Document:

This Instrument Prepared By:
John W. Steele, Attorney At Law
Hirschler Fleischer
701 E. Byrd Street
Richmond, Virginia 23219

               ASSIGNMENT AND ASSUMPTION OF LEASE

     This  Assignment and Assumption of Lease, dated as of  March
18, 2005, by and between SILVER CAPITAL NET LEASE FUND II, LLC, a
Virginia  limited liability company, having an address c/o  Larry
D.  Silver, 6001 Broken Sound Parkway NW, Suite 600, Boca  Raton,
Florida  33487  ("Assignor") to AEI  INCOME  &  GROWTH  FUND  XXI
LIMITED  PARTNERSHIP, a Minnesota limited partnership, as  to  an
undivided twenty percent (20.0%) interest as a tenant in  common,
AEI  INCOME  &  GROWTH FUND 24 LLC, a Delaware limited  liability
company, as to an undivided fourteen percent (14.0%) interest  as
a  tenant  in common, AEI INCOME & GROWTH FUND 25 LLC, a Delaware
limited  liability company, as to an undivided forty-five percent
(45.0%) interest as a tenant in common, and AEI PRIVATE NET LEASE
MILLENNIUM   FUND   LIMITED  PARTNERSHIP,  a  Minnesota   limited
partnership,  as  to  an  undivided  twenty-one  percent  (21.0%)
interest  as  a  tenant in common,  having  an  address  30  East
Seventh  Street,  Suite 1300, St. Paul, MN  55101  (collectively,
"Assignee").

                       W I T N E S S E T H

     WHEREAS,  CarMax, Inc., a Virginia corporation (collectively
"Tenant")  is the tenant under that certain lease,  dated  as  of
July  28, 2003 (as the same may have been modified, supplemented,
amended or assigned, the "Lease"), between Wilmington Trust  FSB,
a  federal  savings  bank,  not in its individual  capacity,  but
solely as co-trustee of the GECBAF Real Estate Trust 2002-O under
Trust  Agreement  dated  as  of  November  1,  2002,  as  amended
("Original  Landlord") and Tenant, and pursuant to  which  Lease,
Tenant  leases  that  certain premises  described  on  Exhibit  A
attached  hereto  and  made  a part hereof,  in  Lithia  Springs,
Georgia (the "Premises");

     WHEREAS,  a  Memorandum of Lease was recorded on  August  1,
2003,  in Deed Book 13808, page 1851, in the Cobb County, Georgia
records, and in Deed Book 1799, page 374, in the Douglas  County,
Georgia records;

     WHEREAS,  the Lease was assigned to CarMax Auto Superstores,
Inc., by Assignment of Lease dated July 28, 2003, as recorded  on
August  1,  2003,  in Deed Book 13808, page  1855,  in  the  Cobb
County, Georgia records, and in Deed Book 1799, page 378, in  the
Douglas County, Georgia records;

     WHEREAS, Original Landlord conveyed the Premises to Assignor
on  November  21,  2003, and assigned the Lease  to  Assignor  by
Assignment and Assumption of Lease dated as of November 21, 2003,
as  recorded on December 8, 2003, in Deed Book 13898, page  1491,
in  the Cobb County, Georgia records, and in Deed Book 1881, page
613, in the Douglas County, Georgia records;

     WHEREAS, on this date, Assignor has conveyed the Premises to
Assignee; and

     WHEREAS,  in  connection with Assignor's conveyance  of  the
Premises to Assignee, Assignor desires to assign its interest  in
and  to  the  Lease  to Assignee and Assignee desires  to  assume
Assignor's interest in and to the Lease.

     NOW  THEREFORE, in consideration of Ten and 00/100  ($10.00)
Dollars  and  other good and valuable consideration, the  receipt
and  sufficiency  of which are hereby acknowledged,  the  parties
agree as of the date hereof (the "Effective Date"), as follows:

     1.   Effective on the date hereof, Assignor hereby assigns, sets
over,  conveys,  delivers  and  transfers  to  Assignee  all   of
Assignor's  right, title and interest as landlord in and  to  the
Lease.

2.   Assignee hereby assumes and agrees to perform all of the
terms, covenants and conditions of the Lease on the part of
Assignor, as landlord, to be performed on and after the date
hereof.

3.   The Assignee hereby indemnifies and agrees to hold the
Assignor harmless from all claims and liabilities incurred,
including reasonable attorneys' fees, in connection with events
or defaults occurring under the Lease from and after the
Effective Date.  The Assignor hereby indemnifies and agrees to
hold the Assignee harmless from all claims and liabilities
incurred, including reasonable attorneys' fees, in connection
with events or default occurring under the Lease prior to the
Effective Date.

4.   This Assignment shall be construed in accordance with the
laws of the State of Georgia.

5.   This Assignment may be executed in any number of
counterparts, each of which so executed shall be deemed original;
such counterparts shall together constitute but one agreement.

          [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK -

              SIGNATURES APPEAR ON FOLLOWING PAGE]

IN WITNESS WHEREOF, the parties have executed this
Assignment as of the day and year first above written.

Signed, delivered, and notarized ASSIGNOR:
in the presence of:
                                 SILVER CAPITAL NET LEASE FUND II,
                                 LLC, a Virginia limited liability company
/s/Patricia A Costa      (SEAL)
Signature of Unofficial          By:  SILVER CAPITAL MANAGER, LLC
Witness                               a Virginia limited liabilty company
                                      its Manager

/s/ Patricia A Costa     (SEAL)  By:  /s/ Paul S Elkin
Signature of Notary Public                Paul S Elkin
                                          Executive Vice President

     [SEAL]

My commission expires:

Signed, delivered, and notarized ASSIGNEE:
in the presence of:

/s/ Linda A Bisdorf              AEI INCOME & GROWTH FUND XXI
Signature of Unofficial Witness  LIMITED PARTNERSHIP, a Minnesota
                                 limited partnership

/s/ Jennifer L Schreiner         By:  AEI Fund Management XXI, Inc.,
Signature of Notary Public            its General Partner

     [SEAL]                      By:  /s/ Robert P Johnson
                                          Robert P Johnson, its President
My commission expires:

Signed, delivered, and notarized ASSIGNEE:
in the presence of:

/s/ Linda A Bisdorf              AEI INCOME & GROWTH FUND 24 LLC
Signature of Unofficial Witness  a Delaware limited liability company

/s/ Jennifer L Schreiner         By:  AEI Fund Management XXI,Inc.,
Signature of Notary Public       its Managing Member

     [SEAL]                      By:  /s/ Robert P Johnson
                                          Robert P Johnson, its President
My commission expires:

Signed, delivered, and notarized ASSIGNEE:
in the presence of:

/s/ Linda A Bisdorf              AEI INCOME & GROWTH FUND 25 LLC
Signature of Unofficial Witness  a Delaware limited liability company

/s/ Jennifer L Schreiner         By:  AEI Fund Management XXI,Inc.,
Signature of Notary Public       its Managing Member

     [SEAL]                      By:  /s/ Robert P Johnson
                                          Robert P Johnson, its President
My commission expires:

Signed, delivered, and notarized ASSIGNEE:
in the presence of:

/s/ Linda A Bisdorf              AEI PRIVATE NET LEASE MILLENNIUM
Signature of Unofficial Witness  FUND LIMITED PARTNERSHIP a
                                 Minnesota limited partnership

/s/ Jennifer L Schreiner         By:  AEI Fund Management XVIII,Inc.,
Signature of Notary Public       its Managing Member

     [SEAL]                      By:  /s/ Robert P Johnson
                                          Robert P Johnson, its President
My commission expires:

                             EXHIBIT A

   (1977 Thornton Road, Lithia Springs, Douglas County and Cobb
                         County, Georgia)

                        Legal Description:

ALLTHAT  TRACT or parcel of land lying and being in Land Lots  421
and  482  of  the  18th  District of Douglas  and  Cobb  Counties,
Georgia, and being more particularly described as follows:

COMMENCING at the intersection of the northerly right  of  way  of
Thornton  Road (290 foot right of way) and the west line  of  Land
Lot  482;  thence south 50 degrees 55 minutes 15 seconds east  for
41.76  feet, to a 1/2 inch rebar set, and the Point of  Beginning:
thence  departing  the  right of way of Thornton  Road,  north  25
degrees  55 minutes 10 seconds east, for 1,140.63 feet, to  a  1/2
rebar  on  the southerly bank of Carroll Creek; thence  continuing
along  said line, north 25 degrees 55 minutes 10 seconds  east,  a
distance of 11.52 feet, to the centerline of Carroll Creek; thence
along  the  centerline of Carroll Creek the following bearing  and
distances: south 78 degrees 11 minutes 32 seconds east, for  56.74
feet;  thence  north 83 degrees 11 minutes 55  seconds  east,  for
184.43  feet; thence south 47 degrees 35 minutes 48 seconds  east,
for  342.71  feet; thence north 61 degrees 34 minutes  57  seconds
east,  for  46.11  feet;  thence south 30 degrees  29  minutes  28
seconds  east, for 159.12 feet; thence south 78 degrees 35 minutes
46  seconds  east, for 229.72 feet, to the east line of  Land  Lot
421;  thence  departing  the  centerline  of  Carroll  Creek   and
continuing along the easterly line of Land Lots 421 and 482, south
07 degrees 36 minutes 22 seconds west,for 22.76 feet,to a 1/2 inch
rebar;  thence  south 07 degrees 36 minutes 22 seconds  west,  for
231.54  feet, to a metal fence post in concrete cut off at  ground
level;  thence departing the easterly line of Land Lot 482,  south
66 degrees 36 minutes 20 seconds west, for 1,286.85 feet, to a 1/2
inch  rebar  on the northerly right of way of Thornton  Road  (290
foot right of way); thence continuing along the northerly right of
way  of Thornton Road the following bearings and distances:  north
48  degrees  41  minutes 08 seconds west, for 46.51  feet;  thence
north  49  degrees  46 minutes 25 seconds west, for  103.93  feet;
thence  north  50  degrees 55 minutes 15 seconds west,  for  16.51
feet,  to the Point of Beginning, containing 806,639 square  feet,
or  18.518  acres, more or less, as shown on ALTA/ACSM Land  Title
Survey for AEI Fund Management, Inc., and its affiliated entities;
and  Chicago Title Insurance Company, made by Greenhorne & O'Mara,
Inc.,  bearing the seal of John B. Commander, Ga R.L.S. No.  2852,
dated February 23, 2005, revised March 3, 2005.

#651361 v3      018622.03274

                                           Deed Book 13808 Pg 1855
                               Filed and Recorded Au-01-2003 09:55
                                                      2003-0185290

                                             /s/ Jay C. Stephenson
                                                  Jay C Stephenson
                             Clerk of Superior Court Cobb Cty. Ga.

                                          Return to Shirley Herren
                                         Trinity Title Ins. Agency
                                         437 E. Ponce De Leon Ave:
                                             Decatur GA 30030-1938

PREPARED BY AND WHEN RECORDED, PLEASE RETURN TO: 4740902,
T. Craig Harmon
McGuire Woods, L.L.P.
One James Center
Richmond, Virginia 23219
Lithia Springs, Georgia

ASSIGNMENT OF LEASE

     THIS  ASSIGNMENT is made as of the 28th day of Ju1y, 2003  by
CARMAX,  INC., a Virginia corporation (the" Assignor"), to .CARMAX
AUTO SUPERSTORES, INC., a Virginia corporation (the "Assignee")

RECITALS

     1.    Pursuant to Lease Agreement dated as of July   ,  2003,
between Assignor and Wilmington Trust FSB, a federal savings bank,
not  in its individual capacity, but solely as co- trustee of  the
GECBAF Real Estate Trust 2002-0 under Trust Agreement dated as  of
November  1,  2002,  as  amended (the  "Lease"),  Assignor  leased
certain  property in Cobb and Douglas Counties,  located  at  1977
Thornton Road, Lithia Springs, Georgia (the "Property").

     2.    Assignor now desires to assign its interest m the Lease
to  Assignee. NOW, THEREFORE, for and in consideration of the  sum
of One Dollar ($l.00) and other valuable consideration, receipt of
which   is  hereby  acknowledged,  Assignor  hereby  assigns   and
transfers to Assignee all of Assignor's right; title and  interest
as tenant in and to the Lease.  Assignee hereby assigns and agrees
to  be  bound  by all of the obligations of the tenant  under  the
Lease  to be paid or performed during the period beginning on  the
date hereof

     IN WITNESS WHEREOF. Assignor and Assignee have caused this
instnm1ent. to be executed by their respective officers. duly
authorized.

Signed, sealed and delivered      CARMAX, INC
in the presence of:             By: /s/ Thomas W Reedy Jr
/s/ Molly Busch                 Name: Thomas W Reedy Jr
Unofficial Witness              Title:  Vice President and Treasurer

                                   ATTEST:
                                By:  Stuart A Heaton
/s/ Leslie D Frame              Name: Stuart A Heaton
Notary Public                         Title Secretary

My Commission Expires September 30, 2006
[Notary Seal]                                [Corporate Seal]

Signed, sealed and delivered    CARMAX AUTO SUPERSTORES INC
in the presence of:              By: /s/ James C Wilson
/s/ Molly Busch                  Name: James C Wilson
Unofficial Witness               Title:  Assistant Secretary

                                  ATTEST:
                                 By:  Stuart A Heaton
/s/ Leslie D Frame               Name: Stuart A Heaton
Notary Public                    Title Secretary

My Commission Expires September 30, 2006
[Notary Seal]                                [Corporate Seal]

                                                    Location 37243
                                                1977 Thornton Road
                                                Lithia Springs, GA

                               LEASE

                              Between

                           CARMAX, INC.,
                      a Virginia corporation,

                             as TENANT

                                and

     WILMINGTON TRUST FSB, a federal savings bank, not in its
 individual capacity, but solely as co-trustee of the GECBAF REAL
 ESATE TRUST 2002-O under Trust Agreement dated as of November 1,
                         2002, as amended

                            as Landlord

                        Date July 28, 2003

TABLE OF CONTENTS

1.   CERTAIN DEFINITIONS                          1
2.   DEMISE OF PREMISES                           4
3.   TERM                                         4
4.   RENT                                         5
5.   NET LEASE; TRUE LEASE                        7
6.   TITLE AND CONDITION                          8
7.   TAXES                                        9
8.   USE                                          9
9.   MAINTENANCE AND REPAIR                       12
10.  LIENS                                        13
11.  ALTERATIONS                                  13
12.  CONDEMNATION                                 14
13.  INSURANCE                                    15
14.  DAMAGE, DESTRUCTION                          17
15.  RESTORATION                                  18
16.  SUBORDINATION TO FINANCING                   19
17.  ASSIGNMENT, SUBLEASING                       20
18.  PERMITTED CONTESTS                           24
19.  DEFAULT                                      25
20.  LANDLORD'S REMEDIES                          26
21.  NOTICES                                      28
22.  MEMORANDUM OF LEASE; ESTOPPEL CERTIFICATES   28
23.  SURRENDER                                    29
24.  NO MERGER OF TITLE                           29
25.  LANDLORD EXCULPATION                         30
26.  HAZARDOUS SUBSTANCES                         30
27.  ENTRY BY LANDLORD                            32
28.  STATEMENTS                                   32
29.  NO USURY                                     32
30.  BROKER                                       32
31.  WAIVER OF LANDLORD'S LIEN                    33
32.  NO WAIVER; CONSENTS                          33
33.  SEPARABILITY                                 33
34.  INDEMNIFICATIONS                             33
35.  EASEMENTS, ZONING AND ENTITLEMENTS           34
36.  HEADINGS                                     35
37.  MODIFICATIONS                                35
38.  SUCCESSORS, ASSIGNS                          35
39.  COUNTERPARTS                                 35
40.  GOVERNING LAW                                35
41.  WAIVER OF JURY TRIAL                         35
42.  ATTORNEYS' FEES                              35
43.  EXPANSION REIMBURSEMENT AGREEMENT            35
44.  EXCULPATION OF TRUSTEE                       37

     THIS  LEASE AGREEMENT is made as of this   day of July, 2003,
by  and between WILMINGTON TRUST FSB, a federal savings bank,  not
in its individual capacity, but solely as co-trustee of the GECBAF
REAL  ESTATE  TRUST  2002-0  under Trust  Agreement  dated  as  of
November  1,  2002, as amended, with offices at 1100 North  Market
Street,  Wilmington,  Delaware 19890; Attention:  Corporate  Trust
Administration   ("Landlord"),  and  CARMAX,  INC.,   a   Virginia
corporation,  having its principal office at 4900 Cox  Road,  Glen
Allen, Virginia 23060-3317 ("Tenant").

     In   consideration   of  the  rents  and  provisions   herein
stipulated  to  be paid and performed, Landlord and Tenant  hereby
covenant and agree as follows:

     1.   CERTAIN DEFINITIONS.

     (a) "Additional Rent" shall mean all sums required to be
     .paid by Tenant to Landlord hereunder other than Basic Rent,
     which sums sha1l constitute rental hereunder.

     (b ) "Affiliate" shall mean any person or entity that is
     directly or indirectly controlled or owned by Tenant or
     Landlord, as applicable. For purposes of this Lease, the term
     "control" shall mean the ownership of fifty percent (50%) or
     more of the stock or other voting interest of the controlled
     entity.

     (c)  "Alteration" or ,"Alterations" shall mean any or all
     changes, additions or improvements to or of any of the
     Improvements, both interior or exterior, and ordinary and
     extraordinary; provided, however, installation and
     replacements of any existing wall covering, floor covering or
     ceiling coverings, fixtures and equipment of any of the
     Improvements shall not be deemed an Alteration.

          (d)   "Award"  shall mean the entire  award  payable  to
Trustee by reason of a Condemnation.

          (e)  "Basic Rent" shall mean the annual rent payable  in
monthly  installments in advance on the first day  of  each  month
during  each  year of the Term, as such Term may  be  extended  in
accordance  with  Paragraph 3, and as  such  annual  rent  may  be
escalated in accordance with Paragraph 4(b ).

          (f)   "Commencement  Date" shall mean  the  Commencement
Date as defined in Paragraph 3

          (g)   "Condemnation"  shall  mean  a  Taking  and/or   a
     Requisition

     (h)  "Default Rate" shall mean an annual rate of interest
     equal to the lesser of (i) the Prime Rate plus five hundred
     (500) basis points or (ii) twelve percent (12%).

          (i)   "Discount Rate," with. respect to the  calculation
of  the present value of any future payment, means a rate equal to
the  interpolated rate of yield for U.S. Treasury  obligations  as
listed  on the Bloomberg :financial web site currently located  at
http://llwww.bloomberg.com/marketslrateslindex.html. (or  if  such
site  ceases to exist, the successor to such site or a  comparable
site)  and  having  the same maturity as the date  at  which  such
future payment is to be made.

          (j)     "Environmental    Requirements"    shall    mean
Environmental Requirements as defined in Paragraph 26(a).

          (k)   "Environmentally  Hazardous Business"  shall  mean
Environmentally Hazardous Business as defined in Paragraph 8(a).

     (l)  "Event of Default" shall mean an Event of Default as
     defined in Paragraph 19.

     (m)  "Hazardous Materials" shall mean Hazardous Materials as
     defined in Paragraph 26(a).

     (n)  "Insurance Requirement" or "Insurance Requirements"
     shall mean, as the case may be, anyone or more of the terms
     of each insurance policy required to be carried by Tenant
     under this Lease and the requirements of the issuer of such
     policy, and whenever Tenant shall be engaged in making any
     Alteration or Alterations, repairs or construction work of
     any kind (collectively, "Work"), the term "Insurance
     Requirement" or "Insurance Requirements" shall be deemed to
     include a requirement that Tenant obtain or cause its
     contractor to obtain completed value builder's risk insurance
     when the estimated cost of the Work in anyone. instance
     exceeds the sum of One Hundred Thousand Dollars ($100,000.00)
     and that Tenant or its contractor shall obtain worker's
     compensation insurance or other adequate insurance coverage
     covering all persons employed in connection with the Work,
     whether by Tenant, its contractors or subcontractors and with
     respect to whom death or bodily injury claims could be
     asserted against Landlord. .

     (o)  "Inventory" shall mean all items of personal property
     offered for sale, rental or lease by Tenant at or on the
     Leased Premises, including, without limitation. all
     automobiles and automobile parts and accessories.

     (P)  "Law" shall mean any constitution, statute, ordinance,
     regulation or rule of law.

     (q)  "Legal Requirement" or "Legal Requirements" shall mean,
     as the case may be, anyone or more of all present and future
     laws, codes, ordinance (including, without limitation, zoning
     ordinances and land use requirements), orders, judgments,
     decrees, injunctions, rules, regulations and requirements,
     even if unforeseen or extraordinary, of every duly
     constituted governmental authority or agency (but excluding
     those which by their terms are not applicable to and to not
     impose any obligation on Tenant, Landlord or the Leased
     Premises) and all covenants, restrictions and conditions now
     or hereafter of record which may be applicable to Tenant, to
     Landlord or to any of the Leased Premises, or to the use,
     manner of use, occupancy, possession, operation, maintenance,
     alteration, repair or reconstruction of any of the Leased
     Premises, even if compliance therewith (i) necessitates
     structural changes or improvements (including changes
     required to comply with the; " Americans with Disabilities
     Act") or results in interference with the use or enjoyment of
     any of the Leased Premises or (ii) requires Tenant to carry
     insurance other than as required by the provisions of this
     Lease.

          (r)   "Lender"  shall  mean the  entity  identified  "to
Tenant as such in writing, which makes a Loan to Landlord, secured
in whole or in part by a Mortgage and evidenced by a Note or Notes
or  which is the holder of a Mortgage and Note as a result  of  an
assignment  thereof,  and when a Mortgage secures  multiple  Notes
held  by one or more noteholders, the trustee acting on behalf  of
such holders, provided such trustee has been identified as such in
writing to Tenant.

          (s)   "Loan"  shall  mean a loan made  by  a  Lender  to
Landlord  secured in whole or in part by a Mortgage and  evidenced
by a Note or Notes.

     (t)  "Mortgage" shall mean a mortgage or similar security
     instrument hereafter executed covering the Leased Premises
     from Landlord to Lender.

          (u)   "Note" or "Notes" shall mean a promissory note  or
notes  hereafter executed from Landlord to Lender, which  Note  or
Notes  will  be secured in whole or in part by a Mortgage  and  an
assignment of leases and rents.

          (v)    "Permitted   Encumbrances"   shall   mean   those
covenants,    restrictions,   reservations,   liens,   conditions,
encroachments,  easements and other matters of title  that  affect
the   Leased  Premises  as  of  Landlord's  acquisition   thereof,
excepting,  however, any such matters arising  from  the  acts  of
Landlord  (such as liens arising as a result of judgments  against
Landlord).

          (w)   "Prime Rate" shall mean the prime rate of interest
as published in the Wall Street Journal from time to time.

     (x)  "Proceeds" shall mean the entire proceeds paid by any
     third party insurer under any property casualty insurance
     maintained pursuant to Paragraph 13(a).

          (y)   "Purchase  Offer Event" shall mean Purchase  Offer
Event as defined in Paragraph 8(a)

     (z)  "Requisition" shall mean any temporary condemnation or
     confiscation of the use or occupancy of any of the Leased
     Premises by any governmental authority, civil or military,
     whether pursuant to an agreement With such governmental
     authority in settlement of or under threat of any such
     requisition or confiscation, or otherwise.

     (aa)      "Restoration" shall mean the restoration of the
     Leased Premises after any Taking or damage by casualty as
     nearly as possible to their value, condition and character
     existing immediately prior to such Taking or damage,
     including the actual expenses of Tenant.

     (bb)      "State" shall mean the State or Commonwealth in
     which the Leased Premises are situated.

     (cc)      "Takinng" shall mean any taking of any of the
     Leased Premises in or by condemnation or other eminent domain
     proceedings pursuant to any law, general or special, or by
     reason of any agreement with any condemnor in settlement of
     or under threat of any such condemnation or other eminent
     domain proceedings or by any other means, or any de facto
     condemnation.

          (dd)       "Tangible  Net Worth" shall  mean  Tenant's.
equity  (or  capital, as applicable), less officer and  affiliate
receivables;  less  intangibles,  in  accordance  with  generally
accepted accounting principles ("GAAP').

     (ee )     "Taxes" shall mean taxes of every kind and nature
     (including real, ad valorem and personal property, income,
     franchise, withholding, profits and gross receipts taxes),
     .all charges and/or taxes for any easement or agreement
     maintained for the benefit of any of the Leased Premises,
     all general and special assessments, levies, permits,
     inspection and license fees, all utility charges, all ground
     rents, and all other public charges and/or taxes whether of
     a like or different nature, even if unforeseen or
     extraordinary , imposed upon or assessed, prior to or during
     the Term, against Landlord, Tenant or any of the Leased
     Premises as a result of or arising in respect of the
     .occupancy, leasing, use, maintenance, operation,
     management, repair or possession thereof, or any activity
     conducted on the Leased Premises, or the Basic Rent or
     Additional Rent, including without limitation, ~y gross
     income tax, sales tax, occupancy tax or excise tax levied by
     any governmental body on or with respect to such Basic Rent
     or Additional Rent.

     (ff)      "Term" shall mean the initial term of this Lease,
     as extended pursuant to any renewal that has become
     effective.

     (gg)      "Termination Date" shall mean the Termination Date
     as defined in Paragraph 12(b).

     (hh)      "Trade Fixtures" shall mean the items of
     personality, which are owned by Tenant and used in the
     operation of the business conducted on the Leased Premises
     as described in Exhibit .'C" attached hereto.

     2.   DEMISE OF PREMISES. Landlord hereby demises and lets to
Tenant  and Tenant hereby takes and leases from Landlord for  the
Tenn. and upon the provisions hereinafter specified the following
described property (collectively, the "Leased Premises") (i)  the
premises  described in Exhibit " A " attached hereto and  made  a
part hereof together with the easements, rights and appurtenances
thereto  belonging  or appertaining (collectively,  the  "Land");
(ii)  the  buildings, structures, fixtures and other improvements
constructed and to be constructed on the Land (collectively,  the
"Improvements"),  together  with  all  additions  and  accessions
thereto,   substitutions   therefor  and   replacements   thereof
permitted  by  this  Lease  excepting  therefrom  Tenant's  Trade
Fixtures  and all property that does not constitute real property
under the laws of the State.

     3.    TERM.  Tenant shall have and hold the Leased  Premises
for  an initial term (the "Initial Term") commencing on the  date
hereof (the "Commencement Date") and ending on July 31,2018  (the
"Expiration  Date").  The Initial Term,  any  Extended  Term  (as
defined below) and any renewal terms (as provided below)  may  be
referred to collectively as the "Term". Provided the Lease  shall
not  have been terminated pursuant to the provisions hereof, this
Lease  and  the Term thereof shall be automatically extended  for
four (4) renewal terms of five (5) years each upon condition that
Tenant  may  cancel  any  renewal  term  by  giving  notice,   in
accordance  with the provisions of Paragraph 21, to  Landlord  at
least  six (6) months prior to the expiration of the then current
Term.  If,  prior to such six (6) month period, Tenant  does  not
give Landlord written

notice of its intent to cancel the then applicable renewal term,
Tenant's right to cancel such renewal term shall continue until
ten (10) business days after Landlord has given Tenant written
notice of Landlord's election to continue the renewal term, during
which ten (10) business day period Tenant may exercise its right
to cancel such renewal term whereupon the Teffi1 of this Lease
shall be terminated as if such cancellation notice had been given
prior to such six (6) month period described above. Upon the
giving of such notice of cancellation by Tenant, this Lease and
the Term thereof shall terminate and come to an end on the
Expiration bate of the then current Term. Any such extension or
renewal of the Term shall be subject to all of the provisions of
this Lease, and all such provisions shall continue in full force
and effect. In the event that Tenant exercises its option to
cancel any renewal Term as hereinabove provided, then Landlord
shall have the right in addition to any rights granted in
Paragraph 27, during the remainder of the Term then in effect to
(i) advertise the availability of the Leased Premises for sale or
for reletting, and (ii) show the Leased Premises to prospective
purchasers, lenders or tenants at such reasonable times during
noffi1al business hours as Landlord may select. If Tenant shall
timely give such notice of its election to cancel any renewal
option, then all options with regard to subsequent extensions or
renewals of the Term shall expire and be null and void.
Notwithstanding the foregoing, Tenant shall have the right to
extend the Initial Term of the Lease (the "Extension Option") at
any time within the first five (5) years of the Initial Term by
the period of time necessary to make the then remaining Initial
Term extend for fifteen (15) years from the date of Tenant's
exercise of the Extension Option (the "Extended Term"). At the end
of such Extended Term, the Lease shall renew for the renewal terms
as set forth above. Notwithstanding the provisions of Section 4
below, the Rent for the first five (5) years of the Extended Term
(beginning on the date Tenant exercises the Extension Option and
terminating on the 5th anniversary thereof) shall be the Rent
amount in effect on the date Tenant exercises the Extension
Option. After the expiration of such initial five (5) year period
of the Extended Term, Rent shall escalate as set forth in Section
4 below, and the date Tenant exercised the Extension Option shall
act as the Commencement Date for purposes of setting the Basic
Rent Adjustment Date pursuant to Section 4.(b )(ii).

     4.   RENT

          (a)   BASIC RENT. The initial Basic Rent will be as  set
forth  in Exhibit "B" From and after the Commencement Date, Tenant
shall  pay the Basic Rent in equal monthly installments in advance
on  the  .first  day  of each month (each a "Basic  Rent  "Payment
Date") during each Lease year. If the Commencement Date is not the
first  day  of  a month, then the Basic Rent from the Commencement
Date  until the first day of the following month shall be prorated
on  a  per diem basis at the rate of one thirtieth (1/30)  of  the
monthly  installment of the Basic Rent payable  during  the  first
Lease Year, and Tenant shall pay such prorated installment of  the
Basic  Rent on the Commencement Date. All sums payable  by  Tenant
under  this  Lease,  including but not  limited  to,  Basic  Rent,
Additional  Rent (as hereinafter defined) or otherwise,  shall  be
paid  to  Landlord in legal tender of the United  States,  without
setoff,  deduction  or demand, by check, ACH  transfer  or  direct
deposit  wire  transfer  of immediately  available  funds  to  the
following  bank  account, or to such other  party  or  address  as
Landlord may designate in writing:

     DEUTSCHE BANK TRUST COMPANY - AMERICAS
     Post Office Box 318
     Church Street Station
     New York; New York 10008-0318

     Credit to the Account of GE Capital BAF
     ABA #021001033
     Account No.50-261-508
     RE:#
     Notify: Susan Nunmaker at (425) 450-3516

Landlord's  acceptance of Basic Rent of Additional Rent  after  it
shall  have  become due and payable shall not excuse a delay  upon
any  subsequent  occasion  or  constitute  a  waiver  of  any   of
Landlord's rights hereunder.

          (b)  BASIC RENT ESCALATION.

               (i)  For the purpose of this Section, the following

     definitions shall apply: (A) the ten1i "Base Month" shall

     mean the calendar month which is five (5) years prior to the

     applicable Basic Rent Adjustment Date (as hereinafter

     defined) and (B) the term "Price Index" shall mean the

     "Consumer Price Index-United States City Average-All Urban

     Consumers-all items-not seasonally adjusted" published by the

     Bureau of Labor Statistics of the United States Department of

     Labor (1982-84 = 100), or, in the event such index is

     discontinue4 or no longer readily available, any renamed

     local index covering the metropolitan area in which the

     Premises are located or any other successor or substitute

     index appropriately adjusted

     (ii)      Effective as of: (A) the fifth (5th) anniversary of
     the commencement Date; and (B) each fifth (5th) year
     anniversary date thereafter throughout the Term (each, a
     "Basic Rent Adjustment Date"), the Basic Rent then in effect
     shall immediately be increased by the lesser of (i) seven and
     one half percent (7.5%) of the then current Basic Rent or
     (ii) 200% of the amount by which the Price Index in effect
     immediately prior to the applicable Basic Rent Adjustment
     Date has increased over the Price Index in effect for the
     month preceding the Base Mont4; provided that in no event
     shall the Basic Rent be decreased on any Basic Rent
     Adjustment Date (but provided that the Basic Rent may remain
     the same).

          (iii)      If  the  Price Index for the  calendar  month
immediately preceding the applicable Basic Rent Adjustment Date is
not  available  as  of any Basic Rent Adjustment  Date,  then  the
calculation  set forth in Subparagraph (ii) of this Section  shall
be  made  using  the most current available Price Index  (and  re-
calculated  as  soon  as the Price Index for  the  calendar  month
immediately  preceding the applicable Basic Rent  Adjustment  Date
becomes available). In no event shall any adjustment made pursuant
to  this Section, or any decrease in the Price Index, ever  result
in a decrease in the Basic Rent (as previously increased).

          (c  )       LATE :PAYMENT. If any installment  of  Basic
Rent  is  not  paid  on the date due, Tenant  shall  pay  Landlord
interest  on  such overdue payment at-the Default  Rate,  accruing
from the due date of such payment until the same is paid.
          (d)   ADDITIONAL RENT. Tenant shall pay  and  discharge
before the imposition of any fine, lien, interest or penalty  may
be  added  thereto for late payment thereof, as Additional  Rent,
all other an1ounts and obligations which Tenant assumes or agrees
to  payor  discharge pursuant to this Lease, together with  every
fine,  penalty, interest and cost which may be added by the party
to  whom  such  payment  is due for nonpayment  or  late  payment
thereof. In the event of any failure by Tenant to payor discharge
any of the foregoing, Landlord shall have all, rights, powers and
remedies  provided herein, by law or otherwise, in the  event  of
nonpayment of Basic ,  Rent.

               (e)  LATE FEE. If Tenant fails to make any payment

     of Basic Rent, Additional Rent or any other sum on or before

     the date that is five (5) days after Tenant's receipt of

     written notice from Landlord that the same is past due, then

     Tenant shall pay to Landlord a late charge of five percent

     (5%) of the amount of such payment; provided, however, that

     nothing contained herein shall be construed as permitting

     Landlord to charge or receive interest in excess of the

     maximum rate allowed by law. Such late charge shall

     constitute Additional Rent due hereunder without any notice

     or demand. .

     5    NET LEASE: TRUE LEASE.

          (a)   NET  LEASE.  It is the intention of  the  parties
hereto that the obligations of Tenant hereunder shall be separate
and  independent  covenants and agreements, and that  Basic  Rent
Additional  Rent  and all other sums payable by Tenant  hereunder
shall  continue  to  be  payable in  all  events,  and  that  the
obligations of Tenant hereunder shall continue unaffected, unless
the  requirement  to  pay or perform the  same  shall  have  been
terminated  pursuant to an express provision of this Lease.  This
is  a net Lease and Basic Rent Additional Rent and all other sums
payable  hereunder  by  Tenant shall be paid  without  notice  or
demand  and  without  setoff, counterclaim, recoupment  abatement
suspension,   deferment  din1inution,  deduction,  reduction   or
defense, except as otherwise specifically set forth herein.  This
Lease shall not terminate and Tenant shall not have any right  to
terminate  this  Lease  during  the  Term  (except  as  otherwise
expressly   provided  herein).  Tenant  agrees  that  except   as
otherwise expressly provided herein, it shall not take any action
to terminate, rescind or avoid this Lease notwithstanding (i) the
bankruptcy,      insolvency,     reorganization,     composition,
readjustment,  liquidation,  dissolution,  winding-up  or   other
proceeding  affecting Landlord (ii) the exercise of  any  remedy,
including foreclosure, under the Mortgage, (iii) any action  with
respect to this Lease (including, the disaffirmance hereof) which
may be taken by Landlord under the Federal Bankruptcy 'Code or by
any  trustee, receiver or liquidator of Landlord or by any  court
under  the Federal Bankruptcy Code or otherwise, (iv) the  Taking
of  the  Leased  Premises  or  any  portion  thereof  (except  as
specifically  provided  in  Paragraph  12(b)  below),   (v)   the
prohibition or restriction of Tenant's use of the Leased Premises
under any Legal Requirement or otherwise, (vi) the destruction of
the Leased Premises or any portion thereof, (vii) the eviction of
Tenant from possession of the Leased Premises, by paramount title
or  otherwise,  or  (viii) default by Landlord  under  any  other
agreement  between Landlord and Tenant. Tenant waives all  rights
which  are  not  expressly stated herein, but which  may  now  or
hereafter  otherwise be conferred by law, to  quit  terminate  or
surrender  this  Lease  or  any of the Leased  Premises;  to  any
setoff,  counterclaim, recoupment abatement suspension, deferment
diminution, deduction, reduction or defense of or to  Basic  Rent
Additional Rent or any other sums payable under this Lease, and

for  any  statutory lien or offset right against Landlord  or  its
property, each except as otherwise expressly provided herein.

          (b)   TRUE  LEASE. Landlord and Tenant agree  that  this
Lease  is  a  true  lease  and  does not  represent  a  :financing
arrangement. Each party shall reflect the transaction  represented
hereby  in  all  applicable books, records and reports  (including
income  tax.  filings) in a manner consistent with  ,"true  lease"
treatment rather than "financing" treatment.

     (c )      UTILITIES. Tenant shall pay directly to the proper
     authorities charged with the collection thereof all charges
     for water, sewer, gas, oil, electricity, telephone and other
     utilities or services used or consumed on the Leased Premises
     during the Term, whether designated as a charge, tax,
     assessment, fee or otherwise, including, without limitation,
     water and sewer use charges and taxes, if any, all such
     charges to be paid as the same from time to tin1e become due.
     It is understood and agreed that Tenant shall make its own
     arrangements for the installation or provision of all such
     utilities and that Landlord shall be under no obligation to
     furnish any utilities to the Leas~ Premises and shall :not be
     liable for any interruption or failure in the supply of any
     such utilities to the Leased Premises.

     6    TITLE AND CONDITION.

     (a)  CONDITION. The Leased Premises are demised and let
     subject to the Permitted Encumbrances and all Legal
     Requirements and Insurance Requirements, including any
     existing violation of any thereof, without representation or
     warranty by Landlord; it being understood and agreed,
     however, that the recital of the Permitted Encumbrances
     herein shall not be construed as a revival of any thereof
     which for any reason may have expired.

     (b)  NO REPRESENTATIONS Without limiting the effect of
     Landlord's covenant set forth in Paragraph 8( c ), the
     Landlord makes no, and expressly hereby denies any,
     representations or warranties regarding the condition or
     suitability of, or title to; the Leased, Premises. Tenant
     agrees that it takes the Leased Premises ''as is," without
     any such representation or warranty.

     (c)  ASSIGGMENT OF GUARANTIES. Landlord hereby conditionally
     assigns, without recourse or warranty whatsoever, to Tenant,
     all warranties, guaranties and indemnities, if any, express
     or implied, and similar rights which Landlord may have
     against any manufacturer, seller, engineer, contractor or
     builder in respect of any of the Leased Premises, including,
     but not limited to, any rights and remedies" existing under
     contract or pursuant to the Uniform Commercial Code as
     adopted in the State (collectively, the "Guaranties"). Such
     assignment shall remain in effect so long as no Event of
     Default exists hereunder or until the termination of this
     Lease. Landlord shall also retain the right to enforce any
     Guaranties so assigned in the name of Tenant upon the
     occurrence of an Event of Default hereunder. Landlord hereby
     agrees to execute and deliver, at Tenant's sole cost and
     expense, such further documents, including powers of
     attorney, as Tenant may reasonably request (and which in the
     good faith judgment of Landlord, do not adversely affect a
     substantial general interest of Landlord), in order that
     Tenant may have the full benefit of the assignment effected
     or intended to be effected by this Paragraph 6(c). Upon the
     expiration or termination of this Lease, the Guaranties shall
     automatically revert to Landlord. The foregoing provision of
     reversion shall be self-operative and no further

instrument  of reassignment shall be required. In confirmation  of
such  reassignment, Tenant shall execute and deliver promptly  any
certificate  or  other  instrument that Landlord  may  request  at
Tenant's  sole  cost and expense. Any monies collected  by  Tenant
under any of the Guaranties after the occurrence of and during the
continuation  of an Event of Default hereunder shall  be  held  in
trust by Tenant and promptly paid over to Landlord

     7.    TAXES  Tenant  shall,  subject  to  the  provisions  of
Paragraph  18  hereof  relating to contests,  before  interest  or
penalties  are  due thereon, pay and discharge all  Taxes.  On  or
before   the   Commencement  Date,  Landlord  shall   notify   the
appropriate taxing authorities to deliver directly to  Tenant  all
statements  and  invoices  for the  Taxes,  effective  as  of  the
Commencement  Date. Landlord shall cooperate with  Tenant  to  the
extent  necessary  to effectuate the foregoing  notice  and  shall
endeavor  to  promptly deliver to Tenant any bill  or  invoice  it
receives  with respect to any Taxes. If Landlord fails  to  timely
deliver to Tenant any bill or invoice it receives with respect  to
any  Taxes within five (5) business days after Landlord's  receipt
of  such  bill  or invoice or at least thirty (30)  business  days
prior  to  the  delinquency  of such Taxes,  whichever  is  later,
Landlord  shall be responsible for any and all interest, penalties
or  fees that result from the late payment of such Taxes by Tenant
if such payment is late due to such delay in delivery of such bill
or  invoice  to Tenant. As soon as practicable after  the  payment
thereof,  Tenant shall deliver to Landlord evidence of  each  such
payment.  To  the  extent  that any such Taxes  are  imposed  upon
Landlord, at Landlord's option, Tenant shall either pay such Taxes
directly  to the taxing authority or reimburse Landlord  for  such
Taxes.  If  the term expires or is terminated on a day other  than
the  first  day  or  the  last day of a tax  year,  then  Tenant's
liability  for  Taxes for such tax year shall  be  apportioned  by
multiplying  the amount of the Taxes for the full tax  year  by  a
fraction, the numerator of which is the number of days during such
tax  year  falling within the Term hereof, and the denominator  of
which  is  three  hundred sixty-five (365). Nothing  herein  shall
obligate  Tenant  to  pay,  and the term  "Taxes"  shall  exclude,
federal,  state or local (i} franchise, capital stock  or  similar
taxes,  if any, of Landlord, (ii) income, excess profits or  other
taxes, if any, of Landlord, determined on the basis of or measured
by  its  net income, or (iii) any estate, inheritance, succession,
gift,  capital levy or similar taxes unless the taxes referred  to
in  clauses (i) and (ii) above are in lieu of or a substitute  for
any  other  tax or assessment upon or with respect to any  of  the
Leased  Premises. which, if such other tax or assessment  were  in
effect  at  the  commencement of the Term,  would  be  payable  by
Tenant. In the event that any assessment against any of the Leased
Premises may be paid in installments, Tenant shall have the option
to  pay such assessment in installments; and in such event, Tenant
shall  be  liable only for those installments (and  all  resulting
interest  thereon) that become due and payable  prior  to  and  in
respect of the Term hereof Tenant shall prepare and :file all  tax
reports  required by governmental authorities that relate  to  the
Taxes.  Tenant shall deliver to Landlord, within thirty (30)  days
of  receipt  of  Landlord's request for the same,  copies  of  all
settlements  and  notices pertaining to the  Taxes  which  may  be
issued by any governmental authority.

     8    USE

     (a)  USE. Tenant may use and occupy the Leased Premises for
     any lawful purpose. subject to the restrictions set forth in
     Section 8(b); provided, however, that in no event shall the
     Leased Premises be used as a bingo parlor, off-track betting
     or other gambling or gaming establishment, an Environmentally
     Hazardous Business or any pornographic use, including but not
     limited to the sale or rental of sexually explicit materials.
     "Environmentally

Hazardous   Business"  shall  mean  (i)  on  site  dry   cleaning
operations  (exclusive  of  pickup and drop-off),  (ii)  gasoline
service  stations, (iii) auto repair, lubrication  and  servicing
facilities, (iv) printing facilities using solvent-based inks  or
(v)  any  other  business utilizing above-ground  or  underground
storage  tanks  for  purposes of storing gasoline,  diesel  fuel,
other  petroleum products, solvents or other substances regulated
under   Environmental  Laws  when  stored  in   above-ground   or
underground   storage   tanks.  The   prohibition   against   any
Environmentally Hazardous Business does not prohibit the  use  of
the  Premises for automobile sales with ancillary facilities  for
the repair, lubrication, inspection and servicing of automobiles,
or underground storage tank systems used for fueling automobiles,
provided such fuel is not offered for sale to the general public.
In the event Tenant desires to either maintain facilities for the
repair,  lubrication,  inspection and  servicing  of  automobiles
after the discontinuance of automobile sales on the Premises as a
primary business or to operate a gasoline service station for the
sale  of  petroleum products to the general public, Tenant  shall
provide Landlord with written notice requesting approval of  such
intended use. If Landlord does not notify Tenant in writing  that
Landlord gives its approval within thirty (30) days of receipt of
such notice, such use shall be deemed a prohibited use under this
Paragraph  8(a). If the Landlord sends notice within thirty  (30)
days  denying  such use or fails to respond to  Tenant's  request
within  such thirty (30) day period, then such denial or  failure
to  approve  shall  be a "Purchase Offer Event"  and  Tenant  may
exercise  its  rights pursuant to Paragraph 8( d).  In  no  event
shall  the  Leased  Premises be used for any purpose  that  shall
violate   any  of  the  provisions  of  any  recorded  covenants,
restrictions  or  agreements applicable to the  Leased  Premises.
Tenant  agrees that with respect to any such recorded  covenants,
restrictions  or  agreements, Tenant shall observe,  perform  and
comply with and carry out the provisions thereof required therein
to  be observed and performed by Landlord. If Tenant shall desire
to  use  the  Leased  Premises  for  any  purpose  prohibited  or
restricted  by  this Section 8, Landlord's prior written  consent
shall  be  required for such use, and Landlord may withhold  such
consent in its sole and absolute discretion.

          (b)  RESTRICTIONS. Tenant shall not permit any unlawful
occupation,  business or trade; to be conducted  on  any  of  the
Leased  Premises  and  shall  comply with  all  applicable  Legal
Requirements  and Insurance Requirements. Tenant shall  not  use,
occupy  or  permit  any  of the Leased Premises  to  be  used  or
occupied,  nor do or permit anything to be done in or on  any  of
the  Leased  Premises, in a manner which would  (i)  violate  any
certificate of occupancy or equivalent certificate affecting  any
of  the Leased Premises, (ii) make void or voidable any insurance
which Tenant is required hereunder to maintain then in force with
respect to any of the Leased Premises, (iii) affect in any manner
the  ability  of Tenant to obtain any insurance which  Tenant  is
required to furnish hereunder, (iv) cause any injury or damage to
any  of the Improvements unless pursuant to alterations permitted
under  Paragraph  11 hereof, (v) constitute a public  or  private
nuisance  or waste, or (vi) increase the use, handling,  storage,
transportation, generation, or disposal of Hazardous Materials on
the  Leased  Premises;  provided,  however,  the  prohibition  in
Paragraph  8(b )(vi) does not limit the use of the  Premises  for
automobile  sales  with  ancillary  facilities  for  the  repair,
lubrication,   inspection  and  servicing  of   automobiles,   or
underground  storage  tank systems used for fueling  automobiles,
provided such fuel is not offered for sale to the general public.

     (c)  QUIET ENJOYMENT. Subject to all of the provisions of
     this Lease, so long as no Event of Default exists hereunder,
     Landlord covenants that neither it nor any party claiming
     by, through or under it, shall do any act to disturb the
     peaceful and quiet occupation and

enjoyment  of the Leased Premises by Tenant. Landlord  may  enter
upon  and examine any of the Leased Premises at reasonable  times
after  reasonable notice and during business hours  and  exercise
any   rights  and  privileges  granted  to  Landlord  under   the
provisions of this Lease.

     (d)  PURCHASE OFFER. In the event of a Purchase Offer Event,
     Tenant may serve notice upon Landlord of its desire to
     purchase the Property and terminate this Lease on the date
     set forth in such notice (the "Purchase Date"). Tenant
     shdall, as part of such notice, inform Landlord of its offer
     to purchase the Leased Premises for its appraised value (the
     "Purchase Price") (to be determined as set forth below) plus
     all other amounts which may be due and owing to Landlord by
     reason of any default by Tenant in complying with its
     obligations under this Lease (the "Additions to Purchase
     Price"). Landlord shall reject or accept Tenant's purchase
     offer in writing within fifteen (15) days after receipt of
     such purchase offer. In the event Landlord accepts such
     purchase offer, Tenant and Landlord shall each select one
     independent and licensed MAI certified appraiser (the
     "Initial Appraisers") and the Initial Appraisers shall
     together select a third independent and licensed MAI
     certified appraiser to perform an appraisal of the Leased
     Premises.

     In the event Landlord accepts Tenant's purchase offer, title
shall  close  thirty  (30)  days after  the  Purchase  Date  (the
"Closing Date"), at such time and place as the parties hereto may
agree  upon,  this Lease shall continue through the Closing  Date
(or,   if  applicable,  the  extended  Closing  Date  hereinafter
described) and Tenant shall pay the Purchase Price and  Additions
to  Purchase Price by transferring immediately available  federal
funds  to  such account or accounts and in such bank or banks  as
Landlord  shall  designate, upon delivery of a  special  warranty
deed  conveying  the  Leased  Premises  and  all  other  required
documents.  The  special warranty deed shall convey  a  good  and
clear  record and marketable title, free from encumbrances  other
than  (i)  Permitted  Encumbrances, (ii)  liens  or  encumbrances
created  or  suffered through or by Tenant failing to observe  or
perform any of the terms, covenants or agreements herein provided
to be observed and performed by Tenant, (iii) any installments of
Taxes  due  and  payable after the Closing Date,  and  (iv)  this
Lease. Such deed shall contain an agreement by grantee to observe
and  perform  all  of the covenants, conditions and  restrictions
contained  in  any instruments of record which  were  assumed  by
Landlord  or  deemed  to have been assumed  by  Landlord  on  its
acquisition  of  title.  The  Purchase  Price  and  Additions  to
Purchase  Price payable as hereinabove provided shall be  charged
or  credited, as the case may be, on the Closing Date, to reflect
adjustments  of Basic Rent paid or payable to and  including  the
Closing  Date, apportioned as of the Closing Date. The acceptance
of  a deed by Tenant shall be deemed to be a full performance and
discharge  of  every  agreement and obligation  on  the  part  of
Landlord  to  be  performed pursuant to  the  provisions  hereof.
Tenant  shall pay all conveyance, transfer, sales and like  taxes
required in connection with the purchase. If on the Closing Date,
there  may  be  any  liens  or  encumbrances  which  Landlord  is
obligated  to  remove, Landlord shall use reasonable  efforts  to
remove  the  same, and the Closing Date shall be extended  for  a
reasonable period to permit Landlord to discharge such  liens  or
encumbrances.  Landlord shall not be obligated to  discharge  any
such  lien  or  encumbrance if Tenant's title  insurance  company
shall  issue  affirmative insurance to the effect that  the  same
shall  not  be  collected from or enforced  against  the  insured
premises.  If  there  be  any liens or encumbrances  against  the
Leased  Premises which Landlord is obligated to remove (that  is,
any  adverse  title matters other than those to which  Landlord's
conveyance  under  special warranty deed may be  subject  as  set
forth in subparagraphs (i) through (iv) above), upon request made
a reasonable time before the Closing

Date, Landlord shall provide at the Closing separate funds for
the foregoing, payable to the holder of such lien or encumbrances.

     9.   MAINTENANCE AND REPAIR

          (a)  MAINTENANCE. Tenant shall at all times,  including
any  Requisition  period,  put,  keep  and  maintain  the  Leased
Premises,  including, without limitation, the roof,  landscaping,
walls (interior and exterior), footings, foundations, parking lot
improvements  and  structural and mechanical  components  of  the
Leased Premises in good repair and appearance, and shall promptly
make  all  repairs and replacements (substantially equivalent  in
quality  and workmanship to the original work) of every kind  and
nature, whether foreseen or unforeseen, which may be required  to
be  made upon or in connection with any of the Leased Premises in
order  to keep and maintain the Leased Premises in as good repair
and  appearance as they were as of the Commencement Date.  Tenant
shall do or cause others to do all shoring of the Leased Premises
or  of  foundations and walls of the Improvements and every other
act necessary or appropriate for preservation and safety thereof,
by  reason  of  or  in  connection with any excavation  or  other
building  operation upon any of the Leased Premises,  whether  or
not  Landlord  shall,  by  reason of any  Legal  Requirements  or
Insurance  Requirements, be required to take such  action  or  be
liable  for  failure to do so. Landlord shall not be required  to
make  any  repair, whether foreseen or unforeseen, or to maintain
any  of  the  Leased  Premises  in any  way,  and  Tenant  hereby
expressly waives the right to make repairs at the expense of  the
Landlord,  which right may otherwise be provided for in  any  law
now  or  hereafter  in effect. Nothing in the preceding  sentence
shall  be  deemed to preclude Tenant from being entitled  to  any
Proceeds or Awards for Restoration pursuant to the terms of  this
Lease. Tenant shall, in all events, make all repairs for which it
is responsible hereunder promptly, and all repairs shall be in  a
good,  proper  and  workmanlike manner. If  any  such  repair  or
maintenance  constitutes  an  "Alteration"  as  defined   herein,
Paragraph 11 below shall govern Tenant's completion thereof  with
respect  to  notices to and/or consents from  Landlord  and.  the
requirement for supervision by an architect or engineer.

     (b )      FAILURE TO MAINTAIN. If Tenant shall be in default
     under any of the provisions of this Paragraph 9, Landlord
     may, after thirty (30) days notice to Tenant and the failure
     of Tenant to commence to cure during said period or to
     diligently prosecute such cure to completion once begun. but
     immediately upon notice in the event of an emergency (that
     is, imminent danger of injury to persons or property), do
     whatever is necessary to cure such default as may be
     reasonable under the circumstances for the account of and at
     the expense of Tenant. In the event of an emergency, before
     Landlord may avail itself of its rights under this Paragraph
     9(b), Landlord shall give prior notice to Tenant of the
     situation (which notice may be given by phone or other
     available communication and need not be in writing as
     otherwise required by Section 21 below). All actual,
     reasonable costs and expenses (including, without
     limitation, reasonable attorneys' fees and expenses,
     including appellate fees and expenses) so incurred by
     Landlord, together with interest thereon at the. Default
     Rate from the date of payment or incurring the. expense,
     shall constitute Additional Rent payable by Tenant under
     this Lease and shall be paid by Tenant to Landlord on demand
     Landlord and Tenant agree that, in the event of an
     emergency, expenditures which might otherwise be
     unreasonable (such as overtime) may nevertheless be
     reasonable under the circumstances

          (c)   REPLACEMENTS.  Tenant shall  from  time  to  time
replace with other new or refurbished equipment or parts  any  of
the  mechanical  systems  or  other  equipment  included  in  the
Improvements  which  shall  have become  worn  out,  obsolete  or
unusable for the purpose for which it is intended, bee~ taken  by
a Condemnation as provided in Paragraph 12, or been lost, stolen,
damaged  or  destroyed as provided in Paragraph 14. Tenant  shall
repair  at  its  sole cost and expense all damage to  the  Leased
Premises caused by the removal of equipment or any other personal
property  of  Tenant  at any time, including upon  expiration  or
termination of the Lease.

     10.   LIENS Tenant shall not, directly or indirectly, create
or  permit  to  be  created  or  to remain,  and  shall  promptly
discharge, any lien on any of the Leased Premises, on  the  Basic
Rent,  Additional  Rent or on any other sums  payable  by  Tenant
under this Lease, other than the Mortgage (and any assignment  of
leases,  rents,  profits or collateral in connection  therewith),
the Permitted Encumbrances and any mortgage, lien, encumbrance or
other charge created by or resulting from any act or omission  by
Landlord or those claiming by, through or under Landlord

     11.  ALTERATIONS.

     (a)  AS IS CONDITION. Tenant acknowledges that it or its
     Affiliate owned and operated the Leased Premises immediately
     prior to the Commencement Date. Accordingly, Tenant shall
     accept possession of the Leased Premises in its ''as is"
     condition as of the Commencement Date. Landlord makes no
     warranty or representation, express or implied, with respect
     to the Leased Premises, either as to its fitness for use,
     its design or condition, or any particular use or purpose to
     which the Leased Premises may be fit, or otherwise, or as to
     quality of the material or workmanship therein, or the
     existence of any defects, latent or patent, it being agreed
     that all such risks are to be borne by Tenant. Landlord is
     under no obligation to make any alterations, expansions,
     additions, improvements, or betterments in or to the Leased
     Premises.

     (b)  TENANT ALTERATIONS. Tenant shall not make or permit
     anyone to make any Alterations in or to the Leased Premises
     that would result after giving consideration to the
     completed Alteration, in a material diminution in the value
     of the Leased Premises without Landlord's prior written
     consent which consent may be withheld in Landlord's sole and
     absolute discretion. If the Alteration is structural in
     nature, such Alteration shall not be made without the prior
     written consent of Landlord, which consent shall not be
     unreasonably withheld, conditioned or delayed. Landlord
     agrees that Landlord's approval shall be (i) deemed
     unreasonable unless such structural Alteration causes a
     material diminution in the value of the Leased Premises or
     impairs the structural integrity of the Improvements and
     (ii) deemed granted in the event that Landlord does not
     respond to Tenant's notice of such Alteration within ten
     (10) business days. Tenant may make any other Alterations
     without the prior written consent of Landlord provided such
     Alterations comply with all of the provisions of the
     following sentence. All Alterations shall be performed in a
     good and workmanlike manner, and shall be expeditiously
     completed in compliance with all Legal Requirements, (i) all
     work done. in connection with any such Alterations shall
     comply with all Insurance Requirements, (ii) Tenant shall
     promptly pay all costs and expenses of any such Alterations,
     and shall discharge all liens tiled against any of the
     Leased Premises arising out of the work, and shall, upon
     notice from Landlord, furnish to Landlord copies of such
     evidence of payment of costs and expenses or of discharge or
     waiver of liens as Landlord may reasonably request, (iii)
     Tenant shall procure and pay for all permits and

licenses  required  in connection with any such Alterations,  (iv)
all  such Alterations shall be the property of Landlord and  shall
be  subject to this Lease, (v) any Alterations that are structural
in  nature  and  the  estimated cost of which in  anyone  instance
exceeds Two Hundred Fifty Thousand Dollars ($250,000.00) shall  be
made under the supervision of a licensed architect or engineer  in
accordance with detailed plans and specifications which  shall  be
submitted to Landlord prior to the commencement of the Alterations
and  (vi)  any Alterations which are not structural in nature  and
the  estimated  cost  of  which in anyone  instance  exceeds  Five
Hundred  Thousand Dollars ($500,000.00) shall be  made  under  the
supervision of a licensed architect or engineer in accordance with
detailed plans and specifications which shall be given to Landlord
within a reasonable time after completion.

     (c)  REMOVAL OF ALTERATIONS. All Alterations to the Leased
     Premises made by Tenant during the Term shall be the property
     of Landlord and shall remain upon and be surrendered with the
     Leased Premises as a part thereof at the expiration or
     earlier termination of the Term; provided, however, that if
     there exists no Event of Default under this Lease, then
     Tenant shall have the right to remove, prior to the
     expiration or earlier termination of the Term, any
     Alterations consisting of movable furniture, furnishings and
     equipment installed in the Leased Premises, solely at the
     expense of Tenant.

     12.  CONDEMNATION.

     (a)  CONDEMNATION PROCEEDINGS. In the event either party
     obtains knowledge of the institution of any proceeding for
     Condemnation, such party shall immediately notify the other
     of such proceeding. Tenant shall have the right to
     participate, at its own expense, in such proceedings and to
     negotiate on behalf of itself and Landlord in such
     proceedings; provided, however, Tenant shall not enter into
     any binding agreement or settlement without the prior consent
     of Landlord. Landlord agrees to cooperate with Tenant and to
     execute such documentation as may be reasonably necessary to
     allow Tenant to participate in such Condemnation proceedings.
     Landlord shall have the right to participate in such
     proceedings at its own expense. Subject to the provisions of
     this Paragraph 12 and Paragraph 15 hereof, Tenant hereby
     irrevocably assigns to Landlord any Award or payment in
     respect of any Condemnation of Landlord's interest in the
     Leased Premises, except that nothing in this Lease shall be
     deemed to require (i) the assignment to Landlord of any Award
     or payment on account of Tenant's leasehold interest
     hereunder, Tenant's Trade Fixtures or other tangible personal
     property, moving expenses and similar claims, if available,
     to the extent Tenant shall have a right to make a separate
     claim therefor against the condemnor or (ii) any act or
     circumstance that impairs Tenant's right to any such Award or
     payment.

     (b)  TENANT TERMINATION. If (i) the entire Leased Premises or
     (ii) at least ten percent (10%) of that portion of the Land
     which has been paved for parking or on which the Improvements
     have been constructed, the loss of which even after
     Restoration would, in Tenant's reasonable business judgment,
     be substantially and materially adverse to the business
     operations of Tenant, shall be subject of a Taking by a duly
     constituted authority or agency having jurisdiction, then
     Tenant shall, not later than sixty (60) days after a Taking
     has occurred, serve notice upon Landlord ("Tenant's
     Termination Notice") of its intention to tern1inate this
     Lease on any Basic Rent Payment Date specified in such
     notice, which date (the "Termination Date") shall be no
     sooner than the first Basic Rent Payment Date occurring at
     least thirty (30) days after the

date of Tenant's Termination Notice. Any land which cannot be used
for the same purpose after a Taking as before a Taking (for
example, land that must be converted to green space or used as
setback area) shall be included within Land "lost" for purposes of
this Section 12.

     (c)  TRUSTEE. In the event of any taking of part of the
     Leased Premises which does not result in a termination of
     this Lease by Tenant pursuant to Paragraph 12(b) hereof, the
     Award resulting from such Taking shall be paid to a Trustee,
     which shall be a federally insured bank or other financial
     institution, selected by Landlord and Tenant (the "Trustee")
     pursuant to the requirements of Paragraph 15 and, promptly
     after such Taking, Tenant shall commence and diligently
     continue to perform the Restoration.

     Upon the payment to Trustee of the Award of a Taking which
     falls within the provisions of this subparagraph ( c ), the
     Trustee shall, to the extent received, make that portion of
     the Award equal to the cost of Restoration (the "Restoration
     Award") available to Tenant for performance of the
     Restoration, in accordance with the provisions of Paragraph
     15, and the balance remaining (the "net surplus award") shall
     be the property of Landlord. In the event of a loss of at
     least ten percent (10%) of that portion of the Land which has
     been paved for parking or on which the Improvements have been
     constructed, following the making of the Award for such
     Taking and on completion of the Restoration by Tenant as
     herein provided, the monthly installment of Basic Rent for
     each month during the remaining Term hereof, commencing with
     the Basic Rent payment for the month after the month in which
     such Restoration is completed, shall be reduced by an amount
     such that the ratio of (a) the amount of the reduction to (b)
     the then current Basic Rent equals the ratio of (x) the
     amount of the Award paid to Landlord to (y) the pre-taking
     fair market value of the Leased .Premises (which in no event
     shall be less than the original purchase price paid by
     Landlord for the Leased Premises). In the event of a Taking
     of less than ten percent (10%) of that portion of the Land
     which has been paved for parking or on which the Improvements
     have been constructed, this Lease shall remain in full force
     and effect and there shall be no reduction in the amount of
     Basic Rent, Additional Rent or other payments due hereunder.

     In the event of a Requisition of all or any portion of the
     Leased Premises, Landlord shall apply the Award received from
     such Requisition, to the extent available, to the
     installments of Basic Rent, Additional Rent or other sums
     payable by Tenant hereunder due during such Requisition and
     Tenant shall pay the balance, if any, remaining thereafter.
     Upon the expiration of the Term, any portion of such Award
     that shall not previously have been credited to Tenant on
     account of the Basic Rent and Additional Rent shall be
     retained by Landlord.

     13   INSURANCE.

     (a)  TYPES OF COVERAGE. Tenant shall maintain at its sole
     cost and expense the following insurance on the Leased
     Premises:

               (i) Insurance against loss or damage to the
Improvements under a "Special Form" Policy, in accordance with the
requirements of Exhibit "D" attached hereto.

     (ii) Garage liability insurance including contractual
     liability or commercial genera1liabilityinsurance
     (collectively, "CGL"}against claims for bodily injury,

death  or  property damage occurring on, in or about  any  of  the
Leased  Premises, which insurance shall be written on a  so-called
"occurrence  basis," and shall provide minimum protection  with  a
combined  single  limit in an amount not less  than  Five  Million
Dollars  ($5,000,000.00)  (or in such.  increased  limits  as  are
required   from  time  to  time  to  reflect  declines  from   the
Commencement  Date  in  the purchasing  power  of  the  dollar  as
Landlord may reasonably determine ).

     (iii) Worker's compensation insurance covering all persons
     employed by Tenant on the Leased Premises in connection with
     any work done on or about any of the Leased Premises.

               (iv)  Such  builder's  risk  coverage  as  may   be
applicable under the Insurance Requirements.

          (b)    SELF-INSURANCE.  Notwithstanding  the  foregoing,
during  such time as no Event of Default is outstanding hereunder,
and  the Tangible Net Worth of Tenant is not less than Two Hundred
Million  Dollars ($200,000,000.00), Tenant may self-insure (either
by  use  of  deductibles or self-insured retention)  the  coverage
referred  to  in Paragraph 13(a), provided that the self-insurance
program  of  this  subparagraph (b) does  not  violate  any  Legal
Requirements applicable to the Leased Premises or Tenant.

          (c)   COMPANY  REQUIREMENTS. The insurance  required  by
Paragraph 13(a) shall be written by companies having an  AM.  Best
rating  of  at  least A-/VIII during such time as  Tenant  is  not
entitled  to  self-insure in accordance  with  the  provisions  of
Paragraph  13(b).  All companies providing insurance  required  by
Paragraph 13(a) shall be authorized to do an insurance business in
the  State unless otherwise agreed to by Landlord and Lender.  The
insurance policies shall be for a term of not less than one  year,
and  shall  (except  for  worker's  compensation  insurance)  name
Landlord  (in  its individual capacity, and as trustee  under  the
Trust Agreement {as hereinafter defined), Tenant and any Lender as
additional insured parties or loss payees, as applicable, as their
respective  interests may appear. If said insurance  or  any  part
hereof  shall expire, be withdrawn, become void by breach  of  any
condition thereof by Tenant or otherwise become void Tenant  shall
immediately   obtain   new  or  additional  insurance   reasonably
satisfactory to Landlord and Lender.

          (d)   REQUIRED  CLAUSES. Each Property Insurance  policy
shall, to the extent applicable, contain standard non-contributory
mortgagee  clauses in favor of any Lender and shall  also  provide
that  any  loss  otherwise  payable thereunder  shall  be  payable
notwithstanding  (i)  any act or omission of  Landlord  or  Tenant
which might, absent such provision, result in a forfeiture of  all
or  a part of such insurance payment (ii) the occupation or use of
any  of  the  Leased  Premises for purposes  more  hazardous  than
permitted  by the provisions of such policy, (iii) any foreclosure
or  other action or proceeding taken by any Lender pursuant to any
provision  of  the  Mortgage upon the happening  of  an  event  of
default therein, or (iv) any change in title or ownership  of  any
of the Leased Premises.

          (e)  PREMIUMS  AND  RENEWAL. Tenant shall  pay  as  they
become  due  all  premiums  for the  insurance  required  by  this
Paragraph  13,  shall  renew  or replace  each  policy  and  shall
deliver  to  Landlord and Lender, a certificate or other  evidence
(reasonably satisfactory to

Lender and Landlord) of the existing policy and the such renewal
or  replacement  policy  simultaneously  with  such  renewal  or
replacement. In the event of Tenant's failure to comply with any
of  the  foregoing requirements of this Paragraph  13,  Landlord
shall  be  entitled to procure such insurance. Any sums expended
by Landlord in procuring such insurance shall be Additional Rent
and shall be repaid by Tenant, together with interest thereon at
the  Default  Rate  from the time of payment by  Landlord  until
fully  paid by Tenant, immediately upon written demand  therefor
by Landlord.

          (f) BLANKET COVERAGE. Anything in this Paragraph 13 to
the  contrary  notwithstanding, any insurance  which  Tenant  is
required  to obtain pursuant to Paragraph 13(a) may  be  carried
under  a  "blanket" policy or policies covering other properties
or liabilities of Tenant, provided that such "blanket" policy or
policies  otherwise comply with the provisions of this Paragraph
13.

     14   DAMAGE DESTRUCTION.

          (a) PAYMENT OF PROCEEDS. In the event of any casualty"
loss exceeding Two Hundred Thousand Dollars ($200,000.00) during
the  Term  hereof,  Tenant shall give Landlord immediate  notice
thereof. Tenant shall adjust, collect and compromise any and all
such  claims, with the prior written consent of Landlord not  to
be unreasonably withheld or delayed, and Landlord shall have the
right to join with Tenant therein at Landlord's expense. If  the
estimated cost of any Restoration shall be Five Hundred Thousand
Dollars ($500,000.00) or less, all Proceeds recovered under  any
insurance  required under Paragraph 13(a) as a  result  of  such
casualty  shall  be payable to Tenant, provided that  Tenant  at
such  time shall have a Tangible Net Worth of not less than  Two
Hundred  Million Dollars ($200,000,000.00). In all other events,
all  Proceeds  recovered  under  the  insurance  required  under
Paragraph 13(a), if any, as a result of a casualty shall be paid
to  the  Trustee. If the Leased Premises shall be covered  by  a
Mortgage,  Lender, if it so desires, shall be the Trustee.  Each
insurer is hereby authorized and directed to make payment  under
said  policies directly to such Trustee instead of  to  Landlord
and  Tenant jointly; and Tenant hereby appoints such Trustee  as
Tenant's attorney-in-fact to endorse any draft thereof  for  the
purposes  set  forth in this Lease after approval by  Tenant  of
such Trustee, if Trustee is other than Lender, such approval not
to be unreasonably withheld or delayed.

          {b)  RESTORATION  BY TENANT. Except as  set  forth  in
Section  14(c),  in the event of any casualty  (whether  or  not
insured  against) resulting in damage to the Leased Premises  or
any part thereof, the Term shall nevertheless continue and there
shall  be  no  abatement or reduction of Basic Rent,  Additional
Rent  or  any other sums payable by Tenant hereunder. Except  as
otherwise  provided in Paragraph 14(a) hereof, any  Proceeds  of
such  insurance payments shall be retained by the  Trustee  and,
promptly   after  such  casualty,  Tenant  shall  commence   and
diligently  continue to perform the Restoration  to  the  Leased
Premises. Upon payment to the Trustee of such Proceeds, if  any,
the  Trustee shall make the Proceeds available to Tenant for use
in  performing the Restoration in accordance with the provisions
of  Paragraph 15. Tenant shall, whether or not the Proceeds  are
sufficient  for  the purpose or whether or not Tenant  is  self-
insuring,  promptly  commence and complete  the  Restoration  in
accordance   with   all   Insurance   Requirements   and   Legal
Requirements  and  the  provisions  of  this  Lease   (including
Tenant's  making any desired Alterations allowed hereunder)  and
the Proceeds, if any,

of  such  casualty  loss shall thereupon be  payable  to  Tenant,
subject to the provisions of Paragraph 15 hereof.

     Notwithstanding the foregoing, in the event that any  damage
or  destruction  shall occur at. such time  as  Tenant  is  self-
insuring, and so long as Tenant has a Tangible Net Worth  of  not
less  than Two Hundred Million Dollars ($200,000,000.00),  Tenant
shall  proceed with Restoration as provided herein and shall  not
be required to pay to the Trustee the amount of the proceeds that
would have been payable had such self-insurance program not  been
in effect. Funds so used by Tenant to restore the Leased Premises
shall  not be included in the definition of "Proceeds" or in  the
"Restoration Funds".

          (c)  MAJOR CASUALTY. In the event of any major casualty
loss  to  the Leased Premises during the last three (3) years  of
the  then  current Lease Term, Tenant shall have  the  option  to
terminate  this  Lease upon written notice to Landlord  not  less
than  thirty (30) days after the date of such casualty loss.  For
purposes  of  this section the term "major casualty  loss"  shall
mean  any casualty loss, the repair of which would cost at  least
twenty-five  percent (25%) of the before casualty  value  of  the
Leased Premises. In such event, all Proceeds sha1l be payable  to
Landlord  and  Tenant shall pay to Landlord  the  amount  of  any
deductibles  and,  in  the event Tenant is self-insuring,  Tenant
shall  pay to Landlord an amount equal to the amount of insurance
proceeds  that  would  have been payable had such  self-insurance
program not been in effect.

     15.   RESTORATION. Any Award or Proceeds (the  aggregate  of
which and any interest earned thereon being herein defined as the
"Restoration Fund") paid to the Trustee shall be disbursed by the
Trustee in accordance with the following conditions:

     (a) At the time of any disbursement no Event of Default
     shall exist and no mechanics' or materialmen's liens shall
     have been :filed against the Leased Premises and remain
     undischarged and bonded.

          (b)  If  the  cost of Restoration exceeds Five  Hundred
Thousand  Dollars  ($500,000.00), prior to  commencement  of  the
Restoration,  Tenant  shall  provide  the  contracts,  plans  and
specification for the Restoration to Landlord.

          (c)  Each request for disbursement from the Restoration
Fund  shall be accompanied by a certificate of Tenant, signed  by
the  President,  Treasurer  or  any  Vice  President  of  Tenant,
describing  the completed Restoration work for which  payment  is
requested, stating the cost incurred in connection therewith  and
stating that Tenant has not previously received payment for  such
work.  The  certificate to be delivered by Tenant upon completion
of  the  Restoration  work  shall, in addition,  state  that  the
Restoration  work  has  been  completed  and  complies  with  the
applicable  requirements of this Lease and all Legal Requirements
and Insurance Requirements.

          (d)   Disbursements from the Restoration Fund shall  be
made from time to time in an amount not exceeding the cost of the
Restoration  work  completed  since the  last  disbursement  upon
receipt  of  (1)  satisfactory  evidence,  including  architects'
certificates,  of the stage of completion, of the estimated  cost
of  completion and of performance of the Restoration work to date
in   a  good  and  workmanlike  manner  in  accordance  with  the
contracts, plans and

specifications approved by Landlord, (2) waivers of  the  general
contractor's  lien,  (3)  a  satisfactory  bring  down  of  title
insurance,  and  (4) other evidence of cost and payment  so  that
Landlord can verify that the amounts disbursed from time to  time
are  represented  by the Restoration work that  is  completed  in
place and free and clear of mechanics' lien enforcement actions.

     (e) The Trustee may retain ten percent (10%) from each
     disbursement of the Restoration Fund until the Restoration
     is fully completed and the Leased Premises are available for
     their intended use, in the reasonable judgement of the
     Lender, including the issuance of any necessary certificate
     of occupancy.

          (f)  The  Restoration Fund shall be kept in a  separate
interest-bearing  account  federally  insured   to   the   extent
applicable by the Trustee or by Lender. .

In  the event of a casualty, prior to commencement of Restoration
and  at  any  time during Restoration, if the estimated  cost  of
Restoration,  as  reasonably determined by Landlord  and  Tenant,
exceeds  the amount of the Restoration Fund, the amount  of  such
excess shall be (i) paid by Tenant to the Trustee to be added  to
the  Restoration Fund prior to any further disbursement from such
Restoration Fund, (ii) funded at Tenant's own expense  until  the
remaining  Restoration Fund is sufficient for the  completion  of
the  Restoration, or (iii) in the event Tenant is self- insuring,
paid  by  Tenant. In the event of a Taking, prior to commencement
of  Restoration  and  at  any  time during  Restoration,  if  the
estimated  cost  of  Restoration,  as  reasonably  determined  by
Tenant,  exceeds the amount of the Restoration Fund,  Tenant  may
terminate  the Lease upon notice to Landlord; provided,  however,
Landlord  shall have the option to pay the amount of such  excess
and  continue  the Term of the Lease. Except for the  payment  to
Landlord of the net surplus award referred to in Paragraph 12(c),
any sum in the Restoration, Fund which remains in the Restoration
Fund  upon the completion of Restoration shall be paid to Tenant.
For purposes of determining the source of funds with respect.  to
the  disposition  of  funds remaining  after  the  completion  of
Restoration, the Proceeds of the Restoration Fund shall be deemed
to  be  disbursed  prior to any amount added  by  Tenant  to  the
Restoration Fund.

     16.  SUBORDINATION TO FINANCING.

          (a)  .SUBORDINATION OF LEASE. Subject to the  following
provisions of this Paragraph 16(a), Tenant agrees that this Lease
shall be subject and subordinate to the lien of any Mortgage, and
Tenant  agrees,  upon demand by Landlord or its  Lender,  without
cost,  to  execute  instruments as may  be  required  to  further
effectuate  or  confirm such subordination,  including,  but  not
limited   to  a  Subordination,  Non-Disturbance  and  Attornment
Agreement in the form attached as Exhibit "E" hereto. So long  as
no  Event  of  Default  shall  be outstanding,  Tenant's  tenancy
hereunder shall not be disturbed nor shall this Lease be affected
by  any  default  under such Mortgage, and  in  the  event  of  a
foreclosure or other enforcement of any such Mortgage, or sale in
lieu  thereof,  the purchaser at such foreclosure sale  shall  be
bound  to  Tenant for the Term of this Lease and  any  extensions
thereof,  the rights of Tenant hereunder shall expressly survive,
and  this Lease shall in all respects continue in full force  and
effect so long as no Event of Default by Tenant has occurred  and
is  continuing, provided, however, that any such transferee shall
not  be (i) bound by any payment of Basic Rent or Additional Rent
made  more  than one (1) month in advance, except prepayments  in
the nature of security for the performance by Tenant of its

obligations  under  this  Lease,  but  only  to  the  extent   such
prepayments have been delivered to such transferee, (ii)  bound  by
any amendment of this Lease made without the written consent of the
holder  of each Mortgage existing as of the date of such amendment,
(iii)  liable  for damages for any breach, act or omission  of  any
prior landlord, (iv) liable for any default by prior landlord under
the  Lease, or (v) subject to any offsets or defenses which  Tenant
might  have  against  any prior landlord; provided,  however,  that
after  succeeding  to Landlord's interest under  this  Lease,  such
transferee shall agree to perform in accordance with the  terms  of
this  Lease all obligations of Landlord arising after the  date  of
transfer. So long as no Event of Default by Tenant has occurred and
is  continuing, Tenant shall not be named as a party  defendant  in
any  such  foreclosure suit, except as may be required by law.  Any
Mortgage to which this Lease is now or hereafter subordinate  shall
provide,  in  effect, that during the time this Lease is  in  force
(and  provided  that  Tenant  is not in  default  hereunder  beyond
applicable  periods of notice and cure or, if  Tenant  is  in  such
default,  Landlord is not exercising its remedies  hereunder),  all
Proceeds  and Awards shall be permitted to be used for  Restoration
in accordance with the provisions of this Lease.

          (b)   SUBORDINATION  OF  MORTGAGE.  Notwithstanding   the
provisions of Paragraph 16(a) above, the holder of any Mortgage  to
which  this Lease is subject and subordinate, as provided  in  said
Paragraph  16(a) shall have the right, at its sole option,  at  any
time,  to  subordinate and subject such Mortgage, in  whole  or  in
part,  to this Lease by recording a unilateral declaration to  such
effect.

          (c)  ATTORNMENT. At any time prior to the  expiration  of
the  Term,  Tenant agrees, at the election and upon demand  of  any
owner  of  the  Leased Premises, or of any Lender who  has  granted
nondisturbance  to  Tenant pursuant to Paragraph  16(a)  above,  to
attorn,  from time to time, to any such owner or Lender,  upon  the
then  executory  terms  and  conditions  of  this  Lease,  for  the
remainder of the Term originally demised in this Lease and for  any
renewal  term  hereunder, provided that such owner or Lender  shall
then  be  entitled to possession of the Leased Premises subject  to
the  provisions  of this Lease. The provisions of this  subdivision
(c)  shall inure to the benefit of any such owner or Lender,  shall
apply  notwithstanding that, as a matter of  law,  this  Lease  may
terminate  upon  the foreclosure of the Mortgage,  shall  be  self-
operative upon any such demand, and no further instrument shall  be
required to give effect to said provisions.

     17. ASSIGNMENT SUBLEASING

          (a) ASSIGNMENT SUBLETTING Tenant shall have the right  to
assign (but not to mortgage or otherwise encumber) its interest  in
this  Lease  and  sublet the Leased Premises or any  part  thereof,
without  obtaining  the  prior written  consent  of  Landlord  (but
subject to the notice provisions of subsection (b) below), provided
that Tenant remains fully liable under the terms and conditions  of
this  Lease.  Tenant  shall not mortgage or encumber  its  interest
under this Lease without the prior written consent of Landlord  and
Lender,   which   consent  shall  not  be  unreasonably   withheld,
conditioned  or delayed, subject to their then-current underwriting
criteria  for  similar  properties and transactions.  Tenant  shall
deliver to Landlord a fully-executed duplicate original of any such
assignment, sublease, encumbrance or other transfer within ten (10)
days  after  Tenant's  execution thereof Any attempted  assignment,
transfer  or  other  encumbrance of this Lease  or  an  or  any  of
Tenant's rights hereunder or interest herein not in accordance with
this  Paragraph  17  shall  be void  and  of  no  force  or  effect
Landlord's collection

or  acceptance of Basic Rent or Additional Rent from  any  assignee
shall  not be construed either as waiving or releasing Tenant  from
any  of  its  liabilities or obligations  under  this  Lease  as  a
principal  and not as a guarantor or surety. As security  for  this
Lease,  Tenant  hereby assigns to Landlord the rent  due  from  any
sublessee  of Tenant. For any period during which there  exists  an
Event  of  Default  hereunder, Tenant hereby authorizes  each  such
sublessee  to pay said rent directly to Landlord as Basic  Rent  or
Additional  Rent  hereunder upon receipt of  notice  from  Landlord
specifying same.

          (b)  NOTICE TO LANDLORD. If at any time during  the  Term
hereof Tenant desires to assign, sublet or mortgage all or part  of
this  Lease  or  the Leased Premises, Tenant shall give  notice  to
Landlord  in  writing  containing: the  identity  of  the  proposed
assignee   or  other  Party  and  a  description  of  its  business
experience  and  financial condition; the  terms  of  the  proposed
assignment,   sublease,   mortgage  or   other   transaction;   the
commencement  date  of the proposed assignment, sublease  or  other
transaction; and those portions of the Leased Premises proposed  to
be assigned, sublet or otherwise encumbered. Anything herein to the
contrary notwithstanding, if a proposed assignee, sublessee,  or  a
leasehold mortgagee shall be an entity or person with whom Landlord
cannot  legally do business pursuant to the USA Patriot  Act,  P.L.
107-56,  Landlord  shall so notify Tenant in  writing,  and  Tenant
shall  not enter into the proposed transaction with such entity  or
person.

          (c)  RESTRICTIONS AND OBLIGATIONS EXTEND TO  TRANSFEREES.
All restrictions and obligations imposed pursuant to this Lease  on
Tenant  shall  be  deemed  to extend to  any  subtenant,  assignee,
licensee,  concessionaire  pr  other occupant  or  transferee,  and
Tenant  shall  cause  such person or entity  to  comply  with  such
restrictions and obligations. Any assignee shall be deemed to  have
assumed  the obligations hereof as if such assignee had  originally
executed  this  Lease  and  at  Landlord's  request  shall  execute
promptly  a  document confirming such assumption. Each sublease  is
subject  to the condition that if the Term hereof is terminated  or
Landlord  succeeds to. Tenant's interest in the Leased Premises  by
voluntary  surrender  or  otherwise,  at  Landlord's  option,   the
sublease  shall not terminate as a matter of law and the  subtenant
shall  be  bound to Landlord for the balance of the  term  of  such
sublease and shall attorn to and recognize Landlord as its landlord
under the then executory terms of such sublease.

          (d) DEVELOPMENT SPACE. Landlord recognizes that there may
currently be constructed or Tenant may intend to construct  new  or
redevelop  existing  leasable space (improved or  unimproved)  (the
"Development  Space")  at  the Leased Premises,  which  Development
Space  is  or  shall  be  either one or more  separate  parcels  or
buildings  or  buildings  connected to the other  Improvements  but
separated therefrom by a demising wall, for the specific purpose of
generating  sublease  income to the Tenant.  Any  such  Development
Space  shall be constructed at Tenant's sole cost and expense,  and
such  construction shall be deemed an Alteration under 'this  Lease
and  shall be performed in accordance with the terms of this Lease,
however, Landlord agrees that Paragraph ll(b)(v) shall not apply to
the  construction  of  the Development Space. Landlord  agrees  for
itself, its successors and assigns, promptly upon Tenant's request,
to  enter  into a nondisturbance and attornment agreement with  any
Qualified  Subtenant,  as defined below~ of the  Development  Space
upon  the  terms described below, pursuant to which Landlord  shall
agree,  for  so long as such Qualified Subtenant is not in  default
under  its Qualified Sublease, as defined below, that the Qualified
Sublease shall not be terminated as a result of any termination  of
this Lease and such Qualified Subtenant's use and

occupancy  of  the  premises demised pursuant to  the  Qualified
Sublease  shall  not be disturbed by Landlord, and  pursuant  to
which such Qualified Subtenant shall agree to attorn to Landlord
or  its successor a$ landlord under the Qualified Sublease  upon
any  termination  of  this Lease. Said agreement  shall  further
provide   that  nothing  therein  contained  shall  impose   any
obligation on the Landlord, the then owner or the Lender to  (a)
return  or  apply  any security deposited under  such  sublease,
unless such security shall be transferred and turned over to the
Landlord,  such  then  owner or Lender or  its  Successors,  (b)
expend  any  sums  to  make  any  installations  or  alterations
provided  to  be  made by the landlord under  said  sublease  or
reimburse  the  Tenant under said sublease for any installations
or alterations made by it, (c) be liable for any act or omission
of  any  prior  landlord  except that the  foregoing  shall  not
prevent  any subtenant's exercising any right of termination  as
the  result  of  any  continuing default of the  prior  landlord
relating to its repair, maintenance or service obligations under
the Qualified Sublease, (d) be subject to any offsets or defense
which such subtenant might have against any prior landlord,  (e)
be  bound  by  any rent or additional rent which such  subtenant
might have paid for more than the current rent (which shall  not
be  paid  more than one month in advance) to any prior landlord,
or (f) be bound by any amendment or modification of the sublease
made without the prior written consent of Landlord, the terms of
which  amendment  or modification if included  in  the  original
sublease  would  have prevented such sublease from  meeting  the
criteria  for  a  Qualified  Sublease.  Any  Subtenant  under  a
Qualified   Sublease,  as  defined  below,   is   a   "Qualified
Subtenant.".

          (e)   DEFINITIONS, For purposes of paragraph 17 below,
the following definitions shall apply:

               (i)   The  sublease  for  which  Tenant  requests
nondisturbance  as a Qualifying Sublease shall be  the  "Subject
Sublease;"

               (ii)       The  proposed effective  date  of  the
Subject Sublease shall be the "Start Date;"

     (iii)     Subleases previously qualified hereunder as
     "Qualifying Subleases" shall be "Existing Qualifying
     Subleases;"

     (iv)      Of all Existing Qualifying Subleases and the
     Subject Sublease, the sublease with the longest term
     (including any renewal terms) shall be the "Benchmark
     Sublease;"

               (v)   The  last day of the term of the  Benchmark
Sublease shall be the "End Date"

     (vi)  The portion of the Leased Premises not subject to any
     Existing Qualifying Sublease or proposed to be subject to
     the Subject Sublease shall be the "Prime Portion;"

     (vii)     Each portion of the Leased Premises subject to
     any Existing Qualifying Sublease (or proposed to be subject
     to the Subject Sublease) other than the Benchmark Lease
     shall be a "Secondary Portion;"

     (viii)    The Existing Qualifying Sublease burdening any
     Secondary Portion shall be the "Related Sublease" with
     respect to such Secondary Portion (and the Subject

Sublease  shall  be  the  "Related Sublease"  with  respect  to  the
Secondary Portion proposed to be burdened thereby)

     (ix)      The "Present Value of a stream of rental income shal1
     be the value of such stream of income discounted for the value
     of money discounted at the Discount Rate; and

     (x)  The "Rental Value" of any Secondary Portion or the Prime
     Portion shall be the Present Value of the fair market rental
     value for the period of time at issue, as established by the
     written report of a qualified commercial real estate appraiser
     having at least ten years experience in the Lithia Springs,
     Georgia real estate market, employing consistent methodology,
     delivered to Landlord by Tenant at the time Tenant requests
     nondisturbance from Landlord hereunder.

          (f)  OUALIFIED  SUBLEASE With respect to  any  Development
Space, "Qualified Sublease" shall be any sublease of the Development
Space, or any portion thereof,

     (i)   that requires the tenant thereunder to pay basic rent
     that does not decrease over time (including any possible
     decrease based upon an "escalator" of other adjustment
     mechanism),

     (ii)      the term of which (including any renewal periods)
     does not extend beyond the last day of the last r enewal term
     which becomes effective hereunder,

     (iii)     under which the tenant has not paid or is not
     required to pay any one-time rental payment or other "up-front"
     payment the effect of which is to front-end load the lease
     payments,

               (iv)       the Present Value of the net rent  payable
          under which, when. added to:

                    (A)   the  Present  Value  of  the  net  rent(s)
payable  (commencing on Start Date) under each Existing  Qualifying;
Sublease,

                    (B)   the  Rental  Value of  the  Prime  Portion
calculated  for the period beginning with the Start Date and  ending
with the End Date, and

                    (C)   the  aggregate  Rental  Value(s)  of   the
Secondary  Portions, each calculated for the period  beginning  with
the  expiration of its Related Sublease and ending with the End Date
is  at  least equal to the Present Value of the rental rate  payable
hereunder for the period com1nencing on the Start Date and ending on
the  End Date, as if the rental rate hereunder continued through the
End Date, if such is not the case, and

     (v) exculpates the Landlord, its successor and assigns
     (including any mortgagee of Landlord or purchaser at sale
     pursuant to foreclosure under any mortgage granted by Landlord
     from all personal liability whatsoever under the Qualified
     Sublease regardless of

whether  Landlord or such successor or assign becomes the landlord
under the Qualified Sublease, and

     (vi) requires such Qualified Subtenant to maintain the
     nonstructural components of the premises demised thereunder
     in accordance with the maintenance standards set forth in
     this Lease.

     (vii) Upon the occurrence of an Event of Default under this
     Lease, Landlord shall have the right to collect and enjoy all
     rents and other sums of money payable under any sublease of
     any of the Leased Premises, and Tenant hereby irrevocably and
     unconditionally assigns such rents and money to Landlord,
     which assignment may be exercised upon and after (but not
     before) the occurrence of an Event of Default and any notice
     and opportunity to cure set forth herein. .

     18.   PERMITTED  CONTESTS. Notwithstanding any  provision  of
this  Lease to the contrary, Tenant shall not be required  to  (i)
pay  any  Tax,  (ii) comply with any Legal Requirement,  or  (iii)
discharge  or remove any lien on the Leased Premises,-so  long  as
Tenant  shall  contest,  in good faith and  at  its  expense,  the
existence, the amount or the validity thereof, the amount  of  the
damages  caused  thereby,  or  the extent  of  its  or  Landlord's
liability therefor, by appropriate proceedings which shall operate
during  the pendency thereof to prevent (v) the collection of,  or
other  realization  upon, the Tax or lien so  contested,  (w)  the
sale,  forfeiture or loss of any of the Leased Premises, any Basic
Rent  or  any Additional Rent to satisfy the same or  to  pay  any
damages  caused by the violation of the same, (x) any interference
with  the use or occupancy of any of the Leased Premises, (y)  any
interference with the payment of any Basic Rent or any  Additional
Rent,  and (z) the cancellation of any Property Insurance or other
insurance policy. Landlord hereby appoints Tenant as its attorney-
in-fact  for the purpose of such contests and agrees to  cooperate
with  Tenant and sign any documents reasonably required to  assist
Tenant  with  such contests. In no event shall Tenant  pursue  any
contest  with  respect  to  any Tax, Legal  Requirement,  or  lien
referred  to  above in such manner that exposes  Landlord  to  any
criminal  or  material civil liability, penalty  or  sanction  for
which  Tenant  has  not made provisions reasonably  acceptable  to
Landlord and Lender Tenant shall be deemed to have made provisions
reasonably  acceptable to Landlord if Tenant shall  have  provided
Landlord as security for such contest, an amount of cash  or  bond
equal  to-12S%  of the amount being contested, or  other  security
satisfactory  in the reasonable opinion of Landlord,  in  assuring
the  payment,  compliance,  discharge,  removal  or  other  action
including  all costs, attorneys' fees, interest and penalties,  in
the event that the contest is unsuccessful. No such security shall
be required if the amount involved in the contest shall not exceed
one  tenth (1/10th) of one percent (1% ) of the Tangible Net Worth
of  Tenant,  as  determined  by its  most  recent  publicly  filed
financial statements (10Q and 10K). While any such proceedings are
pending  and  the required security is held by Landlord,  Landlord
shall  not have the right to pay, remove or cause to be discharged
the  Tax, Legal Requirement or lien thereby being contested unless
Landlord  reasonably  believes  that  any  one  or  more  of   the
conditions in subdivisions (v) through (z) of this paragraph shall
not  be  prevented  during the pendency  of  the  contest.  Tenant
further  agrees  that  each such contest  shall  be  promptly  and
diligently  prosecuted to a final conclusion; except  that  Tenant
shall,  so long as all of the conditions of the first sentence  of
this  Paragraph 18 are at all times complied with, have the  right
to   attempt   to  settle  or  compromise  such  contest   through
negotiations and, in any event, a1iyand all such contests shall be
prosecuted to a final conclusion prior to the end of the Term

hereof  Tenant  shall pay any and all judgments, decrees  and  costs
(including  costs  incurred by Landlord).(including  all  attorneys'
fees  and  expenses,  including  appellate  fees  and  expenses)  in
connection with any such contest and shall, promptly after the final
determination of such contest, fully pay and discharge  the  amounts
which  shall be levied, assessed charged or imposed or be determined
to  be payable therein or in connection therewith together with  all
penalties,  fines,  interest,  costs  and  expenses  thereof  or  in
connection therewith, and perform all acts the performance of  which
shall be ordered or decreed as a result thereof

     19.  DEFAULT. The occurrence of anyone or more of the following
events shall constitute an Event of Default under this Lease:

     (a)  Tenant's failure to make when due any payment of Basic
     Rent, Additional Rent or other sum; provided, however, no
     Event, of Default shall be deemed to have occurred unless such
     failure continues for a period of five (5) business days after
     written notice thereof from Landlord.

          (b)   Tenant's  failure to duly perform  and  observe,  or
Tenant's Violation or breach of, any other provision hereof if  such
failure shall continue for a period of thirty (30) days after notice
thereof is given by Landlord or Lender or if such failure cannot  be
cured  within such period of thirty (30) days, such period shall  be
extended  for  such longer time as is reasonably necessary  provided
that Tenant has commenced to cure such default within said period of
thirty  (30)  days  and is actively, diligently and  in  good  faith
proceeding with continuity to remedy such failure; but in  no  event
shall  such cure period be longer than sixty (60) days,  as  may  be
extended  by  one  (1) day for each day an event  of  force  majeure
exists;  provided, however, that such cure period shall not  prevent
Landlord's  availing itself of its rights to enter onto  the  Leased
Premises  and remedy any such failure (at Tenant's expense)  if,  in
Landlord's  sole  reasonable  discretion,  such  failure  raises   a
life/safety  issue  with  respect to  the  Leased  Premises  or  its
occupants  or visitors, including but not limited to,  a  threat  of
personal injury or continuing physical injury to the Leased Premises
or  an emergency situation where a release, discharge, spill or leak
of  Hazardous Materials in violation of Paragraph 26 or a  Violation
of  applicable Environmental Requirements constitutes  more  than  a
deminimus  threat to human health, safety or the environment  or  is
reasonably anticipated to materially adversely affect the  value  of
the Leased Premises.

     (c) Tenant shall (i) voluntarily adjudicated a banlm1ptcy or
     insolvent, or (ii) consent to the appointment of a receiver or
     trustee for itself or for any of the Leased Premises, {iii)
     file a petition seeking relief under the bankruptcy or other
     similar laws of the United States, any state or any
     jurisdiction, or (iv) make a general assignment for the benefit
     of creditors.

     (d) A court shall enter an order, judgment or decree appointing
     a receiver or trustee for Tenant, or for any of the Leased
     Premises or approving a petition .filed against Tenant, which
     seeks relief under the bankruptcy or other similar laws of the
     United States, any state or any jurisdiction, and such order,
     judgment or decree shall remain in force, undischarged or
     unstayed, sixty (60) days after it is entered

     (e)  Tenant shall in any insolvency proceedings be liquidated
     or dissolved or shall begin proceedings towards its liquidation
     or dissolution.

          (f)  The estate or interest of tenant in any of the Leased
Premises shall be levied upon or attached in any proceeding and such
estate  of  interest  is  able to be sold, or  transferred  or  such
process  shall  not be vacated r discharged within sixty  (60)  days
after such levy or attachment.

     (g)  Any subletting, assignment transfer, mortgage or other
     encumbrance of the Leased Premises or this Lease not permitted
     by Paragraph 17.

     {h)   A final, non-appealable judgment for the payment of money
     in excess of One Million Dollars ($1,000,000.00) riot fully
     covered by insurance is rendered against Tenant or any
     Affiliate conducting business at or from the leased premises,
     and the same has not been discharged vacated, bonded, appealed
     or stayed within thirty (30) days after rendering of the same
     or prior to levy and execution, whichever is earlier.

     (i)   Any failure to maintain the insurance required pursuant
     to Paragraph 13 above, which failure continues for three (3)
     business days after Landlord gives written notice thereof to
     Tenant.

          (j)  Tenant's failure to maintain the Leased  Premises  as
required  herein as a result of Tenant's abandonment of  the  Leased
Premises.

     20.  LANDLORD'S REMEDIES. After the occurrence of an Event of

     Default by Tenant, Landlord shall have the right to exercise

     the following remedies:

     (a)   Landlord may, at its option, continue this Lease in full
     force and effect, without terminating Tenant's right to
     possession of the Leased Premises, in which event Landlord
     shall have the right to collect Basic Rent and all other
     Additional Rent and charges when due. In the alternative,
     Landlord shall have the right to peaceably re-enter the Leased
     Premises without such re-entry being deemed a termination of
     the Lease or an acceptance by Landlord of a surrender thereof.
     Landlord shall also have the right, at its option, from time to
     time, without terminating this Lease, to relet the leased
     Premises, or any part thereof, with or without legal process,
     as the agent, and for the account, of Tenant upon such terms
     and conditions as Landlord may deem advisable (which terms may
     be materially different from the terms of this Lease), in which
     event the rents received on such reletting shall be applied (i)
     first to the reasonable and actual expenses :of such letting
     and collection, including, without limitation, necessary
     renovation and alterations of the Leased Premises, reasonable
     and actual attorneys' fees and any reasonable and actual real
     state commissions paid, and (ii) thereafter toward payment of
     all sums- due or to become due t Landlord hereunder. If a
     sufficient amount to pay such expenses and sums shall not be
     realized or secured, then Tenant shall pay Landlord any such
     deficiently monthly, and Landlord may bring an action therefor
     as such monthly deficiency shall arise. Landlord shall not, in
     any vent, be required to pay Tenant any sums received by
     Landlord on a reletting of the Leased Premises in excess of the
     Basic Rent provided in this Lease, but such excess shall reduce
     any acc ed present or future obligations of Tenant

hereunder. Landlord's re-entry and reletting of the Leased  Premises
without  termination of this Lease shall not preclude Landlord  from
subsequently terminating this Lease as set forth below.

     (b)  Landlord may terminate this Lease by written notice to
     Tenant specifying a date therefor, which shall be no sooner
     than .(30) days following the date of such notice to Tenant,
     and this Lease shall then terminate o .the date so specified as
     if such date had been originally fixed as the expiration date
     of the Te .In the event of such termination, Landlord shall be
     entitled to recover from Tenant the worth at the time of the
     award of all of the following:

     (i)  Any obligation hereunder which has accrued prior to the
     date of termination, plus

     (ii) The amount by which the unpaid Basic Rent and all other
     charges which would have accrued after termination until the
     time of award exceeds the amount of any sums which Landlord has
     (or Tenant proves that Landlord could reasonably have) received
     in mitigation, plus

          (iii)  The amount by which the unpaid Basic Rent  for  the
balance  of  the  Term (excluding any unexercised option  period  or
portions thereof) after the time of award exceeds the amount of such
rental loss that Tenant demonstrates could be reasonably avoided  by
Landlord.

Landlord  shall not have any duty to mitigate its damages  hereunder
(including,  but not limited to, any duty to relet  or  release  the
Leased  Premises), regardless of the use of mitigation costs in  the
calculations described above.

     As used in this Paragraph 20(b) the term, "worth at the time of
the  award"  shall be computed by allowing simple  interest  at  the
Default Rate for past due obligations, and employing a discount rate
equal to the Discount Rate on anticipated future obligations, on the
amount of the obligations payable on the date of such calculation In
the  event  this  Lease shall be terminated as  provided  above,  by
summary proceedings or otherwise, Landlord, its agents, servants  or
representatives may immediately or at any. thereafter peaceably  re-
enter  and restore possession of the Leased Premises and remove  all
persons   and   property   therefrom,   by   summary   dispossession
proceedings.

     (c)  Landlord may recover from Tenant, and Tenant shall pay  to
Landlord  upon demand, as Additional Rent hereunder such  reasonable
and  actual  expenses as Landlord may incur in recovering possession
of  the Leased remises, placing the same in good order and condition
and  repairing  the same for reletting and all other reasonable  and
actual  expenses, commissions and charges incurred  by  Landlord  in
exercising any remedy provided herein or as a result of any Event of
Default   by   Tenant  hereunder  (including,  without   limitation,
attorneys'  fees), provided, however, that in no event shall  Tenant
be   obligated  to  compensate  Landlord  for  any  speculative   or
consequential,  damages caused by Tenant's failure  to  perform  its
obligations under this Lease.

     (d)   The  various  rights and remedies  reserved  to  Landlrod
herein  are  cumulative,  the  rights  and  remedies  described   in
Paragraphs  20(a)-(d) shall survive termination of  this  Lease  and
Landlord  may  pursue any and all such rights and remedies  and  any
other rights

and remedies available to Landlord under applicable law or equity,
whether  at  the  same  time  or  otherwise  (to  the  extent  not
inconsistent  with  specific provisions of this Lease);  provided,
however,  that  no  remedy of termination shall  be  available  to
Landlord  under  this  Lease  except as  expressly  set  forth  in
Paragraph  20(b  )  after the occurrence of an Event  of  Default.
Notwithstanding anything contained herein to the contrary, in  the
event  of a non-monetary Event of Default only, 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. No such  waiver
shall  apply  to a monetary Event of Default hereunder.  Upon  any
termination of this Lease, Tenant shall be entitled to remove,  at
its  sole cost and expense, its Inventory and Trade Fixtures  from
the Leased Premises.

     21.  NOTICES. All notices, demands, requests, consents,

     approvals, offers, statements and other instruments or

     communications required or permitted to be given pursuant to

     the provisions of this Lease (collectively "Notice" or

     "Notices") shall be in writing and shall be deemed to have

     been given for all purposes (i) three (3) days after having

     been sent by United States mail, by registered or certified

     mail, return receipt requested, postage prepaid, addressed to

     the other party at its address as stated below, or (ii) one

     (1) day after having been sent by Federal Express or other

     nationally recognized air courier service, to the addresses

     stated below:

     (a)  LANDLORD. If to Landlord at the address set forth on the
     first page of this Lease, with copies to General Electric
     Capital Business Asset Funding Corporation, Attention Vice
     President and General Counsel. 10900 Northeast Fourth Street,
     Suite 500, Bellevue. Washington 98004, and to Hunter,
     Maclean, Exley & Dunn, P.C., 200 East Saint Julian Street,
     Savannah. Georgia 31401, Attention: Dorothea Summerell,
     Attorney-at-Law.

          (b)  TENANT.  If to Tenant, at the address set forth  on
the  first  page of this Lease, Attention: Real Estate Department,
with  copies  to:  the Corporate Secretary and  to  McGuire  Woods
L.L.P,  One James Center, 901 East Cary Street, Richmond, Virginia
23219, Attn. T. Craig Harmon, Esq .

If  any  Lender  shall have advised Tenant by Notice.  the  manner
aforesaid that it is the holder of a Mortgage and stating in  said
Notice its address for the receipt of Notices, then simultaneously
with  the giving of any Notice by Tenant to Landlord, Tenant shall
serve  one or more copies of such Notice upon Lender in the manner
aforesaid.  or  the  purposes of this  Paragraph,  any  party  may
substitute its address by giving fifteen (15) days notice  to  the
other party in the manner provided above.

     22.   MEMORANDUM OF LEASE. ESTOPEL CERTIFICATES. Tenant shall
execute,  deliver and record, file or register from time  to  time
all  such instruments as may be required by any present or  future
law  in order to evidence the respective interests of Landlord and
Tenant in any of the Leased Premises, and shall cause a memorandum
of  such  Lease,  and  any  supplement hereto  or  to  such  other
instruments  if any, as may be appropriate, to be recorded,  filed
or  registered  and rerecorded, refiled or re-registered  in  such
manner  and  in such places as may be required by any  present  or
future  law in order to give public notice d protect the  validity
of  this  Lease.  In  the  event of any  discrepancy  between  the
provisions of said recorded memorandum of this Lease or
any other recorded instrument referring to this Lease and the
provisions of this Lease, the provisions of this Lease shall
prevail. Tenant shall, at any time and from time to time, upon not
less than twenty (20) days prior written request by Landlord,
execute, acknowledge and deliver to Landlord a statement in
writing, executed by Tenant or, if other than an individual, by a
President, Vice President or authorized general partner, principal
officer or agent of Tenant certifying (i) that this Lease is
unmodified and in effect (or, if three have been modifications,
that this Lease is in full effect as modified, setting forth such
modifications), (ii) the dates to which Basic Rent payable
hereunder has been paid (iii) that no default by Landlord exists
hereunder or specifying each such default; (iv) the remaining Term
hereof, and (v) there are no proceedings pending or threatened
against Tenant before or by any court or administrative agency
which if adversely decided would materially and adversely affect
the financial condition and operations of Tenant or if any such
proceedings are pending or threatened to said party's knowledge,
specifying and describing the same. It is intended that any such
statements may be relied upon by Lender, the recipient of such
statements or their assignees or by any prospective mortgagee or
purchaser of the Leased Premises.

     23.   SURRENDER. Upon the expiration or earllier  termination
of  this  Lease,  Tenant shall peaceably leave and  surrender  the
Leased  Premise (except as to any portion thereof with respect  to
which  this Lease has previously terminated) to Landdlord  in  the
same  condition  in  which  the Leased  Premises  were  originally
received  from Landlord at the commencement of this Lease,  except
as  to  any repair or Alteration as permitted or required  by  any
provision of this Lease, and except for ordinary wear and tear and
damage  by  fire, casualty or condemnation but only to the  extent
Tenant  is  not required to repair the same hereunder. Tenant  may
remove  at Tenant's sole cost and expense from the Leased Premises
on  or  prior  to  the expiration or earlier termination  of  this
Lease,   Tenant's  Trade  Fixtures,  Inventory  and  any  personal
property  which  is  owned by Tenant or third parties  other  than
Landlord, and Tenant at its expense shall, on or prior to  such  .
expiration or earlier termination of this Lease, repair any damage
caused  by  such  removal. Tenant's Trade  Fixtures  and  personal
property  not so removed at the expiration of the Term  or  within
thirty (30) days after the earlier termination of the Term for any
reason  whatsoever  shall  become the property  of  Landlord,  and
Landlord max thereafter cause such property to be removed from the
Leased Premises. Landlord shall not in any manner or to any extent
be obligated to reimburse Tenant for any property that becomes the
property  of  Landlord in the manner set forth in  the  proceeding
sentence. Upon such expiration or earlier termination of the  Term
hereof  no  party  shall  have any further rights  or  obligations
hereunder except as specifically provided herein.

     24.  NO MERGER OF TITLE. There shall be no merger of this
     Lease nor of the leasehold estate created by this Lease with
     the fee estate in or ownership of any of the Leased Premises
     by reason of the fact that the same person, corporation; firm
     or other entity may acquire or hold or own, directly or
     indirectly, (i) this Lease or the leasehold estate created by
     this Lease or any interest in this Lease or in such leasehold
     estate and i) the fee estate or ownership of any of the
     Leased premises or any interest in such fee estate or
     ownership. No such merger shall occur unless and until all
     persons, corporations, :firms and other entities having any
     interest in (x) this Lease or the leasehold estate created by
     this Lease an (y) the fee estate in or ownership of the
     Leased Premises including, without limitation; Lender's
     interest therein, or any part thereof

sought  to  be  merged shall join in a written instrument  effecting
such merger and shall duly record the same.

     25.   LANDLORD  EXCULPATION. Anything contained herein  to  the
contrary  notwithstanding, any claim based on or in respect  of  any
liability  of  Landlord under this Lease . shall  be  enforced  only
against the Landlord's interest in the Leased Premises and shall not
be enforced against the Landlord individually or personally.

     26.  HAZARDOUS SUBSTANCES.

          (a)   TENANT'S  REDRESENTATIONS. As a material  inducement
for  Landlord  to  enter  into  this Lease,  Tenant  represents  and
warrants  that  (i)  except as may be permitted by  applicable  law,
throughout  the  Term of this Lease (A) Tenant will not  permit  the
release, discharge, disposal or spill of any Hazardous Materials (as
defined  below) in, on, under or migrating from the Leased  Premises
in  concentrations.  that  exceed the  applicable  state,  local  or
federal   assessment,   remediation  or   monitoring   Environmental
Requirements and (B) no part of the Leased Premises will be used  by
Tenant or others to generate, manufacture, refine, transport, treat,
store,  handle,  dispose of, transfer, produce or process  Hazardous
Materials  (but  notwithstanding  the  foregoing,  nothing  in  this
Paragraph  26 shall prevent the storage, handling, and  use  to  the
extent  necessary  and  customary in  normal  automobile  sales  and
maintenance operations of petroleum products, automotive f1uid,  and
such  other  Hazardous Materials, provided that the same  are  used,
handled,  stored,  labeled,  and  disposed  of  in  accordance  with
applicable  Environmental Requirements), and Tenant  represents  and
warrants   that  it  will  at  all,  times  comply  with  applicable
Environmental  Requirements governing Hazardous Materials  and  (ii)
Tenant will not suffer or permit any activity in, fit or from all or
any  part  of  the Leased Premises that will cause or contribute  to
pollution (by petroleum or petroleum products, or otherwise) of  the
Leased  Premises  in  whole  or in part or  any  other  property  in
concentrations  requiring assessment, remediation or  monitoring  by
Tenant, Landlord or their respective successors or assigns under the
applicable  federal,  state  or  local  Environmental  Requirements.
"Hazardous  Materials"  shall mean all materials  which  because  of
their  quantity, concentration or physical, chemical  or  infectious
characteristics may cause or pose a present or potential  hazard  to
human  health  or the environment when improperly handled,  treated,
stored,  transported,  disposed of or otherwise  managed.  The  term
shall   include   (Without  limitation)  all  petroleum,   petroleum
products,  explosives,  radioactive  materials,  hazardous   wastes,
hazardous  or toxic substances, any material containing 1%  or  more
asbestos  by  weight  by  any other substance  or  material  now  or
hereafter defined as a '"hazardous" or "toxic"; substance,  material
or  product by the U.S. Environmental Protection Agency or the state
in  which  the  Leased Premises is located under  the  Comprehensive
Environmental Response, Compensation and Liability Act (CERCLA), the
Resource  Conservation and Recovery Act (RCRA), the Toxic Substances
Control  Act (TSCA), the Federal Water Pollution Control Act (FWPCA)
or  comparable  state statutes and other Environmental  Requirements
(as defined below). Tenant shall comply fully with all Environmental
Requirements.  "Environmental Requirements" shall  mean  the  above-
referenced   statutes  and  all  other  applicable   laws   (whether
federa1,state or local) pertaining to the protection of human health
and  the  environment, including (without limitation)  employee  and
community  right-to-know  laws  and all  laws  regarding  the  use,-
generation,  storage, transportation, treatment, disposal  or  other
handling of Hazardous Materials.

     (b )      TENANT'S REMEDIATION. If during the Lease Term any
     Hazardous Materials are dumped, released, discharged, spilled
     or leaked onto or into the Leased Premises or found to be
     contaminating the Leased Premises (or if a party has reasonable
     cause to believe that such dumping, releasing, discharge,
     spilling or leak may have occurred or that such Hazardous
     Materials may be contaminating the Leased Premises), the party
     will notify the other party in writing ( except in cases of an
     emergency, in which event the party shall have the right to
     take action without written notice as provided herein) as to
     the matter in question. In such event or at any other time as
     may be. requested by Landlord, the parties will cooperate in
     having reasonable examinations, tests or investigations
     performed at Tenant's expense to determine the extent of the
     problem and nature of appropriate corrective action (or if
     Tenant fails to cause such examinations or investigations to be
     performed after notice of the required action Landlord will
     have the right to perform them on, Tenant's behalf and at
     Tenant's expense). If such examinations demonstrate that the
     Leased Premises is contaminated by Hazardous Materials at
     levels requiring remedial action under applicable laws, Tenant
     will have 30 days (or such longer time as may be reasonably
     necessary under the circumstances or such lesser time as may be
     required by emergency conditions, by law, regulation or
     judicial orders or by any governmental entity, whichever is
     sooner) after written notice from Landlord to remediate such
     contamination as required by applicable law and (to the extent
     necessary) to restore the Leased Premises to prior condition
     but with new non-Hazardous Materials, failing which Landlord
     may either terminate this Lease on written notice to Tenant or
     take all action deemed necessary by Landlord in Landlord's
     reasonable discretion to effect such elimination and (to the
     extent necessary) restoration. If Landlord elects the latter,
     upon request and as Additional Rent, Landlord will be entitled
     to receive from Tenant all reasonable costs and expenses in any
     way associated therewith, plus interest at the Default Rate.

     (c)  TENANT;S INDEMNITY. Tenant, for itself, its successors and
     assigns, hereby agrees to defend, indemnify, hold harmless and
     reimburse Landlord, its successors and assigns, and any Lender
     .from, against and for any and all damages (excluding
     consequential damages other than for diminution in value),
     claims, demands, liabilities, losses, penalties and expenses
     (including, without limitation, court costs and reasonable
     attorneys' fees), including, without limitation, any diminution
     in the value of the Leased Premises, which are in any manner
     caused in whole or in part by the presence of any Hazardous
     Materials on or about the Leased Premises or the failure of
     Tenant or any subtenant, agent, employee or contractor of
     Tenant or the Leased Premises to comply with any Environmental
     Requirements, whether or not the same are known to or caused by
     Tenant and whether the same occur during the term of this
     Lease, any time prior to the term of this Lease or, with
     respect to any occurrence or condition on or about the Leased
     Premises which is caused by any condition, act or omission
     prior to the expiration of this Lease, after the term of the
     Lease, except to the extent of the gross negligence or willful
     misconduct of Landlord, its successors or assigns. This
     indemnity shall survive the termination, expiration or
     forfeiture of this Lease.

     (d)  Landlord's Cooperation. Unless an Event of Default shall
     exist hereunder or Tenant shall not be diligently performing
     its obligations under subsections (b) and (c) above, Landlord
     agrees to cooperate with Tenant in connection with (i) any
     claim Landlord and/or Tenant may have against any third party
     for the cost of any remediation conducted or to be conducted
     on, in and under the Leased Premises or with respect to any
     damage caused to the Leased Premises, and (ii) any insurance
     covering such remediation and/or damage to the Leased

Premises.  Landlord  hereby assigns to Tenant any  and  all  rights,
claims or causes of action Landlord may have with against such third
party or in connection with such insurance to the extent of any sums
paid  by  Tenant in fulfillment of its obligations under subsections
(b)  and  (c)  above except to the extent that such rights,  claims,
causes  of  action  or  insurance proceeds are  necessary  to  fully
compensate Landlord with respect to any such remediation  or  damage
to the Leased Premises. Tenant "agrees to" pay all Landlord's out-of-
pocket   costs  incurred  by  Landlord  in  connection   with   such
cooperation.

     (e)  UNDERGROUND STORAGE TANKS. Notwithstanding anything
     contained in Paragraph 26 to the contrary, but subject to the
     indemnity obligations set forth above, Tenant shall have the
     unqualified right to install, maintain and operate underground
     storage tanks to hold petroleum as necessary for normal retail
     automobile sales and maintenance operations provided that
     installation, maintenance and operation of such underground
     storage tanks are carried out in accordance with all
     Environmental Requirements.

     27     ENTRY   BY   LANDLORD.  Landlord  and   its   authorized
representatives shall have the right upon reasonable  notice  (which
shall be not less than 48 hours except in the case of emergency)  to
enter  the Leased Premises at all reasonable business hours (and  at
all other times in the event of an emergency) for (i) the purpose of
inspecting  the  same  or for the purpose of doing  any  work  under
Paragraph  9,  and  may  take all such  action  thereon  as  may  be
necessary or appropriate for any such purpose (but nothing contained
in  this Lease or otherwise shall create or imply any duty upon  the
part  of  Landlord or Lender to make any such inspection or  do  any
such  work), and (ii) the purpose of showing the Leased Premises  to
prospective  purchasers and mortgagees and, at any time  Within  six
(6)  months  prior to the expiration of the Term of this Lease,  for
the  purpose  of  showing the same to prospective tenants.  No  such
entry  shall  constitute an eviction of Tenant but  any  such  entry
shall  be  done by Landlord in such reasonable manner as to minimize
any   disruption  of  Tenant's  business  operation  on  the  Leased
Premises.

     28.   STATEMENTS.  Tenant shall submit to Landlord  (i)  within
forty  five  (45)  days of the end of each of the  first  three  (3)
fiscal  quarters  of each fiscal year of Tenant,  quarterly  balance
sheets  and  income  and  cash  flow  statements  for  Tenant   (the
"Quarterly  Statements'), each audited by an  independent  certified
public  accountant; (ii) within ninety (90) days of the end of  each
fiscal year of Tenant, audited financial statements for Tenant  (the
"Annual  Statements"),  audited by an independent  certified  public
accountant.  Quarterly 10Qs of Tenant as filed with  the  Securities
and Exchange Commission shall satisfy the requirements contained  in
(i)  herein.  Copies of Tenant's 10ks filed with the Securities  and
Exchange  Commission will satisfy the requirement  contain  in  (ii)
herein.  The obligations of Tenant herein shall continue whether  or
not this Lease shall have been assigned.

     29.  NO USURY. The intention of the parties being to conform

     strictly to the usury laws now in force in the State, whenever

     any provision herein provides for payment by Tenant to Landlord

     of interest-at a rate in excess of the legal right permitted to

     be charged. in such State, such interest rate herein provided

     to be paid shall be deemed reduced to such legal interest rate.

     30.   BROKER. Landlord and Tenant represent and warrant to each
other  that  neither party negotiated with any broker in  connection
with  this  Lease  and  that this Lease was negotiated  directly  by
Landlord and Tenant. Each party hereby agrees to indemnify the other
against all

claims,  damages,  costs and expenses incurred by  the  indemnified
party as a result of the breach of the foregoing representation  or
warranty by the indemnifying party.

     31.   WAIVER  OF LANDLORD'S LIEN. Landlord hereby  waives  any
Landlord's  lien  or  similar  lien upon  Trade  Fixtures  and  any
inventory of Tenant, regardless of whether such lien is created  or
otherwise. Landlord agrees, at the request of Tenant, to execute  a
waiver  of  any such Landlord's or similar lien for the benefit  of
any present or future holder of a security interest in or lessor of
any Trade Fixtures or any inventory of Tenant Landlord acknowledges
and  agrees  in  the  future  to acknowledge  (in  a  written  form
reasonably satisfactory to Tenant) to such persons and entities  at
such  times and for such purposes as Tenant may reasonably  request
that  the Trade Fixtures are Tenant's property and not part of  the
Improvements  (regardless of whether or to what extent  such  Trade
Fixtures  are affixed to the Improvements) or otherwise subject  to
the terms of this Lease.

     32.  NO WAIVER: CONSENTS. No delay or failure by either party
     to enforce its rights hereunder shall be construed as a
     waiver, modification or relinquishment thereof Any consent or
     approval required by any party under this Lease shall be
     deemed given if such party does not respond within ten (10)
     business days after notice. Except to the extent any provision
     herein specifically provides that a party has sole or absolute
     discretion, the consent or approval of any party herein shall
     not be unreasonably withheld, conditioned or delayed.

     33    SEPARABILITY .If any term of provision of this Lease  or
the  application  thereof to any provision of  this  Lease  or  the
application  thereof to any persons or circumstances shall  to  any
extent  be invalid and unenforceable, the remainder of this  Lease,
or  the  application  of  such  term  or  provision  to  person  or
circumstances  other  than  those as to  which  it  is  invalid  or
unenforceable,  shall not be affected thereby, and  each  term  and
provision of this Lease shall be valid and shall be enforced to the
extent permitted by law.

     34.  INDEMNIFICATION. Tenant agrees to defend, pay, protect,
     indemnify, save and hold harmless Landlord and Lender from and
     against any and all liabilities, losses, damages, penalties.
     costs, expenses {including reasonable attorneys' fees and
     expenses), causes of action, suits, claims, demands or
     judgments of any nature whatsoever, howsoever caused, arising
     from any of the Leased Premises or the use, non-use,
     occupancy, condition, design, construction, maintenance,
     repair or rebuilding of any of, or otherwise relating to, the
     Leased Premises, and any injury to or death of any person or
     persons or any loss of or damage to any property, real or
     personal, in any manner arising therefrom connected therewith
     or occurring thereon (collectively, "Losses"), whether or not
     Landlord has or should have knowledge or notice of the defect
     or conditions, if any, causing or contributing to said Loss.
     In case any action or proceeding is brought against Landlord
     or Lender by reason of any such Loss, Tenant covenants upon
     written notice from Landlord or Lender requesting the same to
     defend Landlord and Lender in such action, with the expenses
     of such defense paid by Tenant, and Landlord or Lender will
     cooperate and assist in the defense of such action or
     proceeding if reasonably requested to do so by Tenant. The
     obligations of Tenant under this Paragraph 34 shall survive
     any termination of this Lease with respect to Losses
     identified in reasonable detail by the Claim Deadline, as
     defined below. The "Claim Deadline" shall be:

     (x) to the extent of any indemnification obligation arising
     as a result of the claim by a third party against Landlord or
     Lender, or the claim of a third party against the Leased
     Premises, the date that is 30 days after the later of (i) the
     expiration of the period during which such third party claim
     may be brought under the applicable statute of limitations or
     (ii) the date which is two (2) years after the expiration or
     earlier termination of this Lease;

     (y) except as set forth in (z) below, with respect to any
     indemnification obligation of Tenant not described in
     subparagraph (a) above, the day that is two (2) year's after
     the expiration or earlier termination of this Lease;

     (z) with respect to any indemnification obligation of Tenant
     under Section 26 above, there shall be no Claim Deadline.

     35   EASEMENTS, AONING AND ENTITLEMENTS

     (a)  EASEMENTS. Landlord agrees to enter into with Tenant, at
     Tenant's expense including payment of Landlord's reasonable
     attorneys' fees, such easements, covenants, waivers,
     approvals or restrictions for customary and standard
     utilities, parking or other matters as desirable for
     operation of the Leased Premises (collectively, "Easement")
     as requested by Tenant, subject to Landlord's approval of
     such Easement, which approval shall not be unreasonably
     withheld or delayed; provided, however, that no such Easement
     shall result in any diminution in the value or utility of the
     Leased Premises and further provided that no such Easement
     shall render the use of the Leased Premises dependent upon
     any other property or condition the use of the Leased
     Premises upon the use of any other property, each of which
     Tenant shall certify to Landlord in writing delivered with
     Tenant's request with respect to such Easement. Tenant's
     request shall also include Tenant's written undertaking
     acknowledging that Tenant shall remain liable hereunder as a
     principal and not merely as a surety or guarantor
     notwithstanding the establishment of any Easement. If
     Landlord shall fail to approve or disapprove any such
     Easement within a period of thirty (30) days from receipt of
     Tenant's request for approval of the same, then Landlord
     shall be deemed to have approved such Easement.

     (b)  ENTITLEMENTS. Landlord agrees to allow Tenant, at
     Tenant's expense including payment of Landlord's reasonable
     attorneys' fees, if any, to seek such zoning variances,
     special use permits and other such entitlements as are
     desirable for operation of the Leased Premises (collectively,
     "Entitlements"); provided, however, that no such Entitlement
     shall result in any diminution in the value or utility of the
     Leased Premises and further provided that no such Entitlement
     shall restrict the use of -the Leased Premises ( other than
     those restrictions that relate only to Tenant's use of the
     Leased Premises, or that are, by their terms, effective only
     for so long as Tenant occupies the Leased Premises). Landlord
     hereby appoints Tenant as Landlord's attorney in fact for the
     purpose of executing any applications or other documentation
     with respect to any such Entitlements. Tenant acknowledges
     that Tenant shall remain liable under such Entitlements as a
     principal and not merely as a surety or guarantor
     notwithstanding the establishment of any Entitlement.

     36.    HEADINGS.  The paragraph and section headings  in  this
Lease  are used only for convenience in finding the subject matters
and  are  not  part of this Lease or to be used in determining  the
intent of the parties or otherwise interpreting this Lease.

     37    MODIFICATIONS.  This  Lease may  be  modified,  amended,
discharged or waived only by an agreement in writing signed by  the
party against whom enforcement of any such modification, amendment,
discharge or waiver is sought.

     38.   SUCCESSORS. ASSIGNS. The covenants of this  Lease  shall
run with the Land and bind Tenant, the heirs, distributes, personal
representatives, successors and permitted assigns of Tenant and all
present  and subsequent encumbrances and subtenants of any  of  the
Leased  Premises,  and  shall inure to  the  benefit  of  and  bind
Landlord,  its successors and assigns. In the event there  is  more
than one Tenant, the obligation of each shall be joint and several.
The  term "Landlord" as used in this Lease, so far as covenants  or
obligations on the part of Landlord are concerned, shall be limited
to mean and include only the owner or owners of the Leased Premises
in  possession  at  the time in question and in the  event  of  any
transfer  or  transfers of the title of the  Leased  Premises,  the
Landlord  herein named (and in case of any subsequent transfers  or
Conveyances,  the  then grantor) shall be automatically  freed  and
relieved from and after the date of such transfer and conveyance of
all personal liability as respects the performance of any covenants
or  obligations  on the part of Landlord contained  in  this  Lease
thereafter to be performed.

     39.   COUNTEMARTS.  This  Lease may  be  executed  in  several
counterparts,  which  together shall be deemed  one  and  the  same
instrument.

     40.   GOVERNING  LAW.  This Lease shall  be  governed  by  and
construed according to the laws of the State.

     41.   WAIVER  OF JURY TRIAL  LANDLORD AND TENANT HEREBY  WAIVE
THEIR RESPECTIVE RIGHTS TO A JURY TRIAL UNDER THE LAWS OF THE STATE
OF GEORGIA OR OTHERWISE OF ANY CLAIM: OR CAUSE OF ACTION BASED UPON
OR  ARISING OUT OF, DIRECTLY OR INDIRECTLY , THIS LEASE, ANY OF THE
RELATED  DOCUMENTS, ANY DEALINGS AMONG TENANT OR LANDLORD  RELATING
TO  THE  SUBJECT MATTER OF THE TRANSACTIONS CONTE:MPLATED  BY  THIS
LEASE OR ANY RELATED TRANSACTIONS, AND/OR THE RELATIONSHIP THAT  IS
BEING  ESTABLISHED  AMONG LANDLORD AND TENANT  THE  SCOPE  OF  THIS
WAIVER  IS INTENDED TO BE ALL ENCOMPASSING OF ANY AND ALL  DISPUTES
THAT  MAYBE  FILED  IN  ANY COURT (INCLUDING,  WITHOUT  LIMITATION,
CONTRACT CLAIMS, TORT CLAIMS, .BREACH OF DUTY CLAIM:S AND ALL OTHER
COMMON  LAW  AND  STATUTORY CLAIMS). THIS  WAIVER  IS  IRREVOCABLE,
MEANING  THAT IT MAY NOT BE MODIFIED EITHER ORALLY OR  IN  WRITING,
AND THIS WAIVER SHALL APPLY TO ANY SUBSEQUENT AMENDMENTS, RENEWALS,
SUPPLEMENTS OR MODIFICATIONS TO THIS LEASE, ANY RELATED  DOCUMENTS,
OR   TO   ANY  OTHER  DOCUMENTS  OR  AGREEMENTS  RELATING  TO   THE
TRANSACTIONS   CONTEMPLATED   BY  THIS   LEASE   OR   ANY   RELATED
TRANSACTIONS. IN THE EVENT OF LITIGATION, THIS LEASE MA Y BE  FILED
AS A WRITTEN CONSENT TO A TRIAL BY THE COURT.

     42.  ATTORNEYS' FEES. In the event of any action or proceeding
     by either party against the other under this Lease, the
     prevailing party shall be entitled to recover for the fees of
     its attorneys in such action or proceeding, including costs of
     appeal, if any, in such amount as the court may adjudge
     reasonable as attorneys' fees.

     43.   EXPANSION REIMBURSEMENT AGREEMENT. Landlord  and  Tenant
have  entered into an Expansion Reimbursement Agreement,  dated  of
even  date  herewith,  with respect to the Property.  Landlord  and
Tenant  hereby agree that in the event an amendment or modification
to  this  Lease is required pursuant to the terms of the  Expansion
Reimbursement  Agreement, Landlord and Tenant  shall  cooperate  in
good faith to enter into an amendment or modification to this Lease
as so required.

     44.   EXCULRATION OF TRUSTEE. It is expressly agreed, anything
herein or elsewhere to the contrary notwithstanding, that each  and
all of the representations, warranties, covenants, undertakings and
agreements made herein or elsewhere on the part of the Landlord are
made  and  intended  not  as personal representations,  warranties,
covenants, undertakings and agreements by Wilmington Trust  FSB,  a
federal savings bank {"FSB"), or for the purpose or with the intent
of  binding  FSB  personally, but are made  and  intended  for  the
purpose  of binding only the Trust Estate (as such term in  defined
in the Trust Agreement, dated as of November 1,2002, as amended and
supplemented  (the  "Trust  Agreement")  between  General  Electric
Capital Business Asset Funding Corporation, a Delaware corporation,
and  Wilmington Trust Company, a Delaware banking corporation,  and
FSB), and this Agreement is being executed and delivered by FSB not
in its own right but solely in the exercise of the powers expressly
conferred  upon  it  as trustee under the Trust Agreement;  and  no
personal  liability or personal responsibility  is  assumed  by  or
shall at any time be asserted or enforceable against FSB on account
of  this  Agreement  or . any representation,  warranty,  covenant,
undertaking  or  agreement  of the Landlord,  either  expressed  or
implied  herein or elsewhere, all such personal liability, if  any,
being expressly waived and released by the other parties hereto and
by  all  persons or entities claiming by, through or under  any  of
them,  and that all recourse against FSB under this Agreement shall
be limited solely to the Trust Estate.

                         [See next page for signatures. ]

     IN  WITNESS  WHEREOF,  Landlord and Tenant  have  caused  this
instrument  to be executed under seal as of the day and year  first
above written.

                                   LANDLORD:

                         WILMINGTON TRUST FSB, a federal savings
                         bank, not in its individual capacity,  but
                         solely as co-trustee of the
                         GECBAF REAL ESTATE TRUST
                         2002-N under Trust Agreement dated as
                         of November 1, 2002, as amended

                         By: /s/ James D Nesci

                         Its: Vice President

                                   TENANT:

                         CARMAX, INC.

                         By:  /s/ Thomas W Reedy, Jr.

                         Its:  Thomas W Reedy, Jr., Vice  President
                               and Treasurer

EXHIBITS

EXHIBIT "A"              LEASED PREMISES

EXHIBIT "B"              INITIAL BA E RENT

EXHIBIT "C"              TRADE FIXTURES

EXHIBIT "D"              HAZARD INSURANCE REQUIREMENTS

EXHIBIT "E"              FORM OF SUBORDJNATION, NON-DISTURBANCE AND
                         ATTORNMENT AGREEMENT

                            Exhibit A

                         LEASED PREMISES

ALL THAT TRACT or parcel of land lying and being in Land Lots 421
and  482  of  the  18th District of Douglas  and  Cobb  Counties,
Georgia, and being more particularly described as follows:

COMMENCING at the intersection of the northerly right of  way  of
Thornton Road (290 foot right of way) and the west line  of  Land
Lot 482; thence south 50 degrees 55 minutes 15 seconds & east for
41.76  feet, to a 1/2 inch rebar set, and the Point of Beginning;
thence  departing  the right of way of Thornton  Road,  north  25
degrees 55 minutes 10 seconds east, for 1,140.63 feet, to  a  1/2
inch  rebar  on  the  southerly bank  of  Carroll  Creek;  thence
continuing  along  said  line, north 25  degrees  55  minutes  10
seconds  east,  a  distance of 11.52 feet; to the  centerline  of
Carroll  Creek; thence along the centerline of Carroll Creek  the
following  bearing and distances: south 78 degrees 11 minutes  32
seconds  east, for 56.74 feet; thence north 83 degrees 11 minutes
55  .seconds  east, for 184.43 feet; thence south 47  degrees  35
minutes 48 seconds east, for 342.71 feet; thence north 61 degrees
34  minutes  57  seconds east, for 46.11 feet; .thence  south  30
degrees  ,  29  minutes 28 seconds east, for 159.12 feet;  thence
south 78 degrees 35 minutes 46 seconds east, for 229.72 feet,  to
the east line of Land Lot 421; thence departing the centerline of
Carroll Creek and continuing along the easterly line of Land lots
421  and  482, south 07 degrees 36 minutes 22 seconds  west,  for
2276  feet,  to  a  1/2 inch rebar; thence south  07  degrees  36
minutes  22 seconds west, for 231.54 feet, to a metal fence  post
in  concrete  cut  off  at  ground level;  thence  departing  the
easterly  line  of Land Lot 482, south 66 degrees 36  minutes  20
seconds  west,  for  1,286.85 feet, to a 1/2 inch  rebar  on  the
northerly right of way of Thornton Road (290 foot right of  way);
thence  continuing along the northerly right of way  of  Thornton
Road  the  following bearings and distances; north 48 degrees  41
minutes  08 seconds west, for 46.51 feet; thence north 49 degrees
46  minutes  25  seconds west, for 103.93 feet; thence  north  50
degrees 55 minutes 15 seconds west, for 16.51 feet, to the  Point
of  Beginning,  containing 806,639 square feet, or 18.518  acres,
more  or less, as shown on ALTNACSM Land title Survey for Gar-Max
Auto  Superstores, Inc.; General Electric Capital. Business Asset
Funding  Corporation, a Delaware corporation, its  successors  of
assigns, and Chicago title Insurance Company, made by Greenhome &
O'Mara,  Inc.,  bearing the seal of Julian D.  Grace,  Ga.  RL.S.
No.2679, dated May 30,2003.Employment Agreement between MASSBANK and William F. Rivers

 Exhibit 10.3.22 
  
 EMPLOYMENT AGREEMENT 
  
 This Employment Agreement (“Agreement”) is made as of the 23rd day of March, 2005, by and between MASSBANK, a Massachusetts savings bank
with its main office in Reading, Massachusetts (the “Bank”), and William F. Rivers (the “Executive”). 
  
 WITNESSETH 
  
 WHEREAS, the Executive became an employee of the Bank as of September 27, 2004; and 
  
 WHEREAS, the parties hereto desire to provide for the Executive’s continued employment by the Bank and to delineate the
Executive’s and the Bank’s rights and obligations arising in connection therewith, including in the event of a Change in Control (as defined herein) subject to the terms and conditions set forth herein. 
  
 NOW THEREFORE, in consideration of the mutual covenants and agreements
contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Bank and the Executive agree as follows: 
  
 1. Employment. The Bank agrees to employ the Executive and the Executive agrees to serve in the employ of the Bank on
the terms and conditions hereinafter set forth. 
  
 2.
Capacity. The Executive shall serve as an officer of the Bank in such capacity as the Board of Directors may from time to time determine. In such capacity the Executive shall, subject to the By-laws of the Bank and to the direction of its
President, Board of Directors and other appropriate officers, have responsibility for such functions and duties as he may be directed from time to time by the President or other appropriate officer of the Bank. 
  
 3. Term. Subject to the applicable provisions herein, the term of the
Executive’s employment hereunder shall be for two years from the date hereof; provided, however, that the term shall be extended automatically by an additional one day commencing on the first day following the date hereof and on each subsequent
day thereafter, unless either the Executive or the Bank gives written notice to the other of such party’s election not to extend the term of this Agreement. The last day of the term of the Executive’s employment hereunder, as so extended
from time to time, is herein sometimes referred to as the “Expiration Date.” 
  
 4. Compensation and Benefits. The regular compensation and benefits payable to the Executive under this Agreement shall be as follows: 
  
 (a) Salary. For all services rendered by the Executive under this Agreement, the Bank shall pay the Executive a
salary equal to his present salary at the Bank, subject to increase from time to time in the sole discretion of the Board of Directors upon the recommendation of the Compensation Committee or the Chief Executive Officer of the Bank. The
Executive’s salary shall be payable in periodic installments in accordance with the Bank’s usual practices for its executives. 

 (b) Regular Benefits. The Executive shall also be entitled to participate in those medical
insurance plans, life insurance plans, disability income plans, retirement plans, bonus incentive plans and other benefit plans from time to time in effect generally for executives of the Bank. Such participation shall be subject to (i) the terms of
the applicable plan documents, (ii) generally applicable policies of the Bank and (iii) the discretion of the Board of Directors of the Bank or any administrative or other committee provided for in or contemplated by such plan. 
  
 (c) Business Expenses. The Bank shall reimburse the Executive for all
reasonable travel and other business expenses incurred by him in the performance of his duties and responsibilities, subject to the Bank’s usual practices and policies in connection therewith and to such reasonable requirements with respect to
substantiation and documentation as may from time to time be specified by the Bank. 
  
 (d) Vacation. The Executive shall be entitled to vacation in accordance with the Bank’s usual practices for its executives. 
  
 5. Extent of Service. During his employment hereunder, the Executive shall devote his full business time, best
efforts and business judgment, skill and knowledge to the advancement of the interests of the Bank and to the discharge of his duties and responsibilities hereunder. The Executive shall comply at all times with all Bank policies. He shall not engage
in any other business activity, except as may be approved by the President of the Bank or its Board of Directors; provided, however, that nothing herein shall be construed as preventing the Executive from: 
  
 (a) Investing his assets in a manner not prohibited by Section 9 hereof, and
in such form or manner as shall not require any material services on his part in the operations or affairs of the companies or other entities in which such investments are made; 
  
 (b) Serving on the board of directors of any company, subject to the approval of the Chief Executive Officer of the Bank and
the prohibitions set forth in Section 9 and provided that he shall not be required to render any material services with respect to the operations or affairs of any such company; or 
  
 (c) Engaging in religious, charitable or other community or non-profit activities which do not impair his ability to fulfill
his duties and responsibilities under this Agreement. 
  
 6.
Termination. Notwithstanding the provisions of Section 3 hereof, the Executive’s employment hereunder may be terminated without any breach of this Agreement under the following circumstances: 
  
 (a) Death. In the event of the Executive’s death during the
Executive’s employment hereunder, the Executive’s employment shall terminate on the date of his death. 
  
 (b) Disability. In the event of the Executive’s “disability” during the Executive’s employment hereunder, the Executive’s
employment may be terminated by the Bank. For purposes of this Agreement, “disability” shall mean the Executive’s incapacity due to physical or mental illness which has caused the Executive to be absent from the full-time performance
of his 

  

 2 

 
duties with the Bank for a period of six consecutive months if the Bank shall have given the Executive a notice of termination and, within 30 days after such
notice is given, the Executive shall not have returned to the full-time performance of his duties. 
  
 (c) Termination by the Bank for Cause. The Executive’s employment hereunder may be terminated for “cause” without further liability
on the part of the Bank effective immediately upon a determination of the President or the Board of Directors that such “cause” exists. For purposes hereof, any one or more of the following shall constitute “cause” for such
termination: 
  
 (i) Dishonesty of the Executive
with respect to the Bank or any affiliate thereof; 
  
 (ii) Commission by the Executive of a crime punishable as a felony; 
  
 (iii) Failure by the Executive to perform in a satisfactory manner a substantial portion of his duties and responsibilities hereunder; or 
  
 (iv) Breach by the Executive of any term of this Agreement, including without limitation Section 9 hereof.

  
 (d) Termination by the Bank Without Cause. The
Executive’s employment with the Bank may be terminated without cause at any time by the Bank. 
  
 (e) Termination by the Executive. The Executive’s employment with the Bank may be terminated by Executive at any time, including for Good
Reason following a Change in Control. For purposes of this Agreement, Good Reason shall mean the occurrence of any of the following events: 
  
 (i) A substantial adverse change, not consented to by the Executive, in the nature or scope of the Executive’s title,
responsibilities, authorities, powers, reporting relationship, functions or duties from the title, responsibilities, authorities, powers, reporting relationship, functions or duties exercised by the Executive immediately prior to the Change in
Control; or 
  
 (ii) A reduction in the
Executive’s annual base salary as in effect on the date hereof or as the same may be increased from time to time; or 
  
 (iii) The relocation of the Bank’s offices at which the Executive is principally employed immediately prior to the date of a Change
in Control to a location more than 25 miles from such offices, or the requirement by the Bank for the Executive to be based anywhere other than the Bank’s offices at such location, except for required travel on the Bank’s business to an
extent substantially consistent with the Executive’s business travel obligations immediately prior to the Change in Control; or 
  
 (iv) The failure by the Bank to pay to the Executive any portion of his compensation or to pay to the Executive any portion of 

  

 3 

 
an installment of deferred compensation under any deferred compensation program of the Bank within 15 days of the date such compensation is due without prior
written consent of the Executive; or 
  
 (v)
Breach by the Bank of any provision of this Agreement or any other agreement that may exist from time to time between the Executive and the Bank that provides for the payment of any compensation or benefits to Executive; or 
  
 (vi) The failure by the Bank to obtain and deliver to the
Executive an effective agreement from any successor to assume and agree to perform this Agreement. 
  
 (f) Date of Termination. “Date of Termination” shall mean: (A) if Executive’s employment is terminated by his death, the date of his
death; (B) if Executive’s employment is terminated by reason of his disability, 30 days after the date on which a notice of termination is given, (C) if Executive’s employment is terminated by the Bank without cause, 60 days after the date
on which a notice of termination is given; and (D) if Executive’s employment is terminated for any other reason, the date on which a notice of termination is given. 
  
 7. Compensation Upon Termination. 
  
 (a) Termination Due to Death. If Executive’s employment terminates by reason of his death, the Bank shall,
within 90 days of death, pay in a lump sum cash payment to such person as Executive shall designate in a notice filed with the Bank or, if no such person is designated, to Executive’s estate, Executive’s accrued and unpaid salary to the
date of his death, plus his accrued and unpaid incentive compensation, if any. Upon the death of Executive, all unvested stock options granted to Executive shall immediately vest and become fully exercisable, and Executive’s estate or other
legal representatives shall have one year from the Date of Termination, to exercise all stock options granted to Executive. All other stock-based grants and awards held by Executive shall vest upon the death of Executive. For a period of one year
following the Date of Termination, the Bank shall pay such health insurance premiums as may be necessary to allow Executive’s spouse and dependents to receive health insurance coverage substantially similar to coverage they received prior to
the Date of Termination. In addition to the foregoing, any payments to which Executive’s spouse, beneficiaries, or estate may be entitled under any employee benefit plan shall also be paid in accordance with the terms of such plan or
arrangement. Such payments, in the aggregate, shall fully discharge the Bank’s obligations hereunder. 
  
 (b) Disability. In the event of termination pursuant to Section 6(b), the Bank shall, within 90 days of the Date of Termination, pay to the
Executive in a lump sum cash payment Executive’s accrued and unpaid salary to the Date of Termination, plus his accrued and unpaid incentive compensation, if any. In addition, the Executive shall be entitled to the following benefits, subject
to the Executive signing a general release of claims (other than claims for the right to receive the payments or benefits set forth in this Section 7(b)) in a form and manner satisfactory to the Bank: 
  
 (i) The Executive shall continue to receive his full salary
under Section 4(a) of this Agreement until the earlier of his death, his becoming eligible for disability income under the Bank’s disability income plan or two years following the Date of Termination; 
  

 4 

 (ii) For a period of two years following the Date of Termination, the Bank shall pay such
health insurance premiums as may be necessary to allow Executive and Executive’s spouse and dependents to receive health insurance coverage substantially similar to coverage they received immediately prior to the Date of Termination; and

  
 (iii) All unvested stock options granted to
Executive shall immediately vest and become exercisable, and the Executive or his legal representative shall have one year from the Date of Termination to exercise all stock options, subject to the provisions of Section 9(c). All other stock-based
grants and awards held by Executive shall immediately vest upon the Date of Termination. 
  
 (c) Termination by the Bank for Cause. In the event of termination pursuant to Section 6(c), the Bank shall, within 90 days of the Date of Termination, pay to the Executive in a lump sum cash payment
Executive’s accrued and unpaid salary to the Date of Termination. Thereafter, the Bank shall have no further obligation to Executive except as otherwise expressly provided under this Agreement, provided that any such termination shall not
adversely affect or alter Executive’s rights under any employee benefit plan of the Bank in which Executive, at the Date of Termination, has a vested interest, unless otherwise provided in such employee benefit plan or any agreement or other
instrument attendant thereto. In addition, in the event of termination pursuant to Section 6(c)(i) or (ii), all stock options held by Executive as of the Date of Termination shall immediately terminate and be of no further force and effect, and all
other stock-based grants and awards shall be cancelled or terminated in accordance with their terms. 
  
 (d) Termination by the Bank Without Cause. In the event of termination pursuant to Section 6(d), the Bank shall, within 90 days of the Date of
Termination, pay to the Executive in a lump sum cash payment Executive’s accrued and unpaid salary to the Date of Termination, plus his accrued and unpaid incentive compensation, if any. In addition, the Executive shall be entitled to the
following benefits, subject to the Executive signing a general release of claims (other than claims for the right to receive the payments or benefits set forth in this Section 7(d)) in a form and manner satisfactory to the Bank: 
  
 (i) The Bank shall within 30 days following the Date of
Termination pay Executive in a lump sum cash payment an amount equal to two times the sum of (A) Executive’s current base salary and (B) the greater of (1) his immediate prior fiscal year’s bonus or (2) the average of the Executive’s
bonus for the immediate past three fiscal years; 
  
 (ii) Upon the Date of Termination, each unvested stock option and any other stock-based grants and awards held by Executive shall immediately vest and become exercisable by the Executive. Subject to the provisions of Section 9(c), each such
stock option may be exercised by Executive within 180 days after the Date of Termination; 
  

 5 

 (iii) In addition to any other benefits to which Executive may be entitled in accordance
with the Bank’s then existing severance policies, the Bank shall, for a period of two years commencing on the Date of Termination, pay such health insurance premiums as may be necessary to allow Executive and Executive’s spouse and
dependents to continue to receive health insurance coverage substantially similar to coverage they received immediately prior to the Date of Termination; and 
  

(iv) Except as expressly set forth in this Section 7(d) or required by applicable law, the Executive shall not be entitled to any other
payments or benefits from the Bank following his termination without cause. 
  
 Notwithstanding the foregoing, the terms of this Section 7(d) shall not apply to a termination with respect to which Executive is entitled to receive benefits pursuant to Section 8(c). 
  
 (e) Termination by the Executive. In the event of termination pursuant
to Section 6(e), the Bank shall, within 90 days of the Date of Termination, pay to the Executive in a lump sum cash payment Executive’s accrued and unpaid salary to the Date of Termination. Thereafter, the Bank shall have no further obligation
to Executive except as otherwise expressly provided under this Agreement, provided that any such termination shall not adversely affect or alter Executive’s rights under any employee benefit plan of the Bank in which Executive, at the Date of
Termination, has a vested interest, unless otherwise provided in such employee benefit plan or any agreement or other instrument attendant thereto. In addition, subject to the provisions of Section 9(c), all vested but unexercised stock options held
by Executive as of the Date of Termination must be exercised by Executive within three months following the Date of Termination or by the end of the option term, if earlier. All other stock-based grants and awards held by Executive shall vest or be
canceled upon the Date of Termination in accordance with their terms. Notwithstanding the foregoing, the terms of this Section 7(e) shall not apply to a termination with respect to which Executive is entitled to receive benefits pursuant to Section
8(c). 
  
 8. Certain Change in Control Payments.

  
 (a) Purpose. The provisions of this Section 8 shall
apply if the Date of Termination is within 24 months after the first event constituting a Change in Control. The provisions of this Section 8 shall terminate and be of no further force or effect beginning on the second anniversary of a Change in
Control. 
  
 (b) A “Change in Control” shall be
deemed to have occurred in any one of the following events: 
  
 (i) Any “person” (as such term is used in Sections 13(d) and 14(d)(2) of the Securities Exchange Act of 1934 (the “Act”)) becomes a “beneficial owner” (as such term is defined in
Rule 13d-3 promulgated under the Act) (other than MASSBANK Corp. (“the Company”), any trustee or other fiduciary holding securities under an employee 

  

 6 

 
benefit plan of the Company, or any corporation owned, directly or indirectly, by the stockholders of the Company in substantially the same proportions as
their ownership of stock of the Company), directly or indirectly, of securities of the Company representing fifty percent (50%) or more of the combined voting power of the Company’s then outstanding securities; 
  
 (ii) Persons who, as of the date hereof, constituted the
Company’s Board of Directors (the “Incumbent Board”) cease for any reason, including without limitation as a result of a tender offer, proxy contest, merger or similar transaction, to constitute at least a majority of the Board
of Directors of the Company, provided that any person becoming a director of the Company subsequent to October 1, 2002 whose election was approved by at least a majority of the directors then comprising the Incumbent Board shall, for purposes of
this Agreement, be considered a member of the Incumbent Board; 
  
 (iii) The stockholders of the Company approve a merger or consolidation of the Company with any other corporation or other entity, other than (A) a merger or consolidation which would result in the voting securities
of the Company outstanding immediately prior thereto continuing to represent (either by remaining outstanding or by being converted into voting securities of the surviving entity) more than 60% of the combined voting power of the voting securities
of the Company or such surviving entity outstanding immediately after such merger or consolidation or (B) a merger or consolidation effected to implement a recapitalization of the Company (or similar transaction) in which no “person” (as
hereinabove defined) acquires more than 50% of the combined voting power of the Company’s then outstanding securities; or 
  
 (iv) The stockholders of the Company approve a plan of complete liquidation of the Company or an agreement for the sale or disposition by
the Company of all or substantially all of the Company’s assets. 
  
 (c) Severance Payment. In the event within 24 months after a Change in Control the Executive’s employment is terminated by the Bank without cause (pursuant to Section 6(d)) or by the Executive for Good Reason (pursuant to
Section 6(e)), then in lieu of the benefits provided in Sections 7(d) and 7(e) above the Executive shall be entitled to the following benefits, subject to signing by Executive of a general release of claims (other than claims for the right to
receive the payments or benefits set forth in this Section 8) in a form and manner satisfactory to the Bank: 
  
 (i) The Bank shall pay to the Executive an amount equal to three times the “base amount” (as such term is defined in Section
280G(b)(3) of the Internal Revenue Code of 1986, as amended (the “Code”)) applicable to the Executive, payable in one lump-sum cash payment no later than 30 days following the Date of Termination (as such term is defined in Section
6(f)); and 
  
 (ii) All unvested stock options
and other stock based awards granted to Executive shall immediately vest and become exercisable by the Executive. Each such stock option, may be exercised by Executive within 180 days after the Date of Termination 
  

 7 

 (iii) In addition to any other benefits to which the Executive may be entitled in
accordance with the Bank’s then existing severance policies, the Bank shall, for a period of three years commencing on the Date of Terminations, pay such health insurance premiums as may be necessary to allow Executive and Executive’s
spouse and dependents to continue to receive health insurance coverage substantially similar to coverage they received immediately prior to the Date of Termination. 
  
 (d) Additional Limitation. 
  

(i) Anything in this Agreement to the contrary notwithstanding, in the event that any compensation, payment or distribution by the Bank
to or for the benefit of Executive, whether paid or payable or distributed or distributable pursuant to the terms of this Agreement or otherwise (the “Severance Payments”), would be subject to the excise tax imposed by Section 4999
of the Code the following provisions shall apply: 
  
 (A) If the Severance Payments, reduced by the sum of (1) the Excise Tax and (2) the total of the Federal, state, and local income and employment taxes payable by Executive on the amount of the Severance Payments which are in excess of the
Threshold Amount (as defined below), are greater than or equal to the Threshold Amount, Executive shall be entitled to the full benefits payable under this Agreement. 
  
 (B) If the Threshold Amount is less than (x) the Severance Payments, but greater than (y) the Severance
Payments reduced by the sum of (1) the Excise Tax and (2) the total of the Federal, state, and local income and employment taxes on the amount of the Severance Payments which are in excess of the Threshold Amount, then the benefits payable under
this Agreement shall be reduced (but not below zero) to the extent necessary so that the maximum Severance Payments shall not exceed the Threshold Amount. To the extent that there is more than one method of reducing the payments to bring them within
the Threshold Amount, Executive shall determine which method shall be followed; provided that if Executive fails to make such determination within 45 days after the Bank has sent Executive written notice of the need for such reduction, the Bank may
determine the amount of such reduction in its sole discretion. 
  
 For the purposes of this Paragraph 8(d)(iv), “Threshold Amount” shall mean three times Executive’s “base amount” within the meaning of Section 280G(b)(3) of the Code and the regulations promulgated thereunder
less one dollar ($1.00); and “Excise Tax” shall mean the excise tax imposed by Section 4999 of the Code, and any interest or penalties incurred by Executive with respect to such excise tax. 
  
 (ii) The determination as to which of the alternative
provisions of Paragraph 8(d)(iv)(A) shall apply to Executive shall be made by KPMG LLP or any other nationally recognized accounting firm selected by the Bank (the “Accounting Firm”), which shall provide detailed supporting
calculations both to the Bank and Executive within 15 business days of the Date of Termination, if applicable, or at such 

  

 8 

 
earlier time as is reasonably requested by the Bank or Executive. For purposes of determining which of the alternative provisions of Paragraph 8(d)(iv)(A)
shall apply, Executive shall be deemed to pay federal income taxes at the highest marginal rate of federal income taxation applicable to individuals for the calendar year in which the determination is to be made, and state and local income taxes at
the highest marginal rates of individual taxation in the state and locality of Executive’s residence on the Date of Termination, net of the maximum reduction in federal income taxes which could be obtained from deduction of such state and local
taxes. Any determination by the Accounting Firm shall be binding upon the Bank and Executive. 
  
 (e) Fees and Expenses. The Bank shall pay to the Executive all reasonable legal and arbitration fees and expenses incurred by Executive in successfully obtaining or enforcing any right or benefit provided in
Section 8 of this Agreement. 
  
 9. Non-competition and
Confidential Information. 
  
 (a) Non-competition.
During the term of Executive’s employment with the Bank, and, if Executive’s employment with the Bank terminates for any reason at least 90 days prior to a Change in Control, then during the period after such termination of employment
equal to the longer of (x) one year following the Date of Termination, and (y) two years following the Date of Termination if the Executive receives payments or benefits pursuant to Sections 7(b), 7(d) or 8(c) hereof, the Executive will not,
directly or indirectly, whether as owner, partner, shareholder, consultant, agent, employee, co-venturer or otherwise, or through any person, association or entity, become an employee of or a consultant to, become a Director of or acquire any
ownership interest in, or carry on, operate, manage, control, or become involved in any manner with any bank (or any financial institution that engages in consumer banking) that maintains or operates an office or branch in any city or town where the
Bank maintains or operates an office or branch as of the Date of Termination, nor will Executive attempt to hire any employee of the Bank, assist (but not including giving references) in such hiring by any other person, association or entity,
encourage any such employee to terminate his or her relationship with the Bank, or solicit or encourage any customer of the Bank to terminate or reduce its relationship with the Bank, or to conduct with any other person, association or entity any
business or activity which such customer conducts or could conduct with the Bank, whether or not the Bank’s relationship with such customer was originally established in whole or in part by the Executive; provided, however, that the foregoing
shall not prohibit the Executive from owning up to two percent (2%) of the outstanding stock of a publicly traded company engaged in the banking or financial services industry. 
  
 (b) Confidential Information. The Executive will not at any time disclose to any other person, association or entity
(except as required by applicable law or in connection with the performance of his duties and responsibilities hereunder), or use for his own benefit or gain, any confidential information of the Bank obtained by him incident to his employment with
the Bank. The term “confidential information” includes, without limitation, financial information, business plans, business practices, customer lists, prospects and opportunities (such as lending relationships, trust relationships,
financial product developments, or possible acquisitions or dispositions of businesses or facilities) which have been implemented, discussed or considered by the Bank but does not include any information which has become part of the public domain by
means other than the Executive’s non-observance of his obligations hereunder. 
  

 9 

 (c) Relief. The Executive agrees that the Bank shall be entitled to injunctive relief for any
breach by him of the covenants contained in Section 9(a) or 9(b). Notwithstanding anything herein or in any option plan or agreement to the contrary, with respect to any stock option granted to the Executive by the Bank on or after the date hereof
(the “New Options”), upon any breach by Executive of the covenants contained in Section 9(a) then (i) all New Options shall immediately terminate and be of no further force and effect, and (ii) with respect to any New Options that were
exercised during the one year period immediately prior to such breach (A) to the extent Executive owns any shares that he received as a result of such option exercise, then Executive shall sell to the Bank (and the Bank shall purchase from
Executive) such shares for an aggregate purchase price equal to the lesser of (x) the aggregate exercise price paid by Executive for such shares, or (y) the fair market value of such shares, and (B) to the extent Executive no longer owns any shares
that he received as a result of such option exercise, the Executive shall pay to the Bank an amount of cash equal to the sum of (x) any gain realized upon the exercise of such option, and (y) any gain realized upon the sale or transfer of such
shares. 
  
 (d) Interpretation. In the event that any
provision of this Section 9 shall be determined by any court of competent jurisdiction to be unenforceable by reason of its being extended over too great a period of time, too large a geographic area, or too great a range of activities, it shall be
interpreted to extend only over the maximum period of time, geographic area, or range of activities as to which it may be enforceable. As used in this Section 9, the term “Bank” means the Bank and its affiliates. 
  
 10. Conflicting Agreements. The Executive hereby represents and
warrants that the execution of this Agreement and the performance of his obligations hereunder will not breach or be in conflict with any other agreement to which he is a party or is bound, and that he is not now subject to any covenants against
competition or similar covenants which would affect the performance of his obligations hereunder. 
  
 11. Withholding. All payments made by the Bank under this Agreement shall be net of any tax or other amounts required to be withheld by the Bank
under applicable law. 
  
 12. Arbitration of Disputes. Any
controversy or claim arising out of or relating to this Agreement or the breach thereof shall be settled by arbitration in accordance with the rules of the American Arbitration Association in the City of Boston. Such arbitration shall be conducted
in the City of Boston in accordance with the rules of the American Arbitration Association. Judgment upon the award rendered by the arbitrators may be entered in any court having jurisdiction thereof. 
  
 13. Assignment; Successors and Assigns, etc. Neither the Bank nor the
Executive may make any assignment of this Agreement or any interest herein, by operation of law or otherwise, without the prior written consent of the other party; provided, however, that the Bank may assign its rights under this
Agreement without the consent of the Executive in the event the Bank shall hereafter effect a reorganization, consolidate with or merge into any other party, or transfer all or substantially all of its properties or assets to any other party.

  

 10 

 14. Waiver. No waiver of any provision hereof shall be effective unless made in writing and signed
by the waiving party. The failure of any party to require the performance of any term or obligation of this Agreement, or the waiver by any party of any breach of this Agreement, shall not prevent any subsequent enforcement of such term or
obligation or be deemed a waiver of any subsequent breach. 
  
 15.
Enforceability. If any portion or provision of this Agreement shall to any extent be declared illegal or unenforceable by a court of competent jurisdiction, then the remainder of this Agreement, or the application of such portion or provision
in circumstances other than those as to which it is so declared illegal or unenforceable, shall not be affected thereby, and each portion and provision of this Agreement shall be valid and enforceable to the fullest extent permitted by law. The
provisions of Sections 8(d), 8(e), 9 and 12 shall survive the termination of this Agreement. 
  
 16. Notices. Any notices, requests, demands and other communications provided for by this Agreement shall be sufficient if in writing and delivered in person or sent by registered or certified mail, postage
prepaid, to the Executive at the last address the Executive has filed in writing with the Bank or, in the case of the Bank, at its main office, attention of the President. 
  
 17. Amendment. This Agreement may be amended or modified only by a written instrument signed by the Executive and by
duly authorized representatives of the Bank. 
  
 18. Governing
Law. This is a Massachusetts contract and shall be construed under and be governed in all respects by the laws of the Commonwealth of Massachusetts. 
  
 19. Entire Agreement. This Agreement is complete and all promises, representations, understandings, inducements and agreements by or between the
parties with respect to the subject matter hereof are expressed herein or are hereby waived, in which case they shall be null and void and of no further force and effect. 
  

 11 

 IN WITNESS WHEREOF, this Agreement has been executed as a sealed instrument by the Bank and the
Executive, as of the date first above written. 
  

			
	 MASSBANK

		
	 By:
	 	 /s/ Gerard H. Brandi

	 	 	 Gerard H. Brandi

	 Title:
	 	 President

		
	 	 	 /s/ William F. Rivers

	 	 	 William F. Rivers

  

 12

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