

<PAGE>   1
                                                                   Exhibit 10.13

                          AMENDMENT TO LEASE AGREEMENT

         AMENDMENT dated December 9, 1993 to Lease Agreement (the "Lease") dated
the 3rd day of April, 1992 between 2315 Broadway Realty Co. (the "Landlord") and
The Princeton Review, Inc. (the "Tenant").

                               W I T N E S E T H:

         WHEREAS, the Landlord and the Tenant desire to amend the Lease to
provide for the Tenant to lease the balance of the third floor not previously
demised under the Lease, including the premises formerly occupied by Charivari,
Ltd. and T.C. Lasky Associates, Inc. (the "New Third Floor Premises"), and a
portion of the fourth floor, constituting Room 402, formerly occupied by New
York City Lites, Inc. (the "Fourth Floor Premises"), of the building (the
"Building") known as 2315 Broadway, New York, NY in which the premises that are
demised under the Lease are situated, all as set forth on Exhibit A annexed
hereto and all on the terms herein and in the Lease set forth,

         NOW, THEREFORE, In consideration of the premises and the mutual
covenants contained herein, the sufficiency of which is hereby acknowledged, the
parties hereto hereby agree as follows:

         1.       Each capitalized term used herein and not defined shall have
the definition set forth in the Lease.

         2.       This Lease Amendment shall not be effective until satisfaction
of the following conditions: the Tenant shall have entered into: (a) a surrender
agreement (the "Lasky Surrender Agreement") with T.C. Lasky Associates, Inc., a
tenant in premises on the third floor of the Building, and (b) a surrender and
sublease agreement (the "Surrender and Sublease Agreement") with Charivari, Ltd.
a tenant in the premises on the third floor of the Building, and the [Women's
Center Inc.], a subtenant in premises on the third floor of the Building, each
satisfactory to the Tenant and the Landlord and consented to by the Landlord;
provided that if the Lasky Surrender Agreement is executed as set forth above,
then this Amendment shall be effective as to the premises (the "Lasky Premises")
surrendered under the Lasky Surrender Agreement.

         3.       (a) The New Third Floor Premises and the Fourth Floor Premises
(or just the Lasky Premises, as the case may be) shall be included in the
demised premises under the Lease for all purposes under the Lease, except to the
extent that any provision in the Lease pertains only to the premises demised
under the original Lease, including, without limitation, Articles 64, 122, 125,
136(c) (subject to Section 9 below), and 137, which Articles shall not apply to
any premises demised under this Amendment.

                  (b) The term under the Lease shall be extended until February
28, 2004, and the annual minimum base rent for the year from July 1, 2002 to
June 30, 2003 shall be
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$104,000.00 and from July 1, 2003 to February 28, 2004 shall be $106,400.00,
prorated for eight months, for the premises that were demised under the Lease
prior to this Amendment.

         4.       (a) The minimum annual base rent for the New Third Floor
Premises shall be payable as provided in the Lease as follows (and, if just the
Lasky Premises are demised under this Amendment, then the minimum annual base
rent for the Lasky Premises alone shall be the amounts set forth below prorated
by square footage of the Lasky Premises relative to the New Third Floor
Premises):

         From March 1, 1994 to February 28, 1995 $85,763.00 per annum;

         From March 1, 1995 to February 28, 1996 $88,261.00 per annum;

         From March 1, 1996 to February 28, 1997 $90,759.00 per annum;

         From March 1, 1997 to February 28, 1998 $93,257.00 per annum;

         From March 1, 1998 to February 28, 1999 $95,755.00 per annum;

         From March 1, 1999 to February 28, 2000 $98,253.00 per annum;

         From March 1, 2000 to February 28, 2001 $100,751.00 per annum;

         From March 1, 2001 to February 28, 2002 $103,249.00 per annum;

         From March 1, 2002 to February 28, 2003 $105,747.00 per annum;

         From March 1, 2003 to February 28, 2004 $108,245.00 per annum.

                  (b) The minimum annual base rent for the Fourth Floor Premises
shall be payable as provided in the Lease as follows:

         From March 1, 1994 to February 28, 1995 $18,000.00 per annum;

         From March 1, 1995 to February 28, 1996 $18,600.00 per annum;

         From March 1, 1996 to February 28, 1997 $19,200.00 per annum;

         From March 1, 1997 to February 28, 1998 $19,800.00 per annum;

         From March 1, 1998 to February 28, 1999 $20,400.00 per annum;

         From March 1, 1999 to February 28, 2000 $21,000.00 per annum;

         From March 1, 2000 to February 28, 2001 $21,600.00 per annum;

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         From March 1, 2001 to February 28, 2002 $22,200.00 per annum;

         From March 1, 2002 to February 28, 2003 $22,800.00 per annum;

         From March 1, 2003 to February 28, 2004 $23,400.00 per annum.

                  (c) Tenant shall deposit additional security in the sum of
$17,293.84, the receipt of which is hereby acknowledged, provided that such
deposit shall be returned pro rata in case just the Lasky Premises are demised
under this Amendment.

         5.       In applying Article 134 to the New Third Floor Premises and
the Fourth Floor Premises, the percentages shall be 13% and 5%, respectively,
and in all cases under Article 134 the Base Tax Year shall be the 1993/1994 New
York City fiscal year.

         6.       The increases in rent and additional rent set forth in
paragraphs 4 and 5 above shall become effective as follows: 50% of such
increases applicable to the New Third Floor Premises shall go into effect upon
the earlier of the date that the Architect certifies that the Landlord's New
Work on the Third Floor Premises is substantially complete or Tenant's, or any
subtenant's, taking possession thereof, and 50% of such increases applicable to
the Fourth Floor Premises shall go into effect upon the earlier of the date that
the Architect certifies that the Landlord's New Work on the Fourth Floor
Premises is substantially complete or Tenant's, or any subtenant's, taking
possession thereof (or 50% of such increases applicable to the Lasky Premises
shall similarly go into effect if just the Lasky Premises are demised under this
Amendment); and the remaining 50% of all of such increases shall go into effect
upon the date that the Architect certifies that all of the Landlord's New Work
is substantially complete. The "Architect" is the architect who prepares the
plans and specifications for the Landlord's New Work (hereinafter defined).

         7.       Paragraph 123 of the Lease after the words "to the Landlord in
the amount of" is hereby deleted and the following text is inserted in its
place: "20% of the Landlord's construction cost to Tenant's original premises,
which were in the amount of $212,500; and 30% of the Landlord's construction
costs of the Landlord's New Work under this Amendment to the New Third Floor
Premises and the Fourth Floor Premises (or the Lasky Premises, as the case may
be), which costs shall be computed and agreed upon at the time of the completion
of the construction, the Tenant may terminate this Lease after the eighth year
of the original term thereof."

         8.       As set forth in the Surrender and Sublease Agreement, the
Tenant shall have the right to sublease to the Women's Center (a non-profit
institution) any space in the building leased by the Tenant, and Landlord shall
provide to the Women's Center under such sublease the same amenities such as
placement on the directory, as it provides under the Surrender and Sublease
Agreement, any provision in paragraph 92(C)(i) of the Lease to the contrary
notwithstanding.

         9.       The Landlord shall at its own cost and expense: (a) perform
the renovations in the demised premises, (b) install independent meters (i.e.
meters billed directly by the utility

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company to Tenant) for floors three and the portion of the fourth floor of the
Building subleased by the Tenant to the Women's Center, or install an
independent meter for the entire demised premises under the Lease, as amended,
with a submeter for the portion of the fourth floor of the Building subleased by
the Tenant to the Women's Center, (c) refurbish the elevator car and the
elevator door in the Building, and (d) convert the elevator in the Building to
an automatic elevator, all in accordance with the plans and specifications
annexed hereto, (e) if Tenant takes for its own use the Fourth Floor Premises,
then upon Tenant's request, install an interior stairway as designed by Tenant's
architect connecting the Fourth Floor Premises to the third floor similar in
quality and design to the interior improvements then existing in such premises
(collectively, the "Landlord's New Work"); provided that if only the Lasky
Premises are demised hereby, then item (a) above with regard to the Lasky
Premises, item (c) and item (d) above shall constitute Landlord's New Work. The
representations, warranties and covenants of the Landlord in Section 136(c) of
the Lease shall apply to the Landlord's New Work, as if set forth hereat in full
with reference thereto. Landlord shall, except as otherwise required by law,
maintain the opening from the third floor into the adjoining building.

         10.      Except as amended hereby the Lease remains unamended and in
full force and effect and is hereby ratified and confirmed.

         IN WITNESS WHEREOF, the Tenant has caused this Amendment to be executed
by its duly authorized officer, and the Landlord has caused this Amendment to be
executed by its duly authorized general partner, as of the date first above
written.

                                            THE PRINCETON REVIEW, INC.

                                            By:/s/ Mark Chernis
                                               ------------------------
                                                Mark Chernis
                                                Vice President

                                            2315 BROADWAY REALTY CO.

                                            By: /s/ Jeffrey Smith
                                               ------------------------
                                            Name:
                                            Title:  General Partner

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<PAGE>   5
                           THE PRINCETON REVIEW, INC.
                                  2315 BROADWAY
                               NEW YORK, NY 10024

                                December 9, 1993

BY HAND

T.C. Lasky Associates, Inc.
2315. Broadway
New York, NY  10025
Attn:  Mr. Terry Lasky

         Re:      Surrender Agreement (the "Agreement") among T.C. Lasky
                  Associates, Inc., The Princeton Review, Inc. ("TPR") and 2315
                  Broadway Realty Co. ("Landlord")

Dear Terry:

                  Please take notice that TPR has executed in full a lease
between it and Landlord covering the entire Lasky Premises (as defined in the
Agreement) today. December 9, 1993 is, therefore, the Effective Date under the
Agreement.

                                               Very truly yours,
                                               THE PRINCETON REVIEW, INC.

                                               By: /s/ Mark Chernis
                                                  ------------------------------
                                                   Mark Chernis, Vice President

                                        5<PAGE>   1
                                                                   Exhibit 10.14

                       SECOND AMENDMENT TO LEASE AGREEMENT

         AMENDMENT dated February 6, 1995 to Lease Agreement dated the 23rd day
of April, 1992 between 2315 Broadway Realty Co. (the "Landlord") and The
Princeton Review, Inc. (the "Tenant"), as amended (the "Lease").

                               W I T N E S E T H:

         WHEREAS, the Landlord and the Tenant desire to further amend the Lease
to provide for the Tenant to lease a portion of the western half of the fourth
floor not previously demised under the Lease, formerly occupied by Atcom, (the
"New Fourth Floor West Premises"), of the building (the "Building") known as
2315 Broadway, New York, NY in which the premises that are demised under the
Lease are situated, all as set forth on Exhibit A annexed hereto, and to
otherwise amend the Lease, and all on the terms herein and in the Lease set
forth,

         NOW, THEREFORE, In consideration of the premises and the mutual
covenants contained herein, the sufficiency of which is hereby acknowledged, the
parties hereto hereby agree as follows:

         1.       Each capitalized term used herein and not defined shall have
the definition set forth in the Lease.

         2.       (a) The New Fourth Floor West Premises shall be included in
the demised premises under the Lease for all purposes under the Lease, except to
the extent that any provision in the Lease pertains only to the premises demised
under the original Lease, or the first amendment thereto, including, without
limitation, Articles 64, 122, 125, 136(c) (subject to Section 9 below), and 137,
which Articles shall not apply to any premises demised under this Amendment.
Subject to Section 6 hereof, the term of the Lease with respect to the New
Fourth Floor West Premises shall commence on February 1, 1995 and expire on
January 31, 2005.

                  (b) The term under the Lease shall be extended until January
31, 2005.

         3.       (a) The minimum annual base rent for the New Fourth Floor West
Premises shall be payable as provided in the Lease as follows:

         From February 1, 1995 to January 31, 1996 $40,000.00 per annum;

         From February 1, 1996 to January 31, 1997 $41,000.00 per annum;

         From February 1, 1997 to January 31, 1998 $42,000.00 per annum;

         From February 1, 1998 to January 31, 1999 $43,000.00 per annum;

         From February 1, 1999 to January 31, 2000 $44,000.00 per annum;
<PAGE>   2

         From February 1, 2000 to January 31, 2001 $45,000.00 per annum;

         From February 1, 2001 to January 31, 2002 $46,000.00 per annum;

         From February 1, 2002 to January 31, 2003 $47,000.00 per annum;

         From February 1, 2003 to January 31, 2004 $48,000.00 per annum; and

         From February 1, 2004 to January 31, 2005 $49,000.00 per annum.

                  (b) The minimum annual base rent for the original premises on
the northern side of the third floor shall be payable as provided in the Lease
as follows:

         From July 1, 2002 to June 30, 2003 $104,000.00 per annum;

         From July 1, 2003 to June 30, 2004 $106,400.00 per annum;

         From July 1, 2004 to January 31, 2005 $108,800.00 per annum, prorated
         for seven months.

                  (c) The minimum annual base rent for the New Third Floor
Premises (as defined in the first amendment) shall be payable as provided in the
Lease as follows: from March 1, 2004 to January 31, 2005, $110,743.00.

                  (d) The minimum annual base rent for the Fourth Floor Premises
(as defined in the first amendment) shall be payable as provided in the Lease as
follows: from March 1, 2004 to January 31, 2005, $24,000.00.

         4.       In applying Article 134 to the New Fourth Floor West Premises,
the percentage shall be 6.25%, and with regard to the New Fourth Floor West
Premises, under Article 134 the Base Tax Year shall be the 1994/1995 New York
City fiscal year.

         5.       The lease of the New Fourth Floor West Premises shall become
effective upon the earlier of the date that the Architect certifies that the
Landlord's New Work (hereinafter defined) on the New Fourth Floor West Premises
is substantially complete or Tenant's taking possession thereof. The "Architect"
is the architect who prepares the plans and specifications for the Landlord's
New Work.

         6.       The Tenant shall have the option from time to time to cancel
and terminate the Lease with respect to any of the following: the premises
demised under the original Lease, the New Third Floor Premises, the Fourth Floor
Premises and/or the New Fourth Floor West Premises, effective upon any date from
and after February 1, 2000, on the following conditions: Tenant shall send
written notice to the Landlord at least six months prior to the effective
termination/cancellation date (TIME BEING OF THE ESSENCE) by registered or
certified mail,

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return receipt requested, specifying the portion of the premises demised under
the Lease with respect to which the Lease is to be canceled and the date set for
cancellation. Such option may be exercised with respect to different spaces at
different times. Upon notice properly given under this paragraph 6, provided
Tenant shall have made the appropriate payment set forth below, then the Lease
shall terminate with respect to the portion of the premises specified in the
notice as if the termination date were the date initially set forth herein for
the expiration of the lease of that portion of the premises. The payments are as
follows:

<TABLE>
<CAPTION>
                                         EFFECTIVE DATE BETWEEN            PAYMENT
<S>                                      <C>                               <C>
Original third floor north
premises:                                2/1/00 to 1/31/01                 $62,500
                                         2/1/01 to 1/31/02                 $37,500
                                         2/1/02 to 1/31/03                 $12,500
                                         2/1/03 to 1/31/05                   $-0-

New Third Floor Premises:                2/1/00 to 1/31/01                 $100,000
                                         2/1/01 to 1/31/02                 $75,000
                                         2/1/02 to 1/31/03                 $50,000
                                         2/1/03 to 1/31/04                 $25,000
                                         2/1/04 to 1/31/05                   $-0-

Fourth Floor Premises:                   2/1/00 to 1/31/01                 $16,000
                                         2/1/01 to 1/31/02                 $12,000
                                         2/1/02 to 1/31/03                  $8,000
                                         2/1/03 to 1/31/04                  $4,000
                                         2/1/04 to 1/31/05                   $-0-

New Fourth Floor West Premises:
                                         2/1/00 to 1/31/01                 $62,500
                                         2/1/01 to 1/31/02                 $50,000
                                         2/1/02 to 1/31/03                 $37,500
                                         2/1/03 to 1/31/04                 $25,000
                                         2/1/04 to 1/31/05                 $12,500
</TABLE>

In the event of any such cancellation, Landlord shall construct a new demising
wall that shall, on the side facing into the premises demised under the Lease,
match the decor of the premises demised under the Lease.

         7.       The Landlord shall at its own cost and expense: (a) perform
the renovations in the demised premises in accordance with the plans, notes and
specifications attached hereto, (b) install independent meters (i.e. meters
billed directly by the utility company to Tenant) for the New Fourth Floor
West Premises, all in accordance with the plans and specifications annexed
hereto, (c) if Tenant takes for its own use the Fourth Floor Premises, then upon
Tenant's request, install an interior stairway as designed by Tenant's architect
connecting the Fourth Floor

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Premises to the third floor similar in quality and design to the interior
improvements then existing in such premises, and (d) install panic bar on the
door to the rear stairwell, install new light fixtures and increase lighting,
clean, sand, plaster, and repaint rear stairwell, and (e) refurbish bathrooms
and replace all existing tiles, mirrors and other fixtures (other than toilets
and sinks), as reasonably specified by Tenant (collectively, the "Landlord's New
Work"). The representations, warranties and covenants of the Landlord in Section
136(c) of the Lease shall apply to the Landlord's New Work, as if set forth
hereat in full, with reference thereto. Section 123 of the original Lease and
Section 7 of the first amendment are hereby deleted.

         8.       From and after the effective date under Section 5 above,
Tenant shall pay monthly water and sewer charges and miscellaneous charges as
follows: for the New Third Floor Premises $35.00 and $50.00, respectively, for
the New Fourth Floor West Premises $10.00 and $12.50, respectively, for the
Fourth Floor Premises $5.00 and $5.00, respectively.

         9.       Except as amended hereby the Lease remains unamended and in
full force and effect and is hereby ratified and confirmed.

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         IN WITNESS WHEREOF, the Tenant has caused this Amendment to be executed
by its duly authorized officer, and the Landlord has caused this Amendment to be
executed by its duly authorized general partner, as of the date first above
written.

                                              THE PRINCETON REVIEW, INC.

                                              By: /s/ Mark Chernis
                                                 -------------------------------
                                                   Mark Chernis, Vice President

                                              2315 BROADWAY REALTY CO.

                                              By: /s/ Jeffrey Smith
                                                 -------------------------------
                                                   Jeff Smith, General Partner

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