Document:

EXHIBIT 10.4

UnionCity#039703 .doc
STATE OF GEORGIA
                                 LEASE AGREEMENT
COUNTY OF FULTON

     THIS LEASE is made and entered into this 14th day of May, 2003, by and

between THE MOODY GROUP, a Georgia limited liability company (hereinafter

called "Landlord"), and FAMILY DOLLAR STORES OF GEORGIA, INC., a Georgia

corporation (hereinafter called "Tenant")

                                   WITNESSETH:
                                   -----------

     In consideration of the covenants hereinafter contained, to all of which

Landlord and Tenant agree, Landlord hereby demises and lets to Tenant, and

Tenant hereby rents and hires from Landlord, pursuant to this lease, that

certain premises situated on the east side of Roosevelt Highway (U. S. Highway

29) approximately 100 yards north of its intersection with Highpoint Road, in

the City of Union City, County of Fulton, State of Georgia, and being that

property fronting 170.59 feet on Roosevelt Highway (U. S. Highway 29) and

extending approximately 233.03 feet in an easterly direction to the rear as

shown outlined in red on Exhibit B - Site Plan attached hereto and made a part

hereof.

Together with a building containing 8,000 (100' x 801) interior square feet,

which shall be constructed by Landlord, as hereinafter provided, on the

above-described premises along with the paved, marked, lighted parking, service

and access areas shown on Exhibit B - Site Plan (said premises and the building

and other improvements thereon, upon completion of construction, are hereinafter

called the "demised premises").

     TO HAVE AND TO HOLD the demised premises together with all and singular the

appurtenances, rights, privileges and easements thereunto belonging or in

anywise appertaining, unto Tenant, its successors and assigns, for an initial

term commencing as set forth in Paragraph 5 and ending on the 30th day of June,

2013.

<PAGE>

     1. RENT Tenant hereby covenants and agrees to pay Landlord
        ----
fixed rent at the rate of FOUR THOUSAND EIGHT HUNDRED THIRTY-THREE

AND 34/100 DOLLARS per month ($58,000.08/annum) payable on or before the tenth

day of each month beginning on the commencement date as set forth in paragraph

5.

     In addition to the fixed rent, Tenant shall pay Landlord a percentage rent

equal to three percent (3%) of the gross sales in excess of $1,933,333 made by

Tenant on the demised premises during each lease year period. Tenant shall

account for and pay any percentage rent due annually within ninety (90) days

after the end of each lease year. The term "lease year" shall mean the calendar

year and shall always end on December 31. "Gross sales" shall mean all sales

made from the demised premises excluding sales tax, excise tax, refunds, void

sales and sales from vending machines. The breakpoint will be adjusted mid lease

year for any year in which this lease is extended pursuant to Paragraph 6 of

this lease.

     2. COVENANT OF TITLE, AUTHORITY AND QUIET POSSESSION.
        --------------------------------------------------

Landlord covenants and warrants that Landlord has full right and lawful

authority to enter into this lease-for the full initial term and all extensions;

that as of the date Landlord delivers the demised premises to Tenant, Landlord

will be lawfully seized of the demised premises, and will have good title

thereto; that the demised premises are free and clear of all encumbrances;

however, Landlord may place mortgages or deeds of trust on the demised premises

so long as Tenant is provided a nondisturbance agreement that is consistent with

Paragraph 21 of this lease; that the demised premises when constructed will

comply with all health, safety and environmental laws, ordinances and

regulations and building codes; that to Landlord's best knowledge and belief

there are no laws, ordinances, government requirements or regulations, or zoning

or other matters which will restrict, limit or prevent Tenant's use of the

demised premises for retail sales including the sale of merchandise typically

sold by variety stores, discount stores, dollar stores or variety discount

stores; and that there

                                      -2-

<PAGE>

are no title restrictions which will restrict, limit or prevent Tenant's use of

the demised premises for retail sales including the sale of merchandise

typically sold by variety stores, discount stores, dollar stores or variety

discount stores.

     This lease is contingent upon Landlord purchasing the demised premises. If

Landlord does not close the purchase of and take title to the demised premises

by July 1, 2003, then either Tenant or Landlord may terminate this lease by

giving written notice to the other. If this lease is terminated, both Landlord

and Tenant shall be released from all obligations hereunder. Landlord shall

promptly notify-Tenant in writing when the closing occurs.

     3. USE OF PREMISES Landlord warrants, to the best of Landlord's knowledge,
        ---------------
that the demised premises may be used, but not limited to such use, by Tenant,

for the conduct of a variety store, discount store, dollar store or variety

discount store. Tenant shall not be obligated to continuously occupy or operate

a business on the demised premises. Whether or not Tenant is occupying the

demised premises or conducting business therein, Tenant shall be responsible for

paying the rent and other sums due Landlord under this lease and for performing

Tenant's other obligations subject to and in accordance with the provisions of

this lease.

     3A. ASSIGNMENT/SUBLETTING Tenant shall have the right to assign this lease
         ---------------------
or sublet the demised premises only with the Landlord's prior written consent,

which consent will not be unreasonably withheld or delayed. Within thirty days

after Tenant notifies Landlord of the prospective assignee's or subtenant's name

and proposed use of the demised premises, Landlord shall either approve or

reject such assignee or subtenant by written notice to Tenant. If Landlord does

not respond to Tenant's notice within said thirty day period, Landlord shall be

deemed to have consented to such assignee or subtenant. If Landlord

unreasonably withholds its consent in connection with any requested assignment

or subletting, Landlord will have committed a material breach of this lease and

Tenant will be entitled to terminate this lease and be

                                      -3-
<PAGE>

released of its obligations hereunder. Notwithstanding the foregoing, Tenant

shall not need Landlord's consent if Tenant assigns this lease or sublets the

demised premises to any corporation or other entity into or with which Tenant

may be merged. or consolidated or to any corporation or other entity which

shall be an affiliate, subsidiary, parent or successor of either Tenant or a

corporation or other entity into or with which Tenant may be merged or

consolidated, or to any person or entity acquiring five or more of Tenant's

stores.

     4. CONSTRUCTION OF PREMISES Landlord shall at Landlord's expense construct
        ------------------------
for Tenant a retail store building containing 8,000 (100' x 80') square feet

(measured by exterior walls) of ground floor space, along with the paved,

marked, lighted parking, service and access areas as shown on Exhibit B - Site

Plan. Landlord shall erect and complete said building in accordance with

Tenant's standard criteria plans consisting of thirteen sheets. Said plans and

specifications are labeled Exhibit A, and constitute a part of this lease.

Landlord shall prepare and submit three sets of construction drawings

incorporating the requirements of Exhibit A to Tenant's construction department

for review at least 45 days prior to commencing construction. Said drawings

shall include an engineered site plan showing the location and dimensions of the

demised premises and all driveways and parking spaces. All improvements to the

demised premises shall be made in accordance with said drawings as modified and

approved in writing by Tenant. Tenant's review of the construction drawings

shall be limited to insuring that they conform to Tenant's required design and

appearance. Landlord shall have full responsibility for all other aspects of the

construction drawings including but not limited to insuring that they comply

with all applicable codes. In particular, Landlord shall ensure that the demised

premises and all parking, service and access areas will be designed and

constructed in accordance and in all material respects with the Standards for

Accessible Design for new construction included in Appendix A to the Title III

implementing regulations of the American with

                                       -4-

<PAGE>

Disabilities Act of 1990. Upon completion of construction, Landlord (either on

its own or through its architect, engineer or contractor) shall certify that the

demised premises and the parking, service and access areas meet said standards

by signing Exhibit C - ADA Certification.

     There shall be no deviations from or changes to said construction drawings

as approved by Tenant without the prior written approval of Tenant. During the

progress of construction, Tenant's representatives may from time to time inspect

the work and materials to determine whether they are in accordance with the

approved construction drawings. The failure of Tenant's representatives to

object to any part of Landlord's construction shall not be deemed to be an

acquiescence in or acceptance of any failure by Landlord to comply with the

approved construction drawings.

     Landlord agrees that the construction of Tenant's building along with the

paved, marked, lighted parking, service and access areas shall be completed not

later than October 31, 2003. If construction is not completed by November 21,

2003, and the delay is not due to force majeure (as set forth in Paragraph 4A

below) or any delay by Tenant, then Tenant shall have the right, at its option,

to (1) grant Landlord additional time to complete such construction or (ii)

cancel this lease by written notice to Landlord, but until (a) this lease is

canceled or (b) Landlord completes construction, provides Tenant with written

notice of completion and delivers the demised premises to Tenant, Landlord shall

pay to Tenant $150 per day as liquidated damages. Landlord and Tenant agree to

said liquidated damages because Landlord's failure to timely complete the

construction will cause Tenant to suffer economic losses, but such losses will

be difficult to ascertain.

     4A. FORCE MAJEURE If either Landlord or Tenant shall be delayed or hindered
         -------------
in or prevented from the performance of any act required hereunder by reason of

strikes, lock-outs, failure of power, restrictive governmental laws or

regulations, riots,

                                       -5-

 <PAGE>

insurrection,, war or other reason beyond the control of the party delayed, then

provided that such reason also prohibits the other party (the "undelayed party")

from performing such work, the performance of such act shall be excused for the

period of the delay and any time limit imposed by this lease for the performance

of any such act shall be extended for a period equivalent to the delay.

Notwithstanding the foregoing, (a) if the undelayed party desires to perform the

act required of the delayed party and is able to do so, the undelayed party

shall have the right to perform such act and recover the reasonable costs

thereof from the delayed party, and (b) in no event shall the time period for

Landlord's delivery of the demised premises to Tenant pursuant to Paragraphs 4,

5 and 10 be extended pursuant to this paragraph by more than sixty days.

     5. DELIVERY OF PREMISES AND COMMENCEMENT OF TERM Landlord shall deliver the
        ---------------------------------------------
demised premises to Tenant upon substantial completion (as defined in this

Paragraph 5 below) of all construction, provided that Tenant shall not be

required to accept delivery of the demised premises during the period November

10 through January 10 of any years, or prior to the date Landlord has provided

the certification attached as Exhibit C - ADA Certification. Landlord agrees to

notify Tenant, in writing, of the date the demised premises will be delivered to

Tenant at least forty-five days prior to such date.

     The demised premises shall be deemed substantially completed on the date on

which both of the following conditions have been met: (1) a permanent

certificate of occupancy has been obtained; and (2) the improvements required to

be performed by Landlord have been substantially completed in accordance with

the approved construction drawings subject only to minor punch list items which

will not interfere with Tenant's fixturing of the demised premises and/or

opening of business to the public. Landlord shall diligently proceed to correct

and complete such punch list items.

     The term will begin upon the date Landlord delivers the demised premises in

the condition required by Paragraph 4 above,

                                       -6-

<PAGE>

and rent will begin to accrue upon the earlier of (1) thirty days after the date

Landlord delivers the demised premises to Tenant in the condition required by

Paragraph 4 above along with all construction, including paving, marking and

lighting of the parking, service and access areas, fully completed in accordance

with the approved construction drawings, or (ii) the date Tenant opens for

business in the demised premises.

     6. TERM EXTENSIONS Provided that at the time any notice is due under this

paragraph Tenant is not in default in the payment of fixed rent or percentage

rent due Landlord under this lease, with no default being deemed to have

occurred unless Tenant has failed to cure the default after receipt of notice

and before expiration of the notice and cure period set forth in Paragraph 17 of

this lease, the term of this lease shall be automatically extended one period at

a time for four successive periods of five years each unless Tenant shall give

written notice to Landlord canceling the next extended term at least sixty days

before such extended term is scheduled to begin. If Tenant gives such notice,

this lease will expire the day before such extended term is scheduled to begin.

All of the terms, covenants and conditions of this lease shall apply to each

such extended term except the amount of rent set forth below shall be

substituted for the amount of rent set forth in Paragraph 1:

--------------------------------------------------------------------------------
EXTENDED      FIXED RENT                               PERCENTAGE RENT
  TERM
--------------------------------------------------------------------------------
   1st        $5,316.67/month($63,800.04/annum)        3% over $2,126,667/annum
--------------------------------------------------------------------------------
   2nd        $5,848.34/month($70,180.08/annum)        3% over $2,339,333/annum
--------------------------------------------------------------------------------
   3rd        $6,433.17/month($77,198.04/annum)        3% over $2,573,267/annum
--------------------------------------------------------------------------------
   4th        $7,076.42/month($84,917.04/annum)        3% over $2,830,593/annum
--------------------------------------------------------------------------------

     For all purposes under this lease, the phrases "the term of this lease" and

"lease term" shall mean the initial term and any extension which comes into

effect pursuant to this Paragraph.

     7. ALTERATIONS BY TENANT. Tenant shall have the right at all times after
        ----------------------
the date of this lease to make, at its own expense, such changes, improvements,

alterations and additions to the

                                      -7-

<PAGE>

demised premises as Tenant may desire except that Tenant will not make any

structural alterations or improvements or any alterations or improvements to the

front exterior of the demised premises, other than relocating windows and doors,

without Landlord's prior written consent, which consent will not be unreasonably

withheld or delayed. Any alterations and improvements made by Tenant will be

done in a good and workmanlike manner and in accordance with applicable code

requirements.

     7A. MECHANICS LIENS Tenant agrees to pay promptly when due all charges for
         ---------------
labor and materials in connection with any work done by Tenant or anyone

claiming under Tenant upon the demised premises so that the demised premises

shall at all times be free of liens resulting from such labor and materials. If

any mechanic's or other lien is filed against the demised premises arising out

of any labor or material furnished to Tenant pursuant to a contract with Tenant

or anyone claiming under Tenant, Tenant shall cause it to be canceled and

discharged of record by payment or bond within ninety (90) days after Tenant

receives written notice from Landlord of the existence of such lien.

     8. FIXTURES Tenant shall have the right to install on the demised premises
        --------
such fixtures and equipment as Tenant desires for the operation of its business.

Tenant shall, on termination of this lease, and may at any time during the lease

term, remove from the demised premises all shelving, fixtures and equipment

which Tenant installed at its own expense or otherwise acquired. Tenant shall

have the right to place trash dumpsters and recycling dumpsters in the rear

service area adjacent to the demised premises, and telephones, vending machines

and kiddie rides in front of the demised premises and to install communications

equipment on the premises, and telephones, vending machines-and kiddie rides in

front of the demised premises and to install communications equipment on the

exterior of the demised premises or in the rear service area.

                                      -8-

<PAGE>

     9. UTILITIES Landlord shall ensure that electricity, water, sanitary sewer
        ---------
service, gas (if available) and telephone service are properly connected to the

demised premises in adequate supply and separately metered. Tenant shall pay

directly to the utility provider all charges for all utilities used by Tenant in

the demised premises. Except to the extent specifically stated in this lease,

Tenant shall have no obligation to pay to Landlord any charges or fees billed to

Landlord by any utility provider.

     10. DAMAGE AND DESTRUCTION Should the building or the parking, service or
         ----------------------
access areas on the demised premises be damaged or destroyed by fire or other

casualty, Landlord shall, as soon as practicable and at Landlord's expense,

remove all debris and repair, restore or rebuild so that thereafter the demised

premises will be substantially the same as prior to such damage or destruction.

Landlord's obligation shall include performing all work necessary to cause the

demised premises to comply with then currently applicable building and fire

codes. In such event, rents and other charges shall cease and abate on the date

of the damage or destruction in proportion to the area of the building on the

demised premises rendered unusable and any rent paid in advance by Tenant will

be refunded to Tenant. Such rents and other charges will begin to re-accrue upon

the expiration of thirty days following the date the building and parking,

service and access areas on the demised premises-have been repaired, restored or

rebuilt and possession tendered to Tenant. If Landlord does not repair, restore

or rebuild the demised premises within 180 days, then Tenant may, at its option,

terminate and cancel this lease.

     Notwithstanding the foregoing, if the demised premises should be so

extensively damaged as to require rebuilding and such damage occurs during the

last year of the initial term of this lease or the last year of any extension

thereof, then prior to Landlord's

                                       -9-

<PAGE>

commencement of rebuilding Landlord may request in writing that Tenant agree to

extend the then current term so that there will be five calendar years remaining

from the date Tenant reopens for business in the demised premises. If Tenant

refuses to agree to so extend the then current term, then Landlord shall not be

obligated to rebuild the demised premises, and if Landlord elects not to

rebuild, then either Landlord or Tenant may terminate this lease by giving

written notice to the other party.

     11. INSURANCE (a) Landlord agrees to keep the demised premises insured to
         ---------
their full replacement cost against loss or damage by perils covered by fire and

extended coverage and vandalism and malicious mischief insurance.

     (b) Tenant shall maintain a commercial general liability insurance policy

with a minimum single limit of $1,000,000 for bodily injury, death and property

damage insuring Tenant with respect to occurrences on the demised premises.

Landlord shall be named as an additional insured under the policy but only for

claims against Landlord arising out of the acts or omissions of Tenant or

arising out of the manner of Tenant's use of the demised premises.

     (c) The insurance required to be carried by subparagraphs (a) and (b) above

will be issued by financially responsible insurers duly authorized to do

business in the state where the demised premises are located. Certificates of

such coverages from the insurers providing that the insurer will endeavor to

give thirty days' written notice to Landlord or Tenant, as the case may be,

prior to cancellation of any such insurance shall be furnished to Landlord or

Tenant upon written request of either.

     (d) Beginning on the rent commencement date, Tenant shall reimburse

Landlord for the insurance premium for the insurance Landlord is required to

carry by subparagraph (a) of this Paragraph 11. All premiums shall be reasonable

and at competitive rates.

                                      -10-

<PAGE>
Notwithstanding the foregoing, for the first year after Tenant opens for

business, Tenant's reimbursement to Landlord pursuant to this Paragraph 11 will

not exceed $1,200.00. Notwithstanding the foregoing, in no event shall the

amount of Tenant's payment for such premiums in any particular lease year exceed

the Maximum Tenant Insurance Amount for said lease year. The "Maximum Tenant

Insurance amount" for the initial lease year shall mean $1,200.00. The Maximum

Tenant Insurance Amount shall be increased by five percent (5%) for each lease

year after the initial lease year. The amount of premiums to be reimbursed by

Tenant and the limit on such premiums shall be reduced on a per diem basis for

partial lease years.

     Commencing with the first full fixed minimum rent payment, Tenant will make

payments on account to Landlord along with the fixed minimum rent. The monthly

amount to be paid by Tenant in 2003 shall be $100.00. Beginning with the 2004

lease year, Landlord shall furnish to Tenant a detailed statement annually

within ninety days after the end of each lease year or partial lease year

setting forth the actual amount of the insurance premium set forth above along

with a copy of the paid invoice for the premium included on the statement. Upon

request, Landlord shall furnish any other information Tenant may reasonably

require. If the amount paid by Tenant monthly on account is less than the actual

insurance premium,, Tenant shall pay the difference within thirty days after

receiving Landlord's statement. If the amount paid by Tenant monthly on account

is greater than the actual insurance premium, then such overpayment will be

refunded along with the statement. The monthly amount to be paid by Tenant will

be adjusted annually to one-twelfth of the actual insurance premium for the

previous lease year If Landlord fails to send the annual statement of Landlord's

actual premiums within the ninety day

                                     -11-

<PAGE>

period, then, Tenant shall have the right to cease making the monthly insurance

payments to Landlord. Landlord's failure to send the annual statement within the

ninety day period shall give Tenant the right to defer payment until the

statement is received, but shall not release Tenant from the obligation to pay

insurance premiums including any deferred payments after Tenant receives the

required documentation from Landlord.

     12. MAINTENANCE AND REPAIRS Landlord shall remedy any defect in
         -----------------------
workmanship, materials or equipment furnished by Landlord pursuant to Paragraph

4 of this lease provided Tenant notifies Landlord of the defect within twelve

months after the term commencement date. Except to the extent specifically

stated in this lease and unless such items are under warranty, or are required

to be in warranty under the provisions of this lease, Landlord shall have no

obligation to repair latent defects in the demised premises that are

discovered more than twelve (12) months after the term commencement date.

Landlord shall maintain and repair and replace when necessary all exterior

portions of the demised premises, including the roof, exterior walls, canopy,

gutters and downspouts, and also all structural portions of the building whether

interior or exterior. Landlord shall also be responsible for making any repairs

made necessary by the settling of the building constituting a part of the

demised premises, any repairs to the interior of the building made necessary by

Landlord's failure to maintain the exterior of the building, any repairs to

exterior (including under slab) plumbing and electrical lines and certain

repairs and replacements to the sprinkler system, if any and the heating and air

conditioning systems as set forth below. Landlord shall keep the parking,

service and access areas (and other exterior areas, if any) maintained, and in a

good state of repair and properly lighted excluding the removal of snow, ice,

                                      -12-

<PAGE>

trash, weeds and debris, and Landlord will maintain the retention pond located

in front of the demised premises excluding the mowing and weed eating of the

area around such pond which shall be Tenant's responsibility.

     Tenant shall be responsible for removing snow, ice, trash and debris from

the demised premises and shall arrange for the removal of all Tenant's refuse

and rubbish in the rear service area of the demised premises at Tenant's sole

cost and expense and Tenant shall maintain existing landscaping. Tenant shall

maintain and keep in good repair all interior, non-structural portions of the

demised premises except for repairs Landlord is required to make, and Tenant

shall keep the interior plumbing and interior electrical systems in good repair.

Tenant shall keep the heating and air conditioning systems in repair until the

aggregate cost of repairs and replacements to such systems equals $1,000 in any

lease year. Landlord shall promptly reimburse Tenant for any costs incurred by

Tenant in excess of $1,000 for any maintenance, repairs or replacements to such

systems and Landlord shall have full responsibility for making, at Landlord's

expense, any and all repairs and replacements to such systems for the remainder

of such lease year. For the purpose of determining the responsible party, any

repair or replacement expense shall be attributed to the lease year in which the

repair or replacement is made.

     l2A. HEATING AND AIR CONDITIONING SYSTEMS Landlord shall furnish new
          ------------------------------------
heating and air conditioning systems serving only the demised premises

manufactured by a national firm such as Lennox, Carrier or equivalent. The air

conditioning system shall have a minimum capacity of 20 tons and shall be

sufficient to maintain an even inside temperature of 72 degrees and a relative

humidity of not more than fifty percent (50%) and the heating system shall be

sufficient to maintain a minimum inside temperature of 72 degrees.

                                      -13-

<PAGE>

Notwithstanding Tenant's repair obligations set forth in Paragraph 12 above,

Landlord shall be responsible for making any necessary repairs to the heating

and air conditioning systems for one year after the term commencement date.

          13. TAXES Landlord shall pay when due all taxes, assessments and other
              -----
charges which may be levied, assessed or charged against the demised premises,

and will make all payments required to be made under the terms of any mortgage

or deed of trust which is now or hereafter becomes a lien on the demised

premises.

     Tenant shall pay when due all operating license fees for the conduct of its

business, and ad valorem taxes levied upon its trade fixtures, inventory and

other personal property. Beginning on the rent commencement date, Tenant shall

reimburse Landlord for the real estate taxes on the demised premises. Any real

estate taxes which are the responsibility of Tenant in the years in which this

lease shall begin and end shall be apportioned between Landlord and Tenant on a

per diem basis. Notwithstanding the foregoing, for the first year after Tenant

opens for business, Tenant's reimbursement to Landlord pursuant to this

Paragraph 13 will not exceed $4,000.08. The amount of such taxes to be

reimbursed by Tenant shall be reduced on a per diem basis for partial lease

years.

     Landlord agrees to notify Tenant in writing within forty-five days after

receiving notification of any planned increase in the assessed value of the

demised premises. Tenant shall have the right to contest, at Tenant's sole cost

and expense, by appropriate proceedings, in Landlord's or Tenant's name, the

validity or amount of any such increase. Landlord agrees to cooperate with

Tenant in contesting any such increase. If Landlord fails to give written notice

of the increase to Tenant within such forty-five day period, then Tenant shall

not be responsible for reimbursing Landlord for

                                      -14-

<PAGE>

any resulting tax increase for the year in which such increase shall take

effect. Landlord shall promptly apply for and diligently pursue any exemption

from or abatement of real estate taxes or any increase in such taxes available

for newly constructed projects through any state or local programs. Tenant

shall receive its share of the benefit of any such exemption or abatement

granted to Landlord.

     Commencing with the first full fixed minimum rent payment, Tenant will make

payments on account to Landlord along with the fixed minimum rent. The monthly

amount to be paid by Tenant in 2003 shall be $333.34. Beginning with the 2004

lease year, Landlord shall furnish to Tenant a detailed statement annually

within ninety days after the end of each lease year or partial lease year

setting forth the actual amount of the real estate taxes set forth above along

with copies of the paid invoice for taxes included on the statement. Upon

request, Landlord shall furnish any other information Tenant may reasonably

require. If the amount paid by Tenant monthly on account is less than the actual

real estate taxes, Tenant shall pay the difference within thirty days after

receiving Landlord's statement. If the amount paid by Tenant monthly on account

is greater than the actual real estate taxes, then such overpayment will be

refunded along with- the statement. The monthly amount to be paid by Tenant will

be adjusted annually to one-twelfth of the taxes for the previous lease year. If

Landlord fails to send the annual statement of Landlord's actual real estate

taxes within the ninety day period, then Tenant shall have the right to cease

making the monthly real estate payments to Landlord. Landlord's failure to send

the annual statement shall give Tenant the right to defer payment until the

statement is received, but shall not release Tenant from the obligation to pay

                                      -15-

<PAGE>

real estate taxes including any deferred payments after Tenant receives the

required documentation from Landlord.

     14. UNPERFORMED COVENANTS If Landlord fails to perform any affirmative
         ---------------------
covenant to be performed by Landlord pursuant to this lease, or if Landlord

fails to make any payment which Landlord has agreed to make, and Landlord does

not cure such failure within thirty days after Tenant gives written notice of

such failure to Landlord, or in the event of an emergency (any roof leak or any

failure of the heating system or air conditioning system or any damage to the

demised premises which compromises the security of the demised premises shall

constitute an emergency) , if Landlord does not cure such failure within

twenty-four hours after such notice from Tenant as is reasonable under the

circumstances, including notice by e-mail, fax or telephone, then Tenant may, at

its option, perform such affirmative covenant or make any such payment in

Tenant's reasonable discretion as to the necessity therefor, and the full amount

of the cost and expense incurred or the payment so made shall immediately be

owing by Landlord to Tenant. Tenant shall have the right to deduct the amount

thereof, together with interest from the date of payment at-the prime rate

charged by Bank of America, its successors or assigns, without being in default,

out of rents then due or thereafter coming due hereunder. The rights granted in

this Paragraph shall not release Landlord from any obligation to perform any of

the covenants to be performed by Landlord under this lease and shall be in

addition to any other rights Tenant may have by reason of any default by

Landlord. Landlord shall have the right to dispute any deduction made by Tenant,

and may bring suit to recover all sums withheld. Landlord shall be entitled to

interest on all sums wrongfully withheld by Tenant at the interest rate set

forth in this Paragraph, but Tenant shall not be in default for failure to pay

                                      -16-

<PAGE>

any sums withheld unless Tenant fails to pay the amount of any final judgment in

Landlord's favor within thirty days after the judgment is entered.

     15. SIGNS Tenant shall have the right to erect, at its sole cost and
         -----
expense, its standard building sign and freestanding road sign (or signs as

similar to Tenant's standard signs as are allowed by local ordinances,

including variances therefrom obtained by Tenant) . Tenant will not erect any

additional permanent exterior signs without Landlord's consent which consent

will not be unreasonably withheld, but Tenant shall have the right to replace

its standard signs with signs that are no larger than Tenant's standard signs.

Tenant may also erect other signs and decals (such as signs designating its

hours of operation) on the exterior of the demised premises. Tenant shall obtain

all governmental permits required in order to erect its signs. Tenant shall

repair any damage resulting from the installation or removal of its signs.

Tenant's road sign may be located anywhere on the demised premises subject to

city approval. Landlord shall cooperate with Tenant to obtain any governmental

permits and approvals needed to erect Tenant's signs.

     16. CONDEMNATION If the demised premises, or any part thereof, shall be
         ------------
taken in any proceeding by public authorities by condemnation or otherwise, or

be acquired for public or quasi-public purposes, Tenant shall have the right to

terminate this lease, in which case any unearned rent shall be refunded to

Tenant. If only a portion of the demised premises shall be taken by condemnation

or other proceeding, and if Tenant' has the right to terminate this lease, but

Tenant elects not to terminate this lease, then the rent shall be reduced in the

same proportion that the demised premises are reduced. Additionally, if Tenant

elects not to terminate this lease, Landlord shall restore the demised

                                      -17-

<PAGE>

premises to as close to their condition as existed prior to the taking as is

feasible. Tenant shall have the right to participate in any proceeding

pertaining to condemnation of the demised premises whether or not Tenant elects

to terminate this lease, and Landlord and Tenant shall each be entitled to their

separate claims based on their respective interests even if a single award for

all damages is given by the condemning authority, except Tenants claim shall not

diminish the amount determined to be the total value of Landlord's fee interest

in the demised premises.

     17. TENANT'S DEFAULT The following shall constitute events of default:
         ----------------
     (a) Tenant shall fail to pay any installment of fixed rent when due and

such failure shall continue for ten (10) days after Tenant receives written

notice of default from Landlord, or Tenant shall fail to pay any other sums due

Landlord under this lease when due and such failure shall continue for thirty

(30) days after Tenant receives written notice of default from Landlord; or

     (b) Tenant shall fail to perform or observe any other material agreement or

condition on its part to be performed or observed, and Tenant shall fail to

commence to cure such default within thirty (30) days after receipt of notice of

said default from Landlord or having commenced to cure such default, Tenant

shall fail to diligently pursue the curing of the default thereafter. If Tenant

fails to perform or observe such non-monetary material agreement or condition

(hereinafter called "agreement or condition") on its part to be performed or

observed, and (i) if--Tenant has not performed such agreement or condition

within thirty (30) days after written notice of nonperformance shall have been

received by Tenant, or (ii) if such agreement or condition cannot be performed

within such thirty (30) day period and Tenant has not taken such steps within

such period as would, if diligently pursued by Tenant, result in

                                      -18-
<PAGE>

the performance of such agreement or condition within a reasonable time after

such period, then Landlord may, at its option, after notice to Tenant, perform

such agreement or condition and the reasonable cost and expenses entailed shall

be promptly reimbursed by Tenant to Landlord.

     Upon the occurrence of an event of default, Landlord may declare the term

ended and enter into the demised premises by due process of law, and expel

Tenant and repossess and enjoy the demised premises as though this lease had by

its terms expired. Should the lease term at any time be ended by Landlord under

the terms and conditions of this Paragraph, Tenant shall peaceably surrender the

demised premises to Landlord. Provided that Landlord uses reasonable efforts to

relet the demised premises for the highest obtainable rent taking into

consideration the condition of the demised premises and general market

conditions, no termination of this lease shall relieve Tenant from the

obligation to pay monthly rent and other charges due under this lease for the

remainder of the then current term as though this lease had not been terminated

for as long as the demised premises are vacant and for any deficiency between

the monthly rent and other monthly charges due under this lease for the

remainder of the then current term and the monthly rent and other monthly

charges due under any new lease if the demised premises are relet. with any

such rent or deficiency in rent and other charges to be paid as such obligations

become due hereunder in monthly or other periodic installments. In addition,

Tenant shall be liable for the reasonable costs of reletting the demised

premises, but such costs shall not include any attorneys' fees to negotiate a

lease with a new tenant or any costs to alter or improve the demised premises

for a new tenant. Mention in this lease of any particular remedy shall not

preclude Landlord from any other remedy at law or in equity and Landlord

                                      -19-

<PAGE>

shall have all remedies and rights available to it at law or equity in addition

to all remedies set forth herein except Landlord shall not have the right to

lock Tenant out of the demised premises without a court order and Landlord shall

not accelerate any monetary obligations of Tenant.

     18. SURRENDER OF POSSESSION Upon the termination of this lease, Tenant
         -----------------------
shall surrender the demised premises in good repair, ordinary wear and tear,

damage by fire or other casualty and Landlord's maintenance and repair

obligations excepted.

     19. EXCLUSIVE USE Landlord agrees that Landlord and any entity controlled
         -------------
by Landlord or any partner or principal of Landlord shall not lease (or permit

the leasing or subleasing of) or sell any space in any adjacent or other

property owned by or controlled by Landlord or any entity controlled by Landlord

or any partner or principal of Landlord within two (2) miles of the demised

premises to any variety store, liquidation or close-out store, variety discount

store, discount department store, dollar store, thrift store, any store selling

used clothing, or any store similar to Tenant in operation or merchandising.

This Paragraph is not intended to prohibit Landlord from leasing or selling

space to a drugstore, movie rental store, toy store, hobby store, sporting goods

store, card and gift store, hardware store,' home improvement store, auto supply

store, electronics store, office supply store or any other store selling a

single category of merchandise even though the category may be a broad one such

as toys or hardware. This Paragraph is not intended to prohibit Landlord from

acting in the capacity of a real estate broker or real estate agent.

     If there is a breach of this Paragraph by Landlord, Tenant's rights and

remedies shall include, but not be limited to, the right at any time thereafter

to elect to terminate this lease, and upon such election, this lease shall be

terminated and Tenant shall be

                                      -20-

<PAGE>

released and discharged from all liability hereunder. So long as such breach

exists and Tenant has not terminated this lease, Tenant's only obligation with

respect to rent shall be the payment of the lesser of (i) the fixed rent set

forth in Paragraph 1 above, with no percentage rent, or (ii) percentage rent of

two percent (2%) of Tenant's gross sales (as defined in Paragraph 1 above), with

no fixed rent, such percentage rent to be payable within ninety days after the

end of each lease year. Such rights and remedies shall not be exclusive of

Tenant's rights to damages or any other rights or remedies.

     The restrictions imposed by this Paragraph 19 shall be waived and released

by Tenant in the event that (i) Tenant completely changes its use to one other

than a variety store, variety discount store or discount store, or (ii) if

Tenant shall cease to use the demised premises for a period of time in excess of

six (6) months for reasons other than strikes, lockouts, labor troubles, failure

of power or other utilities, fire or other casualty, restrictive governmental

laws or regulations, riots insurrection, war or other reasons not the fault of

Tenant or for any cause beyond Tenant's reasonable control or for remodeling or

renovations. If Tenant reopens after said six (6) month period, the restrictions

granted pursuant to this Paragraph 19 shall be reinstated with full force and

effect; provided, however, so long as Landlord notifies Tenant in writing that

Landlord will enter into or has entered into a lease with another tenant who

violates the restrictions of this Paragraph 19 during the time Tenant has waived

the restrictions of this Paragraph 19, Landlord will not be in violation of this

Paragraph 19 with respect to any lease agreements executed by Landlord while the

use restrictions were waived by Tenant.

     20. MUTUAL WAIVER Landlord and Tenant hereby release all claims and waive
         -------------
all rights of recovery against the other and their

                                      -21-

<PAGE>

directors, officers, agents, employees, successors, sublessees or assigns, for

any loss or damage to each party's respective property caused by or resulting

from fire or other casualty of whatsoever origin even if caused by negligence,

to the extent that the same is covered by insurance or, paid by proceeds or is

required by the terms of this lease to be covered by insurance; provided,

however, nothing contained in this Paragraph shall affect Landlord's obligation

to repair or rebuild the demised premises as otherwise stated in this lease. All

policies insuring the property of Landlord or Tenant shall contain or be

endorsed to contain a provision whereby the insurer thereunder waives all rights

of subrogation against the other party to this lease and their members,

managers, directors, officers, agents, employees, successors, sublessees and

assigns.

     21. SUBORDINATION TO MORTGAGES Upon Landlord's request, Tenant shall sign,
         --------------------------
acknowledge and deliver to Landlord Tenant's standard form Subordination,

Non-Disturbance and Attornment Agreement (hereinafter referred to as "SN}JA") or

another commerically reasonable SNDA form substantially in the form attached

hereto as Exhibit D - SNDA that may be mutually agreed upon by Landlord,

Landlord's mortgagee and Tenant. Such agreement shall provide that this lease

shall be subordinated to the lien of the mortgage or deed of trust (hereinafter

called "Mortgage") which Landlord is placing on the demised premises, but that

Tenant's rights under this lease shall not be disturbed, impaired or diminished,

its tenancy shall not be disturbed or affected by any default under the

Mortgage and in the event of foreclosure, this lease shall continue in full

force and effect, and Tenant's rights, including any rights to extend the term

as provided herein, shall survive. Landlord agrees to provide to Tenant within

ninety (90) days after the date of this lease such agreements from all present

                                      -22-

<PAGE>

Mortgagees and Tenant agrees to cooperate in good faith with Landlord's

mortgagee to complete such agreements.

     22. HOLDING OVER. If Tenant remains in possession after the expiration of
         ------------
the term of this lease, Tenant shall occupy the demised premises as a Tenant

from month-to-month, but both Landlord and Tenant shall otherwise be subject to

all of the provisions of this lease applicable during the last year of the lease

term; provided, however, if Tenant fails to surrender and vacate the demised

premises within thirty days after Tenant's receipt of written notice to vacate

from Landlord, Tenant shall pay monthly, as liquidated damages, an amount equal

to one hundred thirty-five percent (135%) of the monthly fixed rental payment

due for the last month of the lease term immediately preceding said holding

over, for as long as Tenant remains in possession of the demised premises.

     23. NOTICES All notices provided for in this lease shall be in writing and
         -------
unless otherwise stated shall be deemed to have been given when addressed as set

forth below and (1) deposited in the United States mail sent via Certified Mail,

Return Receipt Requested, and any notice sent in this manner shall be deemed

given even if the party to whom such notice is sent refuses to accept delivery,

or (ii) sent by commercial overnight national delivery service capable of

providing written proof of delivery:

As                                    to Landlord THE MOODY GROUP, LLC 6863
                                      Glenlake Parkway, SE, Suite E Atlanta, GA
                                      30328
With copy to:                         Gregory G. Schultz, Esq.
                                      Gambrell & Stolz, LLP
                                      SunTrust Plaza, Ste 4300
                                      Atlanta, GA 30308
As to Tenant
For U.S. Mail                         Lease Administration Department
                                      FAMILY DOLLAR STORES OF GEORGIA, INC.
                                      Post Office Box 1017
                                      Charlotte, North Carolina 28201-1017
-or-

                                      -23-

<PAGE>

   For Overnight                    Lease Administration Department
     Delivery                       FAMILY DOLLAR
                                    STORES OF GEORGIA, INC.
                                    10401 Old Monroe Road
                                    Matthews, North Carolina 28105

     Either Landlord or Tenant may change the address to which notices are to

be sent by giving notice to the other party of such change of address as

provided in this Paragraph. All payments of rents shall be mailed to the

Landlord at the address designated above. Tenant shall not be obligated to pay

rent to any person or entity other than Landlord until Tenant receives a written

statement signed by Landlord and reasonably acceptable to Tenant designating the

person or entity to receive rent, and if applicable, providing notice of the

transfer of the Landlord's interest in the demised premises.

     24. RECORDING Landlord agrees to execute a Memorandum of this lease
         ---------
acceptable to Tenant which Tenant may record, at its expense, in the appropriate

office for the recordation of real estate conveyances for the county or other

jurisdiction in which the demised premises are located. Landlord shall furnish

an accurate legal description of the demised premises if needed to record the

Memorandum and Landlord shall execute and deliver to Tenant any other

affidavits, statements or documents needed to record the Memorandum.

     25. QUIET ENJOYMENT Landlord covenants and warrants that Tenant shall have
         ---------------
and enjoy during the term of this lease the quiet and undisturbed possession of

the demised premises together with all appurtenances appertaining thereto. Rents

and other charges due under this lease shall abate during any period of time

Tenant is deprived of the use of the demised premises.

     26. COMPLIANCE WITH LAWS Landlord shall, at Landlord's sole expense, comply
         --------------------
with all requirements of all county, municipal, state and federal laws and

regulations, now in force, or which may

                                      -24-

<PAGE>

hereafter be in force, which pertain to (1) any environmental condition of the

demised premises, including without limitation asbestos, radon and hazardous

substances, which is in existence on the date of this lease or which comes into

existence after the date of this lease due to the acts of persons other than

Tenant, its agents or employees, and (ii) any other physical condition of the

demised premises which pertain to those portions of the demised premises that

Landlord is obligated to maintain and repair pursuant to Paragraph 12. Also, if

a sprinkler system must be installed in the demised premises, Landlord shall

perform the work at its expense, and Landlord shall be responsible to maintain,

modify and monitor such systems.

     Tenant shall, at Tenant's sole expense, comply with all of the requirements

of all county, municipal, state and federal laws and regulations now in force,

or which may hereafter be in force, which pertain to the operation of Tenant's

business in the demised premises (including, without limitation, Tenant's

handling, storage, transportation, use and disposal of toxic or hazardous or

flammable materials) or which pertain to any physical condition (other than the

presence of asbestos or other hazardous material) of those areas of the demised

premises which Tenant is obligated to maintain and repair pursuant to Paragraph

12.

     27. PARAGRAPH HEADINGS ETC. The numbered sections of this lease are
         -----------------------
referred to as Paragraphs, and the phrase "this Paragraph" shall mean the entire

numbered Paragraph and not just a grammatical paragraph contained within-a

numbered Paragraph. The Paragraph headings throughout this lease are for

convenience and reference only, and words contained therein shall in no way be

held to explain, modify, amplify, or aid in the interpretation, construction or

meaning of the provisions of this lease. If any provision of this lease is held

to be invalid or unenforceable, the

                                       25

<PAGE>

remainder of this lease shall not be affected, and all other provisions shall be

valid and enforceable to the fullest extent permitted by law. If any words are

stricken from this lease, whether such words are preprinted, typewritten or

handwritten, no inferences shall be drawn as to the parties' intent in striking

the deleted words and this lease and the parties' intent shall be interpreted as

if the stricken words had never appeared. This lease is a negotiated agreement

in which Landlord and Tenant have had equal power in determining its terms, and

Landlord and Tenant agree that any rule of construction that a document is to be

construed against the party who prepared it shall not be applied. The term

"lease year" shall mean the calendar year and shall always end on December 31.

     28. FACSIMILE SIGNATURES When this lease is signed by Landlord or Tenant,
         --------------------
Landlord or Tenant may deliver this lease to the other party via electronic

facsimile ("fax") or other electronic means. o Facsimile or electronic

signatures shall be as valid and binding upon the parties as are original ink

signatures. If a party (referred to in the remainder of this Paragraph as the

"Sender", whether Landlord or Tenant) who receives a signed lease from the other

(whether such signed lease is an original document or an electronic facsimile)

signs this lease and returns via fax or other electronic means only the

signature page of this lease to the other party (referred to in the remainder of

this Paragraph as the "Receiver"), then the sending of the signature page shall

constitute a declaration by the Sender that this lease has been signed in the

form and content received by the Sender without modification unless the Sender

simultaneously notifies the Receiver that the Sender has made revisions to this

lease and sends the revised pages or a letter describing the revisions along

with the signature page. The facsimile or electronic signature shall not be

                                      -26-

<PAGE>

deemed binding upon the parties if the Receiver notifies the Sender that the

Receiver rejects any part of or all of the revisions made to this lease by the

Sender. Without in any way affecting the validity or finality of this lease, the

Receiver of a facsimile lease or signature page may request that the Sender sign

and return one or more original ink counterparts of this lease with the Sender's

signature notarized and witnessed, or attested if applicable, and the Sender

shall promptly comply with the request.

     29. CONFIDENTIALITY OF LEASE TERMS AND SALES INFORMATION Landlord agrees
         ----------------------------------------------------
that all terms of this lease as well as any information provided to Landlord

pertaining to Tenant's gross sales shall remain confidential and shall not be

divulged by Landlord without the written consent of Tenant to anyone other than

Landlord's mortgagees or prospective mortgagees and to bona fide prospective

purchasers of the demised premises.

     30. LEASE BINDING ON HEIRS All covenants and agreements of this lease shall
         ----------------------
extend to and be binding upon the heirs, devisees, executors, administrators,

successors in interest, and assigns of both Landlord and Tenant.

     31. RIGHT OF ACCESS Upon reasonable notice. Tenant will permit Landlord,
         ---------------
its agents, employees and contractors to enter the demised premises during

normal business hours to inspect the same, to perform necessary maintenance or

repairs, to enforce or carry out any provision of this lease, and to show the

demised premises to prospective lenders and bona fide purchasers. Any such

activities by Landlord shall be performed in a manner which will minimize any

interruption of Tenant's business. Landlord shall not place any "For Rent", "To

Let', "For Sale" or similar notice on the demised premises, and any such sign

placed in the common areas shall not indicate that the demised premises are

available for rent other than by reference to size of the demised premises.

                                      -27-

<PAGE>

     32. USUFRUCT This lease shall create the relationship of Landlord and

Tenant between Landlord and Tenant. Tenant shall only have a usufruct that is

not subject to levy or sale.

     33. EXCULPATION Notwithstanding anything in this lease to the contrary,

Landlord shall not be responsible or liable to Tenant for any loss or damage

resulting to Tenant or its property from bursting, stoppage or leaking of water,

gas, sewer or steam pipes or for any damage caused by water leakage, or loss of

property within the demised premises from any cause whatsoever except Landlord's

negligence or willful acts.

     34. ESTOPPEL LETTERS Landlord and Tenant agree, from time to time at

reasonable intervals, within thirty (30) days after written request by the other

party, to execute and deliver to the other party a statement certifying to any

existing or prospective mortgagee, purchaser or assignee, that this lease is in

full force and effect, that this lease has not been assigned, modified,

supplemented or amended in any way, that Tenant is in possession of the demised

premises and that to the best knowledge of the certifying party the other party

is not in default, or properly stating the facts if any of such certifications

would not be factual, and stating the date through which fixed rent has been

paid, the expiration date of the then current term, and the number of remaining

options to extend.

                                      -28-
<PAGE>

     35. ENTIRE AGREEMENT This lease constitutes the entire agreement between

Landlord and Tenant and all understandings and agreements between Landlord and

Tenant are merged in this lease. This lease may not be modified, amended or

supplemented except by an agreement in writing signed by Landlord and Tenant.

     IN WITNESS WHEREOF, Landlord and Tenant have caused this lease to be duly

executed and sealed, as of the day and year first above written.

                                  LANDLORD
       Witness:                   THE MOODY GROUP, LLC             (SEAL)

     ///signed///                 ///signed///
   ----------------               --------------------------------
     Notary Public                By Don B. Moody, Managing Member

                                  TENANT
                                  FAMILY DOLLAR STORES OF GEORGIA, INC.

                                  ///signed///
                                  --------------------
                                  By  Clay Teter
                                      Vice President

       Witness:                     ATTEST:

     ///signed///                 ///signed///
   ----------------               --------------------------------
     Notary Public                Thomas E. Schoenheit
                                  Assistant Secretary

<PAGE>EXHIBIT 10.5

                                 LEASE AGREEMENT

     THIS LEASE  AGREEMENT  (this "Lease") is made as  of________________,  20__
(the "Commencement Date"),  between CROSS COUNTRY PROPERTIES III, LLC, a Georgia
limited   liability   company   ("Landlord");   and  ADVANCE   STORES   COMPANY,
INCORPORATED, a Virginia corporation ("Tenant"),

     In   consideration   of  their   mutual   covenants   and  other   valuable
consideration,  the adequacy and  sufficiency of which are hereby  acknowledged,
Landlord and Tenant hereby agree as follows:

1)   LEASED PREMISES.
Subject to and in accordance  with the terms hereof,  Landlord  hereby leases to
Tenant,  and Tenant leases from Landlord,  the premises situated at U.S. Highway
29 (A.K.A.  State Route 14, A.K.A.  Roosevelt  Highway),  in the City  Palmetto,
Fulton County, Georgia consisting of 38,822 square feet which is outlined in red
on a survey dated February 9, 2004, prepared by Site Design Services,  Inc. (the
"Survey"),  which Survey is attached  hereto as Exhibit "A" and is  incorporated
herein by this reference  (together with all  appurtenances,  rights,  interest,
easements and privileges in any way pertaining  thereto,  the "Land"),  together
with the improvements to be constructed on the Land by Landlord pursuant to this
Lease, such  improvements to consist of a building space of approximately  7,000
square feet of gross leasable floor area (the  "Building")  and the  surrounding
parking,  landscape and sidewalk  areas  (including any and all striping of such
parking areas) (collectively,  the "Other  Improvements"),  all as identified on
the site plan  attached  hereto as Exhibit "B."  Attachment  1 and  incorporated
herein by this reference (the "Site Plan"). The Land, the Building and the Other
Improvements,   together  with  the  "Tenant's   Improvements"  (as  hereinafter
defined),  if any, shall hereinafter be collectively  referred to as the "Leased
Premises."

2)   CONSTRUCTION OF LEASED PREMISES.
Landlord shall, at its sole cost and expense,  perform the "Work" (as defined in
the  Construction  Provisions) in accordance  with the  construction  provisions
attached hereto as Exhibit "B" (the "Construction Provisions").

3)   USE.

     a) Tenant may use the Leased Premises for the display,  storage and sale of
     automotive parts, accessories, supplies and/or maintenance items or for any
     and all other lawful uses; provided,  however, in no event shall the Leased
     Premises be used for any of the following  (collectively,  the  "Prohibited
     Uses"):

          i) trailer court, junk yard, waste material  collection  facility,  or
          auction house;

          ii) establishments providing adult-type entertainment or displays of a
          variety involving or depicting nudity or lewd acts;

          iii) a massage parlor;

          iv) a funeral home;

                                        1
<PAGE>

          v) a  facility  for the sale of  paraphernalia  for use  with  illicit
          drugs;

          vi) a facility for the sale or display of pornographic  (as determined
          by community  standards  for the area in which the Leased  Premises is
          located) material;

          vii)  overnight  parking of campers,  mobile  homes,  boats or tractor
          trailers,  except for such trailers as are a part of Tenant's business
          operations;

          viii) any exploration, drilling or similar operation of any kind;

          ix) dance hall, bar, restaurant,  off-track betting business, billiard
          or pool hall, bingo or similar games of chance, game arcade, nightclub
          or flea market;

          x) any use which  involves  the  raising,  breeding  or keeping of any
          animals or poultry;

          xi) any dangerous or unsafe uses;

          xii)  any  industrial  uses,   including,   without  limitation,   any
          manufacturing,   smelting,   rendering,  brewing,  refining,  chemical
          manufacturing or processing, or other manufacturing uses;

          xiii) any  mining or  mineral  exploration  or  development  except by
          non-surface means;

          xiv) drug or alcohol rehabilitation or treatment center;

          xv) abortion clinic;

          xvi)  any  place  of  religious  worship  such  as a  church,  temple,
          synagogue, mosque, or the like; or

      xvii) any use  restriction  set  forth in the  Permitted  Encumbrances  as
      hereinafter defined.

     b) Tenant may operate its business at the Leased Premises under any name of
     its  choosing  or  permitted  by law  and may set  its  hours  and  days of
     operation,  if  any,  in  its  sole  discretion.  Notwithstanding  anything
     contained  herein  to  the  contrary,  (i)  nothing  in  this  Lease  shall
     constitute  an  agreement  of Tenant  (express  or  implied),  directly  or
     indirectly,  to open or operate a  business  in the  Leased  Premises,  the
     rentals  received  hereunder  constituting  the  entire  consideration  for
     Landlord's  entering  into this  Lease,  and (ii)  Tenant  may, at any time
     during the "Term" (as hereinafter  defined),  without  Landlord's  consent,
     cease  business  operations  at  and/or  remove  any  and  all of  Tenant's
     "Personal Property" (as hereinafter defined) from the Leased Premises.

                                        2
<PAGE>

4)   TERM/EXTENSIONS.

      a) The initial term of this Lease (the "Initial  Term") shall  commence on
      the Commencement  Date and shall terminate on the last day of the month in
      which  occurs  the  fifteenth  (15")  annual   anniversary  of  the  "Rent
      Commencement  Date" (as hereinafter  defined).  The Rent Commencement Date
      shall be the earlier to occur of (i) the date that is forty-five (45) days
      following  the   "Completion   Date"  (as  defined  in  the   Construction
      Provisions)  or (ii) the date on which  Tenant  opens for  business to the
      public at the Leased Premises. Notwithstanding the foregoing, in the event
      the  following  conditions  have not  been  satisfied  prior to such  Rent
      Commencement  Date, then Tenant may, at Tenant's option, pay no Basic Rent
      or any other  charges due under this Lease to Landlord  until such time as
      such conditions have been satisfied or waived  (whereupon Tenant shall pay
      all accrued  Basic Rent and/or other  charges due hereunder at the time of
      such satisfaction or waiver):

          (i) Landlord has  delivered  to Tenant all  applicable  subordination,
          non-disturbance  and  attornment  agreements  executed  by any and all
          Mortgagees  and/or Ground Lessors with respect to the Leased  Premises
          in the form attached to this Lease as Exhibit "C"; and

          (ii) Landlord has delivered to Tenant, and Tenant has approved,  those
          certain easement agreements,  declarations,  covenants,  restrictions,
          rules,  regulations  and other  documents or agreements  affecting the
          Leased  Premises set forth in Exhibit "H" as  Permitted  Encumbrances,
          and  Landlord has placed of record and  delivered a certified  copy to
          Tenant of all such agreements and documents.

       Landlord  and  Tenant  shall  confirm  the  Rent  Commencement  Date by a
       supplemental  commencement date agreement, the form of which agreement is
       attached hereto as Exhibit "D". The period of time from the  Commencement
       Date until the Rent Commencement Date shall hereinafter be referred to as
       the "Construction Term."

     b) In addition to the Initial Term, Tenant shall have the option (each such
     right  referred  to herein as a "Renewal  Option") to renew and extend this
     Lease for three (3)  consecutive  five (5) year  periods  (each such period
     referred to as an "Option Period" and collectively as the "Option Periods")
     immediately  following the Initial Term,  during which Option Period(s) all
     the  provisions,  conditions  and covenants of this Lease shall continue in
     full force and effect  except that "Basic  Rent" (as  hereinafter  defined)
     payable for the Option  Period(s)  shall be as set forth in Section 5(a) of
     this Lease.  Each Renewal  Option shall be deemed  exercised  automatically
     unless  Tenant shall give  Landlord  written  notice of its election not to
     exercise  any such  Renewal  Option at least one hundred  eighty (180) days
     prior to the  expiration  of the Initial  Term or any  then-current  Option
     Period, as applicable.

     c) From  and  after  the  date on  which a  Renewal  Option  is  exercised,
     references  to the words  "Term" in this  Lease  shall  include  the Option
     Period(s)  by which the Term  shall have been  extended.  In the event this
     Lease is canceled or terminated, the expiration date of this Lease shall be
     that date on which this Lease is  canceled or  terminated.  The term "Lease
     Year" shall mean each successive period of twelve (12) consecutive calendar
     months, commencing on the anniversary of the Rent Commencement Date, except
     that the first Lease Year shall commence on the Rent Commencement Date.

                                        3
<PAGE>

5)   RENT.

     a) Basic Rent.  Commencing on the Rent Commencement Date, during each Lease
     Year,  Tenant shall pay Landlord the following  monthly sums ("Basic Rent")
     which shall be payable, in advance, on the first day of each month:

     Initial Term:
          Years 1-10                               $6,446.00 per month
          Years 11-15                              $7,090.58 per month
          First Option Period                      $7,445.17 per month
          Second Option Period                     $7,817.42 per month
          Third Option Period                      $8,208.25 per month

     If the Rent  Commencement Date shall be a day other than the first day of a
     month,  the amount of Basic Rent shall be prorated  for the balance of such
     month on a per diem basis, and the prorated Basic Rent for such month shall
     be due and payable on the Rent Commencement Date.

     b) Tenant shall have no  obligation  to pay Basic Rent or any other charges
     due under this  Lease to any party  other  than  Landlord  unless and until
     Tenant has received  notice of a change given pursuant to Section 24 below.
     In the event such notice is given in connection  with a transfer or sale of
     Landlord's  interest in the Leased Premises and/or this Lease,  such notice
     shall not be binding  upon Tenant  until  Tenant has received (i) a copy of
     the instrument assigning or transferring Landlord's interest, (ii) a letter
     specifying  the  addresses to which rent and notices are to be forwarded to
     such assignee or transferee and (ii) a W-9 form executed by the assignee or
     transferee.  The instrument  assigning or transferring  Landlord's interest
     shall evidence the fact that such assignee or transferee has assumed all of
     Landlord's  obligations under this Lease and has acquired  sufficient title
     to the Leased  Premises to enable such  assignee or  transferee  to perform
     such obligations; provided, however, this provision shall not be applicable
     to any transfer given as security for a loan, and no transfer shall release
     a prior  Landlord  from any  liability  hereunder  that accrued  during the
     period of such prior Landlord's ownership of the Leased Premises.

6)   WARRANTIES.

     a) Landlord  warrants and represents that, as of the Commencement  Date and
     during the Term:

                                        4
<PAGE>

          i) Landlord (1) is a limited  liability  company duly formed,  validly
          existing and in good  standing  under the law of the State of Georgia,
          (2) is qualified to do business in and is in good  standing  under the
          laws of the  State of  Georgia  in  which  the  Land is  located  (the
          "State"), and (3) has full right and power to execute and perform this
          Lease and to grant the  estate  demised  herein;  Landlord's  Managing
          Member,  who is  acting  as its  signatory  for  this  Lease,  is duly
          authorized  and  empowered  to act for and on  behalf  of the  limited
          liability  company,  and  this  Lease,   including  its  execution  by
          Landlord,  is  enforceable  and  binding  upon  Landlord  and has been
          authorized by all requisite action on behalf of the limited  liability
          company. Upon request by Tenant,  Landlord shall furnish to Tenant (i)
          written evidence of Landlord's  authority to complete this transaction
          and empowering those executing documents on Landlord's behalf to do so
          and (ii) Landlord's certificate of good standing in the State;

          ii) Landlord is either  currently  the owner of the Land in fee simple
          absolute or will become such owner; this Lease is and shall be a first
          lien  on the  Leased  Premises  subject  only  to any  "Mortgage"  (as
          hereinafter  defined) or "Ground  Lease" (as  hereinafter  defined) to
          which this Lease may be subordinated as set forth in Section 20 below;
          and neither the "Permitted  Encumbrances" (as hereinafter defined) nor
          any other  encumbrances  grant any other  party the  rights to use any
          parking spaces located on the Leased Premises;

          iii) Neither the  execution and delivery by Landlord of this Lease nor
          the performance by Landlord of the terms hereof will (x) conflict with
          or violate any other  agreement or  instrument  or any writ,  order or
          decree to which  Landlord is a party or by which  Landlord is bound or
          (y) be  precluded  by or cause a breach  of any  agreement,  mortgage,
          contract or other  instrument or document to which Landlord is a party
          or which encumbers or otherwise adversely affects the Leased Premises;
          and

          iv) This Lease represents the valid,  binding  obligation of Landlord,
          enforceable against Landlord in accordance with its terms.

     b) Landlord warrants and represents that, as of the Commencement Date:

          i) The Leased Premises is presently,  or will be prior to commencement
          of the Work,  properly  subdivided in compliance  with all  applicable
          laws and  regulations  and  constitutes a tax parcel separate from any
          other  real  property;  the  zoning  classification  of, and all other
          governmental  regulations  pertaining  to, the Leased  Premises  shall
          permit the  construction by Landlord as provided by this Lease and the
          use of the Leased  Premises by Tenant in accordance  with the terms of
          this Lease; and the number of parking spaces totaling thirty-nine (39)
          spaces  as shown on the Site Plan  shall be  provided  in the  parking
          area;

          ii) Landlord's fee simple  interest in the Leased Premises is free and
          clear of any mortgages, deeds, encumbrances,  declarations, easements,
          agreements, leases,

                                        5
<PAGE>

          tenancies, restrictions, rules or regulations which affect or restrict
          or could  affect or  restrict  the use or  intended  use of the Leased
          Premises by Tenant,  its employees,  customers,  invitees,  successors
          and/or assigns, except those matters set forth on Exhibit "H" attached
          hereto  and  entitled   "Permitted   Encumbrances"   (the   "Permitted
          Encumbrances"); and

          iii) The  execution  and  delivery of this Lease by Landlord  has been
          duly authorized by all required corporate action.

     c) Tenant represents and warrants to Landlord that:

          i) Tenant (1) is a corporation  duly formed,  validly  existing and in
          good standing under the law of the Commonwealth of Virginia and (2) is
          qualified to do business in and is in good standing  under the laws of
          the State;

          ii) Neither the execution by Tenant of this Lease nor the  performance
          by Tenant of the terms hereof will  conflict with or violate any other
          agreement or instrument  or any writ,  order or decree to which Tenant
          is a party or by which Tenant is bound; and

          iii) The  execution and delivery of this Lease by Tenant has been duly
          authorized by all required corporate action, and this Lease represents
          the valid, binding obligation of Tenant, enforceable against Tenant in
          accordance with its terms.

7)   TENANT'S FURNISHINGS. FIXTURES. EQUIPMENT AND OTHER PERSONAL PROPERTY.
Tenant,  at its sole cost and expense,  may supply and install anywhere in or on
the Leased Premises any furnishings,  fixtures,  equipment and/or other personal
property,  including a satellite  dish and any  necessary  cables or  supporting
equipment (collectively,  "Personal Property"), which it deems necessary for its
use of the Leased Premises;  provided, however, that Tenant shall repair, at its
own expense,  any damage to the Leased Premises occasioned by such installation.
Landlord and Tenant  recognize that Tenant may commence the  installation of its
Personal  Property prior to the Completion  Date, as defined in the Construction
Provisions.  Any such  Personal  Property  supplied and  installed in the Leased
Premises,  except that which is  permanently  attached,  shall be and remain the
property  of Tenant.  Such  delivery,  installation  and  placement  of Personal
Property in the Leased Premises by Tenant shall not constitute  final acceptance
or actual  possession of the Leased  Premises by Tenant,  and shall not obligate
Tenant to pay Basic Rent or other  charges prior to the Rent  Commencement  Date
set forth in Section  4(b) of this Lease.  It is agreed by  Landlord  and Tenant
that upon and during  delivery of such  Personal  Property  by Tenant,  Landlord
shall provide Tenant with a secure structure and access to the Leased Premises.

Any damage to the Leased  Premises  occasioned  by the removal of such  Personal
Property  shall be repaired by Tenant at its sole cost and expense,  unless such
damage is caused by Landlord's negligence,  intentional  misconduct,  or willful
acts, or the negligence,  intentional misconduct,  or willful acts of Landlord's
agents in which event such  damage  shall  be repaired by  Landlord  at its sole

                                        6
<PAGE>

sole cost and expense.  Risk of loss as to such Personal  Property  shall remain
with Tenant at all times prior to and during the Term.  Tenant shall  indemnify,
defend,  and  save  Landlord  harmless  from  and  against  all  claims,  suits,
liabilities and expenses,  including  reasonable  attorneys' fees, for damage or
injury to  persons  or  property  directly  resulting  from  Tenant's  negligent
installation of Personal  Property in the Leased Premises,  except to the extent
that such claim,  suit,  liability or expense is caused, in whole or in part, by
Landlord's  negligence,   intentional  misconduct,   or  willful  acts,  or  the
negligence,  intentional  misconduct,  or willful acts of Landlord's  employees,
agents or contractors.

8)   TENANT'S ALTERATIONS AND SIGNS.

     a) Tenant shall have the right,  but not the  obligation,  at its sole cost
     and  expense  and  at  any  time,  without  Landlord's   consent,  to  make
     non-structural improvements,  alterations and replacements in, on or to the
     Leased  Premises.  Tenant  agrees  that  such  improvements,   alterations,
     additions  and  replacements  will  (i) be made in a good  and  workmanlike
     manner by licensed  contractors  and (ii) comply with all applicable  laws,
     and Tenant shall defend,  indemnify and hold Landlord harmless from any and
     all costs, damages and expenses resulting  therefrom,  except to the extent
     that such costs,  damages or expenses are caused by Landlord's  negligence,
     intentional   misconduct,   or  acts  or  omissions,   or  the  negligence,
     intentional  misconduct,  or acts or  omissions  of  Landlord's  agents  or
     contractors.   Tenant   shall   not  make  any   structural   improvements,
     alterations,  additions or replacements  without first obtaining Landlord's
     written consent thereto,  which consent shall not be unreasonably withheld,
     conditioned or delayed.  If Landlord's consent is required and if plans and
     specifications for such work must be prepared in order for Tenant to obtain
     a building permit for such work, then conceptual  plans and  specifications
     for such work shall be provided to Landlord  prior to  commencement  of any
     such  work.  Landlord  shall be  deemed to have  consented  to such work if
     written notice of disapproval,  with reasons specified,  is not received by
     Tenant within thirty (30)days following Tenant's delivery of such plans and
     specifications to Landlord.  Without cost or expense to Landlord,  Landlord
     shall  cooperate  with  Tenant in  Tenant's  efforts  to obtain any and all
     licenses, building permits, certificates of occupancy or other governmental
     approvals which may be required in connection  with any such  improvements,
     alterations,  additions  and  replacements,  and  Landlord  shall  execute,
     acknowledge and deliver any documents reasonably required in furtherance of
     such purposes.

     b)  Tenant  may  erect,  at  its  cost  and  in  its  sole  discretion,  an
     announcement sign on the Leased Premises,  the location,  size and style of
     which  shall  be in  Tenant's  sole  and  absolute  discretion,  announcing
     Tenant's  future business at the Leased  Premises.  Tenant may, at its cost
     and in its sole  discretion,  but subject to compliance with all applicable
     governmental  regulations,  install (1) any and all  exterior  signs on the
     exterior walls and/or roof of the Leased Premises as it deems necessary and
     (2) any and all pylon or monument signs on the Leased  Premises as it deems
     necessary.  Tenant's  ability to erect at the Leased  Premises no less than
     185.64  square  feet of  exterior  signage  in the  color(s),  size(s)  and
     location(s)  shown on  Exhibit  B,  Attachment  II (the  "Elevations")  and
     Exhibit "1-1" and no less than a 60 square foot pylon sign in the color(s),
     size(s) and  location(s) shown in Exhibit "1-2" attached  hereto and on the

                                        7
<PAGE>

     Site Plan is a condition precedent to its obligations under this Lease and,
     in that regard,  Tenant shall apply for all necessary  governmental permits
     for its  desired  signage  within a  reasonable  period  of time  after the
     Commencement Date of this Lease and shall reasonably diligently pursue such
     application thereafter.  In the event Tenant does not receive all necessary
     governmental  permits for Tenant's desired signage by the date Landlord has
     received the  "Approvals"  (as defined in Section 3(a) of the  Construction
     Provisions),  Tenant,  at its option,  may  terminate  this Lease by giving
     written  notice to  Landlord.  If local laws do not permit the signage that
     Tenant desires to erect, then Tenant may, at its expense,  seek a sign code
     variance to allow Tenant's  signage.  Landlord shall execute any documents,
     forms or applications  necessary for Tenant to obtain all necessary  zoning
     approvals,  variances  or special  exceptions  for any and all of  Tenant's
     signage and shall  promptly  execute all  documents  required in connection
     therewith.  Notwithstanding  anything  contained  herein  to the  contrary,
     Tenant  shall be  entitled,  without  Landlord's  consent,  but  subject to
     compliance with all applicable governmental regulations, to replace any and
     all of  its  signs  with  signage  consistent  with  Tenant's  then-current
     prototypical  sign plans.  In the event of an assignment or subletting as a
     result of which  Tenant is no longer  occupying  any  portion of the Leased
     Premises,   Tenant's  signs  may  be  replaced  by  signs  identifying  the
     appropriate  assignee or subtenant,  provided  that the specific  design of
     such signage  shall be subject to Landlord's  consent,  which consent shall
     not be unreasonably withheld, conditioned or delayed.

     c) Any alterations made by Tenant to the Leased Premises shall  hereinafter
     be referred to as the "Tenant's Improvements." Except for Tenant's Personal
     Property,  the  Tenant's  Improvements  that are  permanently  attached  or
     affixed to the Leased  Premises  shall become the property of Landlord upon
     the expiration of this Lease.

9)   ASSIGNMENT AND SUBLEASING.
Tenant  shall have the right to sublet,  assign,  transfer,  reassign  and grant
concessions or licenses (a "Transfer") in all or any part of the Leased Premises
and any of Tenant's rights and obligations under this Lease,  without Landlord's
consent. In the event of such a Transfer,  Tenant shall remain liable for all of
Tenant's  obligations to Landlord arising hereunder so long as this Lease is not
changed,  modified  or amended in any respect by  Landlord  and any  transferee.
Should Tenant wish to be relieved of its obligations  hereunder upon a Transfer,
Landlord's  prior consent to a Transfer  shall be required,  which consent shall
not be  unreasonably  withheld,  conditioned  or  delayed.  Notwithstanding  the
immediately   preceding  sentence,  in  the  event  any  assignee  hereunder  or
assignee's  guarantor  subsequent to an assignment has a net worth calculated in
accordance with generally  accepted  accounting  principles  equal to or greater
than the net worth of Advance Stores Company, Incorporated, as of the end of the
fiscal  year in which the  Commencement  Date of this Lease  occurs,  Landlord's
consent to such assignment  shall not be necessary,  and Tenant shall thereafter
automatically  (and  without any action by  Landlord) be relieved of any further
obligations under this Lease.  Landlord  acknowledges and agrees that Landlord's
conditioning  of the  granting  of its  consent  upon  obtaining  (i) a material
amendment  or  modification  to  the  terms  of  this  Lease  or  (ii)  monetary
compensation,  shall  be  deemed  unreasonable.  In the  event  Tenant  shall be
reorganized,  merged  or  consolidated  with  any  other  corporation,   limited
liability  company or other business entity,  or shall sell all or substantially
all of its assets, any  resulting or surviving  corporation,  limited  liability

                                        8

<PAGE>

company or other business entity, or any other person,  which shall, as a result
of such reorganization,  merger, consolidation or sale, succeed to substantially
all of the assets or the  business of Tenant,  and which shall assume all of the
liabilities and obligations of Tenant under this Lease, shall  automatically and
without  the  necessity  of  further  assignment  or any other act become and be
Tenant  under this  Lease in  accordance  with and  subject to all of the terms,
provisions  and  conditions  hereof.  Tenant shall give  Landlord  notice of any
Transfer,  such notice to include a copy of the original  instrument  evidencing
such Transfer;  provided,  however, that Tenant's failure to provide such notice
shall not be an "Event of Default" (as hereinafter  defined) by Tenant hereunder
or give  Landlord  the right to  exercise  any right or  remedy  against  Tenant
hereunder.

10)  MAINTENANCE AND REPAIRS:

     a) Subject to Landlord's  repair and restoration  obligations  described in
     Sections  10(b) and 14 below,  Tenant shall,  at its cost,  during the Term
     (excluding the Construction Term):

          i) Maintain,  repair and/or replace, in good condition,  ordinary wear
          and tear  excepted,  each and every  portion  of the  Leased  Premises
          (including,  without limitation,  all exterior signs related to safety
          required by law  [including  handicapped  parking  signs and fire lane
          signs]  and the  exterior  of the  Building)  except for any items the
          maintenance,   repair  or   replacement   of  which   are   Landlord's
          responsibility hereunder; and

          ii) Keep the Leased Premises in a reasonably  clean and neat condition
          and not  permit  the  accumulation  of any  trash,  rubbish or garbage
          (except as accumulated in containers  awaiting collection or disposal)
          in,  on or about  any part of the  Leased  Premises  and  arrange  for
          collection or disposal of accumulated trash,  rubbish and garbage from
          the Leased Premises.

     b)  Notwithstanding  the  provisions  of Section  10(a) above and  anything
     contained  herein to the contrary,  Landlord shall be  responsible,  at its
     sole  cost and  expense,  for the  following  maintenance,  repairs  and/or
     replacements to the Leased Premises during the Term:

          i) any and all maintenance,  repairs and/or  replacements to the slab,
          foundation and structure of the Leased  Premises  (including,  without
          limitation,   repairing  any  cracks  or  other  damage  thereto,  but
          specifically  excluding painting of the exterior walls unless painting
          is  required as a result of  Landlord's  failure to  maintain,  repair
          and/or replace the slab, foundation or structure as provided herein);

          ii)  any and  all  maintenance,  repairs  and/or  replacements  to the
          parking area of the Leased  Premises in the event that Landlord  fails
          to  deliver  the  certificate  as to the  parking  area of the  Leased
          Premises as required by Section 2(c) of the Construction Provisions or
          fails to construct  the  parking  area in  accordance with  the design

                                        9
<PAGE>

          standards  therefor as required  by Section  2(b) of the  Construction
          Provisions;

          iii) any and all maintenance,  repairs and/or replacements to the roof
          of the Leased  Premises,  in the event that Landlord  fails to deliver
          the  certificates and warranties as to the roof of the Leased Premises
          required by Section 2(d) of the Construction Provisions;

          iv)  any and  all  maintenance,  repairs  and/or  replacements  to the
          heating,   ventilation  and  air-conditioning  system  of  the  Leased
          Premises (the "HVAC"), in the event that Landlord fails to deliver the
          certificates  as to the  HVAC  as  required  by  Section  2(e)  of the
          Construction Provisions;

          v) any and all  maintenance,  repairs  or  replacements  which  become
          necessary   as  a  result  of   Landlord's   negligence,   intentional
          misconduct,  or  acts or  omissions,  or the  negligence,  intentional
          misconduct,  or acts or omissions of Landlord's agents or contractors;
          and

          vi) any and all maintenance, repairs and/or replacements to the Leased
          Premises  which (i) are  required  during the first  Lease Year of the
          Term due to the original  construction  of the Leased Premises or (ii)
          are  made  necessary  by  reason  of  defects  in the  workmanship  or
          materials  used  in the  construction  of any  portion  of the  Leased
          Premises  (except  for any  portion  of the Leased  Premises  that was
          constructed  by  Tenant)  or are  due to the  settling  of the  Leased
          Premises.

     c) With  regard to those items which are  Landlord's  responsibility  under
     Section 10(b) above, if an emergency  situation  occurs,  Tenant shall make
     all  reasonable  efforts to contact  Landlord by  telephone or facsimile to
     advise Landlord of the need for such maintenance, repair or replacement. If
     after  making  reasonable  efforts to contact  Landlord,  either  Tenant is
     unable to contact  Landlord or if Tenant  succeeds in contacting  Landlord,
     and Landlord fails to undertake  action to correct the emergency  situation
     within twenty-four (24) hours, Tenant may perform such maintenance,  repair
     or  replacement  as Tenant deems  necessary.  Within thirty (30) days after
     written notice from Tenant  (accompanied by an invoice or other  reasonable
     evidence  of the costs to be  reimbursed),  Landlord  shall  pay  Tenant an
     amount equal to the actual,  out-of-pocket  costs incurred by Tenant in the
     performance of such  maintenance,  repair and/or  replacement.  If Landlord
     fails to pay to Tenant such costs within such thirty (30) day period,  then
     Tenant  may  deduct  the amount of such costs from Basic Rent and any other
     charges owed by Tenant to Landlord.  For purposes of this Section 10(c), an
     "emergency  situation"  means a  condition  or state of facts  which if not
     corrected  would  result in further  damage to the Leased  Premises  or its
     contents or personal  injury or damage to any other property or which would
     in any way  prevent  Tenant  from  conducting  its  business  at the Leased
     Premises in its  customary  manner.  The  provisions  of this Section 10(c)
     shall control over any conflicting provisions contained in this Lease.

                                       10
<PAGE>

     d) Landlord shall protect,  defend, indemnify and hold Tenant harmless from
     all losses, damages, liabilities,  costs and expenses (including reasonable
     attorneys'  fees and  court  costs)  incurred  for  work,  labor,  repairs,
     alterations, improvements, services and/or materials supplied to the Leased
     Premises by or at the  direction  of Landlord,  or which may occur,  result
     from or  arise  out of the  failure  of  Landlord  during  the Term to make
     properly  any  required  repairs or perform  any  maintenance  which is the
     responsibility of Landlord under this Lease, except to the extent that such
     losses, damages,  liabilities,  costs and/or expenses arise out of Tenant's
     negligence,   intentional   misconduct,   or  acts  or  omissions,  or  the
     negligence, intentional misconduct, or acts or omissions of Tenant's agents
     or contractors.  Tenant shall protect,  defend, indemnify and hold Landlord
     harmless  from  all  losses,  damages,  liabilities,   costs  and  expenses
     (including  reasonable  attorneys' fees and court costs) incurred for work,
     labor,  repairs,  alterations,   improvements,  services  and/or  materials
     supplied to the Leased Premises by or at the direction of Tenant,  or which
     may occur,  result  from or arise out of the  failure of Tenant  during the
     Term to make properly any required repairs or perform any maintenance which
     is the responsibility of Tenant under this Lease, except to the extent that
     such  losses,  damages,  liabilities,  costs and/or  expenses  arise out of
     Landlord's negligence, intentional misconduct, or acts or omissions, or the
     negligence,  intentional  misconduct,  or acts or omissions  of  Landlord's
     agents or contractors.

     e) Landlord  hereby  assigns to Tenant all of  Landlord's  interest in, and
     rights under (including  rights to enforce),  all warranties and guaranties
     received  in  connection  with the  Work or any  other  work,  maintenance,
     repairs and/or replacements  performed by, or at the direction of, Landlord
     in, on or at the Leased Premises;  provided,  however,  that Landlord shall
     retain such interest in and rights under such  warranties and guaranties as
     are  necessary  or  desirable  for  Landlord to complete  any  maintenance,
     repairs and/or  replacements  to the Leased Premises which (i) are required
     during the first Lease Year of the Term due to the original construction of
     the Leased  Premises or (ii) are made necessary by reason of defects in the
     workmanship  or materials  used in the  construction  of any portion of the
     Leased  Premises  (except for any portion of the Leased  Premises  that was
     constructed  by Tenant) or are due to the settling of the Leased  Premises,
     as provided in Section 10(b)(vi) above.

11)  UTILITIES.
Tenant  agrees to pay the  charges  and all  required  deposits  for all utility
services  furnished to and used by Tenant in the Leased Premises during the Term
directly to the utility companies providing such services, excluding any and all
connection fees, hook-up charges, impact fees and other similar costs related to
the  initial  start-up  expenses  for  providing  such  services  to the  Leased
Premises, all of which costs and expenses shall be paid by Landlord.  Subject to
applicable law, Tenant shall be entitled to select the utility service  provider
which shall provide water, electric,  gas, cable and telecommunication  services
to the Leased Premises.

12)  INSURANCE; INDEMNIFICATION.

      a) During the Term (excluding the Construction Term), Tenant shall, at its
      sole cost and expense, obtain and maintain property insurance covering the
      Leased  Premises  in an  amount  not less than the full  replacement  cost
      thereof,  with  such deductibles and retentions  as  determined  by Tenant

                                       11
<PAGE>

     in its sole and absolute  discretion.  Such insurance  shall be provided by
     companies authorized to do business in the State.

     b) During the Term (excluding the Construction  Term) Tenant shall maintain
     with  respect  to the  Leased  Premises  a  policy  of  commercial  general
     liability insurance, which insurance shall stipulate limits of liability of
     not less than $2,000,000 each occurrence, single limit bodily injury and/or
     property  damage   combined  (with  such   deductibles  and  retentions  as
     determined  by Tenant in its sole and  absolute  discretion),  and shall be
     provided by companies authorized to do business in the State.

     c) Tenant shall,  within fifteen (15) days after receipt of written request
     therefor by Landlord,  provide  Landlord with (i) evidence of such property
     insurance  and (ii) a  certificate  of such  commercial  general  liability
     insurance,  each naming  Landlord and  Landlord's  Mortgagee as  additional
     insureds or loss payees,  as applicable,  and providing that the applicable
     coverage  shall not be  cancelled  without  thirty  (30) days notice to the
     holder of such evidence or certificate, as applicable.

     d) Notwithstanding  anything to the contrary contained herein, Tenant shall
     have the right to self-insure  against any of the risks or portions thereof
     set forth in this Section 12, provided Tenant then has a reported net worth
     (calculated in accordance with generally accepted  accounting  principles),
     as of the end of Tenant's most recent quarterly  reporting  period,  of not
     less than One Hundred Million Dollars ($100,000,000).

     e) Landlord shall maintain with respect to the Leased  Premises a policy of
     commercial  general  liability  insurance,  which insurance shall stipulate
     limits of liability of not less than  $2,000,000  each  occurrence,  single
     limit bodily injury and/or property damage combined,  and shall be provided
     by  companies  authorized  to do  business in the State.  Such  policies of
     insurance  shall name  Tenant as an  additional  insured.  Landlord  shall,
     within a  reasonable  period  of time  after  receipt  of  written  request
     therefor  by  Tenant,  provide a  certificate  of such  commercial  general
     liability  insurance  evidencing  Tenant as an  additional  insured on such
     policy and providing that the applicable coverage shall not be cancelled or
     modified without thirty (30) days notice to the holder of such certificate,

     f) During any period in which Landlord or Tenant is conducting construction
     activities  at, in or on the Leased  Premises,  such party shall  keep,  or
     cause its general contractor to keep, in full force and effect, with regard
     to the Leased Premises,  in form reasonably  acceptable to the other party,
     at least the minimum insurance coverages set forth below:

          i) Worker's  Compensation  -  Statutory  Limits;  Employers  Liability
          -$2,000,000;

          ii)  Automobile  Liability for all vehicles with limits of $1,000,000;
          and

                                       12
<PAGE>

          iii) Commercial  General Liability to include premises  operations and
          products/completed operations coverage with limits of $3,000,000.

     Additionally,  such party shall keep or require its general  contractor  to
     keep in full force and effect a policy of builder's risk insurance covering
     loss or damage to the Leased Premises for the full  replacement cost of all
     such  construction.  To the fullest extent the other party has an insurable
     interest, such liability policy shall name the other party as an additional
     insured and such builder's risk policy shall name the other party as a loss
     payee.

     g) Any  insurance  coverage  enumerated  in this Lease may be effected by a
     blanket policy or policies of insurance or under so-called "multi-peril" or
     "package" insurance  policies,  provided that the total amount of insurance
     available  with respect to the Leased  Premises and Tenant's or  Landlord's
     liability  hereunder shall be at least the equivalent of separate  policies
     in the amounts herein required, and provided further that in other respects
     any such policy or policies shall comply with the provisions of this Lease.
     Landlord  shall  not be  entitled  to  self-insure  any  of  the  insurance
     coverages recited herein. An "umbrella" policy may be provided and utilized
     by either party to increase the limit provided by any individual or blanket
     policies in lower amounts, and the combined occurrence and aggregate limits
     provided  by all such  policies  with  respect to the Leased  Premises  and
     Tenant's or Landlord's  liability hereunder shall be satisfactory  provided
     that the terms and  conditions of such policies  otherwise  comply with the
     provisions of this Lease.

     h) Notwithstanding  anything to the contrary contained herein, Landlord and
     Tenant  hereby  release  each  other,  to the  extent of their  agreed-upon
     insurance  coverage,  from any and all  liability  for any  loss or  damage
     caused by fire or any other casualty insured against,  even if such fire or
     other  casualty  shall be brought  about by the fault or  negligence of the
     other party, or any persons claiming under such other party.

     i) Landlord hereby agrees to exonerate, protect, defend, indemnify and hold
     Tenant and its officers, directors,  stockholders,  members, beneficiaries,
     partners,  representatives,  agents and employees harmless from and against
     any and all losses, damages, claims, suits or actions,  judgments and costs
     (including  reasonable  attorneys'  fees)  arising  out of any injury to or
     death of persons  or damage to  property  on or about the  Leased  Premises
     caused by the intentional or negligent acts or omissions of Landlord or its
     employees,  agents or  contractors.  Tenant agrees to  exonerate,  protect,
     defend,   indemnify  and  hold   Landlord  and  its  officers,   directors,
     stockholders, members, beneficiaries, partners, representatives, agents and
     employees  harmless from and against any and all losses,  damages,  claims,
     suits or actions,  judgments  and costs  (including  reasonably  attorneys'
     fees)  arising  out of any  injury  to or death of  persons  or  damage  to
     property  on or about the  Leased  Premises  caused by the  intentional  or
     negligent  acts  or  omissions  of  Tenant  or  its  employees,  agents  or
     contractors.

                                       13
<PAGE>

13)  REAL ESTATE TAXES.

     a) Commencing on the Rent Commencement  Date, during the Term, Tenant shall
     reimburse Landlord for all "Real Estate Taxes" (as hereinafter defined). If
     the Rent Commencement Date occurs or the Term terminates during any part of
     a calendar year, Tenant shall be responsible for such Real Estate Taxes for
     only that portion of the calendar year for which Tenant is  responsible  to
     pay  Basic  Rent  hereunder.  However,  the  amount  of Real  Estate  Taxes
     attributable  to the  Leased  Premises  for which  Tenant  shall  reimburse
     Landlord  in part  shall  be less  any  abatements,  discounts  or  refunds
     thereon.  In paying such Real Estate  Taxes,  Landlord  agrees to take full
     advantage  of any and all  available  discounts,  and  Tenant  shall not be
     obligated  to pay any  portion of any penalty or  interest  for  delinquent
     payment,  nor shall  Tenant be obligated to pay any portion of sums owed by
     Landlord  due to failure of Landlord  to take  advantage  of any  discount.
     Tenant shall  reimburse  Landlord for such Real Estate Taxes within  thirty
     (30) days of  receipt  from  Landlord  of a  receipted  tax bill (or in the
     alternative  copy of the tax  bill  and a copy of  Landlord's  check to the
     appropriate governmental agency or authority) evidencing Landlord's payment
     thereof to the taxing authority.

     b) Tenant shall have the right,  at Tenant's sole  expense,  to contest the
     amount or validity,  or otherwise  seek an exemption or  abatement,  of any
     Real Estate  Taxes or to seek a reduction  in the  valuation  of the Leased
     Premises  assessed  for  purposes  of  Real  Estate  Taxes  by  appropriate
     proceedings  diligently  conducted in good faith,  provided that (i) Tenant
     shall  first have  notified  Landlord in writing of its intent to do so and
     (ii) such contest will not result in the foreclosure, loss or forfeiture of
     the Leased Premises, or any portion thereof. In any instance where any such
     action or proceeding  is being  undertaken  by Tenant,  Landlord  shall (i)
     cooperate  with  Tenant,  (ii)  execute any and all  documents  required in
     connection  therewith  and (iii) if required by any law, rule or regulation
     of the taxing authority, shall join with Tenant in the prosecution thereof.
     Upon the  termination of the proceedings set forth above (unless the taxing
     authority  requires  that Real Estate Taxes be paid under  protest prior to
     commencement  of such  proceedings),  Tenant shall pay the applicable  Real
     Estate  Taxes as finally  determined  in such  proceedings,  the payment or
     partial  payment of which may have been deferred  during the prosecution of
     such  proceedings.  Tenant shall be entitled to a refund of any overpayment
     of Real Estate Taxes relating or allocable to the Leased Premises,  as well
     as a reimbursement from the appropriate taxing authority of all costs, fees
     and expenses it incurs in such protest or reassessment.

     c) For purposes of this Lease,  the term "Real Estate Taxes" shall mean all
     general real estate taxes and assessments and other ad valorem taxes, rates
     and levies paid upon or with respect to the Leased  Premises for a calendar
     year or a portion thereof to any  governmental  agency or authority and all
     charges  specifically  imposed in lieu of any such taxes,  but specifically
     excluding  "roll-back"  taxes or other  similar land use  charges.  Nothing
     contained  in this Lease  shall  require  Tenant to pay any local,  county,
     municipal,   state  or  federal  income,  franchise,   corporate,   estate,
     inheritance,   succession,  capital  levy,  business  or  transfer  tax  of
     Landlord,  or any  local,  county,  municipal,  state  or  federal  income,

                                       14
<PAGE>

     profits,  gross  receipts,  sales or renewal tax or charge upon the rent or
     other charges payable by Tenant under this Lease.

     d) Landlord and Tenant  understand and  acknowledge  that certain  credits,
     exemptions,  refunds or abatements against tax obligations of Tenant and/or
     Landlord,  whether with  respect to Real Estate  Taxes,  personal  property
     taxes, sales taxes, use taxes, gross receipts taxes, income taxes,  payroll
     taxes, value added taxes or other taxes (collectively,  "tax benefits"), as
     well  as  incentive   payments  or  credits  directly  or  indirectly  from
     governmental  authorities  ("incentive payments") may become available as a
     result of the construction,  use, occupancy or conduct of Tenant's business
     at the Leased  Premises,  or the  decision  of Tenant to  establish  and/or
     operate a business  at the  Leased  Premises.  The full  amount of such tax
     benefits and  incentive  payments  shall be the property of Tenant.  In the
     event that any such tax benefit or incentive payment is paid to, accrues to
     the benefit of, or is otherwise received by Landlord, at Tenant's option:

          i) Landlord shall immediately account for and pay over the full amount
          of such tax benefit or incentive payment to Tenant; or

          ii) Tenant may offset the full amount of such tax benefit or incentive
          payment  against Basic Rent and any other charges payable by Tenant to
          Landlord hereunder.

     Landlord shall  cooperate with Tenant and execute any documents,  forms, or
     applications as reasonably requested by Tenant in order to enable Tenant to
     obtain any tax benefits or incentive payments directly available to Tenant.

14)  DAMAGE OR DESTRUCTION.

     a) If, during the Term, a fire or other  casualty shall render the whole or
     any portion of the Leased  Premises  untenantable,  in Tenant's  reasonable
     judgment,  and if, in Tenant's reasonable judgment, the Leased Premises can
     reasonably be expected to be restored to  substantially  the same condition
     existing immediately prior to such casualty within one hundred eighty (180)
     days from the date of such casualty,  Landlord shall repair and restore the
     Leased Premises to substantially  the same condition  existing  immediately
     prior to such  casualty  within  such one hundred  eighty  (180) day period
     (subject to any delays caused by a "Force  Majeure  Event" [as  hereinafter
     defined]).  In the event that Landlord timely  completes such repair and/or
     restoration,  this Lease shall remain in full force and effect.  During the
     period during which such repair and/or restoration is being performed, rent
     otherwise  payable hereunder shall abate in the proportion that the area of
     the Leased Premises rendered  untenantable  bears to the entire area of the
     Leased Premises until the Leased Premises is completely restored, repaired,
     or replaced to the satisfaction of Tenant; provided,  however, that no rent
     shall be payable for any portion of the Leased  Premises  unless  Tenant is
     able to conduct its usual  business on that portion of the Leased  Premises
     that remains  tenantable.  In the event that  Landlord  shall  undertake to
     perform such repair  and restoration  of the Leased Premises, Tenant shall,

                                       15

<PAGE>

     prior to Landlord commencing such repair and restoration,  provide Landlord
     with (i) all  insurance  proceeds  and (ii) the  amount  of the  difference
     between the insurance  proceeds and the full replacement cost of the Leased
     Premises.

     b) If, during the Term, a fire or other  casualty shall render the whole or
     any portion of the Leased  Premises  untenantable,  in Tenant's  reasonable
     judgment,  and if, in Tenant's  reasonable  judgment,  the Leased  Premises
     cannot  reasonably  be  expected  to be repaired  and  restored  within one
     hundred eighty (180) days from the date of such casualty,  then Tenant may,
     by written  notice to Landlord sent within sixty (60) days from the date of
     such casualty,  terminate this Lease,  which termination shall be effective
     as of the date of such casualty.

     c) If any such  fire or  other  casualty  which  renders  the  whole or any
     portion of the Leased Premises  untenantable  occurs during the final Lease
     Year of the Initial Term or of any Option Period, Tenant may, within thirty
     (30) days after the date of such casualty,  give written notice to Landlord
     of Tenant's  intention to extend the Term  pursuant to the next  applicable
     Renewal  Option  provided  for in Section 3 of this  Lease,  in which event
     Landlord shall be obligated to repair and/or restore the Leased Premises as
     provided  in this  Section  14. In the event  Tenant  shall not so elect to
     extend the Term,  both  Landlord  and Tenant  shall each have the option to
     terminate  this Lease by written notice from the  terminating  party to the
     other party given  within  sixty (60) days after the date of such  casualty
     and,  in such  event,  this Lease  shall  terminate  as of the date of such
     casualty,

     d) If this Lease is terminated  pursuant to this Section 14, Landlord shall
     promptly  pay to Tenant  any  prepaid  but  unearned  Basic  Rent and other
     charges paid by Tenant,  or Tenant shall promptly pay to Landlord any Basic
     Rent and other charges earned and unpaid, and Landlord shall have the right
     to (i) the  amount of all  insurance  proceeds  and (ii) the  amount of the
     difference  between the insurance proceeds and the full replacement cost of
     the Leased Premises.

     e) If,  during the Term, a fire or other  casualty  shall damage or destroy
     any portion of the Leased Premises but shall not render the Leased Premises
     untenantable, in Tenant's reasonable judgment, Tenant shall repair all such
     damage or destruction  except to the extent fire or other casualty  damages
     or destroys any structural elements of the Leased Premises (as set forth in
     Section  10(b)).  Landlord  shall repair any damage or  destruction  to the
     structural  elements of the Leased Premises (as set forth in Section 10(b))
     within sixty (60) days from the date of such casualty; Tenant shall provide
     Landlord with (i) all  insurance  proceeds  associated  with such damage or
     destruction of the structural  elements of the Leased Premises and (ii) the
     amount of the  difference  between the  insurance  proceeds and the cost to
     repair any such damage or  destruction  of the  structural  elements of the
     Leased Premises.

     f) If  Landlord  is  required  to repair and  restore  the Leased  Premises
     pursuant to this Section 14, the  applicable  provisions of Section 2 above
     and the  Construction  Provisions  shall apply with  respect to  Landlord's
     construction  work related to such repair or restoration.  However,  if the
     nature of the damage  is such that it  would  be impractical to apply  some

                                16

<PAGE>

     or all of the  provisions of Section 2 and the  Construction  Provisions to
     Landlord's  construction  work as mutually  and  reasonably  determined  by
     Landlord and Tenant, then Landlord and Tenant shall agree on an alternative
     provision  or  provisions  which  shall  be  incorporated  into  a  written
     agreement executed by both Landlord and Tenant.

15)  CONDEMNATION.

     a) If the  whole  of the  Leased  Premises  shall be  acquired  or taken by
     eminent domain, condemnation or private purchase under threat thereof or in
     lieu thereof, including, without limitation, the physical occupation of the
     Leased  Premises or any portion  thereof or the filing of eminent domain or
     condemnation  papers by  appropriate  authorities  (a "Taking"),  then this
     Lease and the Term shall  automatically  cease and terminate as of the date
     on which the condemning authority or private purchaser shall have the right
     to  possession of the Leased  Premises or any portion  thereof (the "Taking
     Date").

     b) If any part of the Leased  Premises  shall be so taken and such  partial
     Taking shall render that portion not so taken unsuitable,  as determined by
     Tenant in its reasonable discretion,  for the purposes for which the Leased
     Premises were leased,  or if any access,  curb cut or other access point on
     or to the Leased  Premises  is  modified in a manner  which  adversely  and
     materially  affects Tenant's business or is lost as a result of any Taking,
     then Tenant shall have the right to terminate  this Lease by written notice
     sent to Landlord  within  twelve (12) months after the Taking Date.  If any
     part of the Leased  Premises  shall be so taken and this Lease shall not be
     so  terminated,  then this Lease  shall  continue  in full force and effect
     except that the Basic Rent and all other charges payable by Tenant shall be
     reduced in the same  proportion that the gross leasable area of the portion
     of the  Leased  Premises  that has been  taken  bears  to the  total  gross
     leasable  area of the entire  Leased  Premises and Landlord  shall,  within
     thirty (30) after the Taking Date,  commence to make all necessary  repairs
     and alterations to restore the untaken portion of the Leased Premises to as
     near its former  condition as practicable  such that the untaken portion of
     the Building will be a complete  architectural  unit. In its performance of
     such  repair  and/or  restoration  work  pursuant  to this  Section 15, the
     applicable  provisions of Section 2 above and the  Construction  Provisions
     shall apply with respect to  Landlord's  construction  work related to such
     repair or restoration. However, if the nature of the damage is such that it
     would be  impractical  to apply some or all of the  provisions of Section 2
     and the Construction Provisions to Landlord's construction work as mutually
     and reasonably  determined by Landlord and Tenant, then Landlord and Tenant
     shall  agree on an  alternative  provision  or  provisions  which  shall be
     incorporated into a written agreement executed by both Landlord and Tenant.

     c) If this Lease is  terminated  as provided in this  Section 15,  Landlord
     shall  promptly pay to Tenant any prepaid but unearned Basic Rent and other
     charges,  or Tenant shall promptly pay to Landlord any Basic Rent and other
     charges earned and unpaid.

                                       17

<PAGE>

     d) In the event of a Taking,  whether permanent or temporary,  of any pylon
     or monument  sign (as  contemplated  by Section 8(b) above) on which Tenant
     has installed identification panels, Tenant shall provide a substitute site
     (reasonably  acceptable to Tenant) therefor,  within a reasonable period of
     time after such Taking.  If Landlord  shall receive  compensation  from the
     condemning  authority for such Taking of any such sign,  Landlord shall pay
     said  compensation  to Tenant  within  fifteen  (15) days after  Landlord's
     receipt  thereof.  e) In the event of a Taking as described in this Section
     15,  Tenant  shall be entitled to claim  compensation  from the  condemning
     authority for (i) the value of its leasehold  estate in the Leased Premises
     and (ii)  damages  occurring  by reason of the  Taking,  including  but not
     limited to loss of good will or future  profits  or in respect of  Tenant's
     Personal  Property,  the cost or expense for the repair and removal of such
     Personal Property,  moving or relocation  expenses,  and any other items to
     which Tenant may be entitled under applicable law.

16)   TENANT'S DEFAULT:

     a) The following shall  constitute an event of default by Tenant  hereunder
     (an "Event of Tenant Default");

          i)  Tenant's  failure to make any  payment of money  required  by this
          Lease (including, without limitation, Basic Rent or Real Estate Taxes)
          (subject to  Tenant's  right of good faith  contest),  within ten (10)
          days after Tenant's  receipt of written notice from Landlord to Tenant
          that same is overdue; or

          ii)  Tenant's  failure  to  observe  or  perform  any  other  material
          provision of this Lease within thirty (30) days after Tenant's receipt
          of written notice from Landlord to Tenant  specifying such default and
          demanding that the same be cured; provided that if such default cannot
          with due diligence be wholly cured within such thirty (30) day period,
          Tenant  shall have such longer  period as is  reasonably  necessary to
          cure the default,  so long as Tenant proceeds promptly to commence the
          cure of same  within  such  thirty  (30)  day  period  and  diligently
          prosecutes the cure to completion.

     b) Upon the occurrence of an Event of Tenant Default, at Landlord's option,
     in addition to any and all other  remedies  which it may have at law and/or
     in equity (except as provided below),  and without its actions being deemed
     an election of remedies  or a cure of Tenant's  default,  Landlord  may (a)
     terminate  this Lease or (b)  re-enter  the  Leased  Premises  by  judicial
     proceeding,  expel Tenant and remove all property from the Leased Premises,
     and relet the Leased  Premises at the best  possible  rent  obtainable  and
     receive  the rent  therefrom.  In the  event  Landlord  relets  the  Leased
     Premises, all rentals received by Landlord shall be applied,  first, to the
     payment of any  indebtedness  other than Basic Rent and other  charges  due
     hereunder from Tenant to Landlord;  second, to the payment of any costs and
     expenses of such  reletting,  excluding  tenant upfit costs;  third, to the
     payment of Basic Rent and other charges due and unpaid  hereunder;  and the
     residue, if any,  shall be held by Landlord  and  applied in payment of any

                                       18
<PAGE>

     future Basic Rent and/or  other  charges due and unpaid  hereunder.  Tenant
     shall remain  liable to Landlord for the  deficiency,  if any,  between the
     Basic Rent and all other charges  payable by Tenant  pursuant to this Lease
     and the rent and all other  charges  payable by the new tenant  pursuant to
     the new lease  obtained by Landlord on  reletting.  In the event this Lease
     shall be terminated as provided above,  Landlord,  its agents,  servants or
     representatives  may  immediately  or  at  any  time  thereafter  peaceably
     re-enter  and  resume  possession  of the  Leased  Premises  and remove all
     persons and property therefrom, by summary dispossession  proceedings.  The
     various rights and remedies reserved to Landlord herein are cumulative, and
     Landlord  may pursue any and all such rights and  remedies,  whether at the
     same time or  otherwise  (to the  extent  not  inconsistent  with  specific
     provisions of this Lease);  provided  that Landlord  shall have the duty in
     any  instance to mitigate  its damages  with respect to any Event of Tenant
     Default.  Notwithstanding  anything  herein to the  contrary,  (i) Landlord
     expressly  waives its right to forcibly  dispossess  Tenant from the Leased
     Premises,  whether peaceably or otherwise,  without judicial process,  such
     that  Landlord  shall not be  entitled to any  "commercial  lockout" or any
     other  provisions  of applicable  law which permit  landlords to dispossess
     tenants from commercial  properties  without the benefit of judicial review
     and (ii) Landlord  shall in no event have any right to accelerate the Basic
     Rent or any other charges payable by Tenant hereunder.

17)  LANDLORD'S DEFAULT.

     a) The following shall constitute an event of default by Landlord hereunder
     (an "Event of Landlord Default"):

          (i) Landlord's failure to make any payments of money due Tenant or any
          third party, including but not limited to the payment of the brokerage
          commissions  pursuant  to Section  29(s)  below,  within ten (10) days
          after the receipt of written  notice from Tenant that same is overdue;
          or

          (ii)  Landlord's  failure to perform  any  nonmonetary  obligation  of
          Landlord  hereunder  within  thirty (30) days after receipt of written
          notice from Tenant to Landlord  specifying  such default and demanding
          that the same be cured; provided that, if such default cannot with due
          diligence be wholly cured within such thirty (30) day period, Landlord
          shall have such longer period as may be  reasonably  necessary to cure
          the  default,  so long as Landlord  proceeds  promptly to commence the
          cure of same  within  such  thirty  (30)  day  period  and  diligently
          prosecutes  the cure to  completion  and provided  further that in the
          case of an  emergency,  Tenant  shall be  required  to give  only such
          notice as is reasonable under the circumstances.

     b) Upon the occurrence of an Event of Landlord Default, at Tenant's option,
     in addition to any and all other  remedies  which it may have at law and/or
     in equity,  and without its actions being deemed an election of remedies or
     a cure of Landlord's default, Tenant may do all or any of the following:

                                       19
<PAGE>

          (i) pay or perform such obligations and offset Tenant's actual cost of
          performance,  including any and all  transaction  costs and attorneys'
          fees, against the Basic Rent and any and all other amounts and charges
          due Landlord hereunder; or

          (ii) withhold  Basic Rent and any other payments due to Landlord under
          this Lease until such Event of Landlord Default, transaction costs and
          attorneys'  fees  specified  in  subsection  (i)  above,  is  cured by
          Landlord; or

          (iii)   terminate  this  Lease  and/or  sue  for  damages,   including
          transaction  costs and  attorneys'  fees  specified in subsection  (i)
          above.

          With respect to a breach by Landlord of the  provisions  of Section 18
     below,  Tenant  shall be  entitled to any  remedies  provided  therein,  in
     addition to those remedies provided herein.

          The  various  rights  and  remedies  reserved  to  Tenant  herein  are
     cumulative,  and Tenant may pursue any and all rights and remedies, whether
     at the same time or otherwise.  Notwithstanding  the foregoing,  a delay by
     Tenant in exercising its cure rights or other remedies  hereunder shall not
     be deemed a Force  Majeure  Event for  purposes  of  extending  the date(s)
     established for performance by Landlord.

     c) Any  offset  made by Tenant  against  Basic  Rent or any  other  charges
     otherwise  due by Tenant  hereunder  shall be without  liability to Tenant,
     shall not constitute a default on behalf of Tenant and shall not affect any
     other rights or remedies  Tenant may have  against  Landlord for failure to
     comply with the provisions herein.

18)  NON-COMPETITION.

     a) Neither  Landlord nor any  stockholder,  member,  partner,  beneficiary,
     successor,  assign, personal representative,  heir, subsidiary or affiliate
     of Landlord,  nor any person(s) or entity(ies)  having a direct or indirect
     interest in Landlord, shall, for as long as this Lease remains in force and
     effect,  either directly or indirectly,  own,  occupy or operate,  or sell,
     lease or otherwise  transfer to any person or entity,  or permit any person
     or entity  to  occupy,  any  land,  building,  premises  or space,  whether
     presently owned or hereafter acquired,  located within two (2) miles of the
     Leased  Premises  for the  purpose  of (i)  conducting  thereon a  business
     similar to that being  conducted  by Tenant on the Leased  Premises or (ii)
     the sales,  display or rental of automotive  parts,  accessories,  supplies
     and/or   maintenance   items.  In  addition,   neither   Landlord  nor  any
     stockholder,  member,  partner,  beneficiary,  successor,  assign, personal
     representative,   heir,  subsidiary  or  affiliate  of  Landlord,  nor  any
     person(s) or entity(ies)  having a direct or indirect interest in Landlord,
     shall  lease,  sell or  otherwise  transfer  or  convey  any such  premises
     adjacent to and/or  contiguous  with the Leased Premises  without  imposing
     thereon a restriction to secure compliance  herewith,  or permit any tenant
     or occupant of any such premises or any part thereof to sublet or assign in
     any manner,  directly or indirectly,  any part thereof to any person, firm,
     corporation or other entity engaged in  any such  business described above,

                                       20
<PAGE>

     without the prior written consent of Tenant,  which consent may be withheld
     by Tenant in Tenant's sole discretion.

     b)  Tenant  shall,  in the  event  that  there  is a  breach  of any of the
     provisions of this Section 18, have the following rights and remedies, none
     of which  shall be  exclusive  of the other  remedies  or any other  remedy
     otherwise available to Tenant:

          i) Tenant may institute proceedings to enjoin the violation;

          ii) If such  breach  continues  for a period of thirty (30) days after
          written  notice  thereof  shall have been given by Tenant to Landlord,
          Tenant may, at any time thereafter, elect to terminate this Lease and,
          on such election,  this Lease shall,  on the date stated in the notice
          of such  election,  be  terminated,  and Tenant  shall be released and
          discharged of and from any and all further liability hereunder;

          iii)  Landlord  shall  protect,  defend,  indemnify  and  hold  Tenant
          harmless  from all losses,  damages,  liabilities,  costs and expenses
          (including,  without limitation,  reasonable attorneys' fees and court
          costs)  sustained  or  incurred  in  connection  with any  proceedings
          instituted by Tenant as a result of any such breach.

19)  ENVIRONMENTAL:

     a) As used  herein,  the term  "Hazardous  Substance"  includes  petroleum,
     natural or synthetic  gas products  and any  hazardous,  toxic or dangerous
     waste, pollutant, contaminant, substance or material defined as such in, or
     for the purposes of, the "Environmental Laws" (as hereinafter defined). For
     the  purposes  of this  Lease,  the term  "Environmental  Laws"  means  any
     environmental,  health or safety law, rule, regulation, ordinance, order or
     decree,  including,  without  limitation,  the Comprehensive  Environmental
     Response,   Compensation  and  Liability  Act,  as  amended,  the  Resource
     Conservation and Recovery Act, as amended,  any "Superfund" or "Super Lien"
     law or any other federal,  state, county or local statute,  law, ordinance,
     code, rule, regulation, order or decree regulating, relating to or imposing
     liability or  standards of conduct  concerning  any  petroleum,  natural or
     synthetic gas products and/or hazardous, toxic or dangerous waste pollutant
     or contaminant, substance or material as may now or any time hereinafter be
     in effect,

     b) Landlord represents, warrants and covenants that:

          (i) to the  best  of  Landlord's  knowledge  and  belief,  the  Leased
          Premises is in compliance with all Environmental Laws and no Hazardous
          Substances  have been released or threatened to be released  upon, in,
          at, around or under the Land or off-site locations within one (1) mile
          of the Land that are owned,  operated or controlled by Landlord or any
          party  related to Landlord to any degree,  except as  disclosed in the
          Phase I Report (as defined in Section 19(c));

                                       21

<PAGE>

          (ii) to the best of Landlord's knowledge and belief, there is not now,
          pending or threatened,  any action, suit,  investigation or proceeding
          against  Landlord or the Land, or against any other property  relating
          to the Land,  seeking to enforce a right or remedy under common law or
          under any of the Environmental Laws;

          (iii)  Landlord has, to the best of  Landlord's  knowledge and belief,
          complied  with  and  will  continue  to  comply  with  all  applicable
          Environmental  Laws  relating  to or  affecting  the  Leased  Premises
          including, without limitation,  Landlord's business operations upon or
          off  the  Leased  Premises   (including,   without   limitation,   all
          Environmental  Laws with  respect  to the  registration,  testing  and
          upgrading of underground or above ground storage tanks);

          (iv) Landlord has not, to the best of Landlord's knowledge and belief,
          and  will not  engage  in any  activities  that  constitute  spilling,
          leaking, emitting, discharging, injecting, dumping or disposing of any
          Hazardous   Substances  into  the  environment  on,  above,  below  or
          surrounding the Leased Premises;

          (v) to the  best of  Landlord's  knowledge  and  belief,  there  is no
          asbestos-containing material on the Leased Premises;

          (vi)  Landlord  has, to the best of  Landlord's  knowledge and belief,
          obtained,  and will at all times continue to obtain and maintain,  all
          required  environmental  licenses and permits under the  Environmental
          Laws that are necessary for the ownership of the Leased  Premises (the
          "Environmental  Permits"), and Landlord has, to the best of Landlord's
          knowledge  and  belief,  complied  with and will comply with all other
          governmental or regulatory  requirements  necessary to comply with the
          Environmental Laws.  Landlord is, to the best of Landlord's  knowledge
          and belief,  in full  compliance  with the terms and provisions of the
          Environmental  Permits and will  continue to comply with the terms and
          provisions of the Environmental Permits; and

          (vii) to the best of  Landlord's  knowledge  and belief,  there are no
          Hazardous  Substances  located on, in, at or under the Leased Premises
          that exceed action levels.

          Landlord agrees to indemnify and hold Tenant harmless from any and all
     claims, damages, fines, judgments,  penalties, costs, liabilities or losses
     (including,  without  limitation,  any and all sums paid for  settlement of
     claims, attorneys' fees, consultants' fees, and expert fees) arising at any
     time from or in connection  with (i) the presence or release,  or suspected
     presence  or  release,  of  Hazardous  Substances  or   asbestos-containing
     materials at, in or on the Leased Premises unless the Hazardous  Substances
     or  asbestos-containing  materials  are  present  solely as a result of the
     breach by Tenant  of the  provisions  of  Section  19(d)  below or (ii) the
     violation of any Environmental  Laws unless such violation is due solely as
     a result of the breach by Tenant of the  provisions of Section 19(d) below.
     Without limiting the foregoing, this indemnification (i) shall  include any

                                       22
<PAGE>

     and all costs incurred due to any  investigation  of the Leased Premises or
     any  cleanup,   removal,  or  restoration   mandated  by  any  governmental
     authorities  and (ii) shall  specifically  include any and all costs due to
     Hazardous Substances that flow, diffuse,  migrate, or percolate into, onto,
     or under the Leased Premises.

     c) Tenant's  obligations under this Lease are conditioned upon (i) the Land
     being in  compliance  with all  Environmental  Laws and (ii) the Land being
     free  from  any  and  all  Hazardous  Substances.  In  order  to  determine
     preliminarily  such  compliance  with  Environmental  Laws  and the lack of
     Hazardous Substances, Landlord shall within thirty (30) days of the date of
     this Lease obtain and provide Tenant with a copy of a Phase I environmental
     report (the "Phase I Report")  to be prepared at  Landlord's  sole cost and
     expense. In the event the Phase I Report reflects

          (i) any potential non-compliance with Environmental Laws and/or

          (ii) the potential  existence of Hazardous  Substances on or under the
          Land, and the Phase I Report recommends further study, Landlord shall,
          within  thirty  (30) days of the date of the  Phase I Report,  order a
          Phase II  environmental  report (the "Phase II Report"  and,  together
          with the Phase I Report, the  "Environmental  Reports") to be prepared
          at its sole  cost and  expense.  The  Environmental  Reports  shall be
          prepared by a qualified  environmental  firm reasonably  acceptable to
          Tenant and shall be  addressed  and  certified  to both  Landlord  and
          Tenant such that both  Landlord  and Tenant  shall be entitled to rely
          thereon. In the event the Environmental Reports reflect that

               (i) the Land is not in  compliance  with the  Environmental  Laws
               and/or

               (ii) the Land is not free from any and all Hazardous  Substances,
               this Lease  shall be null and void on the later of the  thirtieth
               (30"') day after Tenant receives a copy of the most recent of the
               Environmental  Reports  or the  thirtieth  (30th  day)  after the
               Commencement Date unless

                    (i) Tenant expressly waives, in writing,  such nullification
                    or
                    (ii)  Landlord  elects,  by written  notice  given to Tenant
                    prior to the  expiration of such thirty (30) day period,  to
                    have the  non-compliance  condition  and/or the  presence of
                    Hazardous  Substances  remediated.  If  Landlord  elects  to
                    undertake any such  remediation,  Landlord shall  diligently
                    perform  such  remediation  and this Lease  shall  remain in
                    effect for a period of one  hundred  and  twenty  (120) days
                    subsequent  to the thirty (30) day period  described  in the
                    previous sentence (the "Remediation  Period") to permit such
                    remediation,  but if such remediation has not been completed
                    by the end of the  Remediation  Period,  this  Lease  may be
                    terminated by Tenant upon written notice to Landlord.

     d) Tenant covenants that, during the period of its possession of the Leased
     Premises, Tenant and its employees shall comply with all Environmental Laws
     that are applicable to Tenant's use of the Leased  Premises.  Tenant agrees
     to indemnify and hold Landlord  harmless from any and all claims,  damages,
     fines,  judgments,  penalties,  costs,  liabilities,  or losses (including,
     without  limitation,  any and all  sums  paid  for  settlement  of  claims,
     attorneys'  fees,  consultants'  fees, and expert fees) arising at any time
     solely as a result of the  violation by Tenant  and/or its employees of the
     foregoing   covenant.   Without   limitation   of   the   foregoing,   this
     indemnification shall include any and all costs incurred by Landlord due to
     any  investigation  of the Leased  Premises  or any  cleanup,  removal,  or
     restoration mandated by any governmental authorities.

                                       23
<PAGE>

20)  SUBORDINATION: ESTOPPELS.

     a)  Simultaneously  with the execution  hereof,  Landlord  shall deliver to
     Tenant, with regard to any and all "Ground Leases" (as hereinafter defined)
     and any and all "Mortgages" (as hereinafter defined) encumbering the Leased
     Premises  as of the  Commencement  Date of  this  Lease,  a  subordination,
     non-disturbance  and  attornment  agreement in the form attached  hereto as
     Exhibit "C".  executed by the lessor  under any such Ground Lease  ("Ground
     Lessor")  or the  holder of such  Mortgage  ("Mortgagee"),  as  applicable.
     Tenant  shall  have  no  obligation  to pay  Basic  Rent or  other  charges
     hereunder  until  such   subordination,   non-disturbance   and  attornment
     agreement(s)  are  delivered  to  Tenant,  whereupon  Tenant  shall pay all
     accrued  Basic Rent and other  charges  due  hereunder  at the time of such
     delivery.  In addition,  throughout  the Term,  Landlord  shall  deliver to
     Tenant a  subordination,  non-disturbance  and attornment  agreement in the
     form  attached  hereto as Exhibit  "C"  executed  by any  Ground  Lessor or
     Mortgagee  (as  applicable)  with  regard to all future  Ground  Leases and
     Mortgages and with regard to all renewals, modifications,  replacements and
     extensions of such Ground Leases or Mortgages. Upon Tenant's receipt of the
     executed  subordination,  non-disturbance  and attornment  agreement,  this
     Lease shall be subordinate to the  corresponding  Ground Lease or Mortgage.
     Landlord  shall  cause  any  present  or  future  Mortgagee  to  deliver  a
     subordination,  non-disturbance and attornment agreement in accordance with
     this  Section  20(a) at or prior to the time which the lien of the Mortgage
     is filed  against  record  title to the  Leased  Premises.  As used in this
     Lease,  the term "Mortgage"  shall mean any mortgage,  deed to secure debt,
     deed of trust,  trust deed or other  collateral  conveyance  of, or lien or
     encumbrance  against,  all or any portion of the Leased  Premises,  and the
     term "Ground  Lease" shall mean any ground lease or master lease  affecting
     all or any portion of the Leased Premises.

     b) Tenant shall, at all reasonable  times,  upon at least thirty (30) days'
     prior  written  notice from  Landlord,  provide  Landlord  with an estoppel
     certificate in the form attached hereto as Exhibit "E."

     c) No  Personal  Property of Tenant  shall be subject to mortgage  liens of
     Landlord.

21)  TENANT'S PROPERTY AND WAIVER OF LANDLORD'S LIEN.
All of Tenant's Personal  Property,  except that which is permanently  attached,
and inventory  shall be and remain the personal  property of Tenant and shall be
removable by Tenant any time prior to the  expiration or earlier  termination of
this Lease,  Notwithstanding anything contained herein to the contrary, Landlord
expressly  waives its statutory or common law  landlord's  liens (as same may be
enacted or may exist from time to time) and any and all rights granted under any
present or future  laws to levy or distrain  for rent  (whether in arrears or in
advance)  against  the  Personal  Property  and  further  agrees to execute  any
reasonable  instruments  evidencing such waiver,  at any time or times hereafter
upon Tenant's request.

22)  TENANT'S FINANCING.
Notwithstanding  any  other  provisions  of  this  Lease,  Tenant  may,  without
Landlord's consent,  from time to time, secure financing or general credit lines
and grant the lenders thereof, as security therefor,

          (i) a security interest in the Personal Property,

          (ii) the  right to enter  the  Leased  Premises  to  realize  upon any
          Personal Property so pledged, and/or

                                       24

<PAGE>

          (iii) a collateral  assignment of Tenant's  leasehold  interest in the
          Leased Premises, with rights of reassignment;  provided, however, such
          collateral  assignment  may be made solely for the purpose of securing
          Tenant's indebtedness.

23)  COMPLIANCE WITH APPLICABLE LAWS AND PERMITTED ENCUMBRANCES.
During  the  Term,  Landlord  and  Tenant  shall  comply  with  (i)  all  lawful
requirements  of the local,  county  and state  health  boards,  police and fire
departments,   municipal  and  state  authorities  and  any  other  governmental
authorities with  jurisdiction  over the Leased Premises and (ii) any covenants,
restrictions   and  requirements   contained  in  the  Permitted   Encumbrances,
respecting Tenant's use and occupancy of the Leased Premises.

24)  NOTICES,  Notices  under this Lease shall be in writing and shall be deemed
properly served and received: (i) two (2) business days after being deposited in
the United  States  mail,  as  certified  or  registered  mail,  return  receipt
requested,  bearing  adequate  postage,  (ii) one (1)  business  day after being
deposited with a reputable  overnight  delivery  carrier (e.g.  Federal Express,
Airborne,  UPS,  Express Mail) for  guaranteed  next day delivery with a request
that the addressee sign a receipt  evidencing  delivery or (iii) upon receipt if
personally  delivered.  Rejection or other refusal to accept or the inability to
deliver  because of changed address of which no notice was given shall be deemed
to be  receipt  of the  notice  as of the  date of such  rejection,  refusal  or
inability to deliver. Notices shall be addressed as follows:

    To Landlord at:  Cross Country Properties III, LLC
                     6863 Glenlake Parkway, Suite E Atlanta, Georgia 30328

    To Tenant at:    Advance Stores Company, Incorporated
                     P.O. Box 2710 Roanoke, Virginia 24001 Attn: Real Estate
                             Department

    for overnight delivery:     5673 Airport Road
                                Roanoke, VA 24012
                                Attn: Real Estate Department

    With a copy to:             Advance Stores Company, Incorporated
                                5673 Airport Road Roanoke, VA 24012
                                Attn: Legal Department

 or to any other address furnished in writing by any of the foregoing.  However,
 any change of address  furnished  shall comply with the notice  requirements of
 this Section 24 and shall include a complete  outline of all current  addresses
 to be used for all parties.

25) NO LIENS Should any lien of any nature be filed against the Leased Premises,
the party on account of whose  actions  such lien has been filed  shall,  within
thirty (30) days after receipt of written  notice of such lien,  cause such lien
to be  removed,  or  otherwise  protected  against  execution  during good faith
contest, by substitution  of collateral, posting a  bond therefor,  escrowing of

                                       25
<PAGE>

adequate  funds to cover the claim and related  transaction  costs or such other
method as may be permissible  under applicable  title insurance  regulations and
reasonably acceptable to the other party hereto,

26)  COVENANT OF QUIET ENJOYMENT.
Landlord  covenants,  warrants and represents that Tenant,  upon paying the rent
herein  reserved and  performing  the covenants  and  agreements  hereof,  shall
peaceably and quietly have,  hold and enjoy the Leased Premises during the Term.
No third party has the right to prohibit Tenant's tenancy hereunder, to prohibit
Tenant or its  employees,  customers  and/or  invitees  from  using  the  Leased
Premises in accordance  with the terms of this Lease or to consent to or approve
(excepting governmental agencies) any feature of the Leased Premises or Tenant's
signage.  There shall be no  restrictions of any kind during the Term that could
prevent, limit or restrict the use of the Leased Premises in accordance with the
terms of this Lease,  including,  without  limitation,  (x) the  operation  of a
retailer of automotive parts, accessories, supplies and/or maintenance items and
(y) truck  deliveries to the Leased Premises during Tenant's  business hours. No
signboards or other construction which obstructs the view of the Leased Premises
from adjoining public streets shall be erected during the Term upon any property
owned, leased,  operated or otherwise controlled by Landlord or any stockholder,
member, partner, beneficiary, successor, assign, personal representative,  heir,
subsidiary or affiliate of Landlord,  or any person(s) or  entity(ies)  having a
direct or indirect interest in Landlord.  Notwithstanding the foregoing,  in the
event that an  intentional  or  negligent  act or omission or  violation  of any
applicable  law, rule or  regulation  by Tenant,  or any assignee (to the extent
Tenant remains liable under this Lease  subsequent to an assignment  pursuant to
Section 9) or subtenant of Tenant  results in the  limitation or  restriction of
its use of the  Leased  Premises,  neither  Tenant  nor  any  such  assignee  or
subtenant  shall be able to claim such  limitation or restriction to be an Event
of Landlord Default hereunder.

27)  SURRENDER: HOLDING OVER.

     a) Upon expiration of this Lease, or its earlier  termination,  Tenant will
     surrender  possession  of the Leased  Premises  (except  for any and all of
     Tenant's Personal Property removed from the Leased Premises) to Landlord in
     broom clean  condition,  except for ordinary wear and tear and loss by fire
     or other casualty or by a "Taking" (as hereinafter defined).

     b) If Tenant shall remain in possession of the Leased  Premises or any part
     thereof  after  expiration  of the Term  without  an  agreement  in writing
     between Landlord and Tenant with respect thereto,  Tenant shall be deemed a
     tenant from month to month upon the same terms and  conditions as contained
     in this Lease. Notwithstanding the foregoing, Tenant shall pay Landlord, as
     rental on the  Leased  Premises  for any  period  that  Tenant  remains  in
     possession of the Leased  Premises after  expiration of the Term, an amount
     equal to one  hundred  ten  percent  (110%) of the Basic Rent which  Tenant
     would otherwise have paid if the Term had not expired for each month or any
     portion  thereof in which  Tenant  occupies the Leased  Premises  after the
     expiration of the Term.

28)  DECLARATION.
Landlord shall be solely responsible for complying with all obligations  imposed
upon the  Leased  Premises  by the  Permitted  including,  but not  limited  to,
drainage  and  utility  easement  maintenance,  insurance,  and  indemnification
obligations. Tenant shall be

                                       26
<PAGE>

responsible  for  maintaining  the access  easement  areas located on the Leased
Premises,  but shall not be  responsible  for  performing  any other  obligation
imposed by the Permitted  Encumbrances.  Landlord shall promptly  provide Tenant
with a copy of any notice  Landlord  receives in  connection  with the Permitted
Encumbrances,  Landlord shall not consent to any amendment to or modification of
the  Permitted  Encumbrances  without  first  notifying  Tenant of such proposed
amendment in writing and receiving  Tenant's  written consent to such amendment,
such consent not to be unreasonably withheld.  Landlord shall indemnify and hold
harmless  Tenant from all damages,  claims,  liabilities or expenses,  including
reasonable  and actual  attorneys'  fees  (through  all levels of  proceedings),
arising in connection with the Permitted  Encumbrances or any obligation imposed
or right granted therein.

28)  MISCELLANEOUS PROVISIONS.

     a) Time of Essence. Time is of the essence with respect to any time periods
     or dates referenced in this Lease with respect to both Landlord and Tenant.

     b)  Confidentiality.  Except for documents  that are or will be a matter of
     public record or information which the other party has agreed to in writing
     may be disclosed, the parties hereto,  including, but not limited to, their
     heirs,  successors,  assigns and legal representatives,  agree to use their
     best reasonable efforts to maintain the  confidentiality  of, and shall not
     disclose to any third party (except to an accountant,  attorney,  potential
     purchaser,  tax preparer for tax return preparation or lender to the extent
     such  person  agrees to be bound by this  confidentiality  provision),  any
     terms of this Lease or any correspondence, documents and/or things relating
     to this Lease, unless such terms,  correspondence,  documents and/or things
     are  legally  required  to be  disclosed.  This  confidentiality  agreement
     extends to any developers, bankers, lawyers, accountants, employees, agents
     or  any  other   persons   acting  on   behalf  of  the   parties   hereto.
     Notwithstanding  anything  contained herein to the contrary,  any breach of
     this  confidentiality  agreement  shall  constitute  an automatic  Event of
     Default without notice or cure provided, for which either party may recover
     damages as their sole remedy and for which neither party can terminate this
     Lease.

     c) Identity of Interest. Nothing contained in this Lease shall be construed
     to make Landlord and Tenant partners or joint venturers or to render either
     party  liable  for the  debts or the  obligations  of the  other.  The only
     relationship  created by this Lease between the parties is that of landlord
     and tenant.

     d) Third Party Beneficiaries.  Except as herein specifically  provided,  no
     person, subtenant,  customer,  employee or invitee or any other third party
     shall be deemed to be a third party  beneficiary  of any of the  provisions
     herein.

     e) Partial Invalidity. If any section, paragraph,  subparagraph,  sentence,
     clause or phrase of this  Lease  shall be  declared  or judged  invalid  or
     unconstitutional,  such  declaration or  adjudication  shall not affect the
     other sections, paragraphs, subparagraphs, sentences, clauses or phrases of
     this Lease, all of which shall remain in full force and effect.

                                       27
<PAGE>

     f) Memorandum of Lease;  Declaration,  Simultaneously with the execution of
     this Lease,  Landlord  shall (i) cause to be prepared and executed,  at its
     expense,  a short form or  memorandum  of this  Lease in the form  attached
     hereto as Exhibit  "F" (the  "Lease  Memorandum")  and (ii)  submit same to
     Tenant.  In the event a Lease Memorandum cannot be recorded in the State or
     locality in which the Leased  Premises is located due to legal or financial
     considerations,  as  determined  by  Tenant in its sole  discretion,  after
     consultation  with Landlord  concerning the  requirements  of said State or
     locality,  Landlord  shall (i) cause to be prepared  and  executed,  at its
     expense,   a  Declaration  of  Covenants,   Conditions   and   Restrictions
     encumbering the Leased Premises and any other real property owned,  leased,
     operated or otherwise  controlled by Landlord  and/or related  entities and
     located  adjacent  to or within two (2) miles of the Leased  Premises,  the
     form  of  which   Declaration  is  attached  hereto  as  Exhibit  "0"  (the
     "Declaration")  and (ii) submit same to Tenant  Landlord  shall record,  at
     Tenant's expense, such Lease Memorandum or Declaration,  as applicable. The
     provisions of this Lease shall  control with regard to any omissions  from,
     or provisions hereof which may be in conflict with, the Lease Memorandum or
     the  Declaration,  Notwithstanding  the foregoing,  this Lease shall not be
     recorded in any office or place of public record, and if either party shall
     record this Lease or cause or permit the same to be recorded,  such act may
     be  treated  as a breach of this Lease by such  recording  party.  Upon the
     expiration or earlier  termination of this Lease,  the parties hereto shall
     execute a mutually acceptable agreement terminating the Lease Memorandum or
     the Declaration, as applicable.

     g) Notices  Affecting the Leased Premises,  Landlord shall promptly forward
     to Tenant any notice or other  communication  affecting the Leased Premises
     received by  Landlord  from any owner of  property  adjoining,  adjacent or
     nearby  to the  Leased  Premises  or from  any  municipal  or  governmental
     authority, in connection with any hearing or other administrative procedure
     relating  to the  use or  occupancy  of the  Leased  Premises  or any  such
     neighboring property.

     h) Headings; Gender, The section headings are for convenience and are not a
     part of this  Lease.  The  masculine,  feminine  or neuter  gender  and the
     singular or plural  number  shall be deemed to include the others  whenever
     the context so requires or indicates.

     i) No  Waiver.  The  failure  of either  party to insist in any one or more
     instances  upon a strict  performance  of any  covenant of this Lease or to
     exercise any option or right herein  contained  shall not be construed as a
     waiver or relinquishment for the future enforcement of such covenant, right
     or option,  but the same shall remain in full force and effect,  unless the
     contrary is expressed in writing by such party.

     j) Force Majeure.  Except as otherwise  specifically  contemplated  in this
     Lease,  in the event that  Landlord or Tenant  shall be delayed or hindered
     in, or prevented  from, the  performance  of any act required  hereunder by
     reason  of  strikes,   lockouts,  labor  troubles,   inability  to  procure
     materials,  delay by the other party, failure of power or unavailability of
     utilities,  riots,  insurrection,  war, terrorism or other reason of a like
     nature  not the fault of such  party or not within  its  control  (each,  a
     "Force Maieure  Event"),  then performance of such act shall be excused for
     the period of delay,  and the period  for the  performance  of any such act
     shall be extended  for  a period  equivalent  to  the period of such delay;

                                       28
<PAGE>

     provided,  however, the party claiming a delay by reason of a Force Majeure
     Event shall notify the other party within five (5) business days  following
     the onset of the Force Majeure Event.

     k)  Pre-existing  Conditions.  Nothing  contained  in this  Lease  shall be
     construed to impose any responsibility upon Tenant with regard to any loss,
     injury or other claim arising as a result of any condition  that existed on
     the Leased Premises at the time of Tenant's taking possession thereof.

     1) No Offer.  Tenant's  delivery to a prospective  landlord of this form of
     Lease  shall not be deemed an offer to lease even though such form may have
     been completed in every respect.

     m) Choice of Law.  This Lease shall be  construed  in  accordance  with and
     governed by the laws of the State.

     n) Binding Effect.  This Lease shall inure to the benefit of and be binding
     upon  Landlord  and Tenant and their  respective  heirs,  executors,  legal
     representatives, successors and assigns,

     o) No Construction  Against Drafting Party. This Lease has been prepared by
     Tenant and its  professional  advisors  and  reviewed by  Landlord  and its
     professional advisors. Tenant, Landlord and their separate advisors believe
     that this Lease is the product of all of their  efforts,  that it expresses
     their  agreement,  and that it should not be interpreted in favor of either
     Tenant or Landlord or against  either Tenant or Landlord  merely because of
     their efforts in preparing it.

     p)  Entire  Agreement.  Amendment.  This  Lease and the  attached  exhibits
     constitute the entire agreement between Landlord and Tenant with respect to
     the Leased Premises, and all negotiations, considerations,  representations
     and  understandings  between  Landlord and Tenant prior to the execution of
     this  Lease are  incorporated  herein.  Neither  this  Lease nor any of its
     provisions nor any of the documents creating the Permitted Encumbrances set
     forth in  "Exhibit  H" may be  amended,  modified,  waived,  discharged  or
     terminated except by an instrument in writing signed by the parties hereto.

     q) Trademarks and Trade Names. All trademarks,  trade names, service marks,
     signs and all other marks of identification  used by Tenant in its business
     shall at all times remain the  exclusive  property of Tenant,  and Landlord
     shall have no right,  interest in, or title to any of Tenant's  trademarks,
     trade names, service marks, signs or other marks of identification.

     r)  Holidays.  If the day on  which  any  rent  or any  other  payment  due
     hereunder is payable  falls on a Saturday or Sunday or on a legal  holiday,
     it shall be payable on the following business day.

     s) Brokers.  Tenant and Landlord  warrant each to the other that it has had
     no dealings  with any broker or agent in  connection  with this lease,  and
     each party covenants to pay, hold harmless and indemnify the other from and
     against any and  all  costs, expenses or  liability for  any  compensation,

                                       29
<PAGE>

     commissions and charges claimed by any broker or agent with respect to this
     lease or the negotiation thereof.

     t)  Counterparts.  This Lease may be executed in more than one counterpart,
     each of which shall be deemed an original but all of which  together  shall
     constitute one and the same instrument.

     u) Exhibits.  The following  Exhibits are attached hereto and  incorporated
     herein by this reference:

 EXHIBIT "A" --  Survey of Land
 EXHIBIT "B" --  Construction Provisions
 EXHIBIT "C" --  Subordination, Non-Disturbance and Attomment Agreement
 EXHIBIT "D" --  Commencement Agreement
 EXHIBIT "E" --  Estoppel Certificate
 EXHIBIT "F" --  Lease Memorandum
 EXHIBIT "0" --  Declaration
 EXHIBIT "H" --  Permitted Encumbrances
 EXHIBIT "1-1" - Exterior Sign
 EXHIBIT "1-2" - Pylon Sign

                                       30
<PAGE>

     IN  WITNESS  WHEREOF,  the  parties  hereto  have  caused  this Lease to be
executed effective as of the day and year first written above.

          LANDLORD:

          CROSS COUNTRY PROPERTIE III, LLC, a Georgia limited liability company

          By: /s/ Don B. Moody
              -----------------------------------
          Name: Don B. Moody
          Its: Managing Member
          Date: 03-29-04
              -----------------------------------

          TENANT:

          ADVANCED STORES COMPANY, INCORPORATED, a Virginia Corporation

          By: /s/ Jimmie L. Wade
              -----------------------------------
          Name: Jimmie L. Wade
          Its: President
          Date: 03-29-04
              -----------------------------------

                                       31

<PAGE>

 STATE OF_______________      )
                              )SS;
 COUNTY OF_______________     )

The  undersigned,  a Notary Public,  in and for the County and State  aforesaid,
does hereby certify, that Don B. Moody personally known to me to be the Managing
Member  of Cross  Country  Properties  III,  LLC,  a Georgia  limited  liability
company,  and  personally  known to me to be the same  person  whose  names  are
subscribed to the foregoing  instrument,  appeared  before me this day in person
and acknowledged under oath that as such Managing Member he signed and delivered
the said  instrument  pursuant to  authority  duly given to him by said  limited
liability company-

Given under my hand and seal this ______ day of ________, 20___.

                                        _____________________________
                                                Notary Public
 My Commission Expires:_____________________

 COMMONWEALTH OF VIRGINIA           )
                                    )SS;
 COUNTY OF ROANOKE                  )

       The  undersigned,  a  Notary  Public,  in and for the  County  and  State
 aforesaid,  does  hereby  certify,  that Jimmie L. Wade,  President  of Advance
 Stores Company,  Incorporated,  a Virginia corporation, and personally known to
 me to be the same person whose name is subscribed to the foregoing  instrument,
 appeared before me this day in person and acknowledged  under oath that as such
 President,  he signed and delivered the said  instrument  pursuant to authority
 duly given to him by said corporation.

Given under my hand and seal this 29th day of March, 2004.

                                        /s/ Erica Cunningham Watson
                                        ---------------------------
                                                Notary Public

 My Commission Expires:  My Commission Expires February 20, 2097

                                       32
<PAGE>

                                   Exhibit "A"
                                   -----------

                                     Survey
                                     ------

<PAGE>

                       Exhibit "B" Construction Provisions

Landlord's Construction.
------------------------
Landlord shall, at its sole cost and risk:

     a) Perform the  construction of the "Site Work" (as  hereinafter  defined),
     the Building and the Other Improvements, including, without limitation, the
     erection and  installation of all exterior signs related to safety required
     by law (including,  without limitation,  handicapped parking signs and fire
     lane signs) (such construction  being hereinafter  referred to collectively
     as the  "Work")  in a good and  workmanlike  manner,  using  first  quality
     materials,  all  (i)  in  accordance  with  sound  trade  practices  and in
     compliance with all applicable laws, ordinances and regulations and (ii) in
     accordance with this Exhibit "B" and the other terms and provisions of this
     Lease and the prototypical plans and specifications  described as 84' X 83'
     right comer entry  prototype  on the Store  Planning & Design  Prototypical
     Drawings and Procedures  compact disc Version 1.0,  Quarter 1, dated 3/1/04
     heretofore  delivered to Landlord and incorporated  herein by reference and
     made a part  hereof,  and the Site  Plan and  Elevations  (said  plans  and
     specifications,   Site  Plan  and  Elevations   being  referred  to  herein
     collectively as the  "Prototypical  Plans") , Landlord shall, at Landlord's
     expense,  have the  Prototypical  Plans  reviewed  by a  properly  licensed
     architect and/or engineer and shall have such properly  licensed  architect
     and/or  engineer  prepare a complete  set of civil  drawings,  construction
     drawings,  and specifications (the "Plans"). The Plans prepared by Landlord
     shall be furnished to Tenant for Tenant's  approval within thirty (30) days
     after the full execution of this Lease. Tenant shall approve or reject said
     Plans  within  fifteen  (15) days of Tenant's  receipt  thereof and, if not
     approved  or  rejected  within  said  period,  said  Plans  shall be deemed
     approved by Tenant.  In the event Tenant shall reject such Plans within the
     period  specified  above,  Tenant  shall  return  said  Plans  to  Landlord
     indicating the items so rejected Landlord shall then have fifteen (15) days
     to resubmit  the Plans to Tenant,  and Tenant  shall have fifteen (15) days
     after  resubmittal  to  approve  or reject  the same.  If not  approved  or
     rejected within said fifteen (15) day period,  said resubmitted Plans shall
     be deemed approved by Tenant; provided, however, that in no event shall the
     standards of quality of approved  Plans,  or of those deemed  approved,  be
     less than those required by the Prototypical Plans, which shall control. If
     said Plans are  rejected  after  being  resubmitted  to Tenant,  Tenant may
     cancel this Lease  Tenant shall  deliver any such  approval or rejection as
     provided hereinabove to Landlord in writing. Such approval or rejection may
     be delivered by facsimile.

     Upon  Tenant's  approval in writing of such Plans,  said Plans shall become
     the final plans according to which the Leased Premises is constructed  (the
     "Final Plans")

     Upon the Rent  Commencement  Date,  Landlord shall provide to Tenant's Real
     Estate  Department a set of AutoCAD  2000,dwg  files on compact disk of the
     Plans  and  Final  Plans,  including  all civil  engineering  drawings  and
     landscape  plans All Plans and Final Plans may be used and reused by Tenant
     regardless of by whom prepared;

                                        1
<PAGE>

     Landlord shall obtain a license from the design  professional  who prepared
     said Plans and Final Plans granting  Tenant the  unrestricted  right to use
     all or portions of the Plans and Final Plans,  provided  that all reference
     to  the  said  design   professionals  and  their  firms  is  removed  from
     subsequently  altered Plans and Final Plans. Such Plans and Final Plans may
     be used by  Tenant  as  approved  by Tenant  pursuant  to this  Lease or as
     modified by Tenant in connection  with any  alteration or renovation of the
     Leased  Premises.  Landlord  may use  the  Plans  or  Final  Plans  only in
     connection  with an Advance  Auto Parts or affiliate  auto parts store,  b)
     Allow  Tenant to inspect  all  materials  and the Work at all times  during
     construction  and, after receiving  written notice from Tenant of defective
     Work and materials, whether complete or incomplete,  immediately proceed to
     remove all such  defective  Work,  and, if materials are rendered unfit for
     use, Landlord shall replace such materials,  all at its own cost; provided,
     however,  that  Tenant  shall  not  act  unreasonably  with  regard  to its
     determination that any work or materials are defective.  c) Pay the cost of
     all utilities,  including  water,  electricity  and fuel,  used by Landlord
     during the  performance  of the Work and install and connect all  requisite
     sewer,  water,  electrical and other utility facilities  sufficient to meet
     Tenant's  requirements  and  as  specified  in  the  PlansFinal  Plans.  d)
     Unconditionally  guarantee  the  Work  against  defective  workmanship  and
     materials for a period of one (1) year from the Completion Date.

     All of the Work shall be performed as appropriate by engineers,  surveyors,
     architects  and  consultants  who are  licensed  in the  State  and of good
     reputation.  Tenant shall not be  responsible in any manner for any loss or
     damage arising from the actions or omissions or negligence of Landlord, any
     contractors  or  sub-contractors,  or any of  their  employees,  agents  or
     servants  by reason of the Work.  To the  maximum  extent  allowed  by law,
     Landlord shall indemnify, defend, and save Tenant harmless from and against
     all claims, suits, liabilities and expenses, including attorneys' fees, for
     any damage or injury to persons or property  occurring  during or resulting
     from construction of or on the Leased Premises.

 2. Construction  Procedures.  During the performance of the construction  work,
 Landlord  shall  comply  with  the  following   procedures  (the  "Construction
 Procedures"):

     a) On or before the date all Approvals are received,  furnish Tenant's Real
     Estate  Department  with no less than two (2) complete sets of geotechnical
     reports  regarding the Land, civil engineering site plans and architectural
     construction drawings.

     b) On or before the date all Approvals are received,  furnish Tenant's Real
     Estate  Department with no less than two (2) copies of the design standards
     for the parking area improvements  designed by a civil engineer licensed in
     the State which shall be based upon the  geotechnical  report regarding the
     soil conditions of the Land.

<PAGE>

     c) On or before the Completion Date,  furnish Tenant upon completion of the
     parking area  improvements with a document executed and sealed by the civil
     engineer  who designed  such  improvements  certifying  that same have been
     constructed in compliance with the design standards  referred to in Section
     2(b) of these Construction Provisions,

     d) Furnish  Tenant's  Real  Estate  Department  at the time the  "Notice of
     Completion" (as hereinafter  defined) is given with (i) certification  from
     the  manufacturer  and  installer  of the roofing  system  installed on the
     Building   certifying  that  such  installer  has  been  approved  by  such
     manufacturer   for  installation  of  such  roofing  system  and  that  the
     installation  of such roofing system was performed in conformity  with such
     manufacturer's  "No Dollar Limit"  written  warranty or other  commercially
     comparable   warranty  and  (ii)   certification   and  warranty  from  the
     manufacturer  and installer of the roofing system installed on the Building
     certifying and warranting  the  weather-proof  performance of the specified
     roofing  materials,  insulation and flashings,  which warranty shall extend
     for a  period  of  fifteen  (15)  years  from  the  date of the  Notice  of
     Completion.

     e) On or before the Completion Date,  require the mechanical  subcontractor
     who  installs  the  HVAC  in the  Building  to  obtain  a  report  from  an
     independent  test and  balance  company  that is  either  a  member  of the
     Associated  Air Balance  Council or the  National  Environmental  Balancing
     Bureau  certifying that the HVAC is in conformity  with the  manufacturer's
     performance  standards,  which report  shall be furnished to Tenant's  Real
     Estate Department with the Notice of Completion.

     f) Permit Tenant or its designated representative to review and inspect, at
     any reasonable time within one (1) year following the Completion  Date, any
     and all of Landlord's  records as to the costs relating to the construction
     work,  including  but  not  limited  to  construction  contracts,  purchase
     agreements,   subcontractor   invoices  and  invoices  for  architects  and
     engineers associated with the construction work.

3. Construction  Schedule.  The construction work shall be performed pursuant to
the following schedule (the "Construction Schedule"):

     a) Landlord shall  promptly  apply for and  diligently  pursue all required
     governmental  permits and approvals for prosecution of the Work,  including
     rezoning (if necessary) of the Land to permit Tenant's intended use thereof
     (collectively, the "Approvals"). Landlord shall notify Tenant's Real Estate
     Department of the filing of all applications for such Approvals,  including
     the date thereof,  and keep Tenant's Real Estate  Department fully informed
     as to the progress of the  procurement of the  Approvals.  If Tenant is not
     notified  that the  Approvals  have been  received  within thirty (30) days
     after the date of this Lease,  Tenant, at its sole option, may, at any time
     thereafter  until  commencement  of the Site Work,  terminate this Lease by
     giving written notice of such termination to Landlord.

     b) Upon  receipt of the  Approvals,  Landlord  shall  promptly  prepare and
     deliver to Tenant's  Real Estate  Department,  on or before the date of the
     initial  pre-construction   meeting,  a  detailed  bar  chart  construction
     schedule in form acceptable to  Tenant which  schedule shall set forth  the

                                        3
<PAGE>

     weekly  progress  of the  construction  that  will  meet  the  Construction
     Schedule set forth in this Section 3 of these Construction Provisions.

     c) Upon receipt of the  Approvals,  Landlord  shall  promptly  commence and
     diligently complete the preparation of the Land for the construction of the
     Building and the Other Improvements in accordance with the PlansFinal Plans
     and these  Construction  Provisions (the "Site Work").  If Landlord has not
     commenced  the Site Work  within  thirty (30) days after its receipt of the
     Approvals,  Tenant,  at its  option,  may,  at any  time  thereafter  until
     commencement  of the Site  Work,  terminate  this  Lease by giving  written
     notice of such termination to Landlord.

     d) Once the Work has commenced, Landlord shall furnish Tenant's Real Estate
     Department with a weekly status report  reflecting the progress of the Work
     in comparison with the Construction Schedule set forth in this Section 3 of
     these Construction Provisions.

     e)  Landlord  shall (i)  complete  the Work  (less and  except the items on
     Tenant's  minor  punchlist  which has been  furnished to Landlord) and (ii)
     obtain from the  applicable  governmental  authority  a temporary  or final
     certificate  of  occupancy  and all final  certificates  of  inspection  or
     instruments of a similar  nature with respect to the Leased  Premises which
     may  be  required  of  Landlord  by  these  Construction  Provisions,   the
     PlansFinal Plans, any law, ordinance,  rule, regulation or otherwise and/or
     which are  necessary  for  Tenant's  opening of its  business in the Leased
     Premises  (collectively,  the "Occupancy  Certifications") on or before the
     date  that is one  hundred  ten  (110)  days  after  the  date  the Work is
     commenced (such date  hereinafter  being referred to as the "Target Date").
     If,  by the  Target  Date,  the  Work  is not  completed  or the  Occupancy
     Certifications  have not been obtained,  Tenant, at its option, may, at any
     time thereafter  until the completion of the Work or the procurement of the
     Occupancy  Certifications,  upon seventy-two (72) hours notice to Landlord,
     complete the Work or obtain the Occupancy Certifications. Tenant may offset
     any and all costs  incurred by Tenant in  performing  the Work or obtaining
     the  Occupancy  Certifications  against  Basic  Rent and any other  charges
     otherwise  due from Tenant  hereunder,  pursuant  to Section  17(c) of this
     Lease,  until Tenant has been fully reimbursed for such costs. In the event
     a final  certificate of occupancy  and/or all other final  certificates  of
     inspection  are not obtained by Landlord  prior to Tenant's  acceptance  of
     delivery of the Leased  Premises on the  Completion  Date,  Landlord  shall
     provide  such  final   certificate   of  occupancy   and  all  other  final
     certificates  of inspection  within  thirty (30) days after the  Completion
     Date.

     f) If Tenant does not  exercise  its right to complete the Work as provided
     in  Section  3(e) of  these  Construction  Provisions  and if  "Substantial
     Completion"  (as hereinafter  defined) has not occurred  within  forty-five
     (45) days after the Target Date,  Tenant,  at its option,  may, at any time
     thereafter until completion of the Work and delivery of the Work, terminate
     this  Lease by giving  written  notice  of such  termination  to  Landlord.
     Notwithstanding  anything  contained  herein to the contrary,  in the event
     that  completion  of the Work and delivery of the Work have not occurred on
     or before the Target Date, Tenant shall  receive two (2)  days of free rent

                                        4
<PAGE>

     for  each day that  Landlord  takes  thereafter  to  complete  the Work and
     deliver the Work to Tenant.

     g) In the event of  termination  of this Lease by Tenant  pursuant  to this
     Section 3 of these Construction Provisions,  Tenant shall have no liability
     to Landlord hereunder or otherwise for such termination.

4.   Delivery of Leased Premises.

     a)  Landlord  shall  give  Tenant  notice of the date on which  Substantial
     Completion has occurred (the "Notice of Completion").  For purposes of this
     Lease, term "Substantial  Completion" shall be deemed to occur when (i) all
     elements of the Work as described  herein have been completed in accordance
     with the PlansFinal  Plans and these  Construction  Provisions and (ii) the
     Occupancy  Certifications  with respect to the Leased Premises which may be
     required of Landlord by these  Construction  Provisions have been delivered
     to Tenant.

     b) Within  fourteen (14) days after the Notice of  Completion,  Tenant will
     inspect the Leased Premises and if to Tenant's satisfaction:

          (1) Substantial Completion has occurred;

          (2)  all  utilities  sufficient  to  meet  Tenant's  requirements  are
          available in the Leased Premises and are operating; and

          (3) the parking lot lighting has been installed and is operating;

     then Tenant shall take delivery of the Leased  Premises (the date of Tenant
     taking delivery of the Leased Premises being hereinafter referred to as the
     "Completion Date").

     c) Tenant agrees to deliver a written punchlist to Landlord within fourteen
     (14) days after the Completion  Date.  Landlord agrees promptly to complete
     any items  described on the  punchlist.  If Landlord does not complete such
     punchlist  items  within  thirty (30) days after Tenant has  delivered  the
     punchlist to Landlord,  Tenant may, at any time thereafter until completion
     of the punchlist items,  complete the punchlist items and Tenant may offset
     any and all costs  incurred  by Tenant to  complete  such  punchlist  items
     against Basic Rent and any other charges otherwise due by Tenant hereunder,
     pursuant  to  Section  17(c) of this  Lease,  until  Tenant  has been fully
     reimbursed.  Notwithstanding  anything contained herein to the contrary, in
     the event that  Landlord  does not  complete  such  punchlist  items within
     thirty (30) days after  Tenant has  delivered  the  punchlist  to Landlord,
     Tenant  shall  receive  one (1) day of flee  rent for each day in excess of
     thirty (30) days that it takes  Landlord  and/or  Tenant to  complete  such
     punchlist items.

5.   Change Orders.

                                        5
<PAGE>

     a) Landlord and Tenant  recognize that during the course of the Work Tenant
     may desire to amend or revise the  PlansFinal  Plans If  Tenant's  proposed
     amendments or revisions to the  PlansFinal  Plans do not  increase,  in the
     aggregate,  the cost or time  required  to complete  the Work,  then Tenant
     shall have the absolute right to so amend or revise the  PlansFinal  Plans,
     If the proposed  amendments or revisions to the PlansFinal  Plans increase,
     in the  aggregate,  the cost or time required to complete the Work,  then a
     written change order  incorporating  such  amendments or revisions shall be
     prepared by Landlord and shall include,  without limitation,  the amount of
     additional  cost,  if any,  and the  amount  of  additional  time,  if any,
     required to complete  the Work due to such  amendments  or  revisions.  All
     amendments  or revisions  proposed by Tenant shall be submitted to Landlord
     in writing,  and  Landlord  shall  obtain from the general  contractor  the
     amount of additional  cost,  if any, and the amount of additional  time, if
     any,  required to complete the Work due to such  amendments  or  revisions,
     which amounts shall be promptly submitted in writing to Tenant and Landlord
     by the  general  contractor.  The  performance  of the  portion of the Work
     proposed by the  amendment or revision  will not  commence  until a written
     change order is approved in writing by Tenant's  Director of  Construction.
     Immediately  upon such  approval  of a  written  change  order by  Tenant's
     Director of  Construction,  Tenant  shall  forward a copy of such  approved
     written change order to Landlord. Notwithstanding anything contained herein
     to the  contrary,  Landlord  shall  be  deemed  to have  approved  any such
     amendments   or  revisions   proposed  by  Tenant  if  written   notice  of
     disapproval,  with  reasons  specified,  is not  received by Tenant  within
     fifteen  (15)  days  following  Tenant's  delivery  of such  amendments  or
     revisions to Landlord.

     b) Landlord may,  during the course of the Work,  make minor changes in the
     PlansFinal Plans that are reasonably  necessary for the proper execution of
     the Work and are  consistent  with the PlansFinal  Plans,  but which do not
     involve  any  increase in the cost or time  required to complete  the Work,
     provided that  Landlord  provides  Tenant with prior written  notice of any
     such  changes.  Furthermore,  Landlord  may make any minor  changes  in the
     PlansFinal Plans required by any  governmental  authorities for the Work to
     comply with any applicable laws,  rules or regulations,  provided that such
     changes  do not  result in (i) a change in the  exterior  elevation  of the
     Building,  (ii) a change in the  ceiling  height of the  Building,  (iii) a
     change  that  reduces  the  number of parking  spaces  located on the Other
     Improvements or (iv) a change in any exterior signage. Any change that does
     not conform to the  foregoing  shall be  submitted by Landlord to Tenant in
     writing and shall  include the amount of  additional  cost, if any, and the
     amount of  additional  time,  if any,  required to complete the Work due to
     such change.  If the change order does not address any  additional  cost or
     additional  time,  then no such additional cost or additional time shall be
     allowed.  The  performance  of the  portion  of the  Work  proposed  by the
     amendment  or revision  will not commence  until a written  change order is
     approved in writing by Tenant's Director of Construction,  immediately upon
     such  approval  of  a  written   change  order  by  Tenant's   Director  of
     Construction,  Tenant shall forward a copy of such approved  written change
     order to Landlord.

                                        6
<PAGE>

                                  Attachment 1
                                  ------------

                                    Site Plan
                                    ---------

                          Graphic -- [GRAPHIC OMITTED]

                             Map of Commercial Site

                                        7
<PAGE>

                                 Attachement II
                                 --------------

                                   Elevations
                                   ----------

                          Graphic -- [GRAPHIC OMITTED]

                       Map of Elevation of Commercial Site

                                        8

<PAGE>

                                   EXHIBIT "C"
                                   -----------
             SUBORDINATION. NON-DISTURBANCE AND ATTORNMENT AGREEMENT
             -------------------------------------------------------
                                   (Mortgage)

     THIS  SUBORDINATION,   NON-DISTURBANCE   AND  ATTORNMENT   AGREEMENT  (this
"Agreement") is made and entered into as of the ____day of________ , 20_, by and
between _____________, a ________________ ("Lender") and ADVANCE STORES COMPANY,
INCORPORATED, 5673 Airport Road, Roanoke, Virginia 24012 ("Tenant").

                                   WITNESSETH:

     WHEREAS,  by that certain Lease  dated________________,_____(the  "Lease"),
Tenant has leased from  _________________  ("Landlord")  that certain  parcel of
land   containing_____acres   situated   in__County,   Town   of_______,   State
of______(the  "State"),  on which  Landlord has  constructed  for Tenant's use a
square  foot  building  and  other  improvements   (collectively,   the  "Leased
Premises").

     WHEREAS, Lender is the holder of a [mortgage] [deed of trust] on the Leased
Premises,  given  to  Lender  by  Landlord  dated  as  of  ,  ___,  recorded  on
_______________,_____,  in the Office of the  Recorder of Deeds  of______County,
____________________,   in  Book   ______   at  Page   __,   as   Document   No.
________________(collectively  referred  to  herein  with  any  other  documents
securing the debt secured by such [mortgage] [deed of trust] as the "Mortgage").

       NOW, THEREFORE,  in consideration of the mutual covenants hereinafter set
 forth and other good and valuable consideration, the receipt and sufficiency of
 which are hereby acknowledged, the parties agree as follows:

1.   Lender hereby consents to the Lease.

2.   The Lease is and shall be subject and  subordinate at all times to the lien
     of the Mortgage and to all  renewals,  replacements  and  extensions of the
     Mortgage  to the full  extent of the  principal  sum  secured  thereby  and
     interest thereon.

3.   In the event Lender shall  commence an action to foreclose  the Mortgage or
     to  obtain a  receiver  of the  Leased  Premises,  or shall  foreclose  the
     Mortgage  by  advertisement,  entry  and sale  according  to any  procedure
     available  under  the laws of the  State,  Tenant  shall not be joined as a
     party  defendant in any such action or  proceeding  and Tenant shall not be
     disturbed in its  possession of the Leased  Premises,  so long as Tenant is
     not in default under any of the material terms, covenants, or conditions of
     the Lease beyond any applicable cure period provided in the Lease.

4.   In the event Lender shall acquire the Leased Premises upon foreclosure,  or
     by deed in lieu of foreclosure, or by any other means:

                                        1
<PAGE>

     (a)  Tenant shall be deemed to have made a full and complete  attainment to
          Lender as Landlord  under the Lease so as to establish  direct privity
          between Lender and Tenant; and

     (b)  All rights and  obligations  under the Lease  shall  continue  in full
          force and  effect  and shall be  enforceable  with the same  force and
          effect as if the  Lease had  originally  been  made and  entered  into
          directly by and between Lender,  as Landlord  thereunder,  and Tenant;
          and

     (c)  Lender  shall  recognize  and  accept  the  rights of Tenant and shall
          thereafter assume the obligations of Landlord under the Lease.

5.   Nothing  herein  contained  shall  impose any  obligations  upon  Lender to
     perform  any of the  obligations  of Landlord  under the Lease,  unless and
     until Lender shall  become owner or mortgagee in  possession  of the Leased
     Premises.

6.   Any notice required or desired to be given under this Agreement shall be in
     writing and shall be deemed given (a) upon receipt if delivered personally;
     (b) two (2) business days after being deposited into the U.S. mail if being
     sent by certified or registered  mail,  return receipt  requested,  postage
     prepaid;  or (c)  one (1)  business  day  after  being  sent  by  reputable
     overnight air courier service (i.e., Federal Express,  Airborne, etc.) with
     guaranteed overnight delivery, and addressed as follows:

      If to Lender:
                        ______________________________________
                        ______________________________________
                        ______________________________________

      If to Tenant:   ADVANCE STORES COMPANY, INCORPORATED
                      5673 Airport Road Roanoke, Virginia 24012
                      Attention: Real Estate Department

      Copy to:        ADVANCE STORES COMPANY, INCORPORATED
                      5673 Airport Road Roanoke, Virginia 24012
                      Attention: Legal Department

     Either party, at any time and from time to time (by providing notice to the
     other  party in the manner set forth  above),  may  designate  a  different
     address or person, or both, to whom such notice may be sent.

7.   This Agreement shall be binding upon and inure to the benefit of any person
     or  entity  acquiring  rights  to the  Leased  Premises  by  virtue  of the
     Mortgage,  and the  successors,  administrators  and assigns of the parties
     hereto.

8.   No fixtures,  furnishings,  inventory, equipment or other personal property
     of Tenant are subject to the lien of the Mortgage.

                                        2
<PAGE>

     IN WITNESS  WHEREOF,  this  Agieement has been signed and sealed on the day
and year first above set forth.

Attest:                                 Ground Lessor

                                        ______________________________________

 Lender:

__________________________              By:___________________________________

                                        Name:_________________________________

                                        Title:________________________________

Witness:                                Tenant:

                                        ADVANCE STORES COMPANY, INCORPORATED

__________________________              By:___________________________________

                                        Name:_________________________________

                                        Title:________________________________

 STATE OF_______________      )
                              )SS;
 COUNTY OF_______________     )

     The  undersigned,  a  Notary  Public,  in and  for  the  County  and  State
aforesaid, does hereby certify, that ______________ personally known to me to be
the    _______________________________    of    _________________________,     a
_______________________________,  and  personally  laiown  to me to be the  same
person whose names are subscribed to the foregoing  instrument,  appeared before
me  this   day  in   person   and   acknowledged   under   oath   that  as  such
___________________________ he signed and delivered the said instrument pursuant
to authority duly given to him by said ..

        Given under my hand and seal this____day of______________ , 20__

                                          ___________________________________
                                                   Notary Public

My Commission Expires: ________________________

                                        3
<PAGE>

COMMONWEALTH OF VIRGINIA            )
                                    )SS;
COUNTY OF ROANOKE                   )

      The  undersigned,  a  Notary  Public,  in and for  the  County  and  State
 aforesaid,                 does                 hereby                 certify,
 that__________,____________________________________of  Advance Stores  Company,
 Incorporated, a Virginia corporation, and personally known to me to be the same
 person whose name is subscribed to the foregoing instrument, appeared before me
 this    day   in    person    and    acknowledged    under    oath    that   as
 such_____________________________,  he signed and delivered the said instrument
 pursuant to authority duly given to him by said corporation.

       Given under my hand and seal this_________________________day of, 20____.

                                                Notary Public
 My Commission expires:_______________________

 Prepared by and when recorded return to:

 Advance Stores Company, Incorporated
 Attn: Real Estate Department 5673
 Airport Road Roanoke, Virginia 24012

                                        4
<PAGE>

                                   EXHIBIT "C"
                                   -----------

             SUBORDINATION. NON-DISTURBANCE AND ATTORNMENT AGREEMENT
             -------------------------------------------------------
                                 (Ground Lease)

     THIS  SUBORDINATION,   NON-DISTURBANCE   AND  ATTORNMENT   AGREEMENT  (this
"Agreement") is made and entered into as of the___day of__________ , 20_, by and
between ______,  a _____________  ("Ground  Lessor") and ADVANCE STORES COMPANY,
INCORPORATED, 5673 Airport Road, Roanoke, Virginia 24012 ("Tenant").

                                   WITNESSETH:

       WHEREAS, by that certain Lease dated________________,_____(the  "Lease"),
 Tenant has leased from  _________________  ("Landlord")  that certain parcel of
 land   containing_____acres   situated   in__County,   Town  of_______,   State
 of______(the  "State"),  on which Landlord has  constructed  for Tenant's use a
 square  foot  building  and  other  improvements  (collectively,   the  "Leased
 Premises").

     WHEREAS,  Ground  Lessor  has  entered  into a  Ground  Lease  dated  as of
_______________,_____with  Landlord  with  respect  to the Leased  Premises,  as
evidenced  and  recorded on  __________,  ___, in the Office of the  Recorder of
Deeds   of   ________________County,___________________,   in   Book__________at
Page_______,  as Document No.  ______________  (collectively  referred to herein
with any  amendments,  renewals,  replacements  and  extensions  thereto  as the
"Ground Lease").

       NOW, THEREFORE,  in consideration of the mutual covenants hereinafter set
 forth and other good and valuable consideration, the receipt and sufficiency of
 which are hereby acknowledged, the parties agree as follows:

     1. Ground Lessor hereby consents to the Lease,

     2. The Lease is a  sublease  and shall be  subordinate  at all times to the
Ground Lease.

     3. In the event Ground  Lessor shall decide to terminate  the Ground Lease,
Tenant shall not be joined as a party  defendant in any action or  proceeding to
so  terminate  the  Ground  Lease  and  Tenant  shall  not be  disturbed  in its
possession of the Leased Premises, so long as Tenant is not in default under any
of the  material  terms,  covenants,  or  conditions  of the  Lease  beyond  any
applicable cure period provided in the Lease.

     4. In the event Ground Lessor shall terminate the Ground Lease:

       (a)  Tenant shall be deemed to have made a full and complete attomment to
            Ground Lessor as Landlord under the Lease so as to establish  direct
            privity between Ground Lessor and Tenant; and

                                        1
<PAGE>

     (b)  All rights and  obligations  under the Lease  shall  continue  in full
          force and  effect  and shall be  enforceable  with the same  force and
          effect as if the  Lease had  originally  been  made and  entered  into
          directly by and between Ground  Lessor,  as Landlord  thereunder,  and
          Tenant; and

     (c)  Ground  Lessor  shall  recognize  and  accept the rights of Tenant and
          shall thereafter assume the obligations of Landlord under the Lease.

 Nothing herein  contained  shall impose any  obligations  upon Ground Lessor to
 perform any of the  obligations of Landlord  under the Lease,  unless and until
 Ground Lessor shall terminate the Ground Lease.

 Any notice  required  or desired to be given under this  Agreement  shall be in
 writing and shall be deemed given (a) upon receipt if delivered personally; (b)
 two (2) business days after being deposited into the U.S. mail if being sent by
 certified or registered mail, return receipt requested, postage prepaid; or (c)
 one (1)  business  day after  being sent by  reputable  overnight  air  courier
 service (i.e.,  Federal  Express,  Airborne,  etc.) with  guaranteed  overnight
 delivery, and addressed as follows:

  If to Ground Lessor:   ______________________________

                         ______________________________

                         ______________________________

  If to Tenant:  ADVANCE STORES COMPANY, INCORPORATED
                 5673 Airport Road Roanoke, Virginia 24012
                 Attention: Real Estate Department

  Copy to:       ADVANCE STORES COMPANY, INCORPORATED
                 5673 Airport Road Roanoke, Virginia 24012
                 Attention: Legal Department

 Either  party,  at any time and from time to time (by  providing  notice to the
 other party in the manner set forth above),  may designate a different  address
 or person, or both, to whom such notice may be sent.

 This Agreement  shall be binding upon and inure to the benefit of any person or
 entity  acquiring  rights to the Leased Premises by virtue of the Ground Lease,
 and the successors, administrators and assigns of the parties hereto.

No fixtures,  furnishings,  inventory,  equipment or other personal  property of
Tenant are subject to the Ground Lease,

                                        2
<PAGE>

     IN WITNESS  WHEREOF,  this  Agieement has been signed and sealed on the day
and year first above set forth.

Attest:                                 Ground Lessor

                                        ______________________________________

 Lender:

__________________________              By:___________________________________

                                        Name:_________________________________

                                        Title:________________________________

Witness:                                Tenant:

                                        ADVANCE STORES COMPANY, INCORPORATED

__________________________              By:___________________________________

                                        Name:_________________________________

                                        Title:________________________________

 STATE OF_______________      )
                              )SS;
 COUNTY OF_______________     )

     The  undersigned,  a  Notary  Public,  in and  for  the  County  and  State
aforesaid, does hereby certify, that ______________ personally known to me to be
the    _______________________________    of    _________________________,     a
_______________________________,  and  personally  laiown  to me to be the  same
person whose names are subscribed to the foregoing  instrument,  appeared before
me  this   day  in   person   and   acknowledged   under   oath   that  as  such
___________________________ he signed and delivered the said instrument pursuant
to authority duly given to him by said ..

        Given under my hand and seal this____day of______________ , 20__

                                          ___________________________________
                                                   Notary Public

My Commission Expires: ________________________

                                        3
<PAGE>

COMMONWEALTH OF VIRGINIA            )
                                    )SS;
COUNTY OF ROANOKE                   )

      The  undersigned,  a  Notary  Public,  in and for  the  County  and  State
 aforesaid,                 does                 hereby                 certify,
 that__________,____________________________________of  Advance Stores  Company,
 Incorporated, a Virginia corporation, and personally known to me to be the same
 person whose name is subscribed to the foregoing instrument, appeared before me
 this    day   in    person    and    acknowledged    under    oath    that   as
 such_____________________________,  he signed and delivered the said instrument
 pursuant to authority duly given to him by said corporation.

       Given under my hand and seal this_________________________day of, 20___ .

                                                Notary Public
 My Commission expires:_______________________

 Prepared by and when recorded return to:

 Advance Stores Company, Incorporated
 Attn: Real Estate Department 5673
 Airport Road Roanoke, Virginia 24012

                                        4
<PAGE>

                       EXHIBIT "D" Commencement Agreement
                       ----------------------------------

                           COMMENCEMENT DATE AGREEMENT
                           ---------------------------

     THIS COMMENCEMENT DATE AGREEMENT,  made as of this ______ day of _________,
20__,     between___________________,     a___________________(herein     called
"Landlord'"),  and ADVANCE STORES COMPANY,  INCORPORATED, a Virginia corporation
(herein called "Tenant").

                                   WITNESSETH:

     WHEREAS,  Landlord  is the owner of certain  premises  situated in _______,
____________________County,    _________________(herein   called   the   "Leased
Premises"); and

     WHEREAS,  by that certain lease dated ___________,  20__ (herein called the
"Lease"), Landlord leased the Leased Premises to Tenant; and

     WHEREAS,  a  memorandum  or short  form  lease in  respect of the Lease was
recorded in the office of  the________of________________County,____________,  on
the___day of_______________, 20__, in Book_____________at Page____; and

     WHEREAS, Tenant is in possession of the Leased Premises and the term of the
Lease; and

     WHEREAS,  under Section 4 of the Lease, Landlord and Tenant agreed to enter
into an agreement  setting  forth certain  information  in respect of the Leased
Premises and the Lease;

 NOW, THEREFORE, Landlord and Tenant agree as follows:

     1. The Rent  Commencement  Date (as such term is defined in the Lease) was,
_, 20__. The term of the Lease shall expire on____,  20_unless  Tenant exercises
any  option to  extend  the term of the  Lease or  unless  the Lease  terminates
earlier as provided in the Lease.

     2. The date of  commencement  of the first "Option Period" (as such term is
defined in the Lease) shall be________,  20__if Tenant effectively exercises its
option in respect  thereof,  and if Tenant  does so, the term of the Lease shall
expire  on_____,  20 , unless Tenant  exercises any option to further extend the
term of the Lease or the Lease terminates earlier as provided in the Lease.

     3. The date of  commencement  of the second  Option  Period shall be, 20_if
Tenant effectively  exercises its option in respect thereof,  and if Tenant does
so, the term of the

                                        1
<PAGE>

Lease shall expire  on______,  20_unless  Tenant exercises any option to further
extend the term of the Lease or the Lease terminates  earlier as provided in the
Lease,

     4. The date of  commencement  of the third Option  Period shall be_,  20_if
Tenant effectively  exercises its option in respect thereof,  and if Tenant does
so, the term of the Lease shall expire on______,  20_unless the Lease terminates
earlier as provided in the Lease.

     IN WITNESS  WHEREOF,  the parties  hereto have caused this  Agreement to be
executed the day and year first above written.

                                        LANDLORD:

                                        ______________________________________

                                        By:______________________________

                                        Name:____________________________

                                        Title:___________________________

                                          TENANT:

                                           ADVANCE STORES COMPANY, INCORPORATED,
                                           a Virginia corporation

                                        By:______________________________

                                        Name:____________________________

                                        Title:___________________________

                                        2
<PAGE>

                                   EXHIBIT "E"
                                   -----------

                              Estoppel Certificate
                              --------------------
To:

     The  undersigned,  as Tenant,  under that  certain  Lease  Agreement,  with
___________________________________,  as Landlord,  dated_______,  (the "Lease")
for those certain premises containing_ acres located in/on ________, ___________
County,________, as more particularly described in the Lease, does hereby state,
certify and affirm as follows:

     1. That the Lease,  as of the date hereof,  is in full force and effect and
is unmodified except as follows:

     2.  That  the  commencement  date  of  the  Lease  was  _____________,  the
expiration date of the initial term is_____.

     3. That,  as of the date hereof;  the fixed monthly rent under the Lease is
$___________and  all of such  rent due has been  paid.

     4. That Tenant has no  knowledge,  as of the date  hereof,  of any event or
condition which now or in the future would give rise to a defense to the payment
of or offset  against rent.

     5.  That to the best  knowledge  and  belief  of  Tenant,  Tenant is not in
default  under any of the terms or  provisions  of the Lease to be  performed by
Tenant.

     6. That to the best  knowledge  and  belief of Tenant,  Landlord  is not in
default  under any of the terms or  provisions  of the Lease to be  performed by
Landlord.

     WITNESS the following signature as of the_________________day of , 20__.

                                            ADVANCE STORES COMPANY, INCORPORATED

                                        By:______________________________

                                        Name:____________________________

                                        Title:___________________________
<PAGE>

                                   EXHIBIT "F"
                                   -----------

                                Lease Memorandum
                                ----------------
Prepared By:

                               MEMORANDUM OF LEASE

     This  Memorandum  of  Lease  (this   "Memorandum")  is  made  this  day  of
________________, 20__, between_____________________,   a ______________________
("Landlord"),    and   ADVANCE   STORES   COMPANY,  INCORPORATED,  a  Virginia
corporation ("Tenant").

                                   WITNESSETH:

       Landlord  and Tenant have  entered  into a Lease (the  "Lease")  dated__,
 20__,  whereby  Landlord has leased to Tenant that certain  premises located on
 that  certain  real  property,   located   in_____County,   State   of_____(the
 "Property"),  the legal  description  of which Property is set forth on Exhibit
 "A" attached hereto.  The Lease contains  provisions and rights  appurtenant to
 the Property, some of which are as follows:

I.   Term.  The term of the Lease is for a period of fifteen (15) years from the
     "Rent Commencement  Date" (as established in the Lease),  commencing on the
     "Commencement Date" (as established in the Lease).  Thereafter,  Tenant has
     the right  under the  Lease to renew and  extend  the term of the Lease for
     three (3) successive periods of five (5) years each,

II.  Exclusive  Use Rights.  The Lease  provides  that neither  Landlord nor any
     stockholder,  member,  partner,  beneficiary,  successor,  assign, personal
     representative,   heir,  subsidiary  or  affiliate  of  Landlord,  nor  any
     person(s) or entity(ies)  having a direct or indirect interest in Landlord,
     shall,  for as long as the  Lease  remains  in  force  and  effect,  either
     directly or indirectly, own, occupy or operate, or sell, lease or otherwise
     transfer to any person or entity, or permit any person or entity to occupy,
     any land, building, premises or space, whether presently owned or hereafter
     acquired,  located  within two (2) miles of the Property for the purpose of
     (i) conducting thereon a business similar to that being conducted by Tenant
     on the Property or (ii) the sales,  display or rental of automotive  parts,
     accessories,  supplies and/or maintenance items. The Lease further provides
     that neither Landlord nor any stockholder,  member,  partner,  beneficiary,
     successor,  assign, personal representative,  heir, subsidiary or affiliate
     of Landlord,  nor any person(s) or entity(ies)  having a direct or indirect
     interest in Landlord, shall lease, sell or otherwise transfer or convey any
     such  premises  adjacent  to and/or  contiguous  with the  Leased  Premises
     without imposing thereon a restriction to secure  compliance  herewith,  or
     permit any tenant or  occupant of any such  premises or any part thereof to

                                        1
<PAGE>

     sublet or assign in any manner, directly or indirectly, any part thereof to
     any person, firm,  corporation or other entity engaged in any such business
     described above, without the prior written consent of Tenant, which consent
     may be withheld by Tenant in Tenant's sole discretion.

III. Successors The covenants,  conditions and agreements  made and entered into
     by the parties  hereto  shall be binding  upon and inure to the benefits of
     their  respective  heirs,   administrators,   executors,   representatives,
     successors and assigns.

IV.  Incorporation  of Lease.  All terms and  conditions of the Lease are hereby
     incorporated herein by reference as if fully set forth herein.

V.   Conflicts  with Lease.  This  Memorandum is solely for notice and recording
     purposes and shall not be construed to alter  modify,  expand,  diminish or
     supplement the provisions of the Lease.  In the event of any  inconsistency
     between the provisions of this  Memorandum and the provisions of the Lease,
     the provisions of the Lease shall govern.

     IN WITNESS  WHEREOF,  this Memorandum has been duly executed by the parties
hereto as of the day and year first above written.

                                                 ____________________________, a
                                                 ____________________________

                                        By:______________________________

                                        Name:____________________________

                                        Title:___________________________

                                           ADVANCE STORES COMPANY, INCORPORATED,
                                           a Virginia corporation

                                        By:______________________________

                                        Name:____________________________

                                        Title:___________________________

                                        2
<PAGE>

STATE OF________________      )
                              )SS;
 COUNTY OF_______________     )

     The  undersigned,  a  Notary  Public,  in and  for  the  County  and  State
aforesaid,  does hereby certify, that _____________ personally known to me to be
the     ______________________________    of    _________________________,     a
______________________________, and personally known to me to be the same person
whose names are subscribed to the foregoing instrument,  appeared before me this
day   in    person    and    acknowledged    under    oath    that    as    such
__________________________  he signed and delivered the said instrument pursuant
to authority duly given to him by said .

     Given under my hand and seal this___________day of_______________ , 20____.

                                                ____________________________

                                                       Notary Public
 My Commission Expires:_______________________

 COMMONWEALTH OF VIRGINIA           )
                                    )SS;
 COUNTY OF ROANOKE                  )

     The  undersigned,  a  Notary  Public,  in and  for  the  County  and  State
aforesaid,                  does                 hereby                 certify,
that___________,____________________________________of  Advance Stores  Company,
Incorporated,  a Virginia corporation, and personally known to me to be the same
person whose name is subscribed to the foregoing instrument,  appeared before me
this    day   in    person    and    acknowledged    under    oath    that    as
such_____________________________,  he signed and delivered the said  instrument
pursuant to authority duly given to him by said corporation.

     Given under my hand and seal this___________day of_______________ , 20____.

                                                ____________________________

                                                       Notary Public
 My Commission Expires:_______________________

                                        3
<PAGE>

                                    EXHIBIT A
                                 ==============

                          LEGAL DESCRIPTION OF PROPERTY
                       ==================================

                                        4

<PAGE>

                                   EXHIBIT "G"
                                   -----------

                                   Declaration
                                   -----------

              DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
              -----------------------------------------------------
           THIS DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
           ----------------------------------------------------------

     (this "Declaration") is made as of the ______________________ day of , 20 ,
by  _________________________________,   a________________________("Declarant").
WITNESSETH:  WHEREAS,  Declarant  is the owner in fee  simple  of those  certain
tracts  or  parcels  of  real  property  located  in  the  City  of___,   County
of_________,  State  of____________  (the  "Property"),  which  Property is more
particularly  described  on Exhibit A  attached  hereto and is shown on the site
plan attached hereto as Exhibit B (the "Site Plan"),  both of which exhibits are
incorporated herein by this reference; and

     WHEREAS,  Declarant and Advance Stores  Company,  Incorporated,  a Virginia
corporation  ("Advance"),  have entered into a lease (such lease,  including all
future  amendments  thereto  and  renewals  and  extensions  thereof,  shall  be
hereinafter  referred to as the  "Advance  Lease") to  construct an Advance Auto
Parts store upon that portion of the Property  designated as the "Advance Leased
Premises" on the Site Plan (the "Advance Leased Premises'"); and

     WHEREAS,  Declarant  wishes to subject the  Property to certain  covenants,
conditions and restrictions as set forth herein.

     NOW,  THEREFORE,  in  consideration  of the  benefits to be realized by the
covenants  set forth  herein,  Declarant  hereby  declares  and agrees  that the
Property shall be held,  sold and conveyed  subject to the following  covenants,
conditions  and  restrictions  which are for the purpose of protecting the value
and desirability of the Property.

     1. Use Restrictions.

          a. For so long as the  Advance  Lease is in effect,  no portion of the
     Property,  except for the Advance Leased  Premises,  nor any portion of any
     land,  building,  premises  or  space  owned,  leased,  sold,  transferred,
     operated or otherwise occupied (whether presently owned,  leased,  operated
     or occupied or  hereafter  acquired),  either  directly or  indirectly,  by
     Declarant or any  stockholder,  member,  partner,  beneficiary,  successor,
     assign,   personal   representative,   heir,  subsidiary  or  affiliate  of
     Declarant,  or any  person(s)  or  entity(ies)  having a direct or indirect
     interest in Declarant, located within two (2) miles of the Property, may be
     used for any of the following purposes:

               (i) any  business  similar to that being  conducted by Advance on
          the Advance Leased Premises; or

                                        1
<PAGE>

               (ii)  the  sales,   display  or  rental  of   automotive   parts,
          accessories, supplies and/or maintenance items.

          b. For so long as the Advance  Lease is in effect,  neither  Declarant
     nor any  stockholder,  member,  partner,  beneficiary,  successor,  assign,
     personal  representative,  heir, subsidiary or affiliate of Declarant,  nor
     any  person(s)  or  entity(ies)  having a direct or  indirect  interest  in
     Declarant,  shall  lease,  sell or  otherwise  transfer  or convey any such
     premises  adjacent to and/or  contiguous  with the Advance Leased  Premises
     without imposing thereon a restriction to secure  compliance  herewith,  or
     permit any tenant or occupant of any such  premises or any part  thereof to
     sublet or assign in any manner, directly or indirectly, any part thereof to
     any person, firm,  corporation or other entity engaged in any such business
     described  above,  without  the prior  written  consent of  Advance,  which
     consent may be withheld by Advance in Advance's  sole  discretion.  2. Term
     and Enforcement.  The covenants,  conditions,  restrictions and obligations
     created and imposed herein shall be effective  upon the date hereof,  shall
     run with the land,  and shall inure to the  benefit of and be binding  upon
     the  Parties  and  their  respective  heirs,   executors,   administrators,
     successors, successors-in-title, assigns, tenants, customers, employees and
     invitees for so long as the Advance Lease is in effect.  Such  restrictions
     and  obligations  shall be unaffected by any change in the ownership of all
     or any  portion  of the  Property  or by any  change  of  use,  demolition,
     reconstruction,  expansion  or other  circumstances,  except  as  specified
     herein.  Each of the rights created hereunder may be enforceable in a court
     of  equity  by (i) the  owner  of any  portion  of the  Property,  (ii) any
     mortgagee  of any  portion  of the  Property  and (iii)  Advance;  however,
     enforcement  hereunder  shall be sought solely against the then owner(s) of
     the Property (or the owner of an interest in the Property) alleged to be in
     default.  3.  Severability.  In the event any  provision or portion of this
     Declaration is held by any court of competent jurisdiction to be invalid or
     unenforceable,  such holding will not effect the remainder hereof,  and the
     remaining  provisions  shall  continue in full force and effect at the same
     extent  as would  have  been the case  had such  invalid  or  unenforceable
     provision or portion  never been a part hereof 4.  Breach,  hi the event of
     breach or threatened breach of this  Declaration,  Declarant and/or Advance
     (so long as the Advance  Lease is in effect) shall be entitled to institute
     proceedings  for full and  adequate  relief from the  consequences  of such
     breach or threatened  breach. In the event that a party shall institute any
     action or  proceeding  against  another  party  relating to the  provisions
     hereof,  or any default  hereunder,  then, and in that event, to the extent
     permitted  by  applicable  law,  the  unsuccessful  party in such action or
     proceeding  shall  reimburse the  successful  party therein the  reasonable
     expenses of attorneys'  fees,  court costs and other costs incurred therein
     by the successful party through all levels of proceedings.

     5.  Counterparts.   This  Declaration  may  be  executed  in  one  or  more
counterparts,   each  of  which  shall  be  deemed  an  original  and  all  such
counterparts shall constitute one and the same instrument.

                                        2
<PAGE>

     6.  Amendment  to  Declaration.  This  Declaration  shall not be amended or
modified without the prior written consent of Declarant and Advance.

     IN WITNESS  WHEREOF,  Declarant has executed and delivered this Declaration
as of the day and year first written above.

                                    DECLARANT:

                                        By:______________________________

                                        Name:____________________________

                                        Title:___________________________

                                        3
<PAGE>

STATE OF________________      )
                              )SS;
COUNTY OF________________     )

     The  undersigned,  a  Notary  Public,  in and  for  the  County  and  State
aforesaid,  does hereby certify, that _____________ personally known to me to be
the     ______________________________    of    _________________________,     a
______________________________, and personally known to me to be the same person
whose names are subscribed to the foregoing instrument,  appeared before me this
day   in    person    and    acknowledged    under    oath    that    as    such
__________________________  he signed and delivered the said instrument pursuant
to authority duly given to him by said ,

     Given under my hand and seal this___________day of_______________ , 20____.

                                                ____________________________

                                                       Notary Public
 My Commission Expires:_______________________

 COMMONWEALTH OF VIRGINIA           )
                                    )SS;
 COUNTY OF ROANOKE                  )

     The  undersigned,  a  Notary  Public,  in and  for  the  County  and  State
aforesaid,                  does                 hereby                 certify,
that__________,_____________________________________of  Advance Stores  Company,
Incorporated,  a Virginia corporation, and personally known to me to be the same
person whose name is subscribed to the foregoing instrument,  appeared before me
this    day   in    person    and    acknowledged    under    oath    that    as
such_____________________________,  he signed and delivered the said  instrument
pursuant to authority duly given to him by said corporation.

     Given under my hand and seal this___________day of_______________ , 20____.

                                                ____________________________

                                                       Notary Public
 My Commission Expires:_______________________

                                        4
<PAGE>

                                    EXHIBIT A
                                  ============

                          LEGAL DESCRIPTION OF PROPERTY

                                        5
<PAGE>

                                    EXHIBIT B
                                   ==========

                                    SITE PIAN

                                        6
<PAGE>

                                   EXHIBIT "H"
                                   -----------

                             Permitted Encumbrances
                             ----------------------

1. Such utility  easements as are  necessary to supply  utility  services to the
Leased Premises,  provided,  however, that no easements shall run underneath the
Building nor above or immediately adjacent to (and above ground) the Building so
as to obstruct  visibility of the  Building.  Utility  easements  areas shall be
subject to review and approval by Tenant as part of the Plans.

2. Restrictive Covenant contained in Warranty Deed from M. Daniel Byrd to Andrew
I. Bezek and Joan L. Bezek,  filed  December  15, 1997 and recorded in Deed Book
23691, page 297, Fulton County, Georgia records.

3. Joint Use Driveway Agreement (non-exclusive) between Bezek Enterprises,  Inc.
and M. Daniel  Byrd,  dated May 20, 1999 and  recorded in Deed Book 26731,  page
349, Fulton County, Georgia records.

4.  Access,  Drainage  and Utility  Cross-Easement  Declaration  to be recorded
substantially in the form attached hereto as Exhibit "H-l" in the Fulton County,
Georgia records.

5.  Perpetual  Easement  Agreement  to be  recorded  substantially  in the  form
attached hereto as Exhibit "H-2" in the Fulton County, Georgia records.

                                        1
<PAGE>

                                 Exhibit "H-l"
                                 -------------

             Access, Drainage and Utility Cross-Easement Declaration
             -------------------------------------------------------

THIS INSTRUMENT PREPARED BY AND AFTER RECORDING RETURN TO:

Gregory G. Schultz, Esq.
Gambrell & Stolz, L.L.P.
Monarch Plaza, Suite 1600
3414 Peachtree Road, N.E.
Atlanta, Georgia 30326

             ACCESS, DRAINAGE AND UTILITY CROSS-EASEMENT DECLARATION

     THIS  ACCESS,   DRAINAGE  AND  UTILITY  CROSS-EASEMENT   DECLARATION  (this
"Declaration")  is made and  declared  as of the day of  March,  2004,  by Cross
Country  Properties  III,  LLC,  a Georgia  limited  liability  company  ("CROSS
COUNTRY" or "Declarant").

                                    R E C I T A L S
                                    ---------------

          CROSS  COUNTRY is the owner of certain real  property  located in Land
     Lots 69 of the 7th  District,  City of Palmetto,  Fulton  County,  Georgia,
     which  property is more  particularly  described  on Exhibit  "A"  attached
     hereto and made a part hereof (the "Property").

          CROSS  COUNTRY may develop the Property in two separate  tracts and at
     different  times,  which  tracts  are  defined  herein  as "Tract 2" (.8912
     acres),  and more  particularly  described  on Exhibit "B"  hereto,  and as
     "Tract 3" (.5502  acres),  and more  particularly  described on Exhibit "C"
     hereto,  as such tracts are  described  in a survey  prepared for The Moody
     Group,  LLC, Cross Country  Properties  III, LLC,  Fidelity  National Title
     Insurance Company and CCI Southeast, LLC dated February 9, 2004,

          CROSS  COUNTRY  has entered  into a certain  Lease  Agreement  between
     Advance Stores  Company,  Incorporated,  as lessee,  and Cross Country,  as
     lessor (the "Advance Lease") with respect to Tract 2, and

          CROSS  COUNTRY  wishes  to  establish  certain  easements  across  the
     Property for the benefit of both tracts of the  Property,  which  easements
     include,  without  limitation,  an easement for  vehicular  traffic and for
     pedestrian and vehicular  ingress and egress in, to, upon,  over and across
     such  driveways,  roadways,  sidewalks,  parking areas,  parking spaces and
     walkways as may now or hereafter exist on either tract of the Property , an
     easement for drainage upon,  over and across the Property,  and an easement
     for  utilities in,  to, upon,  over and  across the  Property, all of  said

                                        2
<PAGE>

     easements  being  for  the  benefit  of  both  Tract  2 and  Tract 3 of the
     Property.

     NOW,  THEREFORE,  in consideration of Ten Dollars  ($10.00),  the covenants
herein  contained  and other good and  valuable  consideration,  the receipt and
sufficiency of which are hereby acknowledged, the parties agree as follows:

     1.  ACCESS  EASEMENT.  CROSS  COUNTRY  establishes  for the  benefit of the
Property and both Tracts  thereof and hereby  grants and conveys in the 25' wide
cross access  easement area described on Exhibit "D" and the  additional  Access
Easment  described  on Exhibit "G" as shown on Exhibit "H"  attached  hereto and
made a part hereof (the "Access Easement Area"),  across Tract 2 for the benefit
of  Tract 3 and  across  Tract 3 for  the  benefit  of  Tract  2, a  reciprocal,
perpetual,  nonexclusive easement for pedestrian and vehicular  (including,  but
not limited to, cars,  trucks and construction  vehicles) ingress and egress in,
to, upon,  over and across the Access  Easement  Area to and from Tract 2 and to
and from  Tract 3 and any and all  improvements  constructed  on  either  of the
tracts.

     The owner of Tract 2 shall be solely  responsible  at its own  expense  for
maintaining  the Access  Easement Area situated on Tract 2 and all  improvements
thereon in good condition and repair including, but not limited to, snow and ice
removal, sweeping, and general repairs and maintenance of all paved areas.

     The owner of Tract 3 shall be solely  responsible  at its own  expense  for
maintaining  the Access  Easement Area situated on Tract 3 and all  improvements
thereon in good condition and repair including, but not limited to, snow and ice
removal, sweeping, and general repairs and maintenance of all paved areas.

     2. DRAINAGE EASEMENT.  CROSS COUNTRY establishes for the benefit of Tract 2
and hereby grants and conveys a perpetual,  nonexclusive  drainage and retention
easement for the purpose of surface water  drainage  from Tract 3 over,  across,
under and through the drainage  retention  area situated on Tract 2 as described
on Exhibit  "E"  attached  hereto  and made a part  hereof  ("Drainage  Easement
Area").  The Drainage  Easement Area shall  include all drainage  infrastructure
("Drainage  Facilities")  to be  located  within  the  Drainage  Easement  Area,
including without limitation,  detention devices, catch basins and outfall pipes
and devices,  and the inflow pipes and devices to the  detention  facility to be
located  off the  property  within  such area as is  necessary  to  service  the
Property in accordance with existing zoning, platting and site plan approvals of
the  Property,   and  in  accordance  with  all  governmental  authority  having
jurisdiction of said Tracts.

     The owner of Tract 2 shall be solely  responsible  at its own  expense  for
maintaining the Drainage  Easement Area situated on Tract 2 and all improvements
thereon in good condition and repair;  provided,  however,  the owner of Tract 3
shall  be  responsible  to  reimburse  the  owner  of  Tract 2 for the  costs of
maintaining any portion of the Drainage Facilities situated  within the Drainage

                                       -2-
<PAGE>

Easement Area which exclusively serve Tract 3.

     3.  UTILITY  EASEMENT.  CROSS  COUNTRY  establishes  for the benefit of the
Property and both Tracts  thereof and grants and conveys  across Tract 2 for the
benefit of Tract 3 and across Tract 3 for the benefit of Tract 2, a  reciprocal,
perpetual,  nonexclusive  easement  in, to,  upon,  over and across the  utility
easement  area  ("Utility  Easement  Area") as described on Exhibit "F" attached
hereto  and  made a  part  hereof,  for  constructing,  maintaining,  repairing,
replacing, and using utility systems which serve either tract or the Property in
general (including, but not limited to sanitary sewer, water, electricity,  gas,
cable and telephone) and also for the purpose of connecting into utility systems
which now exist or which may  hereafter  exist on the  Property or either  tract
thereof.

     The owner of Tract 2 shall be solely  responsible  at its own  expense  for
maintaining the Utility  Easement Area situated on Tract 2 and all  improvements
situated thereon in good condition and repair.

     The owner of Tract 3 shall be solely  responsible  at its own  expense  for
maintaining the Utility  Easement Area situated on Tract 3 and all  improvements
situated thereon in good condition and repair.

     4.  TEMPORARY   CONSTRUCTION  EASEMENT  FOR  IMPROVEMENTS.   CROSS  COUNTRY
establishes  for the benefit of the Property and both Tracts  thereof and hereby
grants and  conveys on Tract 2 for the benefit of Tract 3 and on Tract 3 for the
benefit  of  Tract  2,  a  reciprocal,   temporary   non-exclusive  grading  and
construction  easement in, to, over, under, across and through the Property,  as
necessary  for the purposes of grading,  leveling and for the  construction  and
installation of (a) any infrastructure  improvements  within the Access Easement
Area,  the Utility  Easement  Area or the Drainage  Easement  Area,  and (b) any
improvements on Tract 2 and Tract 3. All improvements  within the easement areas
described  herein  shall  be  performed  in a good  and  workmanlike  manner  in
accordance  with  all  applicable   governmental  laws,  rules,  ordinances  and
regulations.  This  temporary  construction  easement  shall  terminate upon the
completion of initial  grading,  leveling,  construction and installation of the
infrastructure improvements and the improvements on both Tract 2 and Tract 3.

     5.  RELOCATION OF EASEMENTS.  CROSS COUNTRY and its  successors and assigns
may record a written declaration or agreement modifying this Declaration for the
purpose of evidencing the specific  "as-built" location of the various easements
granted and established  herein, or upon completion of construction on either of
the infrastructure improvements and the improvements on the Tracts that comprise
the Property,  may substitute  exhibits or record a plat that more  specifically
describe the easement areas described herein.

     Except as otherwise  specifically  provided  herein,  this  Declaration  is
nonexclusive  and nothing  contained  herein  shall be deemed to restrict  CROSS
COUNTRY  or  its successors or  assigns from  granting utility easements, access

                                       -3-
<PAGE>

easements, parking easements or other similar easements or rights over, under or
through the Property,  provided said easements do not interfere with the purpose
and use of the easement areas established by the Declaration.

     Notwithstanding  anything  contained herein to the contrary,  CROSS COUNTRY
herewith  reserves  the right to  relocate  any  utility  system  located on the
Property or either tract thereof, provided,  however, that neither CROSS COUNTRY
nor its successors or assigns shall block, close, relocate,  alter or impede the
free flow of traffic to,  from or across the Access  Easement  Area  without the
express consent of Advance, in its sole discretion.

     6. OTHER. Any  improvements  made from time to time upon Tract 2 within any
easement  area  defined  herein shall be and remain the property of the owner of
Tract 2.  Any  improvements  made  from  time to time  upon  Tract 3 within  any
easement  area  defined  herein shall be and remain the property of the owner of
Tract 3.

     The  owner of Tract 3 shall not cause or  permit  any  activity  on Tract 3
which materially  interferes with the visibility of Advance's signage located on
Tract 2.

       Advance is intended to be a third party  beneficiary of this Declaration,
 and this  Declaration may be enforced by Advance during the term of the Advance
 Lease, as the same may be extended from time to time, so long as Advance is not
 in default under the Advance Lease.

     7. REMEDIES. If the owner of either Tract 2 or Tract 3 shall default in the
performance of maintenance  obligations  hereunder (the "Defaulting Party"), the
non-defaulting owner of either Tract 2 or Tract 3 (the "Non-Defaulting  Party"),
in  addition to all other  remedies  it may have at law or in equity,  after ten
(10) days' prior written notice to the Defaulting Party, shall have the right to
perform such obligation on behalf of the Defaulting Party so long as said repair
does not exceed One Thousand  Dollars  ($1,000.00) per annum. In such event, the
Defaulting  Party shall  promptly  reimburse the  Non-Defaulting  Party the cost
thereof,  together with interest thereon from the date of outlay at a rate equal
to eighteen percent (18%) per annum. Any such claim for reimbursement,  together
with interest thereon as aforesaid, shall be secured by a lien on the Defaulting
Party's Parcel (i.e.,  either Tract 2 or Tract 3) and all improvements  thereon,
which lien shall be  effective  upon the  Non-Defaulting  Party's  recording  of
notice  thereof  in the  public  records  of  Fulton  County,  Georgia;  and the
Non-Defaulting  Party may enforce said lien in the same manner as a construction
lien under Georgia law.

     Notwithstanding  anything to the contrary contained herein, the maintenance
and  other  obligations  of  CROSS  COUNTRY,  and its  successors  and  assigns,
pertaining to Tract 2, shall terminate upon the sale of Tract 2.

                                       -4-
<PAGE>

     Notwithstanding  anything to the contrary contained herein, the maintenance
and  other  obligations  of  CROSS  COUNTRY,  and its  successors  and  assigns,
pertaining to Tract 3, shall terminate upon the sale of Tract 3.

     8. USE RESTRICTIONS.  CROSS COUNTRY,  to be binding upon its successors and
assigns,  agrees that for so long as the Advance Lease remains in effect for the
premises  located on Tract 2, as said lease may be  extended  from time to time,
neither all nor any portion of Tract 3 be leased to,  transferred to, or used by
any person or entity having as its primary business thereon the sale, display or
rental of automotive parts, accessories, supplies and/or maintenance items. This
restriction shall not prohibit or limit the use of Tract 3 for (a) an automotive
sale or rental business, or (b) an automotive service or repair facility such as
an oil/lube center, muffler shop, transmission shop, brake shop, or the like.

     9. RUN WITH THE LAND. The easements and the covenants  contained herein are
appurtenant  to the  Property  and shall run with the  Property  and Tract 2 and
Tract 3 thereof,  and shall be binding  upon,  and inure to the benefit of CROSS
COUNTRY, its successors and assigns,  including any and all future record owners
of all or any part of the  Property and either of Tract 2 or Tract 3. The access
easement,  drainage easement and utility easement established herein may be used
by  tenants  of  CROSS  COUNTRY,  including  Advance  and  by  their  respective
employees,  contractors,  agents, customers,  licensees, invitees and successors
and assigns.

     10. NO DEDICATION TO PUBLIC.  Nothing  contained  herein shall be deemed to
constitute any dedication to the public or for public use of the Property.

     11. CONDEMNATION,  In the event all or any portion of the Property is taken
by condemnation  (or by deed in lieu thereof),  the easements  described  herein
burdening such land granted hereby shall be deemed  terminated and  extinguished
to the extent so  condemned.  Nothing  herein shall be deemed to prohibit  CROSS
COUNTRY  from  receiving  any  condemnation  award  based upon  CROSS  COUNTRY'S
interest  in the  Property  or  either  of Tract 2 or  Tract 3 as it may  appear
herein.

     12.  AMENDMENT.  This  Declaration  may only be amended or  modified  by an
instrument in writing executed by CROSS COUNTRY, its successors and assigns, and
recorded in the deed records of Fulton County, Georgia.

     13. SEVERABILITY.  Every provision of the Declaration is hereby declared to
be independent of, and separable from, every other  provision.  If any provision
shall be held to be  invalid or  unenforceable,  that  holding  shall be without
effect upon the validity,  enforceability  or running of any other  provision of
this Declaration.

     14. CAPTIONS. All captions in this Declaration are for convenience only and
do not in any way limit or amplify the provisions hereof.

                                       -5-
<PAGE>

     15. GOVERNING LAW. This  Declaration  shall be governed by and construed in
accordance with the laws of the State of Georgia, without regard to conflicts of
law principles.

     IN WITNESS  WHEREOF,  CROSS  COUNTRY  has  caused  this  Declaration  to be
executed under seal by its duly authorized  representative  as of the date first
above written.

Signed, sealed            "CROSS COUNTRY"
and delivered
in the presence of:        CROSS COUNTRY PROPERTIES III,
                           LLC, a Georgia limited liability company By:__ (SEAL)
                           Name: Don B. Moody
                           Title: President

_________________________________
 Notary Public

 My commission expires: ___________________

 [NOTARIAL SEAL]

                                       -6-
<PAGE>

                   Access, Drainage and Utility Cross Easement
                   -------------------------------------------
                   Declaration Cross Country Properties m, LLC
                   -------------------------------------------

                                   Exhibit "A"
                                  ------------
                          Combined Tract 2 and Tract 3
                          ----------------------------

All that  tract or  parcel  of land  lying  and  being in Land Lot 69 of the 7th
District, City of Palmetto,  Fulton County, Georgia, and being more particularly
described as follows:

BEGINNING at a concrete  right-of-way  monument found at the intersection of the
northern  right-of-way  line  of U.S.  Highway  29 (aka  Roosevelt  Highway)  (a
variable  width  right-of-way)  and the Land Lot line common to Land Lots 69 and
92; Thence  running along said northern  right-of-way  line of U.S.  Highway 29,
South  70(degree)12'21"  West,  313.47  feet to a point  and the  true  POINT OF
BEGINNING;  Thence, South  70(degree)12'21" West, 93.64 feet to a point; Thence,
195.81 feet along the arc of a curve to the left having a radius of 1523.89 feet
and being scribed by a chord bearing South 67(degree)38'48" West, 195.68 feet to
a point; Thence leaving the northern right-of-way line of U.S. Highway 29, North
20(degree)04'56"  West, 219.57 feet to a point; Thence,  North  68(degree)28'52"
East, 290 36 feet to a point; Thence, South  19(degree)47'39'  East, 219.57 feet
to a point on the  northern  right-of-way  line of US.  highway  29 and the true
POINT OF BEGINNING.

 TOGETHER WITH, all of Grantor's rights (non-exclusive) under that certain Joint
 Use Driveway Agreement between Bezek Enterprises, Inc and M. Daniel Byrd, dated
 May 20,  1999,  filed May 25, 1999 and  recorded in Deed Book 26731,  page 349,
 aforesaid records.

Said tract contains 1,4414 acres (62,790 square feet), more or less, as shown in
a survey  prepared for The Moody Group,  LLC, Cross Country  Properties HI, LLC,
Fidelity National Title Insurance Company and CCI Southeast,  LLC dated February
9, 2004.

<PAGE>

             Access, Drainage and Utility Cross Easement Declaration
             -------------------------------------------------------
                        Cross Country Properties DX 1X.C
                        --------------------------------
                                   Exhibit "B"
                                   -----------
                                     Tract 2
                                     -------

All that  tract or  parcel  of land  lying  and  being in Land Lot 69 of the 7th
District, City of Palmetto,  Fulton County, Georgia, and being more particularly
described as follows:

 To find the true  point  of  beginning,  commence  at a  concrete  right-of-way
 monument found at the  intersection of the northern  right-of-way  line of U.S.
 Highway 29 (aka Roosevelt Highway) (a variable width right-of-way) and the Land
 Lot line  common to Land Lots 69 and 92;  thence  running  along said  northern
 right-of-way line of U.S. Highway 29, South  70(degree)12'21" West, 219.83 feet
 to  a  point  and  the  true  POINT  OF  BEGINNING;   Thence   running,   South
 70(degree)12'21"  West, 93.64 feet to a point; Thence, 84.84 feet along the arc
 of a curve to the left having a radius of 1523.89  feet and being  scribed by a
 chord  bearing  South  69(degree)43'58"  West,  84.83  feet to a point;  Thence
 leaving said northern  right-of-way line of U.S. Highway 29 and running,  North
 20(degree)05'27"  West, 214.87 feet to a point; Thence, North  68(degree)28'52"
 East, 179.66 feet to a point, Thence, South  19(degree)47'39" East, 219.57 feet
 to a point on the aforesaid  northern  right-of-way line of U.S. Highway 29 and
 the true POINT OF BEGINNING.

TOGETHER  WITH,  all of Declarant's  rights  (non-exclusive)  under that certain
Joint Use Driveway Agreement between Bezek Enterprises, Inc. and M. Daniel Byrd,
dated May 20,  1999,  filed May 25, 1999 and  recorded in Deed Book 26731,  page
349, aforesaid records.

Said tract contains 0 8912 acres (38,822 square feet), more or less, as shown in
a survey  prepared for The Moody Group,  LLC, Cross Country  Properties IE, LLC;
Fidelity National Title Insurance Company and CCI Southeast,  LLC by Site Design
Services, Inc. dated February 6, 2004.

<PAGE>

             Access, Drainage and Utility Cross Easement Declaration
                         Cross Country Properties M, LLC
                                   Exhibit "C"
                                     Tract 3

All that  tract or  parcel  of land  lying  and  being in Land Lot 69 of the 7th
District, City of Palmetto,  Fulton County, Georgia, and being more particularly
described as follows.

To find the  true  point  of  beginning,  commence  at a  concrete  right-of-way
monument  found at the  intersection  of the  northern  right-of-way  line of US
Highway 29 (aka Roosevelt Highway) (a variable width  right-of-way) and the Land
Lot line  common to Land Lots 69 and 92;  thence  running  along  said  northern
right-of-way line of U.S. Highway 29, South  70(degree)12'21"  West, 219.83 feet
to a point, thence, South  70(degree)12'21" West, 93 64 feet to a point; thence,
84.84 feet along the arc of a curve to the left  having a radius of 1523 89 feet
and being scribed by a chord bearing South  69(degree)43'58" West, 84 83 feet to
a point and the true POINT OF BEGINNING,  Thence running,  110 97 feet along the
arc of a curve to the left, having a radius of 1523 89 feet and being scribed by
a chord  bearing South  66(degree)03'06"  West,  110.95 feet to a point,  Thence
leaving said northern  right-of-way  line of US.  Highway 29 and running,  North
20(degree)04'56"  West, 219.57 feet to a point; Thence,  North  68(degree)28'52"
East, 110.70 feet to a point; Thence, South  20(degree)05'27"  East, 214,87 feet
to a point on the aforesaid  northern  right-of-way  line of U.S. Highway 29 and
the true POINT OF BEGINNING

TOGETHER  WITH,  all of Declarant's  rights  (non-exclusive)  under that certain
Joint Use Driveway Agreement between Bezek Enterprises,  Inc and M. Daniel Byrd,
dated May 20,  1999,  filed May 25, 1999 and  recorded in Deed Book 26731,  page
349, aforesaid records.

Said tract contains 0.5502 acres (23,967 square feet), more or less, as shown in
a survey  prepared for The Moody Group,  LLC, Cross Country  Properties HI, LLC;
Fidelity National Title Insurance Company and CCI Southeast,  LLC by Site Design
Services, Inc. dated February 6 2004.

<PAGE>
                   Access, Drainage and Utility Cross Easement
                   -------------------------------------------
                  Declaration Cross Country Properties HL, LLC
                  --------------------------------------------

                                   Exhibit "D"
                                   -----------
                                 Access Easement
                                 ---------------

All that  tract or  parcel  of land  lying  and being in Lan'd Lot 69 of the 7"1
District, City of Palmetto,  Fulton County, Georgia, and being more particularly
described as follows:

To find the point of  beginning,  commence at a concrete  right-of-way  monument
found at the intersection of the northern  right-of-way  line of U.S. Highway 29
(aka Roosevelt  Highway) (a variable width  right-of-way)  and the Land Lot line
common to Land Lots 69 and 92; thence  running along said northern  right-of-way
line of U.S. Highway 29, South  70(degree)12'21"  West,  219.83 feet to a point;
thence leaving said northern  right-of-way  line of U.S. Highway 29 and running,
North  19(degree)47'39"  West,  39.58  feet to a point  and the  true  POINT  OF
BEGINNING;  Thence running, South 70(degree)01'02" West, 289.37 feet to a point;
Thence,  North  20(degree)05'26"  West,  25.00  feet to a point;  Thence,  North
70(degree)01'02"  East, 289.50 feet to a point; Thence,  South  19(degree)47'39"
East, 25.00 feet to a point and the true POINT OF BEGINNING.

Said tract contains 0.1661 acres (7,236 square feet),  more or less, as shown in
a survey  prepared for The Moody Group,  LLC,  Cross Country  Properties m, LLC;
Fidelity National Title, Insurance Company and CCI Southeast, LLC by Site Design
Services, Inc. dated February 9, 2004.

<PAGE>

                   Access, Drainage and Utility Cross Easement
                   -------------------------------------------
                   Declaration Cross Country Properties m, LLC
                   -------------------------------------------

                                   Exhibit "E"
                                   -----------
                                Drainage Easement
                                -----------------

All that  tract or  parcel  of land  lying  and  being in Land Lot 69 of the 7th
District, City of Palmetto,  Fulton County, Georgia, and being more particularly
described as follows:

To find the point of  beginning,  commence at a concrete  right-of-way  monument
found at the intersection of the northern  right-of-way  line of U.S. Highway 29
(aka Roosevelt  Highway) (a variable width  right-of-way)  and the Land Lot line
common to Land Lots 69 and 92; thence  running along said northern  right-of-way
line of U.S. Highway 29, South 70(degree)12'21" West, 219 83 feet to a point and
the true POINT OF BEGINNING;  Thence, South 70(degree)12'21" West, 93 64 feet to
a point; Thence, 84 84 feet along the arc of a curve to the left having a radius
of 1523,89  feet and being  scribed by a chord  bearing  South  69(degree)43'58"
West, 84.83 feet to a point, Thence leaving the said northern  right-of-way line
of U.S. Highway 29, North  20(degree)05'27" West, 64 70 feet to a point; Thence,
North   70(degree)01'02"   East,   178.80  feet  to  a  point;   Thence,   South
19(degree)47'39"  East, 64.58 feet to a point on the northern  right-of-way line
of U.S. Highway 29 and the true POINT OF BEGINNING.

Said tract contains 0.2636 acres (11,481 square feet), more or less, as shown in
a survey  prepared for The Moody Group,  LLC, Cross Country  Properties HI, LLC,
Fidelity National Title Insurance Company and CCI Southeast,  LLC dated February
9, 2004

<PAGE>

                   Access, Drainage and Utility Cross Easement
                   -------------------------------------------
                  Declaration Cross Country Properties in, LLC
                  --------------------------------------------

                                   Exhibit "F"
                                   -----------
                                Utility Easement
                                ----------------

All that  tract or  parcel  of land  lying  and  being in Land Lot 69 of the 7th
District, City of Palmetto,  Fulton County, Georgia, and being more particularly
described as follows:

To find the  true  point  of  beginning,  commence  at a  concrete  right-of-way
monument found at the  intersection  of the northern  right-of-way  line of U.S.
Highway 29 (aka Roosevelt Highway) (a variable width  right-of-way) and the Land
Lot line  common to Land Lots 69 and 92,  thence  running  along  said  northern
right-of-way line of U.S. Highway 29, South  70(degree)12'21"  West, 219.83 feet
to a point; thence, South  70(degree)12'21" West, 93,64 feet to a point; thence,
84.84 feet along the arc of a curve to the left having a radius of 1523.89  feet
and being scribed by a chord bearing South  69(degree)43'58" West, 84.83 feet to
a point;  thence  running,  110.97  feet  along  the arc of a curve to the left,
having a radius of  1523.89  feet and being  scribed  by a chord  bearing  South
66(degree)03'06"  West,  110.95 feet to a point;  thence  leaving said  northern
right-of-way line of US Highway 29 and running, North 20(degree)05'26" West, 219
57 feet to a point  and the  true  POINT OF  BEGINNING;  Thence  running,  North
68(degree)28'52"  East, 13070 feet to a point;  Thence,  South  20(degree)05'27"
East, 10.00 feet to a point; Thence, South 68(degree)28'52" West, 130.71 feet to
a point; Thence, North 20(degree)05'26" West, 10.00 feet to a point and the true
POINT OF BEGINNING.

Said tract contains 0.0300 acres (1,307 square feet),  more or less, as shown in
a survey  prepared for The Moody Group,  LLC,  Cross Country  Properties m, LLC,
Fidelity National Title Insurance Company and CCI Southeast,  LLC dated February
9, 2004.

<PAGE>

                           ADDITIONAL ACCESS EASEMENT
                               ADVANCE AUTO PARTS
                                   Exhibit "G"

 All that tract or parcel of land lying and being in Land Lot 69 of the 7th Land
 District, City of Palmetto, Fulton County, Georgia, and being more particularly
 described as follows:

 To find the point of beginning,  commence at a right-of-way monument located at
 the intersection of the east line of Land Lot 89 and the northern  right-of-way
 line of U.S. 29 (aka Roosevelt Highway) (a variable width right-of-way); thence
 running   along   said   northern   right-of-way   line  of  U.S.   29,   South
 70(degree)12'21"  West,  219.83 feet to a point;  thence  leaving said northern
 right-of-way line of U.S. 29 and running,  North  19(degree)47'39"  West, 64.58
 feet to a point; thence, South 70(degree)01'02" West, 22.44 feet to a point and
 the true POINT OF BEGINNING; Thence running, South 70(degree)01'02" West, 30.00
 feet to a point; Thence, North  20(degree)05'27"  West, 138.76 feet to a point;
 Thence,  North  69(degree)54'29"  East,  53.16 feet to a point;  Thence,  South
 19(degree)47'39"  East, 40.00 feet to a point; Thence,  South  69(degree)54'29"
 West, 22.95 feet to a point; Thence, South 20(degree)05'27" East, 98.82 feet to
 a point and the true POINT OF BEGINNING.

 Said tract contains 0.1168 acres (5,086 square feet), more or less, as shown in
 a survey  prepared for Advance Auto Parts by Site Design  Services,  Inc. dated
 February 9, 2004 and last revised March 18, 2004.

<PAGE>

                                   Exhibit "H"

                     Graphic of Top View of Tract 2 and 3

                                [GRAPHIC OMITTED]

<PAGE>

                                  Exhibit "H-2"

                          Perpetual Easement Agreement

<PAGE>

THIS INSTRUMENT PREPARED BY AMD RETURN TO:

 Gregory G. Schultz, Esquire Gambrell & Stolz, LLP-Monarch
 Plaza, Suite 1600 3414 Peachtree Street Atlanta, Georgia 30326

                          PERPETUAL EASEMENT AGREEMENT

     THIS PERPETUAL EASEMENT AGREEMENT  ("Agreement")  dated the ________ day of
_____________________  , 2004,  between M.  DANIEL  BYRD  ("Grantor")  and CROSS
COUNTRY  PROPERTIES  III, LLC  ("Grantee").  WHEREAS,  Grantor  holds title to a
parcel of land ("Grantor's  Parcel")  legally  described on Exhibit "A" attached
hereto  and  made a part  hereof.  Grantee  is the  owner  of a  parcel  of land
("Grantee's Parcel") contiguous to the Grantor's Parcel and legally described on
Exhibit "B" attached hereto and made a part hereof; and

     WHEREAS,  Grantor  desires to grant and Grantee  desires to accept  certain
easements  across,  under,  and  through  Grantor's  Parcel for the  purposes of
access, utilities, and drainage for the benefit of Grantee's Parcel.

     NOW,  THEREFORE,  for Ten and No/lOOths Dollars ($10.00) and other good and
valuable  consideration,  the  receipt  and  sufficiency  of  which  are  hereby
acknowledged, Grantor and Grantee do hereby agree as follows:

<PAGE>

1.  Representations  and  Warranties.  Grantor and Grantee hereby  represent and
warrant  each to the other  that they are the fee simple  owners of the  Grantor
Parcel and the Grantee Parcel,  respectively,  and there are no mortgages, liens
or other such  encumbrances  held by others who have not joined in the execution
of this Agreement.

2.   Grant of Access Easement.

     (A) Grantor does hereby grant to Grantee,  its  successors  and assigns,  a
perpetual  non-exclusive  easement  for the purposes of ingress and egress over,
across and through the Access Easement Area, including over and across the paved
road  situated  therein,  as depicted on Exhibit "C" attached  hereto and made a
part hereof ("Access  Easement Area") to and from Grantee's Parcel for access to
and from State Route 14 also known as U.S. Highway 29. Said access shall include
access  across  and  through  the  Access  Easement  Area  for the  benefit  and
convenience of lessees,  tenants,  customers,  invitees,  licensees,  agents and
employees of all occupants of the  building(s)  constructed or to be constructed
on the Grantee's Parcel or any portion thereof,  and at all times in common with
Grantor, its respective successors and assigns, all tenants and licensees of the
Grantor's Parcel or any part thereof, and its invitees,  employees,  and agents.
The Access  Basement  Area may  be varied  from time  to time  by  Grantor, with

                                        2
<PAGE>

the  consent  of  Grantee,  in  its  reasonable  discretion,   so  long  as  the
requirements  as to  minimum  width  suitable  for  vehicular  traffic  shall be
complied  with.  (B)  Notwithstanding  any  language  contained  herein  to  the
contrary, Grantor shall be responsible for the maintenance of the existing paved
road situated  within the Access  Easement  Area, and shall keep the same in the
condition  and  repair as other  first  class  roads for  commercial  and retail
developments  in Fulton County,  Georgia.  Grantor shall use its best efforts to
cause the Access  Easement  Area to be  dedicated  to the general  public by the
governmental  entity having  jurisdiction  over such roadway  within Ninety (90)
days after execution of this Agreement.  This access easement granted  hereunder
shall  terminate  upon the formal  dedication  of the Access  Easement Area as a
public roadway  maintained by the governmental  entity having  jurisdiction over
such roadway.

3.   Grant of Utility Easement.

     (A) Grantor hereby grants to Grantee and Grantee's  successors and assigns,
a perpetual  nonexclusive  easement under, and through that portion of Grantor's
Parcel as  described  in  Exhibit "D"  attached  hereto and  made a  part hereof

                                        3
<PAGE>

("Utility  Easement  Area") for the  purpose of  installation,  maintaining  and
servicing  utility lines and facilities and establishing  water and sewer lines,
including without  limitation,  sewerage main stub outs from the public sewerage
lines  located on State  Highway  154 to the  northwest  boundary  of  Grantee's
Parcel,  such  sewerage  mains  to be of  sufficient  size  and  capacity  as is
necessary to service the Grantee's  development  of the Grantee Parcel and shall
provide to Grantee's Parcel access to such sewerage lines, together with related
fire  hydrants,  if  any,  necessary  for  the  servicing  of  Grantee's  Parcel
(collectively,  "Utility Facilities").

     (B) To the extent such  utilities  have not been brought to the boundary of
Grantee's Parcel or have not be installed,  Grantor,  at Grantor's sole expense,
shall cause the same to be brought to the  boundary of Grantee's  Parcel  and/or
installed  within the Utility  Easement Area in sufficient  size and capacity to
service Grantee's Parcel. Grantor covenants and agrees to provide sub-meters and
re-registering  meters for the water  lines so that any  charges  allocable  for
water and sewer services provided to Grantee's Parcel are paid by Grantee.

                                        4
<PAGE>

Grantor shall cause all Utility Facilities to be placed underground,  except for
lift station, if any.

     (C)  Grantor  shall  maintain  in good  condition  and repair  all  Utility
Facilities located from time to time on the Grantor's Parcel and shall keep such
lines in operative condition and shall pay all expenses in connection therewith.

     (D)  Although  Grantor  has  all  obligations  of  repair  of  the  Utility
Facilities  as described  above,  Grantee shall have the right to enter upon the
Utility  Easement  Area for  inspection,  maintenance  and  repair  but shall be
responsible to restore the land to its original natural surface state only.

     (E) Upon the  installation  of the Utility  Facilities,  the  Grantor,  its
successors and assigns,  will retain the right to use the surface of the Utility
Easement Area, in all areas excepting at the locations of fire hydrants, if any,
and  restricted  use radius  adjacent  and  appurtenant  to each  hydrant.  Said
retained surface rights shall include,  but not be limited to,  landscaped areas
(no  trees),   parking,   driveways,   recreation   areas  and  other  uses  and
improvements, except for the establishment of permanent buildings.

     (F) This Utility  Easement shall  terminate only upon formal  resolution of
surrender of the Utility Facilities to the

                                        5
<PAGE>

governmental  entity having  jurisdiction  over such utilities for the servicing
and maintenance thereof by such entity.

4.   Grant of Drainage Easement.

     (A) Grantor hereby grants to Grantee a perpetual  nonexclusive drainage and
detention  easement for the purpose of off-site  drainage from Grantee's  Parcel
over, across,  under and through the drainage and detention area as described on
Exhibit "E" attached hereto and made a part hereof, including without limitation
storm water drainage  ("Drainage and Detention  Easement  Area").  The "Drainage
Facility" shall include all drainage and detention  infrastructure to be located
within the Drainage and Detention Easement Area,  including without  limitation,
detention ponds and devices, and outfall pipes and devices, and the inflow pipes
and  devices  from the  detention  pond to be located  within the  Drainage  and
Detention Basement Area to the detention facility to be located within such area
as is necessary to service Grantee's Parcel and the development  thereof and the
commercial  development of Grantor's  Parcel in accordance with existing zoning,
platting and site plan approvals of Grantor's Parcel and Grantee's  Parcel,  and
in  accordance  with all  governmental  authority  having  jurisdiction  of said
parcels.

                                        6
<PAGE>

     (B)  Grantor  shall  maintain  in good  condition  and repair all  Drainage
Facilities located from time to time on the Grantor's Parcel and shall keep such
facilities  in  operative  condition  and shall pay all  expenses in  connection
therewith.

     (C)  Although  Grantor  has  all  obligations  of  repair  of the  Drainage
Facilities  as described  above,  Grantee shall have the right to enter upon the
Drainage and Detention Easement Area for inspection,  maintenance and repair but
shall be responsible to restore the land to its original  natural  surface state
only.

     5.  Perpetual  Easement.  The easements  granted herein shall be perpetual,
non-exclusive and irrevocable, except as otherwise provided herein.

     6.  Remedies  Upon  Default.  Grantor shall keep and maintain all easements
granted  hereunder and upon Grantor's  Parcel in good  condition and repair.  If
Grantor shall default in the performance of maintenance  obligations  hereunder,
Grantee,  in  addition  to all other  remedies  it may have at law or in equity,
after ten (10) days' prior  written  notice to Grantor,  shall have the right to
perform  such  obligation  on behalf of Grantor so long as said  repair does not
exceed One Thousand Dollars ($1,000.00) per annum. In such event,  Grantor shall
promptly reimburse the Grantee the cost thereof, together with interest  thereon

                                        7
<PAGE>

from the date of outlay at a rate equal to eighteen percent (18%) per annum. Any
such claim for reimbursement, together with interest thereon as aforesaid, shall
be secured by a lien on Grantor's  Parcel and all  improvements  thereon,  which
lien shall be effective  upon the Grantee's  recording of notice  thereof in the
public records of Fulton County,  Georgia;  and Grantee may enforce said lien in
the same manner as a construction lien under Georgia law.

     7. Non-Dedication.  Except as otherwise provided herein,  nothing contained
in this  Agreement  shall be deemed to be a gift or dedication of any portion of
the  easement  areas to the  general  public or for any  public  use or  purpose
whatsoever,  it being the intention of the parties  hereto and their  successors
and assigns that nothing in this Agreement,  shall confer upon any person, other
than the parties hereto and their successors and assigns, any rights or remedies
under or by reason of this Agreement.

     8. Notices. Any notice, report or demand required,  permitted or desired to
be given  under this  Agreement  shall be in writing and shall be deemed to have
been sufficiently given or served for all purposes if it is mailed by registered
or certified mail, return  receipt  requested, or  guaranteed overnight delivery

                                        8
<PAGE>

service  as the  respective  parties  may from  time to time  designate  by like
notice,  on the third  business  day  following  the date of such mailing to the
following addresses, or such other address for which said party has given notice
thereof:

     If to Grantor:     M. Daniel Byrd, M.D.
                        280 The Prado, N.E.
                        Atlanta, GA 30309

     With a copy to:    Jim Watterson
                        2912 Vinings Forest Way, N.W.
                        Atlanta, GA 30339

     If to Grantee:     Don B. Moody
                        Philip P. Bader
                        Cross Country Properties, LLC 6863
                        Glenlake Parkway, Suite E
                        Atlanta, GA 30328

     With a copy to:    Gregory G. Schultz, Esq.
                        Gambrell & Stolz, LLP Monarch Plaza, Suite 1600
                        3414 Peachtree Road
                        Atlanta, GA 30326

9.   Miscellaneous:

     (A)  If any  provision  of  this  Agreement,  or  portion  thereof,  or the
application  thereof to any person or  circumstances,  shall, to any extent,  be
held invalid, inoperative or unenforceable,  the remainder of this Agreement, or
the application of such provision or portion thereof to any

                                        9
<PAGE>

 other persons or circumstances,  shall not be affected thereby; it shall not be
 deemed  that any such  invalid  provision  affects the  consideration  for this
 Agreement and each provision of this Agreement  shall be valid and  enforceable
 to the fullest extent permitted by law.

     (B) This  Agreement  shall be construed in accordance  with the laws of the
State of Georgia.

     (C) Nothing in this Agreement shall be construed to make the parties hereto
partners or joint ventures or render either of said parties liable for the debts
or obligations of the other party.

     (D) This  Agreement  shall be  binding  on and inure to the  benefit of the
heirs,  successors  and  assigns  of the  parties  hereto.  (E) No  alterations,
changes,  modifications  or amendments shall be made to this Agreement except in
writing and signed by the parties hereto. (F) Any sketch included in any exhibit
attached hereto is for  information  purposes only and is not intended to depict
the legal description pertaining to the easement granted herein.

                                       10
<PAGE>

     10.  Attorneys' Fees. Should either party employ an attorney to enforce any
of the  provisions  hereof,  or to protect its  interest  in any matter  arising
hereunder,  or to recover  damages for the breach hereof,  the prevailing  party
shall be  entitled  to recover  from the other  reasonable  attorneys'  fees and
costs.

     11. Benefit of Access Easement.  It is expressly understood and agreed that
the terms, covenants and conditions of this Agreement shall be covenants running
with the land and shall constitute obligations on Grantor's Parcel, the burdened
property,  with respect to the respective obligations  hereunder,  regardless of
title or ownership thereof,  and the easements granted hereunder,  together with
all other terms,  covenants and agreements with regard thereto, shall be for the
use and  benefit  of the  Grantor's  Parcel  and  shall  run in  favor  of their
successors, legal representatives and assigns without limitation.

     12. Temporary Construction Easement for Improvements. Grantor hereby grants
and conveys to Grantee, a temporary  nonexclusive  construction easement in, to,
over, under,  across and through Grantor's Parcel, as necessary for the purposes
of Grantee's grading, constructing and installing (a) any

                                       11
<PAGE>

infrastructure  improvements  within  the  Access  Easement  Area,  the  Utility
Easement  Area  or the  Drainage  and  Detention  Easement  Area,  and  (b)  any
improvements  on Grantee's  Parcel.  Grantee  shall  perform any work within the
easement areas described  herein in a good and workmanlike  manner in accordance
with all applicable governmental laws, rules,  ordinances and regulations.  This
temporary grading and construction  easement shall terminate upon the completion
of initial construction and installation of the infrastructure  improvements and
the  improvements  on  Grantee's  Parcel.  Grantor  is  familiar  with  the site
development  plan for Grantee's  Parcel  acknowledges  and agrees that Grantee's
Parcel is  comprised  of two tracts,  known as Tract 2 and Tract 3, and that the
improvements  to be  constructed  on Tract 3 may not  commence  until  after the
completion of  improvements  on Tract 2. Nothing  herein shall be deemed to be a
gift  or  dedication  of  the  temporary   easement  areas  granted  to  Grantee
hereinabove  or of any portion of or interest  in the Grantor  Property,  to the
general  public or any  governmental  agency,  or for any  public use or purpose
whatsoever, it being the intention of Grantor that the easements granted in this
paragraph  shall be and are  granted  strictly  to only  Grantee  and  Grantee's
successors, legal representatives and assigns without limitation.

                                       12
<PAGE>

     13. Amendment of Instrument.  Upon Grantor's completion of the improvements
comprising the Utility  Easement as described  hereinabove,  or in the event the
easement areas comprising the Access Easement Area or the Drainage and Detention
Easement Area are extended or otherwise  modified,  Grantor and Grantee agree to
record an instrument  modifying this Perpetual  Easement Agreement to substitute
the  as-built  legal  descriptions  of the said Access  Easement  Area,  Utility
Easement  Area or Drainage  and  Detention  Easement  Area,  as  evidenced by an
as-built survey,  prepared at Grantor's sole expense.  Grantor shall pay for the
costs to prepare and record such  amendment to this  Agreement.  All other terms
and conditions of this Agreement shall otherwise remain in full force and effect
after such amendment.

                      [signatures appear on following page]

                                       13

<PAGE>

     IN WITNESS  WHEREOF,  the  parties  hereto  have  executed  this  Perpetual
Easement Agreement as of the day and year first above written.

 Signed, sealed, and delivered                  GRANTOR:
 this ______ day of _____
 20____, in the presence of:

_________________________________           ___________________________________
Witness                                     M. Daniel Byrd

 Notary Public ___________________________________________

 My Commission Expires:  ___________________________________________

(NOTARIAL SEAL)

Signed, sealed, and delivered
this____day of___________
20___, in the presence of:

_________________________________           ___________________________________
Witness                                     Don B. Moody, President

 Cross County Properties III, LLC

 Notary Public ___________________________________________

 My Commission Expires:  ___________________________________________

(NOTARIAL SEAL)

                                      14

<PAGE>

                 JOINDER AND SUBORDINATION TO EASEMENT

KNOW ALL MEN BY THESE PRESENTS:

     WHEREAS,  ________________________________________ (hereinafter referred to
as the  "Lender")  is the owner and holder of that  certain  Deed to Secure Debt
executed by  ____________________________________  ("Debtor") to and in favor of
Lender recorded in Official Records Book _____________________,  Page __________
of the Public Records of ____________________  County, Georgia, and that certain
Assignment  of Leases,  Rents and  Profits  recorded in  Official  Records  Book
___________________,    Page    ____________    of   the   Public   Records   of
__________________  County,  Georgia  (hereinafter  together  referred to as the
"Deed to  Secure  Debt"),  which  Deed to Secure  Debt  encumbers  certain  real
property located in _______________  County,  Georgia, owned by Debtor and being
more particularly  described in the Deed to Secure Debt (hereinafter referred to
as the "Real Property"); and

     WHEREAS,  Lender has executed the foregoing  Perpetual  Easement  Agreement
(hereinafter referred to as the "Easement Agreement"); and

     WHEREAS, the Easement Agreement encumbers the Real Property; and

     WHEREAS, Debtor, as owner of the Real Property, has requested the Lender to
join in and subordinate its interest to the Easement Agreement.

       NOW THEREFORE,  for and in  consideration  of the premises  hereof and of
 other good and valuable consideration, the receipt and sufficiency of which are
 hereby acknowledged, the Mortgagees hereby state and declare as follows:

1. That  Lender  hereby  joins in,  consents  to and  approves  of the  Easement
 Agreement.

2. That Lender  hereby  agrees that the  Easement  Agreement  shall  survive any
 foreclosure of the Deed to Secure Debt.

                                       15
<PAGE>

      3. That  Lender  hereby  agrees to  subordinate  its  interest in the Real
Property to the Easement Agreement.

                  [signatures appear on following page]

                                       16

<PAGE>

     IN WITNESS  WHEREOF,  Lender has caused  these  presents  to be executed in
manner   and   form   sufficient   to  bind  it  as  of  this   ______   day  of
__________________, 20___.

 Signed, sealed, and delivered                  LENDER:
 this___day of____________,
 20___, in the presence of:               ______________

                                          By:_
 Witness                                        Name:_
______________________________            Title:______
 Notary Public
 My Commission Expires:

                                 (NOTARIAL SEAL)

 #176542,3

<PAGE>

                                   Exhibit "A"
                                   -----------
                                Grantor's Parcel
                               ------------------

 All that  tract or  parcel  of land  lying  and being in Land Lot 69 of the 7th
 District, City of Palmetto, Fulton County, Georgia, and being more particularly
 described as follows:

 BEGINNING at a concrete  right-of-way monument found at the intersection of the
 northern  right-of-way  line of U.S.  Highway  29 (aka  Roosevelt  Highway)  (a
 variable width  right-of-way)  and the Land Lot line common to Land Lots 69 and
 92; Thence running along said northern  right-of-way  line of U.S.  Highway 29,
 South  70(degree)12'21"  West,  219.83  feet to a point;  Thence  leaving  said
 northern   right-of-way   line  of  U.S.   Highway   29  and   running,   North
 19(degree)47'39"  West, 219.57 feet to a point;  Thence,  South 68C28'52" West,
 290,36 feet to a point; Thence, North  20(degree)06'00" West, 199,20 feet to an
 iron pin found (1/2 inch rebar);  Thence, South  69(degree)53'23"  West, 273.55
 feet to a point on the eastern  right-of-way line of Cascade-Palmetto  Highway;
 Thence  running  along  said  eastern  right-of-way  line  of  Cascade-Palmetto
 Highway,  219.01 feet along the arc of a curve to the right  having a radius of
 2886,02 feet and being scribed by a chord bearing North  13(degree)34'07" West,
 218.96  feet to a point;  Thence  leaving  said  eastern  right-of-way  line of
 Cascade-Palmetto  Highway and running, North 81(degree)17'00" East, 925.49 feet
 to a point on the aforesaid Land Lot line common to Land Lots 69 and 92; Thence
 running along said Land Lot line, South 01(degree)36'04" East, 186.36 feet to a
 point;  Thence leaving said Land Lot line and running,  South  70(degree)12'21"
 West,  250,21 feet to a point;  Thence,  19.39 feet along the arc of a curve to
 the right having a radius of 155.00 feet and being  scribed by a chord  bearing
 South   23(degree)28'24"   East,   19.38  feet  to  a  point;   Thence,   South
 19(degree)47'39"  East, 216.07 feet to a point; Thence, North  70(degree)12'21"
 East, 171.63 feet to a point on the aforesaid Land Lot line common to Land Lots
 69 and 92; Thence running along said Land Lot line,  South QF36'16" East, 37 80
 feet to concrete right-of-way monument and the true POINT OF BEGINNING.

Said tract contains 5.5849 acres (243,277  square feet),  more or less, as shown
in a survey prepared for The Moody Group, LLC, Cross Country Properties HI, LLC;
Fidelity National Title Insurance Company and CCI Southeast,  LLC by Site Design
Services, Inc dated February 6, 2004.

<PAGE>

                                   Exhibit "B"
                                   -----------
                                Grantee's Parcel
                                ----------------
                          Combined Tract 2 and Tract 3
                          ----------------------------

All that  tract  or  parcel  of land  lying  and  being in Land Lot 69 of the 7*
District, City of Palmetto,  Fulton County, Georgia, and being more particularly
described as follows:

BEGINNING at a concrete  right-of-way  monument found at the intersection of the
northern  right-of-way  line  of U.S.  Highway  29 (aka  Roosevelt  Highway)  (a
variable  width  right-of-way)  and the Land Lot line common to Land Lots 69 and
92; Thence  running along said northern  right-of-way  line of U.S.  Highway 29,
South  70(degree)12'21"  West,  313.47  feet to a point  and the  true  POINT OF
BEGINNING;  Thence, South  70(degree)12'21" West, 93.64 feet to a point; Thence,
195.81 feet along the arc of a curve to the left having a radius of 1523.89 feet
and being scribed by a chord bearing South 67(degree)38'48" West, 195.68 feet to
a point; Thence leaving the northern  right-of-way line of US. Highway 29, North
20(degree)04'56"  West, 219.57 feet to a point; Thence,  North  68(degree)28'52"
East, 290,36 feet to a point; Thence, South  19(degree)47'39'  East, 219.57 feet
to a point on the  northern  right-of-way  line of U.S.  highway 29 and the true
POINT OF BEGINNING.

TOGETHER WITH, all of Grantor's rights  (non-exclusive) under that certain Joint
Use Driveway Agreement between Bezek Enterprises, Inc. and M. Daniel Byrd, dated
May 20,  1999,  filed May 25, 1999 and  recorded  in Deed Book 26731,  page 349,
aforesaid records.

Said tract contains 1 4414 acres (62,790 square feet), more or less, as shown in
a survey  prepared for The Moody Group,  LLC, Cross Country  Properties HI, LLC,
Fidelity National Title Insurance Company and CCI Southeast,  LLC dated February
9, 2004

<PAGE>
                                   EXHIBIT "C"
                                  ------------
                                 ACCESS EASEMENT
                                 ---------------

     ALL THAT  TRACT or parcel of land lying and being in Land Lot 69 of the 7th
District,  Fulton County,  Georgia, and being in the City of Palmetto; and being
more particularly described as follows:

     Beginning at the intersection of the north right-of-way of U.S. Highway #29
and the east line of Land ,Lot 69; then traveling along said right-of-way  South
72 degrees 57 minutes 26 seconds  West for a distance of 159.83 feet to a point;
then leaving said right-of-way

     THENCE  South 72 degrees 57 minutes 26 seconds West for a distance of 60.00
feet to a point;  then  leaving  said  right-of-way  THENCE  North 17 degrees 02
minutes 34 seconds West for a distance of 251.98 feet to a point; THENCE along a
curve to the left having a radius of 95.00 feet and an arc length of 11.88 feet,
being  subtended by a chord of North 20 degrees 37 minutes 36 seconds West for a
distance of 11.88 feet to point;  THENCE  North 65 degrees 47 minutes 22 seconds
East for a distance of 60.00 feet to a point;  THENCE  along a curve to the left
having a radius of 155.00 feet and an arc length of 19.39 feet,  being subtended
by a chord of South 20 degrees 37  minutes  36  seconds  East for a distance  of
19.38 feet to point;  THENCE  South 17 degrees 02 minutes 34 seconds  East for a
distance of 251.98 feet to the Point of Beginning.

     Together  with and subject to covenants,  easements,  and  restrictions  of
record.

     Said property contains 0.369 acres more or less.

<PAGE>
                                   Exhibit "P"
                                   -----------
                                Utility Easement
                                ----------------

All that  tract or  parcel  of land  lying  and  being in Land Lot 69 of the 7th
District, City of Palmetto,  Fulton County, Georgia, and being more particularly
described as follows:

 To find the true  point  of  beginning,  commence  at,a  concrete  right-of-way
 monument found at the  intersection of the northern  right-of-way  line of U.S.
 Highway 29 (aka Roosevelt Highway) (a variable width right-of-way) and the Land
 Lot line  common to Land Lots 69 and 92;  thence  running  along said  northern
 right-of-way line of U.S. Highway 29, South  70(degree)12'21" West, 219.83 feet
 to a point; thence, South 70(degree)12'21" West, 93.64 feet to a point; thence,
 84.84 feet along the arc of a curve to the left having a radius of 1523.89 feet
 and being scribed by a chord bearing South 69(degree)43'58" West, 84.83 feet to
 a point;  thence  running,  110.97  feet  along the arc of a curve to the left,
 having a radius of  1523.89  feet and being  scribed by a chord  bearing  South
 66(degree)03'06"  West,  110.95 feet to a point;  thence  leaving said northern
 right-of-way line of U.S. Highway 29 and running,  North 20(degree)05'26" West,
 219.57 feet to a point and the true POINT OF BEGINNING;  Thence running,  North
 20(degree)05'26"  West, 199.20 feet to a point; Thence, North  69(degree)53'23"
 East, 10.00 feet to a point; Thence, South  20(degree)05'26"  East, 198.95 feet
 to a point;  Thence,  South 68C28'52" West,  10.00 feet to a point and the true
 POINT OF BEGINNING

Said tract contains 0.0457 acres (1991 square feet), more or less, as shown in a
survey  prepared for The Moody Group,  LLC,  Cross Country  Properties  HI, LLC,
Fidelity National Title Insurance Company and CCI Southeast,  LLC dated February
9, 2004

<PAGE>

                                  EXHIBIT "D-l"
                                  -------------
                                UTILITY EASEMENT
                                ----------------
                                   (continued)

     ALL THAT TRACT o'r parcel of land lying and being in Land Lot 69 of the 7th
District,  Fulton County,  Georgia, and being in the City of Palmetto; and being
more particularly described as follows:

     Beginning at the intersection of the north right-of-way of U.S. Highway #29
and the east line of Land -lot 69; then traveling along said right-of-way  South
72 degrees 57 minutes 26 seconds  West for a distance of 159.83 feet to a point;
then leaving said right-of-way

     THENCE  South 72 degrees 57 minutes 26 seconds West for a distance of 60.00
feet to a point; then leaving said right-of-way.

     THENCE North 17 degrees 02 minutes 34 seconds West for a distance of 251.98
feet to a point;

     THENCE  along a curve to the left  having a radius of 95.00 feet and an arc
length of 11.88 feet,  being subtended by a chord of North 20 degrees 37 minutes
36 seconds West for a distance of 11.88 feet to point;

     THENCE  North 65 degrees 47 minutes 22 seconds East for a distance of 60.00
feet to a point;

     THENCE  along a curve to the left having a radius of 155.00 feet and an arc
length of 19.39 feet,  being subtended by a chord of South 20 degrees 37 minutes
36 seconds East for a distance of 19.38 feet to point;

     THENCE South 17 degrees 02 minutes 34 seconds East for a distance of 251.98
feet to the Point of Beginning.

      Together with and subject to covenants,  easements,  and  restrictions  of
record.

      Said property contains 0.369 acres more or less.

<PAGE>
                                   EXHIBIT "E"
                                   -----------
                                DRAINAGE EASEMENT
                                -----------------

     ALL THAT  TRACT or parcel of land lying and being in Land Lot 69 of the 7th
District/ Fulton County,  Georgia/ and being in the City of Palmetto;  and being
more particularly described as follows:

     Beginning at the intersection of the north right-of-way of U.S. Highway #29
and the east line of Land Lot 69; then traveling along said right-of-way

     THENCE  South 72  degrees 57  minutes 2 6 seconds  West for a  distance  of
159.83 feet to a point; then leaving said right-of-way

     THENCE  North 17 degrees 02 minutes 34 seconds West for a distance of 35.91
feet to a point;

     THENCE North 72 degrees 57 minutes 26 seconds East for a distance of 171.63
feet to a point on the east line of Land Lot 69; then traveling  along said land
lot line

     THENCE  South 01 degrees 09 minutes 01 seconds West for a distance of 37.80
feet to the Point of Beginning.

      Together with and subject to covenants,  easements,  and  restrictions  of
record.

      Said property contains 0.137 acres more or less.

<PAGE>
                                  EXHIBIT "E-l"
                                  -------------
                                DRAINAGE EASEMENT
                                -----------------
                                   (continued)
                                   -----------

     ALL THAT  TRACT or parcel of land lying and being in Land Lot 69 of the 7th
 District,  Fulton County, Georgia, and being in the City of Palmetto; and being
 more particularly described as follows:

      Beginning at the  intersection of the north  right-of-way of U.S.  Highway
#29 and the east line of Land Lot 69;  then  traveling  along said  right-of-way
South 72 degrees  57"'minutes 26 seconds West for a distance of 159.83 feet to a
point; then leaving said right-of-way

     THENCE  South 72 degrees 57 minutes 26 seconds West for a distance of 60.00
feet to a point; then leaving said right-of-way

     THENCE North 17 degrees 02 minutes 34 seconds West for a distance of 251.98
feet to a point;

     THENCE  along a curve to the left  having a radius of 95.00 feet and an arc
length of 11.88 feet,  being subtended by a chord of North 20 degrees 37 minutes
36 seconds West for a distance of 11.88 feet to point;

     THENCE  North 65 degrees 47 minutes 22 seconds East for a distance of 60.00
feet to a point;

     THENCE  along a curve to the left having a radius of 155.00 feet and an arc
length of 19.39 feet,  being subtended by a chord of South 20 degrees 37 minutes
36 seconds East for a distance of 19.38 feet to point;

     THENCE South 17 degrees 02 minutes 34 seconds East for a distance of 251.98
feet to the Point of Beginning.

     Together  with and subject to covenants,  easements,  and  restrictions  of
record.

     Said property contains 0.369 acres more or less.

<PAGE>

                                  EXHIBIT "1-1"
                                 Exterior Signs
                                 ---------------

<PAGE>

--------------------------------------------------------------------------------
                               III CHANNEL LETTERS
--------------------------------------------------------------------------------

                       II A SIZES AND CONSTRUCTION DETAIL

                   [[Graphic - Size and Construction Detail]]

                                [GRAPHIC OMITTED]

<PAGE>

                                  Exhibit "1-2"
                                  -------------
                                  Pylon Sign(s)
                                  -------------

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00071-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00071-of-00352.parquet"}]]