Document:

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                                                                   EXHIBIT 10.51

                               AGREEMENT OF LEASE

                                    LANDLORD:

                                    SHOPPES OF BEAVERCREEK LTD.
                                    1800 Moler Road
                                    Columbus, Ohio 43207

                                    TENANT:

                                    SCHOTTENSTEIN STORES CORPORATION
                                    d/b/a VALUE CITY FURNITURE
                                    1800 Moler Road
                                    Columbus, Ohio 43207

                                    PREMISES:

                                    Anchor E
                                    Shoppes of Beavercreek

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                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                            Page
                                                                            ----
<S>                                                                         <C>
Section 1.  Basic Lease Provisions and Premises                               1

Section 2.  Site Plan                                                         1

Section 3.  Term                                                              2

Section 4.  Rent                                                              2

Section 5.  Taxes                                                             3

Section 6.  Utilities                                                         5

Section 7.  Use                                                               5

Section 8.  Landlord and Tenant's Work                                        5

Section 9.  Tenant Alterations and Improvements                               6

Section 10. Landlord's Additional Covenants                                   6

Section 11. Tenant's Property                                                 6

Section 12. Signs                                                             7

Section 13. Assignment and Subletting                                         7

Section 14. Maintenance                                                       7

Section 15. Common Area Maintenance                                           8

Section 16. Landlord's Maintenance and Repairs                                9

Section 17. Surrender of Premises                                             10

Section 18. Insurance                                                         10

Section 19. Compliance with Governmental Regulations                          11

Section 20. Damage or Destruction                                             12

Section 21. Condemnation                                                      13

Section 22. Indemnification                                                   13

Section 23. Quiet Enjoyment                                                   13

Section 24. Landlord's Covenants                                              13

Section 25. Hazardous Substances                                              13
</TABLE>
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<TABLE>
<S>                                                                              <C>
Section 26. Default by Tenant - Remedies of Landlord                             15

Section 27. Landlord's Default                                                   16

Section 28. Conditions to Lease                                                  17

Section 29. Nondisturbance                                                       17

Section 30: Landlord's Construction Work                                         18

Section 31. Holding Over                                                         19

Section 32. For Rent Signs                                                       19

Section 33. Successors                                                           19

Section 34. Waiver                                                               19

Section 35. Notices                                                              19

Section 36. Broker                                                               19

Section 37. Estoppel Certificates                                                19

Section 38. Landlord's Consent                                                   20

Section 39. Marketable Title                                                     20

Section 40. Governing Law                                                        20
</TABLE>

EXHIBIT "A" - Site Plan
EXHIBIT "B" - Use Restrictions
EXHIBIT "C" - Landlord's Work
EXHIBIT "D" - Tenant's Work
EXHIBIT "E" - Signage

<PAGE>

                               AGREEMENT OF LEASE

      THIS AGREEMENT OF LEASE made as of __________________, 1997, between
Shoppes of Beavercreek Ltd., an Ohio limited liability company (the "Landlord"),
and Schottenstein Stores Corporation d/b/a Value City Furniture, a Delaware
corporation (the "Tenant").

      Section 1. Basic Lease Provisions and Premises

      (a)   Basic Lease Provisions.

            (i)    Name of Shopping Center: Shoppes of Beavercreek

            (ii)   Leasable Area of Premises: 40,305 s.f.

            (iii)  Primary Lease Term: fifteen (15) years

            (iv)   Annual Fixed Rent: yrs. 1-5   = $241,830.00
                                      yrs. 6-10  = $251,906.25
                                      yrs. 11-15 = $261,982.50

            (v)    Monthly Installment of Fixed Rent:  yrs. 1-5   = $20,152.50
                                                       yrs. 6-10  = $20,992.19
                                                       yrs. 11-15 = $21,831.88

            (vi)   Renewal Lease Term: three-5 year options

            (vii)  Annual Fixed Rent During Renewal Term:
                                                      yrs. 16-20 = $272,058.75
                                                      yrs. 21-25 = $282,135.00
                                                      yrs. 26-30 = $292,211.25

            (viii) Monthly Installment of Fixed Rent During Renewal
                   Term:                               yrs. 16-20 = $22,671.56
                                                       yrs. 21-25 = $23,511.25
                                                       yrs. 26-30 = $24,350.94

      (b) Landlord hereby leases to Tenant, and Tenant hereby rents from
Landlord, the premises containing approximately 40,305 square feet and known as
Anchor E and outlined in red on the site plan attached to this Lease as Exhibit
"A" and made a part hereof (the "Site Plan"), together with all improvements now
or to be constructed thereon, and all easements, rights, privileges and
interests appurtenant thereto (collectively referred to as the "Premises"). The
Premises constitute a portion of a shopping center known as Shoppes of
Beavercreek (the "Center"). Landlord represents and warrants to Tenant that the
Premises and Center are substantially shown on the Site Plan, including all
rights of access, ingress and egress, at the point shown on the Site Plan, in,
to, from and over any and all streets, ways or alleys adjoining the Center. The
real property comprising the Center is more particularly described on Exhibit
"A", attached hereto and made a part hereof.

      (c) Landlord also grants to Tenant, its customers, employees, licensees,
invitees and subtenants a non-exclusive easement in common with the other
tenants of the Center for the use of all parking areas, driveways, outdoor
lighting facilities, sidewalks, service areas, landscaped areas (including all
landscaped areas adjacent to the Premises) footpaths, corridors and the other
areas intended for the non-exclusive use of the tenants of the Center
(collectively referred to as the "Common Areas"). Tenant shall also have the
right to use, on a non-exclusive basis with other tenants of the Center, the
areas, if any, on real estate adjacent to the Center and shown on the Site Plan.
Landlord covenants, represents and warrants that, during the Lease term, there
shall be reasonably adequate sidewalks, driveways and roadways for automotive
and pedestrian ingress and egress to and from Tenant's Premises and adjacent
public streets and highways.

      Section 2. Site Plan

      The Landlord covenants that the Center is or shall be developed in
accordance with the Site Plan and that it shall be used as a retail shopping
center throughout the term of this Lease. The Landlord may not modify or replace
the Site Plan without the prior written consent of the

                                                                               1

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Tenant, which consent shall not be unreasonably withheld or delayed. No such
modification or replacement shall (i) reduce the ratio of parking spaces to
gross leasable area of buildings in the Center shown on the Site Plan, (ii)
reduce or rearrange the parking spaces cross-hatched on the Site Plan, (ii)
interfere with truck access to the loading doors of the Premises, (iv) interfere
with customer access to the Premises or the parking areas closest to the
Premises, (v) interfere with the visibility of the Premises from the roads
providing direct access to the Center or (vi) result in the construction of any
buildings in the area designated "No Build Area" on the Site Plan.

      Section 3. Term

      (a) Subject to the terms and provisions of Section hereof, the
"Commencement Date" of this Lease shall be the date on which the Landlord
receives written notice from the Tenant that the conditions to this Lease as set
forth in Section have been satisfied or waived by Tenant, which date shall not
be later than thirty (30) days after the date of this Lease.

      (b) The construction term (the "Construction Term") of this Lease shall
begin on the Commencement Date and end on the "Rent Commencement Date" (as
hereinafter defined). During the Construction Term, the Tenant shall proceed to
renovate the Premises and to install and construct in the Premises certain
additional improvements, as provided in Section hereof.

      (c) The initial term (the "Initial Term") of the Lease shall (i) commence
on the date on which the Tenant opens for business in the Premises (the "Rent
Commencement Date") and (ii) end on the last day of the fifteenth full Lease
Year. The term "Lease Year" shall mean a period of twelve consecutive calendar
months. The first Lease Year during the term hereof shall commence on the first
day of the first February following the Rent Commencement Date. Each subsequent
Lease Year shall begin on the anniversary of the first Lease Year.

      (d) The Tenant shall have three (3) consecutive separate options to extend
the term of this Lease for successive renewal terms of five (5) Lease Years
each. The Tenant may exercise each such renewal option by giving written notice
to the Landlord at least one hundred and twenty (120) days prior to the end of
the then current term or renewal term; provided, however, that if the Tenant
fails to exercise any renewal term option, the Tenant's rights to exercise the
option shall not expire until thirty (30) days after written notice to the
Tenant from the Landlord of the Tenant's failure to exercise said option.

      (e) The Construction Term, Initial Term and any renewal terms are
hereinafter collectively referred to as the "term".

      (f) Beginning on the date of this Lease and ending on the Commencement
Date, the Tenant, its employees and agents shall have the right to enter the
Premises or any part thereof at reasonable times during regular business hours
for the purpose of making such inspections as the Tenant may deem reasonably
necessary; provided that (i) such entry does not interfere with the business, if
any, being operated in the Premises, and (ii) the Tenant shall restore the
Premises to substantially the same condition as existed on the date of this
Lease. In consideration of the Tenant's right to inspect the Premises, the
Tenant agrees to indemnify, defend and hold the Landlord harmless from any and
all loss, damage, claims, costs, demands or expenses (including reasonable
attorney's fees and litigation costs) resulting from such entry on the Premises
by the Tenant or its agents.

      Section 4. Rent

      (a) During the Initial Term and any renewal term hereof, the Tenant agrees
to pay to the Landlord annual base rent in the amounts and for the periods set
forth below.

                           Annual Rent

<TABLE>
<CAPTION>
Period           Per Sq. Ft.        Annual Rent   Monthly Rent
----------       ----------        ------------   ------------
<S>              <C>               <C>            <C>
yrs. 1-5         $ 6.00 s.f.       $ 241,830.00   $ 20,152.50
yrs. 6-10        $ 6.25 s.f.       $ 251,906.25   $ 20,992.19
yrs. 11-15       $ 6.50 s.f.       $ 261,982.50   $ 21,831.88
</TABLE>

                                                                               2

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      (b) Such rent shall be payable in advance in equal monthly installments
payable on the first day of each calendar month during the term hereof,
commencing on the first day of the first full calendar month following the Rent
Commencement Date. All payments of rent shall be made to the Landlord at the
address specified in Section hereof or as the Landlord otherwise notifies the
Tenant in writing.

      (c) If, at any time or times during the term, the Premises are remeasured
and it is determined from such remeasurement that the gross leasable square
footage of the Premises as set forth in Section of this Lease is incorrect, the
annual rent shall be adjusted to equal the product of the actual gross leasable
square footage of the Premises multiplied by the applicable amount of annual
rent per square foot as set forth in subparagraph (a) above. Upon the request of
either party, an Addendum to this Lease shall be executed setting forth the
actual gross leasable square footage of the Premises.

      (d) Beginning with the first Lease Year, the Tenant shall pay to the
Landlord, in addition to the minimum rental, an annual percentage rent in the
amount, if any, by which the Tenant's "Gross Sales" (as hereinafter defined)
during each Lease Year, multiplied by two percent (2%) exceeds the annual base
rent for such Lease Year. The annual percentage rent shall be paid by the Tenant
to the Landlord within sixty (60) days after the end of each Lease Year. Each
such payment shall be accompanied by a statement signed by an authorized
representative of the Tenant setting forth the Tenant's Gross Sales for each
Lease Year. For purposes of permitting verification by the Landlord of the Gross
Sales reported by the Tenant, the Landlord shall have the right, upon not less
than five (5) days notice to the Tenant, to audit the Tenant's books and records
relating to the Gross Sales for a period of two (2) years after the end of each
Lease Year. If such an audit reveals that the Tenant has understated its Gross
Sales by more than three percent (3%), the Tenant, in addition to paying the
additional percentage rent due, shall pay the cost of the audit.

      Within thirty (30) days after the end of each month during the term
hereof, the Tenant shall deliver to the Landlord a statement signed by an
authorized representative of the Tenant setting forth the Gross Sales during
such month.

      "Gross Sales" shall mean the aggregate amount, expressed in dollars, of
all sales of goods, whether made in full or discount prices or for cash or
credit, made in, on, or from the Premises by the Tenant, provided, however, that
the following shall be excluded from Gross Sales: (i) all credit, refunds, and
allowances granted to customers; (ii) all excise taxes, sales taxes, and other
taxes levied or imposed by any governmental authority upon or in connection with
such sales; (iii) bulk sales of goods in connection with the sale of the
Tenant's business; (iv) sales of fixtures, furniture and equipment not made in
the ordinary course of business; (v) sales of cigarettes and other tobacco
products; (vi) discount sales made to employees of the Tenant and the Tenant's
subsidiaries and affiliated corporations, if any; (vii) exchanges of merchandise
between the Tenant's warehouse or other stores and other similar movements of
merchandise; (viii) returns to suppliers; (ix) the proceeds from vending
machines and coin operated telephones and commissions on such proceeds to the
extent such proceeds and commissions are less than five percent (5%) of Gross
Sales exclusive of such proceeds and commissions; (x) uncollectible customer
charges and bad checks; (xi) disallowed credit card amounts and credit card
service charges or fees retained by the credit card company; (xii) delivery
charges; (xiii) finance charges paid directly to Tenant (which shall not include
credit card fees); (xiv) customer credit insurance; (xv) extended product
warranty fees, and (xvi) fabric coating charges.

      Section 5. Taxes

      (a) "Real Estate Taxes" means all general and special real estate taxes,
special assessments and other ad valorem taxes, rates, levies and assessments
paid upon or with respect to the Premises, or, if the Premises is not separately
assessed for such purposes, the tax parcels comprising the Center, for a
calendar year or portion thereof to any governmental agency or authority and all
taxes specifically imposed in lieu of any such taxes. Nothing contained in this
Lease shall require the Tenant to pay any franchise, corporate, estate,

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inheritance, succession, capital levy, business or transfer tax of the Landlord,
or any income, profits, gross receipts or renewal tax.

      (b) Except as provided in subparagraph (c) below, the Landlord shall pay,
as and when they become due, all Real Estate Taxes payable upon or with respect
to the Center. The Landlord shall pay or cause the payment of all Real Estate
Taxes before any fine, penalty, interest or cost may be added thereto, become
due or be imposed by operation of law for the nonpayment or late payment
thereof. Should the Landlord fail to pay such Real Estate Taxes or any part
thereof, the Tenant shall have the right, at its sole election, after written
notice to the Landlord in accordance with Section 27, to cure such failure by
payment of the Real Estate Taxes and any interest and penalties due thereon and
may deduct the cost thereof, plus interest at the rate of ten percent (10%) per
annum (the "Default Rate"), from the next installment(s) of base rent and other
charges due hereunder. In no event shall the Tenant be liable for any discount
forfeited or penalty incurred as a result of late payment by another tenant. The
Landlord shall remain primarily responsible for such payment of Real Estate
Taxes notwithstanding the fact that such payment may be made by a tenant of the
Center or other third party pursuant to an agreement to which the Tenant is not
a party.

      (c) If the Premises are separately assessed for Real Estate Taxes, the
Tenant shall pay, within thirty (30) days after invoice thereof (but not more
than forty-five (45) days prior to the due date thereof), all Real Estate Taxes
payable upon or with respect to the Premises. Should the Tenant fail to pay such
Real Estate Taxes or any part thereof within thirty (30) days after invoice
therefor (but not more than forty-five (45) days prior to the due date thereof),
the Landlord shall have the right, at its sole election, after written notice to
the Tenant in accordance with Section , to cure such failure by payment of such
Real Estate Taxes. Any such amount(s) paid by the Landlord shall constitute
additional rent due hereunder and shall bear interest at the Default Rate until
the Landlord is reimbursed for such amounts. Tenant shall only be liable for
interest and penalties thereon to the extent arising after such thirty (30) day
payment period but prior to the payment of such Real Estate Taxes by Tenant to
Landlord.

      (d) If the Premises are not separately assessed for Real Estate Taxes, the
Tenant shall reimburse the Landlord for the Tenant's pro rata share of the Real
Estate Taxes payable upon or with respect to the Center exclusive of any
penalties or late charges within thirty (30) days after the Tenant's receipt of
the Landlord's statement therefor (but not more than forty-five (45) days prior
to the due date thereof), accompanied by the tax bill on which such statement is
rendered. The Tenant's pro rata share of the Real Estate Taxes shall be
calculated by multiplying the total tax assessed, net of any early payment
discounts available from the taxing authority at the time the Tenant's payment
is due, by a fraction, the numerator of which is the gross leasable square
footage of the Premises and the denominator of which is the total gross leasable
square footage of all buildings in the Center. Changes in applicable floor areas
in the Premises or in the Center shall result in corresponding pro rata
adjustments. Real Estate Taxes shall be prorated as of the Rent Commencement
Date and the expiration or earlier termination of this Lease, and, if
applicable, the Landlord shall promptly return to the Tenant any overpayment
made by the Tenant. All basements and mezzanine areas in which Landlord is
receiving rent or income shall be included.

      (e) Landlord shall deliver to Tenant copies of all notices of proposed
increases in Taxes or proposed revaluation of any property that is included in
the calculation of Tenant's proportionate share of Taxes in time to permit
Tenant to contest such proposed increases or revaluation. If the Tenant disputes
the amounts of any Real Estate Taxes, it may contest and defend, and conduct any
necessary proceedings to avoid, such disputed taxes or assessments, and the
Landlord shall cooperate with the Tenant in contesting the validity or amount of
such taxes, including joining in the signing of any protests or pleadings that
the Tenant may deem reasonably advisable to file. Any rebate made on account of
any Real Estate Taxes attributable to the Premises shall belong to, and be paid
to, the Tenant. During any such contest, the Tenant agrees to prevent any public
sale, foreclosure or any divesting thereby of the Landlord's title to the
Premises.

      (f) Any special assessments for benefits on or to the Center installed
following the Commencement Date shall be included in Real Estate Taxes.
(Predevelopment and

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development assessments and impact fees shall not be included in Real Estate
Taxes or in other pro rata charges to Tenant.) Landlord agrees to elect the
longest period available under law for payment of such assessments. Landlord
agrees that such assessments shall be amortized to Tenant over a term not less
than ten (10) years, and that any unamortized assessment remaining at the end of
the Lease term shall be borne by Landlord. If special assessments are permitted
to be paid in installments, and if the payment of such installments are
permitted to be paid over a period in excess of ten (10) years, then there shall
be included in Real Estate Taxes for any fiscal year only the amount of the
installment of such assessment that would result had Landlord elected to pay
such assessment over the maximum number of installments, permitted by law to be
paid without interest or penalties. Such installments shall be in lieu of
amortizing. Landlord will not submit improvements to a special improvements
district without Tenant's prior written consent unless such submission shall not
result in any charges to Tenant for such improvements.

      Section 6. Utilities

      The Tenant shall pay all utility charges and deposits required to
establish accounts for gas, heat, light, water, sewer, electricity, garbage and
other utility use services supplied to the Premises during the term of this
Lease. The Premises shall be separately metered by Landlord for such charges. In
the event of any assignment or subletting of a portion of the Premises by the
Tenant then, at the Tenant's option, such assignment or subletting shall provide
that either (i) such portion of the Premises shall be separately metered for
such charges or (ii) the subtenant or assignee shall be required to pay its pro
rata share of such expenses (which pro rata share shall be the amount of such
costs multiplied by a fraction, the numerator of which shall be the number of
gross leasable square feet in that portion of the Premises that is assigned or
sublet, and the denominator of which shall be the gross leasable square footage
of the Premises).

      Section 7. Use

      (a) The Tenant shall have the right to use the Premises for any retail
purpose excluding only those uses set forth in Exhibit "B", attached hereto and
made a part hereof (but only for so long as they remain in effect and have not
been otherwise waived in writing by the parties benefited thereby). The Landlord
represents and warrants to the Tenant that the Premises are properly zoned for
Tenant's stated use and that all use restrictions are set forth in Exhibit "B"
hereof and that the Tenant's use of the Premises as a retail furniture store
does not violate any such use restrictions. The Tenant shall not permit or
suffer the use of the Premises for any unlawful purpose.

      (b) The Landlord shall maintain in the Center a mix of tenants as will
best serve the interest of all tenants.

      Section 8. Landlord and Tenant's Work

      The Landlord agrees to provide, at its expense, the improvements to the
Premises described on Exhibit "C", attached hereto and made a part hereof (the
"Landlord's Work"). The Tenant agrees to provide, at its expense, after the
completion of Landlord's Work, the improvements to the Premises described on
Exhibit "D", attached hereto and made a part hereof (the "Tenant's Work"). The
Landlord's Work and the Tenant's Work shall be done in a good and workmanlike
manner and in accordance with plans and specifications approved by the other
party, which approval shall not be unreasonably withheld or delayed, and shall
be in compliance with all applicable building codes, laws, ordinances and
regulations. The plans and specifications delivered for approval to the Tenant
and the Landlord, as applicable, shall be deemed approved if not approved or
otherwise acted upon within fifteen (15) days following receipt of such plans
and specifications. The Landlord and the Tenant shall obtain, at their own
expense, all necessary building permits for their respective work.

                                                                               5

<PAGE>

      Section 9. Tenant Alterations and Improvements

      The Tenant may, from time to time, make or cause to be made any interior
nonstructural alterations, additions or improvements to the Premises without the
Landlord's consent. The construction of interior demising walls and interior
doors shall be deemed nonstructural. The Tenant may make interior structural and
exterior alterations, additions or improvements to the Premises only with the
Landlord's prior written consent, which consent shall not be unreasonably
withheld or delayed. Any request to make such interior structural or external
alterations, additions or improvements shall be deemed approved if not approved
or otherwise acted upon within fifteen (15) days following request for such
approval. The Landlord agrees to execute and deliver upon the Tenant's request
any instrument or instruments which may be required by any public or
quasi-public authority for the purpose of obtaining any license or permit for
the making of such alterations or improvements.

      Section 10. Landlord's Additional Covenants

      (a) Exclusive. Intentionally deleted.

      (b) Covenant Against Certain Uses. To the full extent permitted by law and
as a condition and inducement to Tenant to enter into this Lease, Landlord
agrees that Landlord will not lease, rent, occupy or permit to be occupied any
premises in the Center (and any enlargement or expansion thereof) to be used for
the operation of a bingo parlor, bar, tavern, cocktail lounge, restaurant, adult
book or adult video store (defined for the purposes hereof as a store devoting
ten percent (10%) or more of its floor space to offering books and/or video
materials for sale or for rent which are directed to or restricted to adult
customers due to sexually explicit subject matter or for any other reason making
it inappropriate for general use), automotive maintenance or automotive repair
facility, warehouse, car wash, pawn shop, check cashing service, establishment
selling second hand goods, or flea market, entertainment or recreational
facility (including bowling alley) or training or educational facility; for the
renting, leasing or selling or displaying therefore of any boat, motor vehicle
or trailer; or for industrial purposes. For the purpose hereof, the phrase
"entertainment or recreational facility" shall include, without limitation, a
movie or live theater or cinema, bowling alley, skating rink, gym, health spa or
studio, dance hall, billiard or pool hall, massage parlor, health club, game
parlor or bingo parlor or video arcade (which shall be defined as any store
containing more than five (5) electronic games). The phrase "training or
educational facility" shall include, without limitation, a beauty school, barber
college, reading room, place of instruction or any other operation catering
primarily to students or trainees as opposed to customers. Notwithstanding the
foregoing, Landlord may lease any premises in the Center for use as a restaurant
provided that Landlord complies with the restrictions set forth hereunder in
this Section (b). Notwithstanding anything to the contrary contained in this
Lease and subject to the provisions of Section above, no part of the Center
within four hundred feet (400') of Tenant's Building shall be used as a
restaurant (except that one restaurant, sit down type, not to exceed 2,500
square feet shall be permitted, provided, however, any such restaurant use shall
not offer liquor, beer or wine for sale).

      (c) Landlord further agrees that Tenant shall have the right to approve
any changes in use or other alterations to any building within one hundred (100)
feet of the Premises.

      (d) Landlord acknowledges that in the event of a breach or an attempted or
prospective breach hereof by Landlord, Tenant's remedies at law would be
inadequate. Therefore, in any such event, if such breach is not cured within
sixty (60) days after written notice from Tenant to Landlord, Tenant shall be
entitled, at its option and without limitation of any other remedy permitted by
law or equity or by this Lease, to cancel this Lease on thirty (30) days written
notice to Landlord and/or to full and adequate relief by temporary and permanent
injunction; provided that the remedy of lease cancellation shall not be
applicable if the violation of this Section is due to the breach of another
tenant's lease and Landlord is, in Tenant's good faith judgment, diligently
pursuing appropriate legal proceedings to halt the violation.

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<PAGE>

      Section 11. Tenant's Property

      All equipment, inventory, trade fixtures and other property owned by the
Tenant and located in the Premises shall remain the personal property of the
Tenant and shall be exempt from the claims of the Landlord or any mortgagee or
lienholder of the Landlord without regard to the means by which they are
installed or attached. The Landlord expressly waives any statutory or common law
landlord's lien and any and all rights granted under any present or future
laws to levy or distrain for rent (whether in arrears or in advance) against the
aforesaid property of the Tenant on the Premises and further agrees to execute
any reasonable instruments evidencing such waiver, at any time or times
hereafter upon the Tenant's request. The Tenant shall have the right, at any
time or from time to time, to remove such trade fixtures or equipment. If such
removal damages any part of the Premises, the Tenant shall repair such damages.
Tenant is expressly authorized to finance, pledge, and encumber its own trade
fixtures, equipment, and inventory for purposes of financing such trade
fixtures, equipment and inventory.

      Section 12. Signs

      (a) Announcements. Landlord agrees, upon execution of this Lease, to
erect, at Landlord's expense, a sign on the Premises. Such sign shall be a
minimum of four feet (4') by , eight feet (8') and visible to the public, as set
forth on Exhibit "E" attached hereto and made a part hereof.

      (b) Pylon and Building Signs. Landlord shall, at its sole cost and
expense, construct, erect and maintain at the location shown on the Site Plan,
pylon signs upon which Tenant's advertising panel shall be installed, and
thereafter throughout the Term of the Lease, Tenant shall have continuous
representation on the pylon sign(s) and Building sign and any replacement pylon
sign in the same position and size as shown on Exhibit "A". Tenant shall be
required to comply with all PUD requirements.

      (c) Maintenance. Tenant agrees to maintain said advertising panel and
exterior building signs in a good state of repair, save the Landlord harmless
from maintenance or removal of such signs, provided that at the end of this
Term, the Tenant agrees to remove the same and repair any damages caused
thereby.

      (d) Interior Signage. Tenant shall also have the right to place signs or
banners in the windows of the Premises, provided same are professionally done.

      (e) Removal. Landlord agrees that at or before the time for surrender of
the Premises to Landlord, said Tenant may remove all the trade fixtures and
signs and all other personal property owned by Tenant in accordance with Section
herein.

      Section 13. Assignment and Subletting

      Tenant shall have the right, without the consent of the Landlord, (i) to
grant licenses and/or concessions with the Premises, and (ii) to assign this
Lease or sublet all or any portion of the Premises to a parent, subsidiary or
affiliate corporation of the Tenant or to a successor by merger, acquisition or
consolidation of the Tenant, its parent or subsidiary or to a corporation
acquiring all or substantially all of the assets of the Tenant, its parent or
subsidiary; provided, however that Tenant shall remain fully liable hereunder.
Notwithstanding the foregoing, Tenant shall be released from all further
liability hereunder in the event such assignee (i) has a net worth of at least
Ten Million Dollars ($10,000,000.00), and (ii) has sufficient business
experience and a good business reputation.

      Tenant shall have the right, without the consent of Landlord, to assign
this Lease or sublet the Premises to any party or entity other than set forth in
the immediately preceding paragraph, so long as (i) such proposed use does not
violate any exclusive in the Center existing as of the date hereof, (ii) such
use is consistent with the general character of the Center, and (iii) the
proposed assignee or subtenant has sufficient business experience and a good
business reputation. In all other cases, Tenant may assign or sublet upon
obtaining the

                                                                               7

<PAGE>

prior written consent of Landlord, which consent shall not be unreasonably
withheld or delayed. Tenant shall remain liable hereunder unless such assignee
or subtenant has a net worth greater than that of Tenant at the time of such
proposed assignment or subletting.

      Section 14. Maintenance

      (a) The Tenant shall maintain at its expense the interior of the Premises,
including the doors and windows therein, in good condition and repair. The
Tenant shall repair defective work performed as part of the Tenant's Work but
shall have no obligation to repair any defective work performed by the Landlord
as part of the Landlord's Work.

      (b) Tenant shall have the right to make alterations or additions to the
Premises at its sole cost and expense provided, nevertheless, that any such
alterations or additions shall be of good workmanship and material and shall not
reduce the size and strength of the then existing improvements. Tenant shall not
be required to remove any such additions or alterations or to restore the
Premises to their original condition at the termination of tenancy hereunder.
The Landlord hereby covenants and agrees to join with Tenant in applying for and
securing from any governmental authority having jurisdiction thereof, any
permits or licenses which may be necessary in connection with the making of any
alterations, additions, changes or repairs and the Landlord agrees, upon request
by the Tenant, to execute or join in the execution of any application for such
licenses and permits.

      (c) The Landlord hereby assigns to the Tenant all manufacturers' and other
warranties applicable to that portion of the Premises and the equipment and
systems therein that the Tenant is obligated to maintain.

      Section 15. Common Area Maintenance

      (a) From and after the Commencement Date, Landlord, at its cost and
expense, shall maintain the Common Areas and the Center clean and in good repair
so that Tenant and its customers, guests, invitees, officers and employees can
use and enjoy the same. The obligation of Landlord pursuant hereto shall
include, but not be limited to, the management and maintenance of the Center and
the pylon structure of Tenant's identification sign (if the same is affixed to a
pylon sign used in common with Landlord or other tenants in the Center, but not
Tenant's advertising panels), regular cleaning of the Common Areas, removal of
trash and debris from the Common Areas, repairing the asphalt and concrete
portions of the Common Areas (including potholes, curbs and sidewalks),
repairing common utility lines and facilities, repairing storm drains, repairing
parking lot lights, maintaining the landscaped portion of the Common Areas
(including regular grass cutting), maintaining floodlights and other necessary
means of illumination sufficient to illuminate the Common Areas during twilight
and evening hours that Tenant's store is open for business and in operation,
prompt removal of snow and ice on every occasion where safety of the Common
Areas is impeded, employing traffic control personnel (such as off-duty police
personnel), and periodically restriping the parking area. Landlord covenants
that such maintenance and repair shall be planned and preventative maintenance
undertaken in order to maintain the Common Areas in good usable condition so as
to avoid breakdown of maintenance and avoidable costly repairs. Landlord shall
not in any manner change the size, location, nature, design or use of the Common
Areas as shown on the Site Plan without the prior written consent of Tenant,
which shall not be unreasonably withheld unless the proposed change would
involve additional buildings of any kind or reduce the number of parking spaces,
or otherwise materially and adversely affect the access to or visibility of the
Premises, in any of which cases Tenant's approval may be withheld in its sole
discretion.

      (b) The Tenant shall reimburse the Landlord for Landlord's "Common Area
Maintenance Costs" (as hereinafter defined).

      (c) As used herein, the term "Common Area Maintenance Costs" means all
reasonable costs actually paid by the Landlord for maintaining and repairing the
Common Areas. The following items shall be specifically excluded from Common
Area Maintenance Costs: (i) depreciation on maintenance equipment; (ii) all Real
Estate Taxes; (iii) financing

                                                                               8

<PAGE>

costs, including, but not limited to, any and all of Landlord's payments for (1)
loan principal or interest, together with expenses, thereto related in
connection with such financing or any refinancing during the term of this Lease,
(2) ground lease rent, or (3) similar payments; (iv) salaries of Landlord's
employees or agents contracted through outside services or employed by Landlord
who are not exclusively engaged in the day-to-day maintenance of the Center; (v)
profit or mark-up; (vi) maintenance, repairs, services or improvements on the
buildings or other tenant premises, except that periodic painting of the
exterior of the buildings shall be an allowable expense; (vii) costs of outside
management services; (viii) Merchants Association costs; (ix) Center
advertising, promotions and promotional materials; (x) remodeling of the Center,
or any costs for renovation or improvement to the Common Areas required as a
result of other tenants within the Center remodeling, adding an addition or
renovating; (xi) enforcement costs - any and all of Landlord's costs to compel
full performance under leases with all prior, existing, and prospective tenants
at the Center, including, without limitation all legal fees, costs and expenses
to collect rental arrearages and recover possession, or legal fees and expenses;
(xii) leasing costs - any and all of Landlord's costs of leasing space in the
Center to all prior, existing and prospective tenants, including, without
limitation, consulting and marketing fees, advertising expenses, brokerage
commissions, legal fees, vacancy costs, rent or other rent concessions, and/or
refurbishment or improvement expenses; (xiii) capital costs - any and all of the
Landlord's capital costs, improvements, alterations, repairs and/or replacements
(including redesign and retrofitting of existing capital improvements) to any
part of the Center including, but not limited to, resurfacing and/or replacement
of paving; (xiv) parking garage facilities - any and all of Landlord's expenses
relating to any parking garage facility or facilities on or about the property
or comprising a part of the Center; (xv) any improvement or construction charge
which would normally be and/or should have been in the original construction of
the Center and any repairs or replacements to the interior or exterior which are
required because of defective or faulty installation, materials, design or other
latent defects; (xvi) utility service and/or service lines (for any utility
service) repair, replacement, addition or maintenance charge except for those
utility service and lines within the Common Areas and are used by all tenants of
the Center; (xvii) any utility charge for usage of the Center if such usage is
charged to Tenant's Premises as a result of separate metering of the service or
services. In addition, any utility usage of the Common Areas which is as a
result of other tenants' extended operating hours shall be excluded, and the
cost of any utility, maintenance, service or repair provided to any other
premises in the Center; (xviii) any Common Areas Maintenance Costs incurred or
required prior to the commencement of this Lease; (xix) maintenance, repair or
replacement of Common Areas which is the result of Landlord's negligence in
performing preventative and/or planned maintenance which increases the costs to
maintain the Common Areas in good usable condition; (xx) off site repairs,
replacements or improvements; (xxi) any costs or expenses incurred by the
Landlord in bringing the Center, or any portion thereof, into compliance with
any applicable federal, state or local statutes, codes, ordinances or rules;
(xxii) reserves for anticipated future expenses; (xxiii) any bad debt loss, rent
loss or reserves for bad debts or rent loss; (xxiv) any cost related to the
operation of Landlord as an entity rather than the operating of the Center
including the cost and formation of the entity, internal accounting, legal
matters, preparation of tax returns, etc.; (xxv) any operating expense incurred
by Landlord with respect to other premises in the Center occupied or occupiable
by other tenants of the Center; and (xxvi) any expense for insured or uninsured
loss. Any allowable replacement of Common Areas which would constitute a
"capital expenditure" shall be amortized over the useful life of said
replacement and only the annual amortized portion of said cost shall be included
in Tenant's proportionate share of Common Areas Costs. The Tenant's
proportionate share of the Common Area Maintenance Costs, subject to Section (b)
above (the "Tenant's Share") shall be the amount of such costs multiplied by a
fraction, the numerator of which shall be the gross leasable area of the
Premises as set forth in Section hereof and the denominator of which shall be
the gross leasable area of all buildings in the Center. Landlord shall be
entitled to a fifteen (15) percent administrative fee on the CAM charges.

      (d) The Tenant shall pay the Tenant's Share to the Landlord in quarterly
payments in arrears. Within thirty (30) days after the end of each calendar
quarter, the Landlord shall give the Tenant a statement in reasonable detail,
together with all applicable invoices and receipts, setting forth the Common
Area Maintenance Costs for such quarter and the Tenant's

                                                                               9

<PAGE>

Share. Subject to subparagraph 15(b) above, the Tenant shall pay such amount to
the Landlord within thirty (30) days following receipt of such statement.

      Section 16. Landlord's Maintenance and Repairs

      Landlord agrees that it shall, at its sole cost and expense, at all times
during the term of this Lease:

      (a) Keep, repair and maintain in good order and condition (including
replacement, if necessary), the roof (including all components thereof) and the
interior and exterior structural portions of the Premises, including, without
limitation, the exterior walls (painted, cleaned and/or sandblasted, but
excluding plate glass windows, doors, door closure devices, door frames,
molding, locks and hardware); the window frames (but only to the extent repair
thereto is necessitated due to settling of the building or other structural
failure of the building); the foundation, structural parts of the floor; all
structural members; gutters, downspouts; duct work; automated sprinkler supply
line; and, electrical wiring from main circuit breaker panels (excluding the
circuit breaker) to the weatherboard and extending to the public utility power
sources. In addition, Landlord shall be responsible for "replacement" of major
equipment, including air condition and heating equipment, upon said equipment
being deemed unrepairable by a registered engineer selected by Tenant. Should
Landlord elect to renovate or remodel the exterior of said Premises, Landlord
may do so at Landlord's expense provided Tenant has approved the same.

      (b) Make any repair or replacements which become necessary as the
consequence (whether with or without any intervening act, negligence, or default
under this Lease of Landlord, its employees, agents, licensees, or contractors)
of a condition Landlord is required to correct, as in the case of damage to the
ceiling which results from a roof leak.

      (c) If Landlord fails to perform its maintenance obligations hereunder,
Tenant, after thirty (30) days written notice to Landlord (or upon such notice
as may be reasonable in the event of an emergency or in the event such repairs
are necessary in order to avoid damage to the Tenant's merchandise or
interference with the Tenant's business) may perform such unperformed
maintenance at the cost of the Landlord. Tenant may offset the cost of
performing the Landlord's maintenance obligations against the rent due
hereunder.

      (d) In the event it shall become necessary to make any emergency repair
which would otherwise be required to be made by Landlord, Tenant shall use its
best efforts to contact Landlord, and in the event of its inability to do so,
Tenant may proceed forthwith to have the repairs made and pay the cost thereof
and promptly thereafter deliver a bill for such repairs to Landlord. In the
event the bill for such repairs is not paid within thirty (30) days after
Landlord's receipt of such bill, Tenant may deduct all of its costs and expenses
in connection therewith from up to one-half of each monthly installment of the
Fixed Rent thereafter becoming due until such sum shall be recovered in full.

      Section 17. Surrender of Premises

      At the expiration of the term, the Tenant shall surrender the Premises in
good condition and repair, ordinary wear and tear and damage by fire and
casualty excepted.

      Section 18. Insurance

      (a) The Tenant agrees that it will, at all times during the term of this
Lease, keep in full force and effect a policy of general liability insurance
with respect to the Premises and the business operated by the Tenant therein in
which the limits shall not be less than One Million Dollars ($1,000,000.00) in
respect of personal injury and not less than Five Hundred Thousand Dollars
($500,000.00) in respect of property damage.

      (b) The Landlord agrees that it will, at all times during the term of this
Lease, keep in full force and effect a policy of fire and extended coverage
("all-risk" form) insurance,

                                                                              10

<PAGE>

insuring all improvements in the Center and the Premises on full replacement
cost basis, including:

      (i) With respect to the Center, extended coverage and vandalism and
malicious endorsement, in an amount not less than the full replacement cost of
the buildings and improvements thereon; and

      (ii) Sprinkler leakage insurance with respect to the Center (but not with
respect to Tenant's fixtures, furniture, equipment, stock, or inventory), in an
amount not less than one hundred percent (100%) of said replacement value.

      (c) Landlord shall maintain a policy or policies of general comprehensive
public and property damage insurance for damages on account of injuries to
property or person, including, death, sustained by any person or persons while
within said Common Areas (including but not limited to parking lot and
sidewalks) in the amount of Five Million Dollars ($5,000,000.00) combined single
limit protection.

      Landlord is to notify Tenant of any changes in the liability policy or if
there is a termination of that policy without replacement. At Tenant's request,
but not more frequently than twice each calendar year, Landlord will furnish to
Tenant evidence of such insurance.

      (d) The party obligated to maintain the insurance policies hereunder
shall, within fifteen (15) days after request therefor, deliver to the other
party a certificate of insurance naming the other party as an additional insured
and evidencing that the insurance required hereunder is in full force and
effect. All insurance required hereunder may be carried under blanket policies
maintained by the party required to maintain such insurance.

      (e) The Landlord and the Tenant agree that with respect to any loss which
is required to be covered by insurance hereunder, the one carrying or required
to carry such insurance and suffering such loss releases the other of and from
any and all claims with respect to such loss. The Landlord and the Tenant
further agree that their respective insurance policies shall provide for an
appropriate waiver of subrogation reflecting this release.

      (f) The net proceeds of the insurance referred to in Section (b) shall be
applied to the restoration of the Premises. Any surplus proceeds shall belong to
the Landlord. Landlord agrees to convey any insurance proceeds received by
Landlord to a title company or lender mutually agreed to by the parties hereto
to hold in escrow for rebuilding if Landlord is required to rebuild.

      (g) Tenant shall be named as an additional insured in Landlord's public
liability and property damage insurance policies. Any insurance required to be
maintained by Landlord under this Section 18 may be maintained under a so-called
blanket policy or policies; may contain reasonable deductible provisions
customary for similar properties in the Center locale and consistent with sound
insurance practices; and, the insurance required to be maintained shall include
a clause waiving any right of subrogation against Tenant. Tenant shall pay to
Landlord monthly, as additional rent, Tenant's pro rata share of the premiums
for the insurance described above. Landlord shall charge Tenant for its pro rata
share of the foregoing insurance separately from Common Areas expense charges,
and Landlord shall not add an administrative charge as a part of such insurance
expense.

      (h) Landlord represents that the insurance premiums payable by Landlord
for the coverage enumerated herein shall be at rates which are commercially
reasonably, and comparable to the rates paid by other owners of similarly-sized,
first-class shopping centers for similar coverage in the metropolitan area. In
the event Tenant is able to locate an insurance carrier (or carriers) of
comparable quality and expertise as Landlord's carrier which will provide to
Landlord identical coverage at rates which are less than the premium rates
charged by Landlord's insurance carrier, Tenant's Proportionate Share of
insurance premiums shall be calculated based upon the rates quoted by Tenant's
proposed insurance carrier or carriers (whether or not Landlord elects to obtain
the insurance coverage required hereunder from such source or sources) which
Tenant shall make available to Landlord.

                                                                              11

<PAGE>

      Section 19. Compliance with Governmental Regulations

      (a) Except as provided in subparagraph (c) below, the Tenant shall, at its
cost and expense, comply with the lawful requirements of all municipal, state,
federal and other applicable governmental authorities arising as a result of the
Tenant's particular use of the Premises; provided, however, that the Tenant
shall have no obligation to make any additions, alterations or improvements to
the Premises required by such governmental authorities if the cost of such
additions, alterations or improvements exceeds Ten Thousand Dollars ($10,000.00)
or if less than two years remain in the term hereof.

      (b) Except as provided in subparagraph (c) below, the Landlord shall, at
its sole cost and expense, comply with all other lawful requirements of all
municipal, state, federal or other applicable governmental authorities arising
as a result of or in connection with the use and occupancy of the Premises and
the Common Areas or the failure of the Landlord's Work to comply with such
requirements.

      (c) As used in this subparagraph, the Americans with Disabilities Act
("ADA") shall mean the Americans with Disabilities Act of 1990, 42 U.S.C.
Section 1201, et. seq., and all implementing regulations. The Landlord and the
Tenant intend to comply with the ADA and the parties hereby agree to allocate
responsibility for such compliance as follows:

      (i) Except as provided in subsection (ii) below, the Landlord shall have
responsibility to comply with the requirements of the ADA in all Common Areas
and in the Premises. Such compliance responsibility shall include, but shall not
be limited to, the obligation to remove architectural and communication barriers
in the Common Areas and the Premises where such removal is readily achievable.

      (ii) Except as provided in subsection (i) above, the Tenant shall have
responsibility to comply with the requirements of the ADA in the Premises to the
extent that such requirements require the Tenant to make interior nonstructural
changes or improvements to the Premises. Such responsibility shall include, but
shall not be limited to, the obligation to remove architectural and
communication barriers in the Premises created by the Tenant's trade fixtures
and leasehold improvements made by the Tenant where such removal is readily
achievable.

      (iii) If building alterations are commenced by Landlord and involve the
Common Areas, it shall be the Landlord's responsibility to comply with the
standards of accessibility required under the ADA and its implementing
regulations.

      (iv) Except as provided in subsection (v) below, if building alterations
are commenced by Tenant and involve the Premises, it shall be the Tenant's
responsibility to comply with the standards of accessibility required under the
ADA and its implementing regulations.

      (v) In the event the Landlord and the Tenant shall agree as part of the
terms and conditions of the Lease that the Landlord, at the Landlord's expense,
shall construct improvements on the Premises or any part thereof, it shall be
the Landlord's responsibility to comply with the standards of accessibility for
such new construction.

      (vi) Each party shall be responsible for the ADA compliance of its own
standards, criteria, administrative methods, eligibility criteria, policies,
practices and procedures.

      (vii) The Tenant shall be responsible for the provisions of any "auxiliary
aids and services," as such term is defined and used in the ADA, to its
customers, clients and patrons, if and to the extent required in connection with
the operation of its business or occupancy of the Premises.

      (viii) To the extent permitted by the ADA, if either the Landlord or the
Tenant can demonstrate that barrier removal is not readily achievable in an area
in which either party has

                                                                              12

<PAGE>

responsibility for ADA compliance, the party responsible for compliance, as
herein provided, shall make use of alternatives to barrier removal, if such
alternatives are readily achievable.

      Section 20. Damage or Destruction

      (a) If the Premises shall be damaged by fire or other casualty, the
Landlord shall collect the proceeds of such insurance and immediately and with
all due diligence commence to repair such damage at its expense. From the date
the damage occurs to the date the repairs are complete, the rent due hereunder
shall be reduced by the same percentage as the percentage of the Premises which,
in the Tenant's reasonable judgment, cannot be safely, economically or
practically used for the operation of the Tenant's business. Anything herein to
the contrary notwithstanding, if in the Tenant's reasonable judgment, any damage
or destruction to the Premises from any cause whatsoever cannot be repaired
within one hundred eighty (180) days following the date such damage occurs, the
Tenant may terminate this Lease by written notice to the Landlord given within
ninety (90) days following the occurrence of such damage. In addition, if any
damage or destruction to the Premises from any cause whatsoever cannot be
repaired, in the Landlord's reasonable judgment, within one hundred eighty (180)
days following the date such damage occurs and the Landlord elects not to repair
such damage, the Landlord shall have the right to terminate this Lease by
written notice to the Tenant given within ninety (90) days after the date such
damage occurred provided that no more than three (3) calendar years remain in
the term hereof. Notwithstanding the foregoing, if at the time the Landlord
gives such termination notice any of the renewal options provided for in the
Lease have not yet been exercised and the Tenant exercises a renewal option
within thirty (30) days after receipt of the Landlord's termination notice, then
this Lease shall not be terminated and the Landlord shall promptly commence
restoration of the Premises.

      (b) In the event of a termination of the Lease pursuant to this paragraph,
all insurance proceeds payable by reason of damage under policies required to be
carried hereunder (excluding any insurance proceeds attributable to damage to
the Tenant's inventory, trade fixtures, business or leasehold improvements paid
for by the Tenant) shall be paid to the Landlord.

      Section 21. Condemnation

      If all or any part of the Premises or the Center shall be taken under the
power of eminent domain, (i) this Lease shall terminate as to the part so taken
on the date on which the Tenant is required to yield possession thereof, (ii)
the Landlord shall make such repairs and alterations as may be necessary in
order to restore the part not taken to a condition satisfactory for the Tenant's
use, and (ii) the rent due hereunder shall be reduced by the same percentage as
the percentage of the Premises or the Center so taken. If the portion so taken
of the Premises, the Center or the Common Areas or access thereto substantially
impairs the Tenant's use of the Premises or the economic viability of the
business then being operated by the Tenant in the Premises, the Tenant shall
have the option to terminate this Lease at any time following the date on which
the Landlord or the Tenant is required to yield possession of the area so taken.

      Section 22. Indemnification

      Subject to the insurance requirements of Section 18, the Landlord hereby
indemnifies the Tenant, and the Tenant hereby indemnifies the Landlord for any
cost, damage or expense incurred or suffered by the other as a result of the
negligence or other act or omission of the indemnifying party.

      Section 23. Quiet Enjoyment

      Landlord warrants that Tenant shall have the continuous and uninterrupted
quiet enjoyment and exclusive possession of the Premises and the non-exclusive
right to use the Common Areas during the term of this Lease. In the event that,
at any time during the term hereof, Tenant's quiet enjoyment and possession is
deprived for more than sixty (60) days as a result of a defect in the title of
Landlord to the Center and/or the Premises, and Landlord fails

                                                                              13

<PAGE>

or refuses to cure such defect within such sixty (60) day period, Tenant shall
have the right, at its option, to terminate this Lease without prejudice to any
other right or remedy it may have at law or equity or under this Lease.

      Section 24. Landlord's Covenants

      The Landlord represents (i) that it has the right to enter into this
Lease, (ii) that it has good and marketable title to the Premises, (iii) that
the Premises, including without limitation, the roof and HVAC system, are in
good condition and repair, (iv) that the Premises is properly zoned for use by
the Tenant as a furniture store in a retail location, (v) that the Landlord has
obtained all necessary approvals and permits from appropriate governmental
authorities for the development of the Center in accordance with the Site Plan
and for the construction and occupancy of the Premises by Tenant as a furniture
store in a retail location, and (vi) that the Landlord has entered into no
leases, agreements or restrictive covenants that would prohibit or interfere
with the use of the Premises by the Tenant as a furniture store as a retail
location.

      Section 25. Hazardous Substances

      (a) "Hazardous Substances", as used herein, shall mean all "hazardous
substances" (as defined in the Comprehensive Environmental Response Compensation
and Liability Act of 1980, 42 U.S.C. paragraph 9601 et seq. and the regulations
promulgated pursuant thereto, as amended [the "Act"]); any other toxic or
hazardous waste, material or substance as defined under any other federal state
or local law, rule, regulation or ordinance; petroleum products and any other
pollutant or environmental contaminant. "Remediate" or "remediation" as used
herein shall mean "remediate" or "remediation" as defined in the Act.

      (b) During the term of the Lease, the Tenant shall not: (i) release,
spill, leak, store, generate or accumulate any Hazardous Substances in, on or
under the Premises (except that the Tenant may store ordinary and necessary
quantities of cleaning, office and pest control supplies stored in a safe and
lawful manner and immaterial quantities of petroleum products may be discharged
from the operation of motor vehicles on the Premises); (ii) install any
underground storage tanks in, on or under the Premises; (iii) accumulate tires,
spent batteries, mining spoil, debris or other solid waste (except for rubbish
in containers for normal scheduled disposal in compliance with all applicable
laws); or (iv) drain, fill or modify wetlands on the Premises (except in
compliance with all applicable laws).

      (c) The Tenant shall notify the Landlord immediately upon the Tenant's
learning during the term of this Lease that: (i) any duty in subparagraph (b)
has been violated; (ii) there has been a release, discharge or disposal of any
Hazardous Substance on any property contiguous to the Premises such that
contamination of the Premises is possible; (iii) the Premises are the subject of
any third party claim or action, because of any environmental condition on or
originated from the Premises. The Tenant shall promptly provide the Landlord
with copies of all correspondence to or from third parties, including, but not
limited to, governmental agencies, regarding environmental conditions on or
originating from the Premises.

      (d) The Tenant shall indemnify and agrees to hold the Landlord harmless
from and against all costs, liability and damages suffered by the Landlord as a
result of a breach of the Tenant's duties hereunder.

      (e) The Landlord hereby represents and warrants that: (i) it has not used,
generated, discharged, released or stored any Hazardous Substances on, in or
under the Center and has received no notice and has no knowledge of the presence
in, on or under the Center of any such Hazardous Substances; (ii) there have
never been any underground storage tanks at the Center, whether owned by the
Landlord or its predecessors in interest; (iii) there are not and have never
been accumulated tires, spent batteries, mining spoil, debris or other solid
waste (except for rubbish and containers for normal scheduled disposal in
compliance with all applicable laws) in, on or under the Center; (iv) it has not
spilled, discharged or leaked petroleum products other than de minimis
quantities in connection with the operation of motor

                                                                              14

<PAGE>

vehicles on the Center; (v) there has been no draining, filling or modification
of wetlands (as defined by federal, state or local law, regulation or ordinance)
at the Center; and (vi) there is no asbestos or asbestos-containing material in
the Premises. The representations and warranties set forth in this subparagraph
(e) shall apply to any contiguous or adjacent property owned by the Landlord,
whether or not the Landlord is in possession.

      (f) If any such Hazardous Substances are discovered at the Center (unless
introduced by the Tenant, its agents or employees) or if any asbestos or
asbestos containing material is discovered in the Premises, and removal,
encapsulation or other remediation is required by applicable laws, the Landlord
immediately and with all due diligence and at no expense to the Tenant shall
take all measures necessary to comply with all applicable laws and to remove
such Hazardous Substances or asbestos from the Center and/or encapsulate or
remediate such Hazardous Substances or asbestos, which removal and/or
encapsulation or remediation shall be in compliance with all environmental laws
and regulations, and the Landlord shall repair and restore the Center at its
expense. From the date such Hazardous Substances are discovered at the Center to
the date such removal, encapsulation, remediation and restoration is complete,
the rent due hereunder shall be reduced by the same percentage as the percentage
of the Premises which, in the Tenant's reasonable judgment, cannot be safely,
economically or practically used for the operation of the Tenant's business.
Anything herein to the contrary notwithstanding, if in the Tenant's reasonable
judgment, such removal, encapsulation, remediation and restoration cannot be
completed within one hundred eighty (180) days following the date such Hazardous
Substances or asbestos are discovered, the Tenant may terminate this Lease by
written notice to the Landlord, which notice shall be effective on Landlord's
receipt thereof. Landlord shall comply with OSHA 29 CFR 1910.1001 (j) to notify
tenants, including Tenant, of asbestos related activities in the Premises and
the Center including, but not limited to, selection of the certified/licensed
asbestos abatement contractor, scope of the abatement work, and final clearance
testing procedures and results.

      (g) If any of the representations or warranties set forth in subparagraph
(e) are incorrect, misleading or breached, if any Hazardous Substances are
discovered at the Center (unless introduced by the Tenant, its agents or
employees) or if any asbestos or asbestos containing material is discovered in
the Premises, all costs incurred by the Tenant as the result of such breach or
discovery of such Hazardous Substances or asbestos shall be borne by the
Landlord, and the Landlord hereby indemnifies and agrees to hold the Tenant and
the Tenant's officers, directors, stockholders, employees and agents harmless
from and against all such costs, liability and damages including, without
limitation, all third-party claims (including sums paid in settlement thereof,
with or without legal proceedings) for personal injury or property damage, and
all judgments, compensatory and punitive damages, penalties, fines, costs,
losses, attorneys' fees (through all levels of proceedings), costs of
remediation and removal, consultants' and experts' fees, and all costs incurred
in enforcing this indemnity.

      (h) Beginning on the date of this Lease, the Tenant shall have the right
to conduct an environmental study of the Premises and the Center, and the
Landlord agrees to cooperate with and to provide access to the Center and the
Premises to the Tenant and its agents. If the Tenant discovers any Hazardous
Substances at the Center or any asbestos or asbestos containing materials in the
Premises as a result of such environmental study, the Tenant shall have the
right to terminate in accordance with Section hereof.

      (i) The obligations of the Landlord and the Tenant hereunder shall survive
the expiration or earlier termination of this Lease and any extensions hereof.

      Section 26. Default by Tenant - Remedies of Landlord

      (a) Each of the following shall be deemed a default by Tenant and a breach
of this Lease: (i) filing of a petition by Tenant for adjudication as a bankrupt
or an adjudication as a bankrupt or for reorganization or for an arrangement
under any federal or state statute, except a Chapter 11 Bankruptcy where rent is
being paid and the terms of the Lease are being complied with; (ii) involuntary
dissolution or liquidation of Tenant; (iii) appointment of a permanent receiver
or a permanent trustee of all or substantially all the property of Tenant, if

                                                                              15

<PAGE>

such appointment shall not be vacated within one hundred and twenty (120) days;
(iv) taking possession of the property of Tenant by any governmental officer or
agency pursuant to statutory authority for dissolution, rehabilitation,
reorganization or liquidation of the Tenant if such taking of possession shall
not be vacated within one hundred and twenty (120) days; (v) making by the
Tenant of an assignment for the benefit of creditors.

      If any event mentioned in this subdivision (a) shall occur, Landlord may
thereupon or at any time thereafter elect to cancel this Lease by thirty (30)
days notice to the tenant in possession and this Lease shall terminate on the
day in such notice specified with the same force and effect as if that date were
the date herein fixed for the expiration of the term of the Lease.

      (b) (i) Default in the payment of the base rent reserved for a period of
twenty (20) days after notice. In the event Tenant deducts from base rent or
other charges hereunder such sums expended by Tenant to remedy defects or make
repairs upon Landlord's failure to perform its obligations hereunder, such
action by Tenant shall not be construed as a default in the payment of fixed
rent or other charges hereunder.

          (ii) A default in the performance of any other covenant or condition
of this Lease on the part of the Tenant to be performed for a period of thirty
(30) days after notice. For purposes of this subdivision (b) (ii) hereof, no
default on the part of Tenant in performance of work required to be performed or
acts to be done or conditions to be modified shall be deemed to exist if steps
shall have been commenced by Tenant diligently after notice to rectify the same
and shall be prosecuted to completion with reasonable diligence, subject,
however, to unavoidable delays.

      (c) In cases of any such default under Section (b) and at any time
thereafter following the expiration of the respective grace periods above
mentioned, Landlord may serve a notice upon the Tenant electing to terminate
this Lease upon a specified date not less than twenty (20) days after the date
of serving of such notice and this Lease shall then expire on the date so
specified as if that date had been originally fixed as the expiration date of
the term herein granted; however, a default under Section (b) hereof shall be
deemed waived if such default is cured before the date specified for termination
in the notice of termination served on Tenant.

      If a default occurs subsequent to Tenant's assignment or subletting of the
Premises, Landlord may proceed to terminate this Lease in the manner described
above, provided: (i) a copy of the specified notices shall be served upon the
original Tenant herein as well as the party entitled to possession, and (ii)
Tenant shall be entitled to timely rectify any defaults occurring after such
assignment or subletting.

      If Tenant assigns this Lease or sublets the Premises, Landlord, when
giving notice to said assignee or subtenant or any future assignee or subtenant
in respect of any default, shall also serve a copy of such notice upon the
original Tenant (herein called the "Original Tenant"), and no notice of default
shall be effective until a copy thereof is so given to the Original Tenant. The
Original Tenant shall have the same period after receipt of such notice to cure
such default as is given to Tenant therefor under this Lease. If this Lease
terminates or this Lease and the term hereof ceases and expires because of a
default of such assignee or subtenant after an assignment of this Lease or
sublease shall have been made, Landlord shall promptly give to the Original
Tenant notice thereof; and the Original Tenant shall have the option,
exercisable by the giving of notice by the Original Tenant to Landlord within
ten (10) days after receipt by the Original Tenant of Landlord's notice, to cure
any default and become Tenant under a new lease for the remainder of the term of
this Lease (including any renewal periods) upon all of the same terms and
conditions as then remain under this Lease, and such new lease shall commence on
the date of termination of this Lease, except that if the Original Tenant is
occupying less than ten percent (10%) of the Premises, Landlord may deliver to
the Original Tenant, together with Landlord's notice, a release as to all future
liability under this Lease.

                                                                              16

<PAGE>

      (d) In case this Lease shall be terminated as hereinbefore provided, or by
legal proceedings, Landlord or its agents may, immediately or any time
thereafter, re-renter and resume possession of the Premises or such part
thereof, and remove all persons and property therefrom, by a suitable action or
proceeding at law. No re-entry by Landlord shall be deemed an acceptance of a
surrender of this Lease.

      (e) In case this Lease shall be terminated as hereinbefore provided,
Landlord shall, in its own name but as agent for Tenant, if the Lease be not
terminated, or if the Lease be terminated in its own behalf, use its best
efforts to mitigate its damages and relet the whole or any portion of the
Premises for any sum which may be reasonable, giving due consideration to the
rents reserved herein and in connection with any such lease, Landlord may make
such changes in the character of the improvements on the Premises as may be
appropriate or helpful in effecting such lease. Landlord shall not in any event
be required to pay Tenant any surplus of any sums received by Landlord on a
reletting of the Premises in excess of the rent reserved in this Lease.

      (f) In case this Lease shall be terminated as provided in Section (c),
subject to rebuttal by Tenant, Landlord shall be entitled to recover from the
Tenant, the following: (i) a sum equal to all reasonable expenses, if any,
including reasonable counsel fees, incurred by Landlord in recovering possession
of the Premises, and all reasonable costs and charges for the care of said
Premises while vacant, which damages, less the avails of reletting, shall be due
and payable by Tenant to Landlord; and (ii) a sum equal to the amount of all
rent and other charges reserved under this Lease which shall be due and payable
by Tenant to Landlord on the several days on which the rent and other charges
reserved in this Lease would have become due and payable, less the greater of
(1) the fair rental value of the Premises, or (2) the net rent, if any,
collected by Landlord on reletting the Premises; that is, upon each of such days
Tenant shall pay to Landlord the amount of deficiency then existing after
receipt of credit for the fair rental value or net rent collected by Landlord.
Any excess amounts of rent collected by Landlord shall be credited against
future rent. Such net rent collected on reletting shall be computed by deducting
from the gross rents collected all necessary expenses incurred in connection
with reletting of the Premises or any part thereof, including reasonable
brokers' commissions.

      (g) Separate actions may be maintained by Landlord against Tenant from
time to time to recover any damages which, at the commencement of any such
action, have then or theretofore become due and payable to the Landlord under
this Section without waiting until the end of the then current term.

      Section 27. Landlord's Default

      In the event that the Landlord defaults in the performance of any of its
obligations hereunder and such default continues uncured (by the Landlord or any
mortgagee of the Center) for thirty (30) days after written notice from the
Tenant to the Landlord (and to any mortgagee of the Center for whom the Tenant
has been provided a name and address) and such default is reasonably capable of
being cured within thirty (30) days, then, in addition to all other rights and
remedies provided by law, the Tenant shall have the right to cure such default
and offset the cost of such cure against the rents and other amounts due
hereunder; provided, however, that if such default is not reasonably capable of
being cured within thirty (30) days, the period for curing such default shall be
extended for so long as the Landlord (or its mortgagee) is proceeding with
reasonable diligence to cure such default. Provided further that in the case of
an emergency, the Tenant shall be required to give only such notice as is
reasonable under the circumstances.

      Section 28. Conditions to Lease

      (a) The obligations of the Landlord and the Tenant hereunder are
contingent upon the fulfillment of the following conditions:

      (i) Approvals. Tenant shall have obtained the approvals of all third
parties as are necessary with respect to this Lease, including, but not limited
to, temporary or permanent

                                                                              17
<PAGE>

certificates of occupancy, or both, as the case may be, permitting the use of
the Premises for the permitted use herein.

      (ii) Environmental Matters. The Tenant shall have obtained any
environmental study required by Tenant showing to the Tenant's satisfaction that
the Premises and the Center are free from contamination by any Hazardous
Substances or other environmental contaminants, including asbestos, PCB's and
other restricted contaminants.

      (iii) Status of Title. The Tenant shall have obtained any title evidence
required by Tenant showing that the Landlord is vested with fee simple title to
the Center and can lease to the Tenant the Premises and grant to the Tenant the
rights in and to the Center set forth in this Lease, subject only to Real Estate
Taxes for the current year which are not yet due and payable and easements and
restrictions of record to the extent they do not, in the reasonable opinion of
the Tenant, materially adversely affect marketability of title or the Tenant's
contemplated use of the Premises and the Center.

      (iv) Nondisturbance Agreement. The Landlord shall have delivered to the
Tenant the nondisturbance agreement(s) as provided in Section below.

      (v) Zoning. That the Premises are zoned for business and for the use of
Tenant's business, and Tenant approving all local authority requirements,
whether such requirements were approved, pre-lease execution or after lease
execution.

      (vi) Signage. That Tenant will be permitted by the necessary authorities
to install the necessary signs of the size and color as shown and identified on
Exhibit "F", which signs will be the minimum size and quantity acceptable to
Tenant. Landlord agrees to cooperate with Tenant in securing the necessary sign
permits and approvals by the necessary authorities.

      (vii) Utilities. Intentionally deleted.

      (viii) Related Party Lease. In the event that a party related to or
affiliated with Tenant has entered into a separate lease agreement with Landlord
for space in the Center, all contingencies have been satisfied in said related
or affiliated party lease and said related or affiliated party lease is in full
force and effect.

      Section 29. Nondisturbance

      If this Lease or the Tenant's rights hereunder are subordinate to the lien
of any deed of trust, mortgage, or any other security instrument or lien
encumbering the Premises or the Center, or if the Landlord leases pursuant to a
ground lease or other lease any portion of the Center, the Landlord shall obtain
for the benefit of the Tenant (and without cost to the Tenant) a nondisturbance
agreement in form satisfactory to the Tenant. Such nondisturbance agreement
shall provide that if a foreclosure or other proceeding is brought to enforce
the lien of such deed of trust, mortgage, lien or security instrument or a
termination of any such ground or underlying lease, then the ground lessor or
holder of the note secured by any such deed of trust or mortgage or the
purchaser at such a foreclosure sale shall recognize this Lease and all the
Tenant's rights hereunder shall continue in full force and effect.

      Section 30. Landlord's Construction Work

      (a) Construction. Landlord agrees that it is anticipated that it will
complete construction of the Premises and improvements prior to the Commencement
Date of the Lease.

      (b) Parking Requirements. Landlord agrees that throughout the term of this
Lease and any renewal terms hereunder, parking facilities shall be provided by
Landlord so that the minimum number of parking spaces (for standard-size
American cars) in the Center shall be at least five and one-half (5.5) per one
thousand (1,000) square feet of gross leasable area.

      (c) Commencement of Construction. Intentionally deleted.

                                                                              18

<PAGE>

      (d) Completion of Construction of Premises. Upon completion of
construction, Landlord shall satisfy the following conditions:

      (i) Landlord shall furnish Tenant with a temporary certificate of
occupancy and other necessary approvals which must be issued by the appropriate
governmental authorities for the occupancy and use of the Premises as
contemplated. Landlord agrees to provide a permanent certificate of occupancy as
soon as available in the ordinary course of the issuing authority' s practice;

      (ii) The architect engaged by Landlord shall execute his certificate of
completion of the Premises in a good and workmanlike manner substantially in
accordance with Landlord's Construction Work (Exhibit "D"), and the Working
Drawings and readiness for occupancy and deliver it to Tenant;

      (iii) Landlord agrees that Tenant shall have the right, at Tenant's
option, to inspect the Premises during and upon completion (and prior to Tenant
taking possession) to determine compliance by Landlord of Landlord's
Construction Work (Exhibit "D"), and the Working Drawings. Landlord agrees to
correct or change those items which are deemed by Tenant as not in compliance
prior to Tenant taking possession;

      (iv) Landlord shall complete repair or replacement of all items presented
by Tenant to Landlord in the form of a "punch list" within thirty (30) days
after Tenant shall present such list to Landlord. Tenant shall present such
"punch list" to Landlord within a reasonable period, not to exceed ninety (90)
days, after Landlord's completion of the Premises. Tenant shall be permitted to
cure such punch list at Landlord's expense and deduct the cost of the same from
its next rental installment due hereunder in the event Landlord fails to
complete such "punch list" within such thirty (30) day period.

      (e) Remainder of Improvements.

      (i) Except as presently exists or as otherwise provided herein or as shown
on Exhibit "A", no improvement or structure in the Center (including all outlet
pads) shall be of a height greater than twenty feet (20') above ground level nor
contain more than one (1) story or a basement or mezzanine. The foregoing
notwithstanding, Landlord shall have the right to construct one or more one (1)
story buildings in the area designated on Exhibit "A" as "Landlord's Future
Building Area" provided that there is sufficient parking to comply with local
zoning ordinances and Section (b) without Landlord's applying for a variance
therefrom. Landlord agrees that if Landlord builds on any part of "Landlord's
Future Building Area", as designated on the Site Plan - Exhibit "A", Landlord
will not apply for a variance from the local zoning ordinances for the purpose
of reducing the amount of space which must be provided for parking.

      (ii) In performing any construction work, repairs or maintenance in the
Center after Tenant has taken physical possession of the Premises, Landlord
shall use its reasonable efforts to prevent any interference with the operation
of the Center and the business of Tenant or any subtenant or licensee of Tenant.

      (f) Responsibility of Landlord for Construction. Intentionally Deleted.

      (g) Guarantees. In addition to any guarantees provided to Tenant in
Exhibit "D", Landlord shall unconditionally guarantee all of Landlord's Work
against defective workmanship and materials for one (1) year from the
Commencement Date. Further, Landlord shall assign and pass through to Tenant all
manufacturer's warranties on all equipment provided to Tenant as part of
Landlord's construction obligations.

                                                                              19

<PAGE>

      Section 31. Holding Over

      Any holding over after the expiration of the term shall be construed to
create a tenancy from month-to-month at the rent herein specified (prorated on a
monthly basis) and shall otherwise be on the terms and conditions specified in
this Lease as far as applicable.

      Section 32. For Rent Signs

      The Landlord shall have the right during the last sixty (60) days of the
term, to place one for rent or for sale sign, not exceeding two feet by two feet
in size, on one window of the Premises. The Tenant shall also allow the
Landlord, or its agents, during such sixty (60) day period to show the Premises
to prospective tenants or purchasers during reasonable business hours by prior
appointment provided that there is no interference with the conduct of the
Tenant's business.

      Section 33. Successors

      The covenants, conditions and terms contained in this Lease shall bind and
inure to the benefit of the Landlord, the Tenant and their respective successors
and assignees.

      Section 34. Waiver

      The waiver by the Landlord or the Tenant of any breach of any provision of
this Lease or the failure by the Landlord or the Tenant to insist upon the
strict observance of any provisions shall not be deemed to be a waiver of such
provision or any subsequent breach thereof.

      Section 35. Notices

      Any notice, demand, request or other instrument which may be, or is
required to be given under this Lease, shall be in writing and delivered in
person or by courier service or by United States certified mail, postage
prepaid, and shall be addressed:

      (a) if to the Landlord, at 1800 Moler Road, Columbus, Ohio 43207 Attn.
Legal Department, or at such other address as Landlord may designate by written
notice; or

      (b) if to the Tenant, at 1800 Moler Road, Columbus, Ohio 43207 Attn Legal
Department, or at such other address as Tenant may designate by written notice.

      All notices shall be effective upon receipt or refusal of receipt.

      Section 36. Broker

      (a) Intentionally Deleted.

      (b) No other broker has been involved in this transaction and if any
claims for brokerage commissions or fees are ever made in connection with this
transaction, each party shall indemnify and hold harmless the other from and
against any and all such claims or demands with respect to any brokerage fees or
agent's commissions or other compensation asserted by any person, firm or
corporation in connection with this Lease.

      Section 37. Estoppel Certificates

      Each party shall, upon request from the other at any time and from time to
time, execute, acknowledge and deliver to the other a written statement within
twenty (20) days of the request therefor certifying as follows: (i) that this
Lease is unmodified and in full force and effect (or, if there has been a
modification, stating the nature thereof and that the Lease is in full force and
effect as modified); (ii) that to the best of such party's knowledge, there are
no uncured defaults on the part of the other party (or if any such defaults
exist, the specific nature

                                                                              20

<PAGE>

and extent thereof); (iii) the date to which any rent and other charges under
the Lease have been paid in advance, if any; and (iv) such other matters as such
party may reasonably request. Tenant acknowledges that any such statement
requested by Landlord and delivered by Tenant, shall be relied upon by a
prospective purchaser, mortgagee or encumbrance of the Premises or the Center or
any prospective assignee of any such mortgage or encumbrance thereof.

      Section 38. Landlord's Consent

      In any case where Landlord's approval or consent is required under the
terms of this Lease, such consent or approval shall be in writing and shall not
be unreasonably or arbitrarily withheld by the Landlord, nor shall the Landlord
require the payment of any money before giving such consent other than a
reasonable charge for the processing of the application for and preparation of
the consent.

      Section 39. Marketable Title

      Landlord hereby covenants and warrants (i) that Landlord owns indefeasible
title to the Center; (ii) there are no legal impediments to the use by Tenant of
the Premises as a retail furniture store in accordance with the terms of this
Lease; (iii) the Center is free and clear of any and all liens and encumbrances,
easements and restrictions, except ad valorem taxes not due and payable and
those matters set forth in Exhibit "C" hereto, none of which shall encroach upon
the Premises or hinder or interfere with Tenant's use and enjoyment thereof in
accordance with this Lease; (iv) that Landlord has full right and is duly
authorized to enter into the terms of this Lease, and that the execution of this
Lease in no way violates or breaches any of the material terms and conditions of
any of the documents forming the title to the Center, or violates or breaches
any of the terms and conditions of any mortgages or other documents encumbering
the Center; and (v) that the Tenant at all times shall have unobstructed and
adequate means of ingress and egress between each of the entrances to the
Premises and a public street or public highway, as shown on Exhibit "A". Before
tendering the Premises for fixturing, the Landlord shall deliver to the Tenant a
title insurance binder or opinion of counsel evidencing the state of Landlord's
title as of a date not earlier than the date hereof and an opinion of counsel
regarding the state of such title shall be delivered to the Tenant sixty (60)
days prior to acceptance of possession by the Tenant. The aforementioned title
insurance binder shall contain as an exhibit any deed restrictions on the
Premises or Center. Tenant and Landlord covenant that the signatures to this
Lease have full right and power to enter into this Lease for the full Term and
upon all conditions contained herein. This Lease shall become effective only
upon execution and delivery thereof by Landlord and Tenant.

      Section 40. Governing Law

      This Agreement shall be governed by and construed in accordance with the
laws of the state in which the Premises are located.

                                                                              21

<PAGE>

      IN WITNESS WHEREOF, the parties have executed this Agreement of Lease
effective the date first set forth above.

Signed and acknowledged
in the presence of:

                                       LANDLORD:
                                       Shoppes of Beavercreek Ltd
                                       By Its Manager:
                                       Jubilee-Beavercreek SC, L.L.C.
                                       a Delaware Limited Liability company

                                         By: Jubilee Limited Partnership
                                         an Ohio limited partnership
                                         Its Managing Member

                                           By: Schottenstein Professional
                                           Asset Management Corporation
                                           a Delaware corporation
                                           Its general partner

/s/ Pamula A. Lillie                   By: /s/ Jay L. Schottenstein
---------------------------                ---------------------------
Print name: Pamula A. Lillie               Jay L. Schottenstein, President

/s/ Ella Downing
---------------------------
Print name: Ella Downing

                                                TENANT:
                                                Schottenstein Stores Corporation
                                                a Delaware corporation

/s/ Pamula A. Lillie                   BY: /s/ Thomas R. Ketteler
----------------------                     ----------------------

/s/ Melita L. Smith                    ITS: VP
----------------------

                                                                              22

<PAGE>

STATE OF OHIO      :
                   :       SS.
COUNTY OF FRANKLIN :

      The foregoing instrument was acknowledged before me this 4th day of
February, 1998, by Jay L. Schottenstein, Chairman of Schottenstein Prof. Asset
Management Corporation, a Delaware Corporation, for and on behalf of said
Corporation.

                                                /s/ Pamula A. Lillie
                                                -------------------------------
                                                Notary Public

                                                [NOTARIAL SEAL]

                                                     PAMULA A. LILLIE
                                               NOTARY PUBLIC, STATE OF OHIO
                                            MY COMMISSION EXPIRES MARCH 16, 2002

STATE OF OHIO      :
                   :       SS.
COUNTY OF FRANKLIN :

      The foregoing instrument was acknowledged before me this 5th day of
February, 1998, by Thomas R. Ketteler, Vice President of Schottenstein Stores
Corporation, a Delaware Corporation, for and on behalf of said Corporation.

                                                /s/ Melita L. Smith
                                                -------------------------------
                                                Notary Public

                                                [NOTARIAL SEAL]

                                                     MELITA L. SMITH
                                               Notary Public, State of Ohio
                                                   My Commission Expires
                                                      March 26, 2000

                                                                              23<PAGE>

                                                                   EXHIBIT 10.52

                                      LEASE

LANDLORD:     JLP - CHESAPEAKE, LLC
              1798 FREBIS AVENUE
              COLUMBUS, OHIO 43206-3764

TENANT:       SHONAC CORPORATION DBA
              DSW SHOE WAREHOUSE
              1675 WATKINS ROAD
              COLUMBUS, OHIO 43207

PREMISES:     36,575 square feet at
              CHESAPEAKE CROSSINGS
              1412 GREENBRIER PARKWAY, UNIT #106
              CHESAPEAKE, VIRGINIA 23320

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                        Page
                                                                        ----
<S>                                                                     <C>
SECTION  1. PREMISES.................................................     1
SECTION  2. TERM.....................................................     1
SECTION  3. COMMENCEMENT DATE........................................     1
SECTION  4. RENEWAL OPTIONS..........................................     3
SECTION  5. MINIMUM RENT.............................................     3
SECTION  6. PERCENTAGE RENT..........................................     4
SECTION  7. SECURITY DEPOSIT - DELETED BY INTENTION..................     6
SECTION  8. RIGHT TO REMODEL.........................................     6
SECTION  9. UTILITIES................................................     7
SECTION 10. GLASS....................................................     7
SECTION 11. PERSONAL PROPERTY........................................     7
SECTION 12. RIGHT TO MORTGAGE........................................     8
SECTION 13. SUBLEASE OR ASSIGNMENT...................................     8
SECTION 14. COMMON AREAS.............................................     9
SECTION 15. OPERATION OF COMMON AREAS................................    10
SECTION 16. COMMON AREA MAINTENANCE, TENANT'S SHARE..................    10
SECTION 17. EMINENT DOMAIN...........................................    12
SECTION 18. TENANT'S TAXES...........................................    13
SECTION 19. RISK OF GOODS............................................    13
SECTION 20. USE AND OCCUPANCY........................................    13
SECTION 21. NUISANCES................................................    15
SECTION 22. WASTE AND REFUSE REMOVAL.................................    15
SECTION 23. FIRE AND CASUALTY........................................    15
SECTION 24. LANDLORD REPAIRS.........................................    16
SECTION 25. TENANT'S REPAIRS.........................................    17
SECTION 26. COVENANT OF TITLE AND PEACEFUL POSSESSION................    18
SECTION 27. TENANT'S AND LANDLORD'S INSURANCE; INDEMNITY.............    19
SECTION 28. REAL ESTATE TAXES........................................    21
SECTION 29. TENANT'S INSURANCE CONTRIBUTION..........................    22
SECTION 30. FIXTURES.................................................    22
SECTION 31. SURRENDER................................................    23
SECTION 32. HOLDING OVER.............................................    23
SECTION 33. NOTICE...................................................    23
SECTION 34. DEFAULT..................................................    23
</TABLE>

                                       i
<PAGE>

<TABLE>
<S>                                                                      <C>
SECTION 35. WAIVER OF SUBROGATION....................................    26
SECTION 36. LIABILITY OF LANDLORD; EXCULPATION.......................    27
SECTION 37. RIGHTS CUMULATIVE........................................    28
SECTION 38. MITIGATION OF DAMAGES....................................    28
SECTION 39. SIGNS....................................................    28
SECTION 40. ENTIRE AGREEMENT.........................................    28
SECTION 41. LANDLORD'S LIEN-DELETED BY INTENTION.....................    28
SECTION 42. BINDING UPON SUCCESSORS..................................    28
SECTION 43. HAZARDOUS SUBSTANCES.....................................    29
SECTION 44. TRANSFER OF INTEREST.....................................    30
SECTION 45. ACCESS TO PREMISES.......................................    30
SECTION 46. HEADINGS.................................................    31
SECTION 47. NON-WAIVER...............................................    31
SECTION 48. SHORT FORM LEASE.........................................    31
SECTION 49. ESTOPPEL CERTIFICATE.....................................    31
SECTION 50. TENANT'S REIMBURSEMENT...................................    32
SECTION 51. TENANT'S TERMINATION RIGHT...............................    32
SECTION 52. NO BROKER................................................    33
</TABLE>

EXHIBIT A       SHOPPING CENTER SITE PLAN
EXHIBIT A-1     LEGAL DESCRIPTION
EXHIBIT A-2     DEMISED PREMISES
EXHIBIT B       LANDLORD'S WORK
EXHIBIT C       TENANT'S WORK
EXHIBIT D       EXCLUSIVES
EXHIBIT E       TENANT IMPROVEMENTS

                                       ii
<PAGE>

                                      LEASE

      THIS AGREEMENT OF LEASE, made this 28th day of February, 2001, by and
between JLP-Chesapeake, LLC, an Ohio limited liability company (hereinafter
referred to as "Landlord"), with offices at 1798 Frebis Avenue, Columbus, Ohio
43206-3764 and Shonac Corporation dba DSW Shoe Warehouse with offices at 1675
Watkins Road, Columbus, Ohio 43207 (hereinafter referred to as "Tenant").

                                   WITNESSETH:

SECTION 1. PREMISES

      (a) Landlord, in consideration of the rents to be paid and covenants and
agreements to be performed by Tenant, does hereby lease unto Tenant the premises
(hereinafter referred to as the "premises" or "demised premises") in the
shopping center commonly known as Chesapeake Crossings (hereinafter referred to
as the "Shopping Center"), at 1412 Greenbrier Parkway, Unit # 106, Chesapeake,
Virginia, in the City of Chesapeake, and State of Virginia, containing or to
contain approximately 371,735 square feet of leasable space on approximately 20
acres. The location, size, and area of the demised premises and of the Shopping
Center shall be substantially as shown on Exhibit "A" attached hereto and made a
part hereof. A legal description of the Shopping Center is shown on Exhibit
"A-l" attached hereto and made a part hereof. Landlord shall not change the
configuration of the Shopping Center so as to materially adversely affect access
to, visibility of or parking for the premises without the prior written consent
of Tenant.

      (b) The demised premises shall have a ground floor area of approximately
36,575 square feet with approximate dimensions of 100' x 200' and 85' x 195', as
shown on Exhibit "A-2" attached hereto and made a part hereof.

SECTION 2. TERM

      The term of this Lease shall be for a period of ten (10) years, beginning
on the commencement date (as hereinafter defined), except that if the
commencement date shall be a day other than the first day of a month, then the
period of time between the commencement date and the first day of the month next
following shall be added to the term of the Lease.

SECTION 3. COMMENCEMENT DATE

(a) As herein used, the phrase "commencement date" shall mean the earlier of:
(i) the day Tenant opens for business in the demised premises, or (ii) sixty
(60) days after Landlord has delivered to Tenant possession of the demised
premises as same are to be substantially completed by Landlord and ready for

                                        1
<PAGE>

occupancy, as in (b) below. Landlord agrees to deliver the demised premises to
Tenant with Landlord's work completed between July 1, 2001 and September 1, 2001
(the "Delivery Period"). Landlord shall give Tenant notice (the "Estimated
Delivery Notice") no later than May 1, 2001 of the status of Landlord's
construction and the estimated date that Landlord shall deliver the Premises to
Tenant with Landlord's Work substantially completed (the "Estimated Delivery
Date"). Landlord may revise the Estimated Delivery Date any time prior to June
1, 2001 (the "Final Delivery Notice Date"), by which time Landlord shall have
given Tenant a final notice (the "Final Delivery Notice") of a firm delivery
date (the "Final Delivery Date") upon which the Landlord's work shall be
completed and the demised premises delivered to Tenant. Upon the sending of the
Final Delivery Notice, Landlord shall have no further right to modify the Final
Delivery Date subject to force majeure. Neither the Estimated Delivery Date nor
the Final Delivery Date shall be (y) earlier than (i) thirty (30) days after the
date Tenant receives the Estimated Delivery Notice or the Final Delivery Notice,
as applicable, or (ii) the first day of the Delivery Period or (z) later than
the last day of the Delivery Period. If Landlord does not provide a Final
Delivery Notice on or before the earlier of the Final Delivery Notice Date and
thirty (30) days prior to the Estimated Delivery Date or if the date provided
for in such Final Delivery Notice does not comply with the requirements of this
Section 3(a), the Final Delivery Date shall be deemed to be the Estimated
Delivery Date, provided such date complies with the requirements of this Section
3(a). If Landlord does not provide an Estimated Delivery Date on or before the
Final Delivery Notice Date or if such date does not comply with the requirements
of this Section 3(a), then the Final Delivery Date shall be deemed to be the
earlier of the last day of the Delivery Period, or the date Tenant opens for
business in the demised premises. In the event Landlord has not delivered
possession of the demised premises to Tenant on or before November 1, 2001,
Tenant can defer delivery until January 2, 2002.

      (b) Possession of the demised premises shall not be deemed to have been
given to Tenant unless Landlord's work has been substantially completed and the
demised premises are ready for the installation of Tenant's fixtures and
finishing work by Tenant, and are free of any violation of laws, ordinances,
regulations and building restrictions relating to the possession or use of or
construction upon the demised premises. Landlord's work is listed on Exhibit
"B", attached hereto and made a part hereof.

      (c) Prior to the date on which possession is delivered to Tenant as
aforesaid, Tenant shall have the right to enter the demised premises at its own
risk rent-free for the purpose of preparing for its occupancy, installing
fixtures and equipment, and receiving merchandise and other property, provided
that it does not unreasonably interfere with Landlord's construction activities.
All work other than that to

                                        2
<PAGE>

be performed by Landlord is to be done by Tenant within sixty (60) days after
the date possession of the demised premises has been delivered to Tenant in
accordance with the requirements of this Section 3, at Tenant's expense in
accordance with the provisions of this Lease and as set forth in the schedule
entitled Description of Tenant's Work and attached hereto as Exhibit "C" and
made a part hereof.

      (d) From the date upon which the demised premises are delivered to Tenant
for its work until the commencement date of the lease term, Tenant shall observe
and perform all of its obligations under this Lease (except its obligation to
operate and to pay minimum rent, percentage rent, its pro rata share of
maintenance costs, provided for in Section 16 hereof, its pro rata share of real
estate taxes provided for in Section 28 hereof and its prorata share of
insurance provided for in Section 29 hereof). In the event Tenant fails to open
for business within ninety (90) days after the date possession of the demised
premises has been delivered to Tenant, Landlord, in addition to any and all
other available remedies, may require Tenant to pay to Landlord, in addition to
all other rent and charges herein, as liquidated damages and not as a penalty,
an amount equal to one-three hundred sixty five thousandths (1/365) of the
annual minimum rent for each day such failure to open continues.

SECTION 4. RENEWAL OPTIONS

      So long as Tenant is not in default hereunder, Tenant shall have four (4)
consecutive separate options to extend the term of this Lease for successive
renewal terms of five (5) lease years each upon the same terms set forth herein
except for minimum rental as specified under Section 5. The Tenant may exercise
each such renewal option by giving written notice to the Landlord at least one
hundred eighty (180) days prior to the end of the then current term or renewal
term.

SECTION 5. MINIMUM RENT

      From and after the commencement date, Tenant covenants and agrees to pay
on a monthly basis during the term minimum rent in the following amounts to
Landlord at the address listed above or such other place as Landlord may by
thirty (30) days' prior written notice to Tenant direct:

                                        3
<PAGE>

<TABLE>
<CAPTION>
                     Annual Rent                                Annual
Lease Year      (Based on 12 Months)      Monthly Rent      Per Square Foot
----------      --------------------      ------------      ---------------
<S>             <C>                       <C>               <C>
    1-5             $402,325.00            $33,527.71           $11.00
   6-10             $438,900.00            $36,575.00           $12.00
  11-15             $475,475.00            $39,622.92           $13.00
  16-20             $512,050.00            $42,670.83           $14.00
  21-25             $548,625.00            $45,718.75           $15.00
  26-30             $585,200.00            $48,766.67           $16.00
</TABLE>

      The monthly installments of minimum rent payable under this Section 5
shall be paid in advance on or before the first day of each calendar month from
and after the commencement date during the term hereof without notice or demand
therefor and without any offsets or deductions whatsoever except as otherwise
specifically provided in this Lease. Minimum rent for any partial month shall be
prorated based upon the actual number of days in such month.

SECTION 6. PERCENTAGE RENT

      (a) Tenant shall pay to Landlord as additional rent, a percentage rental
of two percent (2%) annually of the "gross receipts" that exceed: (i)
$10,058,125 in lease years 1-5; $10,972,500 in lease years 6-10; (iii)
$11,886,875 in lease years 11-15; (iv) $12,801,250 in lease years 16-20; (v)
$13,715,625 in lease years 21-25; and (vi) $14,630,000 in lease years 26-30.

      (b) For purposes hereof, a lease year shall consist of a consecutive
twelve (12) calendar month period commencing on the commencement of the term of
this Lease; provided, however, that if this Lease commences on a day other than
the first day of a calendar month, then the first lease year shall consist of
such fractional month plus the next succeeding twelve (12) full calendar months,
and the last lease year shall consist of the period commencing from the end of
the preceding lease year and ending with the end of the term of the Lease,
whether by expiration of term or otherwise. In the event percentage rental shall
commence to accrue on a day other than the first day of a lease year, the
percentage rental for such lease year shall be adjusted on a pro rata basis,
based upon the actual number of days in such lease year.

      (c) Each lease year shall constitute a separate accounting period, and the
computation of percentage rental due for any one period shall be based on the
gross receipts for such lease year.

      (d) The term "gross receipts" as used in this Lease is hereby defined to
mean the gross dollar aggregate of all sales or rental or manufacture or
production of merchandise and all services, income and other receipts whatsoever
of all business conducted in, at or from any part of the demised premises,

                                        4
<PAGE>

whether for cash, credit, check, charge account, gift or merchandise certificate
purchased or for other disposition of value regardless of collection. Should any
departments, divisions or parts of Lessee's business be conducted by any
subleases, concessionaires, licensees, assignees or others, then there shall be
included in Lessee's "gross sales," all "gross sales" of such department,
division or part, whether the receipts be obtained at the demised premises or
elsewhere in the same manner as if such business had been conducted by Lessee.
Gross Receipts shall exclude the following: (i) any amount representing sales,
use, excise or similar taxes; (ii) the amount of refunds, exchanges or returns
by customers or allowances to customers.

      (e) The percentage rental, if any, shall be paid within ninety (90) days
after the end of each lease year, accompanied by a statement in writing signed
by Tenant setting forth its gross receipts from the sale of all items for such
lease year. Tenant shall keep at its principal executive offices, where now or
hereafter located, true and accurate accounts of all receipts from the demised
premises. Landlord, its agents and accountants, shall have access to such
records at any and all times during regular business hours for the purpose of
examining or auditing the same. Tenant shall also furnish to Landlord any and
all supporting data in its possession relating to gross sales and any deductions
therefrom as Landlord may reasonably require. Landlord agrees to keep any
information obtained therefrom confidential, except as may be required for
Landlord's tax returns, or in the event of litigation or arbitration where such
matters are material.

      (f) Tenant shall at all times maintain accurate records which shall be
available for Landlord's inspection at any reasonable time.

      (g) If Landlord, for any reason, questions or disputes any statement of
percentage rental prepared by Tenant, then Landlord, at its own expense, may
employ such accountants as Landlord may select to audit and determine the amount
of gross sales for the period or periods covered by such statements. If the
report of the accountants employed by Landlord shall show any additional
percentage rents payable by Tenant, then Tenant shall pay to Landlord such
additional percentage rents plus interest at one (1) point over the prime rate,
commencing on the date such percentage rentals should have been paid, within
thirty (30) days after such report has been forwarded to Tenant, unless Tenant
shall, within said thirty (30) day period, notify Landlord that Tenant questions
or disputes the correctness of such report. In the event that Tenant questions
or disputes the correctness of such report, the accountants employed by Tenant
and the accountants employed by Landlord shall endeavor to reconcile the
question(s) or dispute(s) within thirty (30) days after the notice from Tenant
questioning or disputing the report of

                                        5
<PAGE>

Landlord's accountants. In the event that it is finally determined by the
parties that Tenant has understated percentage rent for any Lease year by three
percent (3%) or more, Tenant shall pay the reasonable cost of the audit.
Furthermore, if Tenant's gross sales cannot be verified due to the insufficiency
or inadequacy of Tenant's records, then Tenant shall pay the cost of the audit.
The cost of any audit resulting from failure to report percentage rent after
written notification of default shall be at the sole cost of Tenant.

SECTION 7. SECURITY DEPOSIT - DELETED BY INTENTION

SECTION 8. RIGHT TO REMODEL

      Tenant may, at Tenant's expense, make non-structural repairs and
alterations to the interior of the demised premises in accordance with all laws
and in the exercise of good business judgement. Tenant may not make any
structural or exterior changes to the premises without the prior written consent
of Landlord, which consent shall not be unreasonably withheld or delayed. Any
structural alteration may not diminish the market value of the demised premises.
All plans for such remodeling shall be submitted to Landlord for endorsement of
its approval prior to commencement of work. Upon Landlord's request, Tenant
shall be obligated, if it remodels and/or alters the demised premises, to
restore the demised premises upon vacating the same. Tenant will indemnify and
save harmless the Landlord from and against all mechanics liens or claims by
reason of repairs, alterations or improvements which may be made by Tenant to
the demised premises. Any structural or exterior alteration may only be made by
Tenant with the prior written approval of Landlord, which approval may be
granted or withheld in Landlord's sole discretion. Inasmuch as any such
alterations, additions or other work in or to the demised premises may
constitute or create a hazard, inconvenience or annoyance to the public and
other tenants in the Shopping Center, Tenant shall, if so directed in writing by
Landlord, erect barricades, temporarily close the demised premises, or affected
portion thereof, to the public or take whatever measures are necessary to
protect the building containing the demised premises, the public and the other
tenants of the Shopping Center for the duration of such alterations, additions
or other work. If Landlord determines, in its sole judgment, that Tenant has
failed to take any of such necessary protective measures, Landlord may do so and
Tenant shall reimburse Landlord for the cost thereof within ten (10) days after
Landlord bills Tenant therefor.

      All such work shall be performed lien free by Tenant. In the event a
mechanic's lien is filed against the premises or the Shopping Center, Tenant
shall discharge or bond off same within ten (10) days from the filing thereof.
If Tenant fails to discharge said lien, Landlord may bond off or pay same

                                        6
<PAGE>

without inquiring into the validity or merits of such lien, and all sums so
advanced shall be paid on demand by Tenant as additional rent.

SECTION 9. UTILITIES

      The Tenant agrees to be responsible and pay for all public utility
services rendered or furnished to the demised premises during the term hereof,
including, but not limited to, heat, water, gas, electric, steam, telephone
service and sewer services, together with all taxes, levies or other charges on
such utility services when the same become due and payable. Landlord will use
its best efforts to separately meter utilities. Landlord shall provide, or cause
to be provided, all such utility services to the premises. Tenant shall be
responsible for all utility services and costs inside the premises. Should any
utility service not be separately metered, then Tenant shall be responsible for
its prorata share thereof as determined from time to time and billed by
Landlord. Landlord shall not be liable for the quality or quantity of or
interference involving such utilities unless due directly to Landlord's
negligence.

      During the term hereof or any renewal or extension period, whether the
demised premises are occupied or unoccupied, Tenant agrees to maintain heat
sufficient to heat the demised premises so as to avert any damage to the demised
premises on account of cold weather.

      Sprinkler systems, if any, located in Tenant's area shall be maintained in
accordance with National Fire Protection Association standards to ensure proper
operation. Sprinkler control valves (interior and exterior) located in Tenant's
area shall be monitored by supervisory alarm service. In the event fifty percent
(50%) or more of the total number of sprinkler heads require replacement at any
one time as part of ordinary maintenance, such cost shall be fifty percent (50%)
borne by Landlord and fifty percent (50%) borne by Tenant. Tenant shall replace
all sprinkler heads due to painting or environmental exposure from Tenant's
operations. All other cost of maintaining the sprinkler system in Tenant's area
shall be paid by the Tenant.

SECTION 10. GLASS

      The Tenant shall maintain the glass part of the demised premises, promptly
replacing any breakage and fully saving the Landlord harmless from any loss,
cost or damage resulting from such breakage or the replacement thereof.

SECTION 11. PERSONAL PROPERTY

      The Tenant further agrees that all personal property of every kind or
description that may at any time be in or on the demised premises shall be at
the Tenant's sole risk, or at the risk of those claiming

                                        7
<PAGE>

under the Tenant, and that the Landlord shall not be liable for any damage to
said property or loss suffered by the business or occupation of the Tenant
caused in any manner whatsoever.

SECTION 12. RIGHT TO MORTGAGE

      (a) Landlord reserves the right to subject and subordinate this Lease at
all times to the lien of any deed of trust, mortgage or mortgages now or
hereafter placed upon Landlord's interest in the demised premises; provided,
however, that no default by Landlord, under any deed of trust, mortgage or
mortgages, shall affect Tenant's rights under this Lease, so long as Tenant
performs the obligations imposed upon it hereunder and is not in default
hereunder, and Tenant attorns to the holder of such deed of trust or mortgage,
its assignee or the purchaser at any foreclosure sale. Any such subordination
shall be contingent upon Tenant receiving a commercially reasonable
non-disturbance agreement. Tenant shall execute any instrument presented to
Tenant for the purpose of effecting such subordination. If Tenant, within ten
(10) days after submission of such instrument, fails to execute same, Landlord
is hereby authorized to execute same as attorney-in- fact for Tenant. It is a
condition, however, to the subordination and lien provisions herein provided,
that Landlord shall procure from any such mortgagee an agreement in writing,
which shall be delivered to Tenant or contained in the aforesaid subordination
agreement, providing in substance that so long as Tenant shall faithfully
discharge the obligations on its part to be kept and performed under the terms
of this Lease and is not in default under the terms hereof, its tenancy will not
be disturbed nor this Lease affected by any default under such mortgage.

      (b) Wherever notice is required to be given to Landlord pursuant to the
terms of this Lease, Tenant will likewise give such notice to any mortgagee of
Landlord's interest in the demised premises upon notice of such mortgagee's name
and address from Landlord. Furthermore, such mortgagee shall have the same
rights to cure any default on the part of Landlord that Landlord would have had.

SECTION 13. SUBLEASE OR ASSIGNMENT

      (a) Tenant may not assign Tenant's interest in this Lease or sublet all or
any portion of the demised premises without the Landlord's prior written
consent, which consent shall not be unreasonably withheld or delayed. Tenant
shall nevertheless remain fully and primarily liable hereunder. Notwithstanding
anything in this Section 13 to the contrary, Tenant may, without the consent of
Landlord, (i) grant licenses and/or concessions within the demised premises or
(ii) assign or sublet all or any portion of the demised premises to (a) any
parent, affiliate or subsidiary corporation of Tenant, or (b) a transferee or
successor by merger, consolidation or acquisition of Tenant or its parent or
subsidiary. Any such assignee or sublessee shall be bound by the terms of this
Lease. Tenant shall deliver to

                                        8
<PAGE>

Landlord a copy of such assignment on a commercially reasonable form within
twenty (20) days after such assignment whereby the assignee or entity succeeding
to Tenant's interest hereunder agrees to be bound by the terms of this Lease.

      (b) If Tenant desires to assign its interest under this Lease or to sublet
all of the demised premises to a non-affiliated third party that intends to use
the demised premises for a use not related to the sale of footwear, Tenant shall
deliver to Landlord written notice (an "Assignment Notice") that Tenant intends
to solicit offers for such an assignment or subletting. Within sixty (60) days
after Landlord's receipt of an Assignment Notice, Landlord may terminate this
Lease by written notice to Tenant (a "Takeback Notice"). During such sixty (60)
day period (the "Landlord's Recapture Period"), Tenant shall not assign this
Lease to any prospective assignee or sublet the demised premises to any
prospective sublessee. If Landlord exercises its option to terminate this Lease
pursuant to this Section, then this Lease shall end and expire on the date which
is sixty (60) days after Tenant's receipt of the Takeback Notice as fully and
completely as if such early termination date were the original expiration date
of the term of this Lease, and all Rent shall be apportioned as of such early
termination date. If Tenant shall not have received a Takeback Notice within the
Landlord's Recapture Period, then Landlord shall be deemed to have waived its
recapture right pursuant to this Section 13, and Tenant shall be entitled,
without any further right of Landlord to recapture (but subject to all the terms
of this Lease) the demised premises, to assign this Lease or sublet all of the
demised premises during the one (1) year period (the "Tenant's Transfer Period")
following the expiration of Landlord's Recapture Period. Notwithstanding the
foregoing, in the event that Tenant does not assign its interest in this Lease
or sublet all of the demised premises during the Tenant's Transfer Period,
Tenant shall, prior to any assigning or subletting requiring an Assignment
Notice, comply with the terms of this Section 13. Additionally, Landlord's right
to recapture shall be immediately reinstated if Tenant fails to continuously
operate during such one (1) year period.

SECTION 14. COMMON AREAS

      Common areas means all areas and facilities in the Shopping Center
provided and so designated by Landlord and made available by Landlord in the
exercise of good business judgement for the common use and benefit of tenants of
the Shopping Center and their customers, employees and invitees. Common areas
shall include (to the extent the same are constructed), but not be limited to,
the parking areas, sidewalks, landscaped areas, corridors, stairways, boundary
walls and fences, incinerators, truckways, service roads, and service areas not
reserved for the exclusive use of Tenant or other tenants.

                                        9
<PAGE>

SECTION 15. OPERATION OF COMMON AREAS

      (a) Landlord shall, throughout the term hereof, operate and maintain the
common areas including the parking areas for the use and benefit of the tenants
of the Shopping Center and their customers and invitees. Landlord shall at all
times have exclusive control of the common areas and may at any time and from
time to time: (i) promulgate, modify and amend reasonable rules and regulations
for the use of the common areas, which rules and regulations shall be binding
upon the Tenant upon delivery of a copy thereof to the Tenant; (ii) temporarily
close any part of the common areas, including but not limited to closing the
streets, sidewalks, road or other facilities to the extent necessary to prevent
a dedication thereof or the accrual of rights of any person or of the public
therein; (iii) exclude and restrain anyone from the use or occupancy of the
common areas or any part thereof except bona fide customers and suppliers of the
tenants of the Shopping Center who use said areas in accordance with the rules
and regulations established by Landlord; (iv) engage others to operate and
maintain all or any part of the common areas, on such terms and conditions as
Landlord shall, in its sole judgment, deem reasonable and proper; and (v) make
such changes in the common areas as in its opinion are in the best interest of
the Shopping Center, including but not limited to changing the location of
walkways, service areas, driveways, entrances, existing automobile parking
spaces and other facilities, changing the direction and flow of traffic and
establishing prohibited areas; provided, however, that no such change shall
materially adversely effect access to, visibility of or parking for the demised
premises.

      (b) Tenant shall keep all common areas free of obstructions created or
permitted by Tenant. Tenant shall permit the use of the common areas only for
normal parking and ingress and egress by its customers and suppliers to and from
the demised premises. If in Landlord's opinion unauthorized persons are using
any of the common areas by reason of Tenant's occupancy of the demised premises.
Landlord shall have the right at any time to remove any such unauthorized
persons from said areas or to restrain unauthorized persons from said areas.
Landlord, Tenant, and others constructing improvements or making repairs or
alterations in the Shopping Center shall have the right to make reasonable use
of portions of the common areas.

SECTION 16. COMMON AREA MAINTENANCE, TENANT'S SHARE

      (a) Tenant shall initially pay to Landlord as additional rental,
simultaneously with payment of minimum rental called for under Section 5, One
and 27/100 Dollars ($1.27) per square foot, payable in equal monthly
installments of Three Thousand Eight Hundred Seventy and 85/100 ($3,870.85), as
its estimated monthly prorata share of the "maintenance cost" for the operation
and maintenance of the

                                       10
<PAGE>

common areas. Notwithstanding anything in this Section 16 to the contrary,
Tenant's proportionate share of maintenance costs shall not increase by more
than five percent (5%) in any lease year over Tenant's proportionate share of
maintenance costs for the previous lease year or partial lease year, as
applicable (provided that in the case of a partial lease year, such five percent
(5%) cap shall be prorated accordingly). Snow removal shall be excluded from
such five percent (5%) cap. Tenant's proportionate share of maintenance costs
shall not exceed One and 27/100 Dollars ($1.27) per square foot in the first
full lease year.

      (b) The maintenance costs for the common areas shall be computed on an
accrual basis, under generally accepted accounting principles, and shall include
all costs of operating, maintaining, repairing and replacing the common areas,
including by way of example but not limitation: (i) cost of labor (including
workmen's compensation insurance, employee benefits and payroll taxes); (ii)
materials, and supplies used or consumed in the maintenance or operation of the
common area; (iii) the cost of operating and repairing of the lighting; (iv)
cleaning, painting, removing of rubbish or debris, snow and ice, private
security services, and inspecting the common areas; (v) the cost of repairing
and/or replacing paving, curbs, walkways, markings, directional or other signs;
landscaping, and drainage and lighting facilities; (vi) rental paid for
maintenance of machinery and equipment; (vii) cost of insurance for public
liability and property insurance for property in the common areas which are not
part of the building; and (viii) a reasonable allowance to Landlord for
Landlord's supervision, which allowance shall not in an accounting year exceed
fifteen percent (15%) of the total of all maintenance costs for such accounting
year, maintenance costs shall not include depreciation or any costs properly
chargeable to a capital account under generally accepted accounting principles.

      (c) Landlord shall maintain accurate and detailed records of all
maintenance costs for the common areas in accordance with generally accepted
accounting principles. Tenant's proportionate share of the maintenance costs of
the common areas shall be a fraction, the numerator of which shall be the floor
area of the premises and the denominator of which shall be the gross leasable
area (in square feet) of all leasable space in the Shopping Center.

      (d) Tenant's proportionate share of all maintenance costs shall be
computed by Landlord within ninety (90) days after the end of each accounting
year (which Landlord may change from time to time). At this time Landlord shall
furnish to Tenant a statement showing in reasonable detail the actual
maintenance costs incurred during such accounting year and Tenant's
proportionate share thereof (prorated for any partial Lease year, with
appropriate adjustments to reflect any change in the floor area

                                       11
<PAGE>

of the premises or the gross leasable area of a building occurring during such
accounting year). To the extent Tenant's share of such costs differs from the
sum paid by Tenant in respect to such year, the difference shall be billed to
and paid by Tenant within thirty (30) days after Tenant's receipt of said bill.
Tenant's estimated monthly maintenance cost thereafter may be adjusted by
written notice from Landlord.

      (e) If Tenant, for any reason in the exercise of good business judgment,
questions or disputes any statement of maintenance costs prepared by Landlord,
then Tenant, at its own expense, may employ such accountants as Tenant may
select to review Landlord's books and records solely with respect to maintenance
costs during the prior two Lease years and to determine the amount of
maintenance costs for the period or periods covered by such statements. If the
report of the accountants employed by Tenant shall show any overcharge paid by
Tenant, then Tenant shall receive a credit from Landlord for such difference.
Any underpayment shall be paid by Tenant. In the event that Landlord questions
or disputes the correctness of such report, the accountants employed by Tenant
and the accountants employed by Landlord shall endeavor to reconcile the
question(s) or dispute(s) within thirty (30) days after the notice from Tenant
questioning or disputing the report of Landlord's accountants. In the event that
it is finally determined by the parties that Landlord has overstated maintenance
costs for any Lease year by three percent (3%) or more, Landlord shall pay the
reasonable cost of the audit. Furthermore, if Landlord's maintenance costs
cannot be verified due to the insufficiency or inadequacy of Landlord's records,
then Landlord shall pay the cost of the audit.

SECTION 17. EMINENT DOMAIN

      (a) In the event the entire premises or any part thereof shall be taken or
condemned either permanently or temporarily for any public or quasi-public use
or purpose by any competent authority in appropriation proceedings or by any
right of eminent domain, the entire compensation or award therefore, including
leasehold, reversion and fee, shall belong to the Landlord and Tenant hereby
assigns to Landlord all of Tenant's right, title and interest in and to such
award.

      (b) In the event that only a portion of the demised premises, not
exceeding twenty percent (20%) of same, shall be so taken or condemned, and the
portion of the demised premises not taken can be repaired within ninety (90)
days from the date of which possession is taken for the public use so as to be
commercially fit for the operation of Tenant's business, the Landlord at its own
expense shall so repair the portion of the demised premises not taken and there
shall be an equitable abatement of rent for the remainder of the term and/or
extended terms. If the portion of the demised premises not taken cannot be

                                       12
<PAGE>

repaired within ninety (90) days from the date of which possession is taken so
as to be commercially fit for the operation of Tenant's business, then this
Lease shall terminate and become null and void from the time possession of the
portion taken is required for public use, and from that date on the parties
hereto shall be released from all further obligations hereunder except as herein
stated. No other taking, appropriation or condemnation shall cause this Lease to
be terminated. Any such appropriation or condemnation proceedings shall not
operate as or be deemed an eviction of Tenant or a breach of Landlord's covenant
of quiet enjoyment.

      (c) In the event that more than 20% of the demised premises shall at any
time be taken by public or quasi-public use or condemned under eminent domain,
then at the option of the Landlord or Tenant upon the giving of thirty (30) days
written notice (after such taking or condemnation), this Lease shall terminate
and expire as of the date of such taking and any prepaid rental shall be
prorated as of the effective date of such termination.

SECTION 18. TENANT'S TAXES

      Tenant further covenants and agrees to pay promptly when due all taxes
assessed against Tenant's fixtures, furnishings, equipment and stock-in trade
placed in or on the demised premises during the term of this Lease.

SECTION 19. RISK OF GOODS

      All personal property, goods, machinery, and merchandise in said demised
premises shall be at Tenant's risk if damaged by water, fire, explosion, wind or
accident of any kind, and Landlord shall have no responsibility therefor or
liability for any of the foregoing and Tenant hereby releases Landlord from such
liability.

SECTION 20. USE AND OCCUPANCY

      (a) The demised premises during the term of this Lease shall initially be
occupied for the operating and conducting therein of a DSW Shoe Warehouse retail
shoe store and thereafter any other lawful retail purpose not violating those
exclusives set forth on Exhibit "D" attached hereto and made a part hereof,
which are the exclusives in effect for the Shopping Center as of the date
hereof, for so long as and to the extent said exclusives are still in full force
and effect, as well as exclusives hereafter granted for primary uses of tenants
leasing more than 20,000 square feet of space elsewhere within the Shopping
Center. Tenant shall conduct its business during all normal Shopping Center
business hours during the first lease year.

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<PAGE>

      (b) For so long as Tenant is continuously and regularly operating its
business in the demised premises, Landlord will not lease any space within the
Shopping Center or permit any space within the Shopping Center to be used by any
person, persons, partnership or entity who devotes five percent (5%) or more of
its selling area to the sale of footwear.

      (c) Tenant shall at all times conduct its operations on the demised
premises in a lawful manner and shall, at Tenant's expense, comply with all
laws, rules, orders, ordinances, directions, regulations, and requirements of
all governmental authorities, now in force or which may hereafter be in force,
which shall impose any duty upon Landlord or Tenant with respect to the business
of Tenant and the use, occupancy or alteration of the demised premises. Tenant
shall comply with all requirements of the Americans with Disabilities Act, and
shall be solely responsible for all alterations within the demised premises in
connection therewith. Tenant covenants and agrees that the demised premises
shall not be abandoned and that only minor portions of the demised premises
shall be used for office or storage space in connection with Tenant's business
conducted in the demised premises. Without being in default of this Lease,
Tenant shall have the right to cease operating (go dark) at any time and for
whatever reason after the first (1st) lease year. Notwithstanding the foregoing,
Tenant's right to vacate (go dark), shall not release or excuse the Tenant from
any obligations or liabilities, including the payment of Rent and other charges,
under this Lease without the express written consent of Landlord. In the event
Tenant fails to operate for one hundred twenty (120) or more consecutive days,
Landlord shall have the right, effective upon thirty (30) days prior written
notice to Tenant, to terminate the Lease as Landlord's sole remedy, provided
that if Tenant recommences operating fully stocked in substantially all of the
premises within such thirty (30) days, Landlord's termination shall be null and
void. In the event Tenant shall cease operating after the first lease year,
Landlord's sole remedy on account thereof shall be limited to the right to elect
to recapture the premises and terminate the Lease and to recover from Tenant the
unamortized portion of the costs incurred by Landlord in performing Landlord's
Work. Upon payment thereof by Tenant, there shall be no further liability of the
parties hereunder. Such termination shall be effective upon written notice to
Tenant any time prior to Tenant reopening for business in the premises.
Provided, however, in the event Landlord has not so elected to recapture, Tenant
shall have right to notify Landlord of Tenant's intention to reopen for business
in the premises within sixty (60) days, followed by Tenant's actually reopening
for business fully stocked in substantially all of the premises within such
sixty (60) day period, which notice and actual reopening shall toll Landlord's
right to recapture.

                                       14
<PAGE>

      (d) Landlord and Tenant agree that no space in the Shopping Center,
including demised premises, shall be used for any immoral uses or undesirable
uses. For purposes hereof, undesirable uses are hereby defined as a bowling
alley, deep discount retailer, theater showing either film, television or the
like or live entertainment, health club, bar/restaurant, games/amusement room,
indoor playground, adult bookstore or flea market. Additionally, Landlord agrees
that no bar or restaurant shall be located within two hundred (200) feet of the
demised premises.

SECTION 21. NUISANCES

      Tenant shall not perform any acts or carry on any practice which may
injure the demised premises or be a nuisance or menace to other tenants in the
Shopping Center.

SECTION 22. WASTE AND REFUSE REMOVAL

      Tenant covenants that it will use, maintain and occupy said demised
premises in a careful, safe, lawful and proper manner and will not commit waste
therein. Landlord or its agent shall have access at all reasonable times to the
demised premises for purposes of inspecting and examining the condition and
maintenance of the demised premises. Tenant agrees to remove all refuse from the
demised premises in a timely, clean and sanitary manner. Tenant shall provide a
refuse collection container at the rear of the demised premises to accommodate
Tenant's refuse and Tenant shall routinely clean up around trash containers.
Tenant shall contract with a licensed/insured refuse collection contractor to
timely remove refuse therefrom and the location of the container shall be
approved by Landlord.

SECTION 23. FIRE AND CASUALTY

      (a) Landlord shall at all times during the term of this Lease carry fire,
casualty, and extended coverage insurance on the building, including the
structural components (foundations, floors, walls, windows, structural supports,
roof, HVAC, electrical systems, and plumbing) thereof. Landlord shall be under
no obligation to maintain insurance on any improvements installed by or for the
benefit of Tenant's use of the premises. Landlord may elect to self-insure its
obligations hereunder and/or use whatever deductibles as Landlord deems
appropriate, in its sole discretion.

      (b) If the demised premises shall be damaged, destroyed, or rendered
untenantable, in whole or in part, by or as the result or consequence of fire or
other casualty during the term hereof, Landlord shall repair and restore the
same to a good tenantable condition with reasonable dispatch. During such period
of repair, the rent herein provided for in this Lease shall abate (i) entirely
in case all of the demised premises are untenantable; and (ii) proportionately
if only a portion of the demised premises is untenantable and Tenant is able to
economically conduct its business from the undamaged portion of the

                                       15
<PAGE>

demised premises. The abatement shall be based upon a fraction, the numerator of
which shall be the square footage of the damaged and unusable area of the
demised premises and the denominator shall be the total square footage of the
demised premises. Said abatement shall cease at such time as the demised
premises shall be restored to a tenantable condition.

      (c) In the event the demised premises, because of such damage or
destruction, are not repaired and restored to a tenantable condition with
reasonable dispatch within one hundred fifty (150) days from the date of receipt
of insurance proceeds for such damage or destruction, Tenant or Landlord may, at
their option, terminate this Lease within sixty (60) days following such one
hundred fifty (150) day period but prior to the repair and restoration of same
by giving prior written notice to the other party and thereupon Landlord and
Tenant shall be released from all future liability and obligations under this
Lease.

      (d) If one-third (1/3) or more of the ground floor area of the demised
premises are damaged or destroyed during the last two (2) years of the original
or any extended term of this Lease, Landlord shall have the right to terminate
this Lease by written notice to Tenant within sixty (60) days following such
damage or destruction, unless Tenant shall, within thirty (30) days following
receipt of such notice, offer to extend the term of this Lease for an additional
period of five (5) years from the date such damage or destruction is repaired
and restored. If Tenant makes said offer to extend, Landlord and Tenant shall
determine the terms and conditions of said extension within thirty (30) days
thereafter or Tenant's offer shall not be deemed to prevent Landlord from
canceling this Lease. If such terms and conditions have been mutually agreed to
by the parties, then Landlord shall accept Tenant's offer and shall repair and
restore the demised premises with reasonable dispatch thereafter.

      (e) If Landlord is required or elects to repair and restore the demised
premises as herein provided, Tenant shall repair or replace its stock in trade,
trade fixtures, furniture, furnishings and equipment and other improvements
including floor coverings, and if Tenant has closed, Tenant shall promptly
reopen for business.

SECTION 24. LANDLORD REPAIRS

      (a) Landlord shall keep in good order, condition, and repair the
following: (i) structural portions of the demised premises; (ii) downspouts;
(iii) gutters; (iv) the roof of the Building of which the demised premises forms
a part; and (v) the plumbing and sewage system serving the demised premises but
located outside of the demised premises, except (as to all items) for damage
caused by any negligent act or omission of Tenant or its customers, employees,
agents, invitees, licensees or contractors, which shall

                                       16
<PAGE>

be repaired or replaced as necessary, at the sole cost and expense of Tenant.
"Structural portions" shall mean only the following: (i) foundations; (ii)
exterior walls except for interior faces); (iii) concrete slabs; (iv) the beams
and columns bearing the main load of the roof; and (v) the floors (but not floor
coverings). Landlord shall also replace the HVAC system as necessary so long as
Tenant has properly repaired and maintained same in accordance with all
manufacturer's specifications provided to Tenant and in accordance with good
business practice.

      (b) Notwithstanding the provisions of Paragraph (a) above, Landlord shall
not be obligated to repair the following: (i) the exterior or interior of any
doors, windows, plate glass, or showcases surrounding the demised premises or
the store front; (ii) heating, ventilating or air-conditioning equipment in the
demised premises; and (iii) damage to Tenant's improvements or personal property
caused by any casualty, burglary, break-in, vandalism, war or act of God.
Landlord shall, in any event, have ten (10) days after notice from Tenant
stating the need for repairs to complete same, or commence and proceed with due
diligence to complete same. Tenant expressly hereby waives the provisions of any
law permitting repairs by a tenant at Landlord's expense.

      (c) The provisions of this Section 24 shall not apply in the case of
damage or destruction by fire or other casualty or a taking under the power of
eminent domain in which events the obligations of Landlord shall be controlled
by Section 23 and Section 17 respectively.

SECTION 25. TENANT'S REPAIRS

      (a) Tenant shall keep and maintain, at Tenant's expense, all and every
other part of the demised premises in good order, condition and repair,
including, by way of example but not limitation: (i) all leasehold improvements;
(ii) all heating, ventilating, and air conditioning; (iii) interior plumbing and
sewage facilities; (iv) all interior lighting; (v) electric signs; (vi) all
interior walls; (vii) floor coverings; (viii) ceilings; (ix) appliances and
equipment; (x) all doors, exterior entrances, windows and window moldings; (xi)
plate glass; (xii) signs and showcases surrounding and within the demised
premises; (xiii) the store front; (xiv) sprinkler systems including supervisory
alarm service in accordance with current local and state fire protection
standards. All of the foregoing shall be in good working order and condition
upon delivery. In the event local or state codes do not require alarm systems,
Tenant shall provide alarm service on all sprinkler systems to detect water flow
and tampering with exterior and interior main control valves of the sprinkler
system servicing Tenant's premises. Moreover, it shall be Tenant's
responsibility to contact the Commercial Property Manager at 1798 Frebis Avenue,
Columbus, Ohio 43206-3764, (614) 445-8461, in the event the sprinkler system in
the demised premises is ever shut

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<PAGE>

off for any reason, and advise same of any damage occasioned or caused by the
actions of Tenant, its agents, invitees, or employees, and/or as a result of
Tenant's repair obligations hereunder.

      (b) If Landlord deems any repair which Tenant is required to make
hereunder to be necessary, Landlord may demand that Tenant make such repair
immediately. If Tenant refuses or neglects to make such repair and to complete
the same with reasonable dispatch, Landlord may make such repair and Tenant
shall, on demand, immediately pay to Landlord the cost of said repair, together
with interest at ten percent (10%) per annum. Landlord shall not be liable to
Tenant for any loss or damage that may accrue to Tenant's stock or business by
reason of such work or its results.

      (c) Neither Tenant nor any of its contractors are permitted access to or
permitted to perform alterations of any kind to the roof of the building.

      (d) Tenant shall pay promptly when due the entire cost of work in the
demised premises undertaken by Tenant so that the demised premises and the
Shopping Center shall at all times be free of liens for labor and materials
arising from such work; to procure all necessary permits before undertaking such
work; to do all of such work in a good and workmanlike manner, employing
materials of good quality; to perform such work only with contractors previously
reasonably approved of in writing by Landlord; to comply with all governmental
requirements; and to save the Landlord and its agents, officers, employees,
contractors and invitees harmless and indemnified from all liability, injury,
loss, cost, damage and/or expense (including reasonable attorneys' fees and
expenses) in respect of any injury to, or death of, any person, and/or damage
to, or loss or destruction of, any property occasioned by or growing out of such
work.

SECTION 26. COVENANT OF TITLE AND PEACEFUL POSSESSION

      Subject to the provisions of Paragraph 12 hereof, Landlord shall, on or
before the date on which Tenant is permitted to install its merchandise and
fixtures in the demised premises, have good and marketable title to the demised
premises in fee simple and the right to make this Lease for the term aforesaid.
At such time, Landlord shall put Tenant into complete and exclusive possession
of the demised premises, and if Tenant shall pay the rental and perform all the
covenants and provisions of this Lease to be performed by the Tenant, Tenant
shall, during the term hereby demised, freely, peaceably, and quietly enjoy and
occupy the full possession of the demised premises and the common facilities of
the Shopping Center, subject, however, to the terms and conditions of this
Lease.

                                       18

<PAGE>

SECTION 27. TENANT'S AND LANDLORD'S INSURANCE; INDEMNITY

      (a) Casualty Insurance. Tenant shall carry such insurance against loss of
its property in, on or about the demised premises by fire and such other risks
as are covered by all risk and extended coverage property insurance or other
hazards as Tenant deems necessary. Landlord shall not be liable for any damage
to Tenant's property in, on or about the demised premises caused by fire or
other insurable hazards regardless of the nature or cause of such fire or other
casualty, and regardless of whether any negligence of Landlord or Landlord's
employees or agents contributed thereto. Tenant expressly releases Landlord of
and from all liability for any such damage. Tenant agrees that its insurance
policy or policies shall include a waiver of subrogation recognizing this
release from liability.

      (b) Public Liability Insurance. Tenant agrees to procure and maintain
during the demised term a policy or policies of liability insurance, with
product and/or completed operations liability and blanket contractual coverage,
written by a responsible insurance company or companies (which may be written to
include the demised premises in conjunction with other premises owned or
operated by Tenant) insuring Tenant against any and all losses, claims, demands
or actions for injury to or death of any one or more persons and for damage to
property in any one occurrence in the demised premises to the limit of not less
than $1,000,000.00 and $2,000,000.00 general aggregate policy limit arising
from Tenant's conduct and operation of its business in the demised premises,
$500,000.00 limit for fire and legal liability, and $1,000,000.00 limit for
products and/or completed operations. Tenant shall furnish to Landlord
certificates evidencing the continuous existence of such insurance coverage,
which must also name Landlord as an additional insured. All insurance companies
must be licensed to do business in the state where the premises are located.
Certificates of insurance will be provided at the time this Lease is executed
and twenty (20) days prior to expiration of the policy. Certificates of
insurance are to specify notification to Landlord of cancellation or termination
of policy not less than ten (10) days prior to cancellation or termination.

      (c) Additional Insurance. Tenant agrees to provide a comprehensive boiler
and machinery policy on a repair or replacement cost basis with an admitted,
reputable insurance carrier covering property damage, business interruption and
extra expense as a result of a loss from boiler(s), pressure vessel(s), HVAC
equipment, or miscellaneous electrical apparatus within or servicing the demised
premises. The deductible for property damage shall not exceed Five Thousand
Dollars ($5,000.00) per occurrence. Business interruption deductible may not
exceed twenty-four (24) hours. The limits for loss shall be no less than the
replacement cost of the structure plus betterments and improvements thereon,

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<PAGE>

furniture, fixtures, equipment and inventory together with property of others in
the care, custody and control of Tenant. Business interruption limits shall be
for the actual loss sustained.

      (d) Miscellaneous Insurance. Tenant agrees to provide and keep in force at
all times worker's compensation insurance complying with the law of the state in
which the premises are located. Tenant agrees to defend, indemnify and hold
harmless Landlord from all actions or claims of Tenant's employees or employee's
family members. Tenant agrees to provide a certificate as evidence of proof of
worker's compensation coverage.

      With respect to any alterations or improvements by Tenant, Tenant shall
maintain contingent liability and builder's risk coverage naming Landlord as an
additional named insured. If Tenant hires contractors to do any improvements on
the premises, each contractor must provide proof of worker's compensation
coverage on its employees and agents to Landlord.

      (e) During the term of this Lease, Landlord shall, at its cost and
expense, provide and maintain or cause to be provided and maintained with
respect to the premises, insurance on the common areas, the Tenant's store
building and all other improvements in the Shopping Center in which the premises
are situated. The Landlord covenants and agrees that said insurance shall
include protection against all the hazards covered by fire and extended coverage
form of insurance policy and shall be in amounts which, in the event of damage
or destruction, will yield funds adequate to restore the said improvements to at
least the condition existing immediately prior to any such damage or
destruction. Neither Tenant nor any of its affiliates or subtenants shall be
liable for any loss or damage, regardless of cause, resulting from fire, flood,
act of God or other casualty. Landlord shall also obtain general comprehensive
liability insurance for coverage and limits at least equal to that set forth in
Section 27(b) for all portions of the Shopping Center (other than the premises
or those areas insured by other tenants), including the common areas, naming
Tenant as additional insured for any and all claims for damages to persons or
property or loss of life or property occurring upon, in or about the common
areas and the remainder of the Shopping Center. Landlord may use commercially
reasonable deductibles Landlord customarily carries in the conduct of its
business; however, Landlord shall be responsible for all liabilities not covered
by deductibles or self-insured retention levels.

      (f) Indemnity. Tenant shall indemnify Landlord, Landlord's agents,
employees, officers or directors, against all damages, claims and liabilities
arising from any alleged products liability or from any accident or injury
whatsoever caused to any person, firm or corporation during the demised term in
the demised premises, unless such claim arises from a breach or default in the
performance by Landlord.

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<PAGE>

of any covenant or agreement on its part to be performed under this Lease or the
negligence of Landlord. The indemnification herein provided shall include all
reasonable costs, counsel fees, expenses and liabilities incurred in connection
with any such claim or any action or proceeding brought thereon.

      (g) Landlord shall indemnify Tenant, Tenant's officers, directors,
employees and agents against all damages, claims and liabilities arising from
any accident or injury whatsoever caused to any person, firm or corporation
during the demised term in the common areas of the Shopping Center, unless such
claim arises from a breach or default in the performance by Tenant of any
covenant or agreement on Tenant's part to perform under this Lease or the
negligence of Tenant. The indemnification herein provided shall include all
reasonable costs, counsel fees, expenses and liabilities incurred in connection
with any such claim or any action or proceeding brought thereon.

SECTION 28. REAL ESTATE TAXES

      Tenant shall pay Tenant's Proportionate Share (as hereinafter defined) of
any real estate taxes imposed upon the Shopping Center for each lease year
included within the period commencing with the Commencement Date and ending with
the expiration of the term of this Lease. For each lease year, "Tenant's
Proportionate Share" of the real estate taxes upon the Shopping Center
(including the Common Areas) shall be the product of such taxes multiplied by a
fraction, the numerator of which shall be the ground floor area (expressed in
square feet) of the demised premises and the denominator of which shall be the
gross leasable floor area (expressed in square feet) of the Shopping Center.
Tenant's Proportionate Share of real estate taxes is initially estimated by
Landlord at One and 07/100 Dollars ($1.07) per square foot per annum.

      For the purpose of this Lease, the term "real estate taxes" shall include
any special and general assessments, water and sewer rents and other
governmental impositions imposed upon or against the Shopping Center of every
kind and nature whatsoever, extraordinary as well as ordinary, foreseen and
unforeseen and each and every installment thereof, which shall or may during the
lease term be levied, assessed or imposed upon or against such Shopping Center
and of all expenses, including reasonable attorneys' fees, administrative
hearing and court costs incurred in contesting or negotiating the amount,
assessment or rate of any such real estate taxes, minus any refund received by
Landlord.

      Notwithstanding any provision of this Lease to the contrary, Tenant shall
not be obligated to pay for any assessment for special improvements heretofore
installed or in the process of installation in connection with the initial
development of the Shopping Center, and Landlord hereby agrees to pay for the
same.

                                       21

<PAGE>

      The real estate taxes for any lease year shall be the real estate taxes
for the tax year terminating during said lease year. If any lease year shall be
greater than or less than twelve (12) months, or if the real estate tax year
shall be changed, an appropriate adjustment shall be made. If there shall be
more than one taxing authority, the real estate taxes for any period shall be
the sum of the real estate taxes for said period attributable to each, taxing
authority. If, upon the assessment day for real estate taxes for any tax year
fully or partly included within the term of this Lease, a portion of such
assessment shall be attributable to buildings in the process of construction, a
fair and reasonable adjustment shall be made to carry out the intent of this
section.

      Landlord shall submit to Tenant true copies of the real estate tax bill
for each tax year or portion of a tax year included within the term of this
Lease and shall bill Tenant for the amount to be paid by Tenant hereunder. Said
bill shall be accompanied by a computation of the amount payable by Tenant and
such amount shall be paid by Tenant within thirty (30) days after receipt of
said bill.

      Should the State of Virginia or any political subdivision thereof or any
governmental authority having jurisdiction thereof, impose a tax and/or
assessment (other than an income or franchise tax) upon or against the rentals
payable hereunder, in lieu of or in addition to assessments levied or assessed
against the demised premises, or Shopping Center, then such tax and/or
assessment shall be deemed to constitute a tax on real estate for the purpose of
this section.

SECTION 29. TENANT'S INSURANCE CONTRIBUTION

      Tenant shall pay as additional rent, Tenant's Proportionate Share (as
defined in Section 28 above) of the premiums for the insurance maintained by
Landlord on all buildings and improvements, as well as liability insurance, for
the Shopping Center, including the common areas, for each lease year during the
term of this Lease. The premiums for the first and last lease years shall be
prorated. Tenant shall pay Tenant's Proportionate Share of such premiums
annually upon demand for such payment by Landlord, which is initially estimated
by Landlord at Zero and 07/100 ($0.07) per square foot per annum. Tenant's
Proportionate Share thereof shall be paid by Tenant within thirty (30) days
after Landlord's demand therefor.

SECTION 30. FIXTURES

      Provided that Tenant shall repair any damage caused by removal of its
property and provided that the Tenant is not in default under this Lease, Tenant
shall have the right to remove from the demised premises all of its signs,
shelving, electrical, and other fixtures and equipment, window reflectors and

                                       22

<PAGE>

backgrounds and any and all other trade fixtures which it has installed in and
upon the demised premises.

SECTION 31. SURRENDER

      The Tenant covenants and agrees to deliver up and surrender to the
Landlord the physical possession of the demised premises upon the expiration of
this Lease or its termination as herein provided in as good condition and repair
as the same shall be at the commencement of the original term, loss by fire
and/or ordinary wear and tear excepted, and to deliver all of the keys to
Landlord or Landlord's agents.

SECTION 32. HOLDING OVER

      There shall be no privilege of renewal hereunder (except as specifically
set forth in this Lease) and any holding over after the expiration by the Tenant
shall be from day to day on the same terms and conditions (with the exception of
rental which shall be prorated on a daily basis at twice the daily rental rate
of the most recent expired term) at Landlord's option; and no acceptance of rent
by or act or statement whatsoever on the part of the Landlord or his duly
authorized agent in the absence of a written contract signed by Landlord shall
be construed as an extension of the term or as a consent for any further
occupancy.

SECTION 33. NOTICE

      Whenever under this Lease provisions are made for notice of any kind to
Landlord, it shall be deemed sufficient notice and sufficient service thereof if
such notice to Landlord is in writing, addressed to Landlord at 1798 Frebis
Avenue, Columbus, Ohio 43206-3764, or at such address as Landlord may notify
Tenant in writing, and deposited in the United States mailed by registered or
certified mail, return receipt requested, with postage prepaid or Federal
Express, Express Mail or such other expedited mail service as normally results
in overnight delivery, with a copy of same sent in like manner to Vice
President, Real Estate, 1800 Moler Road, Columbus, Ohio 43207. Notice to Tenant
shall be sent in like manner to 1675 Watkins Road, Columbus, Ohio 43207. All
notices may be effective upon receipt or refusal of receipt. Either party may
change the place for service of notice by notice to the other party.

SECTION 34. DEFAULT

      (a) Elements of Default: The occurrence of any one or more of the
following events shall constitute a default of this Lease by Tenant:

                                       23

<PAGE>

      1. Tenant fails to pay any monthly installment of minimum rent and/or
additional rent within ten (10) days after the same shall be due and payable
and, for the first two (2) times in any twelve (12) month period, within five
(5) days after receipt of written notice thereof;

      2. Tenant fails to perform or observe any term, condition, covenant or
obligation required to be performed or observed by it under this Lease for a
period of twenty (20) days after notice thereof from Landlord; provided,
however, that if the term, condition, covenant or obligation to be performed by
Tenant is of such nature that the same cannot reasonably be cured within twenty
(20) days and if Tenant commences such performance or cure within said twenty
(20) day period and thereafter diligently undertakes to complete the same, then
such failure shall not be a default hereunder if it is cured within a reasonable
time following Landlord's notice, but in no event later than forty-five (45)
days after Landlord's notice.

      3. If Tenant refuses to take possession of the demised premises at the
delivery of possession date.

      4. A trustee or receiver is appointed to take possession of substantially
all of Tenant's assets in, on or about the demised premises or of Tenant's
interest in this Lease (and Tenant or any guarantor of Tenant's obligations
under this Lease does not regain possession within sixty (60) days after such
appointment); Tenant makes an assignment for the benefit of creditors; or
substantially all of Tenant's assets in, on or about the demised premises or
Tenant's interest in this Lease are attached or levied upon under execution (and
Tenant does not discharge the same within sixty (60) days thereafter).

      5. A petition in bankruptcy, insolvency, or for reorganization or
arrangement is filed by or against Tenant or any guarantor of Tenant's
obligations under this Lease pursuant to any Federal or state statute, and, with
respect to any such petition filed against it, Tenant or such guarantor fails to
secure a stay or discharge thereof within sixty (60) days after the filing of
the same.

      (b) Landlord's Remedies: Upon the occurrence of any event of default,
Landlord shall have the following rights and remedies, any one or more of which
may be exercised without further notice to or demand upon Tenant:

      1. Landlord may re-enter the demised premises and cure any default of
Tenant, in which event Tenant shall reimburse Landlord for any cost and expenses
which Landlord may incur to cure such default; and Landlord shall not be liable
to Tenant for any loss or damage which Tenant may sustain by reason of
Landlord's action.

                                       24

<PAGE>

      2. Landlord may terminate this Lease or Tenant's right to possession under
this Lease as of the date of such default, in which event: (a) neither Tenant
nor any person claiming under or through Tenant shall thereafter be entitled to
possession of the demised premises, and Tenant shall immediately thereafter
surrender the demised premises to Landlord; (b) Landlord may re-enter the
demised premises and dispose Tenant or any other occupants of the Premises by
force, summary proceedings, ejectment or otherwise, and may remove their
effects, without prejudice to any other remedy which Landlord may have for
possession or arrearages in rent; and (c) notwithstanding a termination of this
Lease, Landlord may re-let all or any part of the demised premises for a term
different from that which would otherwise have constituted the balance of the
term of this Lease and for rent and on terms and conditions different from those
contained herein, whereupon Tenant shall immediately be obligated to pay to
Landlord as liquidated damages the difference between the rent provided for
herein and that provided for in any lease covering a subsequent re-letting of
the demised premises, for the period which would otherwise have constituted the
balance of the term of this Lease, together with all of Landlord's costs and
expenses for preparing the demised premises for re-letting, including all
repairs, tenant finish improvements, broker's and attorney's fees, and all loss
or damage which Landlord may sustain by reason of such termination, re-entry and
re-letting, it being expressly understood and agreed that the liabilities and
remedies specified herein shall survive the termination of this Lease.
Notwithstanding a termination of this Lease by Landlord, Tenant shall remain
liable for payment of all rentals and other charges and costs imposed on Tenant
herein, in the amounts, at the times and upon the conditions as herein provided.
Landlord shall credit against such liability of the Tenant all amounts received
by Landlord from such re-letting after first reimbursing itself for all
reasonable costs incurred in curing Tenant's defaults and re-entering, preparing
and refinishing the demised premises for re-letting, and re-letting the demised
premises.

      3. Upon termination of this Lease pursuant to Section 34(b)2, Landlord may
recover possession of the demised premises under and by virtue of the provisions
of the laws of the State of Virginia, or by such other proceedings, including
reentry and possession, as may be applicable.

      4. Any damage or loss of rent sustained by Landlord may be recovered by
Landlord, at Landlord's option, at the time of the reletting, or in separate
actions, from time to time, as said damage shall have been made more easily
ascertainable by successive relettings, or at Landlord's option in a single
proceeding deferred until the expiration of the term of this Lease (in which
event Tenant hereby agrees that the cause of action shall not be deemed to have
accrued until the date of expiration of said

                                       25

<PAGE>

term) or in a single proceeding prior to either the time of reletting or the
expiration of the term of this Lease.

      5. In the event of a breach by Tenant of any of the covenants or
provisions hereof, Landlord shall have the right of injunction and the right to
invoke any remedy allowed at law or in equity as if reentry, summary
proceedings, and other remedies were not provided for herein. Mention in this
Lease of any particular remedy shall not preclude Landlord from any other
remedy, in law or in equity. Tenant hereby expressly waives any and all rights
of redemption granted by or under any present or future laws in the event of
Tenant being evicted or dispossessed for any cause, or in the event of Landlord
obtaining possession of the demised premises by reason of the violation by
Tenant of any of the covenants and conditions of this Lease or other use.

      (c) Additional Remedies and Waivers: The rights and remedies of Landlord
set forth herein shall be in addition to any other right and remedy now or
hereinafter provided by law and all such rights and remedies shall be
cumulative. No action or inaction by Landlord shall constitute a waiver of a
Default and no waiver of Default shall be effective unless it is in writing,
signed by the Landlord.

      (d) Default by Landlord. Any failure by Landlord to observe or perform any
provision, covenant or condition of this Lease to be observed or performed by
Landlord, if such failure continues for thirty (30) days after written notice
thereof from Tenant to Landlord, shall constitute a default by Landlord under
this Lease, provided, however, that if the nature of such default is such that
the same cannot reasonably be cured within a thirty (30) day period, Landlord
shall not be deemed to be in default if it shall commence such cure within such
thirty (30) day period and thereafter rectify and cure such default with due
diligence.

      (e) Tenant's Remedies. In the event of default by the Landlord, Tenant
shall have the option to cure said default. Landlord shall reimburse Tenant for
the reasonable costs incurred by Tenant in curing such default within thirty
(30) days after invoice thereof by Tenant, together with reasonable evidence
supporting such invoiced amount. Tenant shall also have any and all rights
available under the laws of the state in which the demised premises are
situated.

SECTION 35. WAIVER OF SUBROGATION

      Landlord and Tenant, and all parties claiming under each of them, mutually
release and discharge each other from all claims and liabilities arising from or
caused by any casualty or hazard covered or required hereunder to be covered in
whole or in part by insurance coverage required to be maintained by the terms of
this Lease on the demised premises or in connection with the Shopping Center or
activities

                                       26

<PAGE>

conducted with the demised premises, and waive any right of subrogation which
might otherwise exist in or accrue to any person on account thereof. All
policies of insurance required to be maintained by the parties hereunder shall
contain waiver of subrogation provisions so long as the same are available.

SECTION 36. LIABILITY OF LANDLORD; EXCULPATION

      (a) Except with respect to any damages resulting from the gross negligence
of Landlord, its agents, or employees, Landlord shall not be liable to Tenant,
its agents, employees, or customers for any damages, losses, compensation,
accidents, or claims whatsoever. The foregoing notwithstanding, it is expressly
understood and agreed that nothing in this Lease contained shall be construed as
creating any liability whatsoever against Landlord or any member, officer,
director, shareholder or partner (including successors and assigns) of Landlord
personally, and in particular without limiting the generality of the foregoing,
there shall be no personal liability to pay any indebtedness accruing hereunder
or to perform any covenant, either express or implied, herein contained, or to
keep, preserve or sequester any property of Landlord or any member, officer,
director, shareholder or partner (including successors and assigns) of Landlord,
and that all personal liability of Landlord or any member, officer, director,
shareholder or partner (including successors and assigns) of Landlord, to the
extent permitted by law, of every sort, if any, is hereby expressly waived by
Tenant, and by every person now or hereafter claiming any right or security
hereunder; and that so far as the parties hereto are concerned, the owner of any
indebtedness or liability accruing hereunder shall look solely to the demised
premises and the Shopping Center for the payment thereof.

      (b) If the Tenant obtains a money judgment against Landlord, any of its
officers, directors, shareholders, partners, members or their successors or
assigns under any provisions of or with respect to this Lease or on account of
any matter, condition or circumstance arising out of the relationship of the
parties under this Lease, Tenant's occupancy of the building or Landlord's
ownership of the Shopping Center, Tenant shall be entitled to have execution
upon any such final, unappealable judgment only upon Landlord's fee simple or
leasehold estate in the Shopping Center (whichever is applicable) and not out of
any other assets of Landlord, or any of its officers, directors, shareholders,
members or partners, or their successor or assigns; and Landlord shall be
entitled to have any such judgment so qualified as to constitute a lien only on
said fee simple or leasehold estate. Notwithstanding the above, Tenant shall
have the right to offset any final, unappealable judgement against twenty five
percent (25%) all rentals if not paid to Tenant by Landlord within thirty (30)
days thereafter.

                                       27

<PAGE>

      (c) It is expressly agreed that nothing in this Lease shall be construed
as creating any personal liability of any kind against the assets of any of the
officers, directors, members, partners or shareholders of Tenant, or their
successors and assigns (excluding fraud and/or negligence of any such individual
beyond the scope of such individual's employment by Tenant).

SECTION 37. RIGHTS CUMULATIVE

      Unless expressly provided to the contrary in this Lease, each and every
one of the rights, remedies and benefits provided by this Lease shall be
cumulative and shall not be exclusive of any other of such rights, remedies and
benefits or of any other rights, remedies and benefits allowed by law.

SECTION 38. MITIGATION OF DAMAGES

      Notwithstanding any of the terms and provisions herein contained to the
contrary, Landlord and Tenant shall each have the duty and obligation to
mitigate, in every reasonable manner, any and all damages that may or shall be
caused or suffered by virtue of defaults under or violation of any of the terms
and provisions of this Lease agreement committed by the other.

SECTION 39. SIGNS

      No signs, whether building, free-standing, pylon or other signs, shall be
placed within the Shopping Center except as such sign shall comply with sign
criteria established by Landlord and with the prior written consent of Landlord
(not to be unreasonably withheld) after sign drawings have been submitted to
Landlord by Tenant and in accordance with local law. Tenant may, however,
install its prototype signage on the exterior of the demised premises in
accordance with local code. Landlord represents that Tenant shall have exterior
building and representation on any existing and all future pylon signage. The
location of existing pylon signage is identified on Exhibit "A".

SECTION 40. ENTIRE AGREEMENT

      This Lease shall constitute the entire agreement of the parties hereto;
all prior agreements between the parties, whether written or oral, are merged
herein and shall be of no force and effect. This Lease cannot be changed,
modified, or discharged orally but only by an agreement in writing signed by the
party against whom enforcement of the change, modification or discharge is
sought.

SECTION 41. LANDLORD'S LIEN - DELETED BY INTENTION

SECTION 42. BINDING UPON SUCCESSORS

      The covenants, conditions, and agreements made and entered into by the
parties hereto shall be binding upon and inure to the benefit of their
respective heirs, representatives, successor and assigns.

SECTION 43. HAZARDOUS SUBSTANCES

                                       28

<PAGE>

      During the term of this Lease, Tenant shall not suffer, allow, permit or
cause the generation, accumulation, storage, possession, release or threat of
release of any hazardous substance or toxic material, as those terms are used in
the Comprehensive Environmental Response Compensation and Liability Act of 1980,
as amended, and any regulations promulgated thereunder, or any other present or
future federal, state or local laws, ordinances, rules, and regulations. Tenant
shall indemnify and hold Landlord harmless from any and all liabilities,
penalties, demands, actions, costs and expenses (including without limitation
reasonable attorney fees), remediation and response costs incurred or suffered
by Landlord directly or indirectly arising directly from Tenant's tenancy. Such
indemnification shall survive expiration or earlier termination of this Lease.
At the expiration or sooner termination hereof, Tenant shall return the demised
premises to Landlord in substantially the same condition as existed on the date
of commencement hereof free of any hazardous substances in, on or from the
demised premises. The Landlord hereby represents and warrants that: (i) it has
not used, generated, discharged, released or stored any hazardous substances on,
in or under the Shopping Center and has received no notice and has no knowledge
of the presence in, on or under the Shopping Center of any such hazardous
substances; (ii) to Landlord's knowledge there have never been any underground
storage tanks at the Shopping Center, whether owned by the Landlord or its
predecessors in interest; (iii) to Landlord's knowledge there have never been
accumulated tires, spent batteries, mining spoil, debris or other solid waste
(except for rubbish and containers for normal scheduled disposal in compliance
with all applicable laws) in, on or under the Shopping Center; (iv) to
Landlord's knowledge it has not spilled, discharged or leaked petroleum products
other than de minims quantities in connection with the operation of motor
vehicles on the Shopping Center; (v) to Landlord's knowledge there has been no
graining, filling or modification of wetlands (as defined by federal, state or
local law, regulation or ordinance) at the Shopping Center; and (vi) to
Landlord's knowledge there is no asbestos or asbestos-containing material in the
demised premises. The representations and warranties set forth in this
subparagraph shall apply to any contiguous or adjacent property owed by the
Landlord. Landlord hereby indemnifies Tenant for any and all loss, cost, damage
or expense to Tenant resulting from any misrepresentation or breach of the
foregoing representations and warranties.

      If any such hazardous substances are discovered at the Shopping Center
(unless introduced by the Tenant, its agents or employees) or if any asbestos or
asbestos containing material is discovered in the demised premises, and removal,
encapsulation or other remediation is required by applicable laws, the Landlord
immediately and with all due diligence and at no expense to the Tenant shall
take all measures

                                       29

<PAGE>

necessary to comply with all applicable laws and to remove such hazardous
substances or asbestos from the Shopping Center and/or encapsulate or remediate
such hazardous substances or asbestos, which removal and/or encapsulation or
remediation shall be in compliance with all environmental laws and regulations,
and the Landlord shall repair and restore the Shopping Center at its expense.
From the date such encapsulation, remediation and restoration is complete, the
rent due hereunder shall be reduced by the same percentage as the percentage of
the demised premises which, in the Tenant's reasonable judgement, cannot be
safely, economically or practically used for the operation of the Tenant's
business. Anything herein to the contrary notwithstanding, if in the Tenant's
reasonable judgement, such removal, encapsulation, remediation and restoration
cannot be completed within one hundred eighty (180) days or the same is not
actually completed by Landlord within such one hundred eighty (180) day period
following the date such hazardous substances or asbestos are discovered and such
condition materially adversely affects Tenant's ability to conduct normal
business operations in the premises, then the Tenant may terminate this Lease by
written notice to the Landlord within thirty (30) days after such 180 day
period, which notice shall be effective on Landlord's receipt thereof. Landlord
shall comply with OSHA 29 CFR 1910.1001 (j) to notify tenants, including Tenant,
of asbestos related activities in the demised premises and the Shopping Center
including, but not limited to, selection of the certified/licensed asbestos
abatement contractor, scope of the abatement work, and final clearance testing
procedures and results.

SECTION 44. TRANSFER OF INTEREST

      If Landlord should sell or otherwise transfer its interest in the demised
premises, upon an undertaking by the purchaser or transferee to be responsible
for all the covenants and undertakings of Landlord, Tenant agrees that Landlord
shall thereafter have no liability to Tenant under this Lease or any
modifications or amendments thereof, or extensions thereof, except for such
liabilities which might have accrued prior to the date of such sale or transfer
of its interest by Landlord.

SECTION 45. ACCESS TO PREMISES

      Landlord and its representatives shall have free access to the demised
premises at all reasonable times for the purpose of: (i) examining the same or
to make any alterations or repairs to the demised premises that Landlord may
deem necessary for its safety or preservation; (ii) exhibiting the demised
premises for sale or mortgage financing; (iii) during the last three (3) months
of the term of this Lease, for the purpose of exhibiting the demised premises
and putting up the usual notice "to rent" which notice shall not be removed,
obliterated or hidden by Tenant, provided, however, that any such action by

                                       30

<PAGE>

Landlord shall cause as little inconvenience as reasonably practicable and such
action shall not be deemed an eviction or disturbance of Tenant nor shall Tenant
be allowed any abatement of rent, or damages for an injury or inconvenience
occasioned thereby.

SECTION 46. HEADINGS

      The headings are inserted only as a matter of convenience and for
reference and in no way define, limit or describe the scope or intent of this
Lease.

SECTION 47. NON-WAIVER

      No payment by Tenant or receipt by Landlord or its agents of a lesser
amount than the rent in this Lease stipulated shall be deemed to be other than
on account of the stipulated rent nor shall an endorsement or statement on any
check or any letter accompanying any check or payment of rent be deemed an
accord and satisfaction and Landlord or its agents may accept such check or
payment without prejudice to Landlord's right to recover the balance of such
rent or pursue any other remedy in this Lease provided.

SECTION 48. SHORT FORM LEASE

      This Lease shall not be recorded, but a short form lease, which describes
the property herein demised, gives the term of this Lease and refers to this
Lease, shall be executed by the parties hereto, upon demand of either party and
such short form lease may be recorded by Landlord or Tenant at any time either
deems it appropriate to do so. The cost and recording of such short form lease
shall belong to the requesting party.

SECTION 49. ESTOPPEL CERTIFICATE

      At any time and from time to time upon not less than ten (10) business
day's prior notice by Landlord or Tenant, the other party shall deliver a
statement in writing addressed to the requesting party certifying (i) that this
Lease is unmodified and in full force and effect (or if there have been
modifications, that the same is in full force and effect as modified and stating
the modifications), (ii) whether the term has commenced and rent shall have
become payable hereunder, and if so, the dates to which they have been paid,
(iii) whether or not, to such party's knowledge, the requesting party is in
default in performance of any of the terms of this Lease, and if so, specifying
such default of which it may have knowledge, (iv) whether Tenant has accepted
possession of the demised premises, (v) whether either party has made any claim
against the other under this Lease, and if so, the nature thereof, (yi) whether
there exist any offset or defenses against enforcement of any of the terms of
this Lease upon the

                                       31

<PAGE>

part of Tenant to be performed, and if so, specifying the same; and (vii) such
other matters as either party may reasonably request of the other.

SECTION 50. TENANT'S REIMBURSEMENT

      (a) Landlord shall pay Tenant Three Hundred Thousand and 00/100
($300,000.00) Dollars (the "Tenant Reimbursement"), as payment for all costs
incurred on behalf of Tenant for the purchase, erection, and installation of
Tenant Improvements on or within the demised premises. "Tenant Improvements"
shall consist of the work described in the attached Exhibit "E". The Tenant
Reimbursement shall be paid by Landlord to Tenant within ten (10) days of the
later of (i) Tenant opening for business in the demised premises and (ii) Tenant
providing to Landlord a lien waiver from Tenant's general contractor and
Tenant's acceptance of the demised premises. In the event Landlord does not
timely pay the Tenant Reimbursement to Tenant, (a) Landlord shall pay to Tenant
interest on such unpaid amounts at an annual rate of interest equal to four
percent (4%) over the prime rate in effect from time to time as established by
National City Bank, Columbus, Ohio and (b) Tenant shall have the right to deduct
any and all such amounts owed Tenant against payments of Rent thereafter due
Landlord until such time as Tenant has been credited the full amount of the
Tenant Reimbursement plus applicable interest.

SECTION 51. TENANT'S TERMINATION RIGHT:

      In the event that Tenant's gross receipts from the demised premises, as
calculated by Tenant in accordance with generally accepted accounting principles
consistently applied, shall be less than Six Million One Hundred Thirty Thousand
Eight Hundred Eighty-Four and 00/100 Dollars ($6,130,884.00) in either of the
third (3rd) or fourth (4th) lease years of the initial term hereof, Tenant shall
have the right, at Tenant's sole election, provided that Tenant is not then in
default of the terms of this Lease beyond any applicable notice and cure
periods, on or before the date (the "Last Termination Notice Date") which is
thirty (30) days after the end of the fourth (4th) lease year, to send to
Landlord a notice terminating this Lease as of the last day of the fifth (5th)
lease year (the "Tenant's Termination Date"), provided that on or before such
Tenant's Termination Date, Tenant shall deliver to Landlord a certified or bank
check equal to the "Lease Termination Amount". The "Lease Termination Amount"
shall be equal to the unamortized balance of the Tenant's Improvement Allowance
and the broker's fees paid by Landlord, which amounts shall be amortized on a
straight-lined basis over the initial term of the Lease. In the event that
Tenant shall so terminate this Lease in accordance with the provisions of this
Section 51, then the term of this Lease shall terminate and expire on Tenant's
Termination Date with the same force and

                                       32

<PAGE>

part of Tenant to be performed, and if so, specifying the same; and (vii) such
other matters as either party may reasonably request of the other.

SECTION 50. TENANT'S REIMBURSEMENT

      (a) Landlord shall pay Tenant Three Hundred Thousand and 00/100
($300,000.00) Dollars (the "Tenant Reimbursement"), as payment for all costs
incurred on behalf of Tenant for the purchase, erection, and installation of
Tenant Improvements on or within the demised premises. "Tenant Improvements"
shall consist of the work described in the attached Exhibit "E". The Tenant
Reimbursement shall be paid by Landlord to Tenant within ten (10) days of the
later of (i) Tenant opening for business in the demised premises and (ii) Tenant
providing to Landlord a lien waiver from Tenant's general contractor and
Tenant's acceptance of the demised premises. In the event Landlord does not
timely pay the Tenant Reimbursement to Tenant, (a) Landlord shall pay to Tenant
interest on such unpaid amounts at an annual rate of interest equal to four
percent (4%) over the prime rate in effect from time to time as established by
National City Bank, Columbus, Ohio and (b) Tenant shall have the right to deduct
any and all such amounts owed Tenant against payments of Rent thereafter due
Landlord until such time as Tenant has been credited the full amount of the
Tenant Reimbursement plus applicable interest.

SECTION 51. TENANT'S TERMINATION RIGHT:

      In the event that Tenant's gross receipts from the demised premises, as
calculated by Tenant in accordance with generally accepted accounting principles
consistently applied, shall be less than Six Million One Hundred Thirty Thousand
Eight Hundred Eighty-Four and 00/100 Dollars ($6,130,884.00) in either of the
third (3rd) or fourth (4th) lease years of the initial term hereof, Tenant shall
have the right, at Tenant's sole election, provided that Tenant is not then in
default of the terms of this Lease beyond any applicable notice and cure
periods, on or before the date (the "Last Termination Notice Date") which is
thirty (30) days after the end of the fourth (4th) lease year, to send to
Landlord a notice terminating this Lease as of the last day of the fifth (5th)
lease year (the "Tenant's Termination Date"), provided that on or before such
Tenant's Termination Date, Tenant shall deliver to Landlord a certified or bank
check equal to the "Lease Termination Amount". The "Lease Termination Amount"
shall be equal to the unamortized balance of the Tenant's Improvement Allowance
and the broker's fees paid by Landlord, which amounts shall be amortized on a
straight-lined basis over the initial term of the Lease. In the event that
Tenant shall so terminate this Lease in accordance with the provisions of this
Section 51, then the term of this Lease shall terminate and expire on Tenant's
Termination Date with the same force and

                                       32

<PAGE>

effect as though said date was the scheduled expiration date of the term under
this Lease. Notwithstanding the giving of such termination notice and Tenant's
exercise of its termination right under this Section 51, Tenant shall perform
and observe all of Tenant's obligations under this Lease through and including
the Tenant's Termination Date. In the event Tenant exercises the termination
right provided for in this Section 51, Landlord shall have the right, upon seven
(7) days prior written notice, at Tenant's corporate headquarters, to examine
Tenant's books and records relating to gross receipts at the demised premises,
provided such right shall expire ninety (90) days after Tenant notifies Landlord
of Tenant's exercise of Tenant's election to terminate the Lease pursuant to the
provisions of this Section 51.

SECTION 52. NO BROKER:

      Landlord and Tenant each represent to the other that they have not entered
into any agreement or incurred any obligation in connection with this
transaction which might result in the obligation to pay a brokerage fee to any
broker. Each party shall indemnify and hold the other party harmless from and
against any other claim or demand by any other broker or other person for
bringing about this Lease who claims to have dealt with such indemnifying party,
including all expenses incurred in defending any such claim or demand (including
reasonable attorney's fees).

      IN WITNESS WHEREOF, the parties hereto have executed this Lease the day
and year first above written.

SIGNED AND ACKNOWLEDGED IN THE PRESENCE OF:

                            LANDLORD:

                            JLP - CHESAPEAKE, LLC,
                            an Ohio limited liability company

                            By: JUBILEE LIMITED PARTNERSHIP,
                                an Ohio limited partnership,
                                Member

                                By: Schottenstein Professional Asset
                                    Management Corporation, its general partner

/s/ Edward K. Arndt
/s/ Leslie A. Schutte

                                    By: /s/ Jay Schottenstein
                                        -----------------------------
                                        Jay Schottenstein
                                    Its: President and Chairman of the Board

                                       33

<PAGE>

                                                   TENANT:

                                                   SHONAC CORPORATION,
                                                   an Ohio corporation

/s/ Christy L. Cuschleg
/s/ Tracy L. Snow

                                                   By: /s/ John C. Rossler
                                                       -----------------------
                                                       John C. Rossler
                                                   Its: President,

STATE OF OHIO       :
                    :SS.
COUNTY OF FRANKLIN  :

      The foregoing instrument was acknowledged before me this 1st day of April,
2001, by Jay Schottenstein, President and Chairman of Schottenstein Professional
Asset Management Corporation, General Partner of Jubilee Limited Partnership, an
Ohio limited partnership, Managing Member of JLP - Chesapeake, LLC, an Ohio
limited liability company, for and on behalf of said Ohio limited liability
company.

[NOTARIAL SEAL] CANDACE K. PILKINGTON
                Notary Public
                In and for the State of Ohio           /s/ Candace K. Pilkington
                My Commission Expires                  -------------------------
                October 5, 2004                        Notary Public

STATE OF OHIO        :
                     : SS.
COUNTY OF FRANKLIN   :

      The foregoing instrument was acknowledged before me this 9th day of April,
2001, by John C. Rossler, President of Shonac Corporation, an Ohio Corporation,
for and on behalf of said corporation.

                                                /s/ Christy L. Cuschleg
                                                ------------------------
                                                Notary Public

                                                   Christy L. Cuschleg
                                                   My commission expires 8/2/04

                                       34

<PAGE>

                                   EXHIBIT A
                                   SITE PLAN
                                 [SITE PLAN MAP]

<PAGE>

                                   EXHIBIT A-1

                               LEGAL DESCRIPTION

Parcel I - Shopping Center and Eden Way Small Shops (Tax ID # 0280000000930)

Parcel 1A-1 as shown on "SUBDIVISION PLAT FOR PARCEL 1A, VOLVO TRACT,
WASHINGTON BOROUGH, CHESAPEAKE, VIRGINIA", dated August 2, 1993 and recorded in
the Clerk's Office of the Circuit Court of the City of Chesapeake, Virginia in
Map Book 109 at page 45.

Parcel II - Crossways Small Shops and Mattress Firm (Tax ID # 0280000000900)

Remainder of Parcel 1D as shown on "SUBDIVISION PLAT OF PARCEL 1D, VOLVO TRACT,
WASHINGTON BOROUGH, CHESAPEAKE, VIRGINIA", dated October 1, 1992 and recorded in
the Clerk's Office of the Circuit Court of the City of Chesapeake, Virginia in
Map Book 105 at page 110.

Parcel III

TOGETHER WITH AND SUBJECT TO those certain non-exclusive easements for access
and ingress/egress for vehicular and pedestrian traffic as contained in
Declarations of Easements, Covenants and Restrictions by AHBC Associates, a
Virginia joint venture, dated December 14, 1989, recorded December 20, 1989, in
Deed Book 2539, page 1; First Amendment to Declaration of Easements, Covenants
and Restrictions in Deed Book 3968, page 352; and Second Amendment to
Declaration of Easements, Covenants and Restrictions in Deed Book 4023, page
330, all recorded in the Clerk's Office of the Circuit Court of the City of
Chesapeake, Virginia.

<PAGE>

                                   EXHIBIT A-2

                               Not yet available.
<PAGE>

                                    EXHIBIT B

                                 LANDLORD'S WORK

RESPONSIBILITY SCHEDULE

<TABLE>
<CAPTION>
                                                    GENERAL
                                                   CONTRACTOR            DSW                             NOTES
                                               -----------------   ----------------   ----------------------------------------------
                                                SUPPLY   INSTALL   SUPPLY   INSTALL
                                               -------   -------   ------   -------
<S>     <C>                                    <C>       <C>       <C>      <C>       <C>
        PERMITS                                   -         -
03000   FLOOR LEVELING                            -         -
03300   CONCRETE                                  -         -
06200   ROUGH & FINISH CARPENTRY                  -         -
06400   MILLWORK                                                     -         -      COORDINATE WITH VENDOR #3 OR #4
        COUNTERS AND SHELVING                                        -         -
        FIXTURES                                                     -         -
07530   MEMBRANE ROOFING SYSTEM                   -         -                         MAINTAIN EXISTING ROOFING SYSTEM - SINGLE PLY
        PREFAB METAL ROOF SYSTEM                  -         -                         BALLASTED SUPPLY SHOP DRAWINGS FOR ARCHITECT'S
                                                                                      APPROVAL
07920   SEALANTS                                  -         -
O8210   DOORS, FRAMES AND TRIM                    -         -
08330   OVERHEAD DOCK DOOR                        -         -
08400   ELIASON IMPACT DOORS                      -         -
O8710   DOOR FINISH HARDWARE                      -         -
O9110   LIGHT GAUGE METAL FRAMING                 -         -
09250   GYPSUM WALL BOARD                         -         -
O9510   ACCOUSTICAL CEILING SYSTEM                -         -
09650   RESILIENT FLOORING                                  -        -                COORDINATE WITH DSW
        COVE BASE                                 -         -
        PORCELAIN TILE                                      -        -                COORDINATE WITH VENDOR #7 AND DSW
09680   CARPETING                                           -        -                COORDINATE WITH VENDOR #6 AND DSW
        TRANSITION STRIPS                         -         -
09900   PAINTING                                  -         -
10155   TOILET COMPARTMENTS                       -         -
1O440   EXTERIOR SIGNAGE                                             -         -      COORDINATE WITH VENDOR #1 OR #2
        INTERIOR SIGNAGE                                             -         -
        STOREFRONT AWNINGS                        -         -                         PURCHASE FROM VENDOR #3
        EXTERIOR COLUMN COVERS                    -         -                         PURCHASE FROM VENDOR #12
1O5OO   LOCKERS                                                      -         -
1O520   FIRE EXTINGUISHERS                        -         -
10550   REFRIGERATOR                                                 -         -
10800   TOILET ACCESSORIES                        -         -
1116O   LOADING DOCK EQUIPMENT                    -         -
        OFFICE EQUIPMENT                                             -         -
        OFFICE  GLAZING                                              -         -
15000   HVAC SYSTEM / ROOF TOP UNITS              -         -                         PURCHASE FROM VENDOR #5
        DUCTWORK / AIR DEVICES 4 ACCESSORIES      -         -
15400   PLUMBING SYSTEM                           -         -
15500   SPRINKLER SYSTEM                          -         -
16OOO   ELECTRIC SYSTEM                           -         -                         PURCHASE FROM VENDOR #4
        LIGHTING FIXTURES                         -         -                         PURCHASE FROM VENDOR #4
        BUILDING SECURITY SYSTEM                                     -         -      SUPPLIED BY VENDOR #11
        TELEPHONE & DATA CABLING & EQUIPMENT                         -         -      SUPPLIED BY VENDOR #8
        SOUND SYSTEM                                                 -         -      SUPPLIED BY VENDOR #9

</TABLE>

<TABLE>
<S>                 <C>                                           <C>
                    2 3 6 2 5
                    COMMERCE PARK
                    CLEVELAND OHIO
                    4 4 1 2 2                                     [DSW SHOE WAREHOUSE LOGO]
[HERSCHMAN          PHONE  216-464-4144
ARCHITECTS          FAX    216-464-6592                           CROSSWAYS CENTER
INCORPORATED LOGO]  E-MAIL: mailbox@herschmanarchitects.com       CHESAPEAKE, VA
</TABLE>

<PAGE>

                               DSW SHOE WAREHOUSE

                                  [ILLEGIBLE]
<PAGE>

                                    EXHIBIT C

                                 TENANT'S WORK

DSW RESPONSIBILITY

      DSW WILL SUPPLY THE FOLLOWING ITEMS.

      A.    CARPET
            (TRANSITION STRIPS AND VINYL BASE BY GC).

      B.    VCT
            (TRANSITION STRIPS AND VINYL BASE BY GC).

      C.    PORCELAIN TILE
            (INCLUDING THIN SET AND GROUT).

      D.    MAT SYSTEM IN VESTIBULE.

      E.    GLASS AND FRAMING AT OFFICE PARTITIONS.

      F.    MIRRORS AND CLIPS (LOCATIONS AS DIRECTED BY DSW).

      G     INTERIOR SIGNAGE (6 - 6' X 8' GATERFOAM SIGN PANELS, ATTACHED TO
            GYPSUM BOARD).

      H.    CASH REGISTER COUNTERS AND CASHWRAPS.

      I.    HANDBAG WALL SYSTEM

      J.    SLATWALL

      K.    TIME CLOCK (MOUNT AT OFFICE)

      L.    SAFE (BOLT TO FLOOR IN OFFICE)

      M.    COAT RACK

      N.    OFFICE CABINETRY

      O.    STOCKROOM SHELVING.

      Also see Schedule contained in Exhibit B.

<PAGE>

                                    EXHIBIT D

                                   EXCLUSIVES

<TABLE>
<CAPTION>
       TENANT                                            PROVISION
       ------                                            ---------
<S>                        <C>
GREENBRIER ART AND FRAME   Landlord agrees that no store in the portion of the Shopping Center that
                           is outlined in yellow on Exhibit A ("the restricted area") shall be used
                           by any tenant or occupant whose sole business is, or whose major portion
                           (i.e. fifty percent (50%) or more) of sales is generated by, the sale of
                           art, pottery, frames, or framing services. However, nothing in this
                           section 41 shall be deemed to prohibit any tenant or occupant in the
                           Restricted Area from selling art, pottery, frames or framing services, so
                           long as such sales are not the primary use of the Premises of such tenant
                           or occupant. Tenant recognizes that the provisions of this section 41
                           shall not apply to any of the premises originally leased to Montgomery
                           Wards, Marshalls, Uptons, or Freddy Drugs or to any other portion of the
                           Shopping Center that is not part of the Restricted Area. If Tenant ceases
                           to sell art, pottery, frames, or framing services, or closes for
                           business, the provisions of this section 41 will automatically terminate
                           and cease to be of any further force or effect for the remainder of the
                           term of this Lease.

S&K FAMOUS BRANDS          If Landlord, during the Lease Term or any extension or renewal thereof,
                           leases space or permits space to be used in the Shopping Center in the
                           area outlined in yellow on Exhibit A to another store which sells men's
                           suits and sportcoats representing fifty percent (50%) or more of :the
                           value of its inventory at retail, then Tenant, at its option, and
                           commencing from the first date that such event occurs, may either cancel
                           this Lease or reduce its rental to the lessor of (i) rent or (ii) four
                           percent (4%) of gross sales. Such rent reduction shall continue through
                           the Lease Term and any extension thereof until such event no longer
                           exists and payment thereof shall constitute Tenant's total monetary
                           commitment to Landlord under the terms of this Lease.

                           If Landlord, during the Lease Term or any extension or renewal thereof,
                           leases or sells space, or permits space to be used, in any of the out
                           parcels of the Shopping Center to another store which sells men's suits
                           and sportcoats representing fifty percent (50%) or more of the value of
                           its inventory at retail, then Tenant, upon 90 days prior written notice
                           to Landlord. may terminate and cancel this Lease.

                           During the term of this Lease and any extension or renewal thereof,
                           Landlord shall not lease the premises adjacent, connecting, or adjoining
                           Tenant to any restaurant or other food operation, pet shop, dry cleaning
                           business, paint store, or beauty salon.
</TABLE>

<PAGE>

<TABLE>
<S>                        <C>
PRINT IT                   Landlord agrees that no store in the portion of the Shopping Center that
                           is outlined in yellow on Exhibit A (the "Restricted Area") shall be used
                           by any tenant or occupant whose sole business is, or whose major portion
                           (i.e., fifty percent (50%) or more) of sales is generated by, the sale of
                           printing, copying and photofinishing services and accessories. However,
                           nothing in this section 40 shall be deemed to prohibit any tenant or
                           occupant in the Restricted Area from selling, printing, copying, and
                           photofinishing services and accessories, so long as such sales are not
                           the primary use of the Premises of such tenant or occupant. Tenant
                           recognizes that the provisions of this section 40 shall not apply to any
                           of the premises originally leased to Montgomery Wards, Marshalls, Uptons,
                           or Office Depot or to any portion of the Shopping Center that is not part
                           of the Restricted Area. If tenant ceases to sell printing, copying, and
                           photofinishing services and accessories, or close for business, the
                           provision of this section 40 will automatically terminate and cease to be
                           of any further force or effect for the remainder of the term of this Lease.

WINSTON'S CAFE INC.        Landlord agrees that no store in the portion of the Shopping Center that
                           is outlined in yellow on Exhibit A (the "Restricted Area") shall be used
                           by any tenant or occupant whose sole business is, or whose major portion
                           i.e. fifty percent (50%) or more, of sales is generated by, the sale of
                           delicatessen sandwiches and beverages including beer, wine and alcohol
                           collectively. However, nothing in this section 41 shall be deemed to
                           prohibit any tenant or occupant in the Restricted Area from selling
                           delicatessen sandwiches and beverages including beer, wine and alcohol,
                           so long as such sales are not the primary use of the premises of such
                           tenant or occupant. Tenant recognizes that the provision of this section
                           41 shall not apply to any of the premises originally leased to Montgomery
                           Wards, Marshalls, Upton's or Freddy Drugs or Famous Uncle A1's Hot Dogs
                           to any other portion of the Shopping Center that is not part of the
                           Restricted Area. If Tenant ceases to sell delicatessen sandwiches and
                           beverages including beer, wine and alcohol or closes for business, the
                           provisions of this section 41 will automatically terminate and cease to
                           be of any further force and effect for the remainder of the term of this
                           Lease.

RUBY TUESDAY'S             Landlord will not use, lease or permit any other store or property in the
                           Shopping Center on or any other property adjacent to the Shopping Center,
                           where such property is owned or controlled by Landlord, to be used for
                           the purpose of a TGI Friday's, Bennigan's, Applebee's, Chili's, or
                           Grady's, or the successor to such businesses. For purposes of this
                           section, "any other property owned by Landlord" shall include, but not be
                           limited to, property owned directly or indirectly by Landlord, or
                           property owned by one (1) or more of the shareholders or partners or
                           Landlord, if Landlord is a corporation or partnership. The restrictions
                           shall include any out parcels to the Shopping Center, whether leased or
                           sold by Landlord. The restrictions contained herein shall not apply to
                           the Inducement Tenants referred to in section 34 (Montgomery Wards,
                           Uptons, Marshalls or Freddy Drugs). The Landlord warrants that there are
                           no prior agreements or leases in existence on the date hereof which would
                           violate the foregoing provisions.
</TABLE>

<PAGE>

<TABLE>
<S>                        <C>
MARSHALLS                  Landlord specifically agrees with Tenant as follows:
                           -     In recognition of the fact that the following types of operations
                                 would unduly burden the parking areas serving the demised premises
                                 and would hamper the use of said parking areas by customers of
                                 Tenant, other than as specifically set forth on the Site Plan,
                                 Landlord will not lease, sell, or otherwise permit any structure
                                 within the Shopping Center to be used in whole or in part as a food
                                 supermarket, bar not incidental to the sale of food for on-premises
                                 consumption, theatre of any kind, bowling alley, skating rink,
                                 amusement park, carnival, meeting hall, "disco" or other dance
                                 hall, sporting event or other sports facility, auditorium or any
                                 other like place or assembly. Landlord will not lease, sell, or
                                 otherwise permit any structure within the Shopping Center to be
                                 used in whole or part as a restaurant or a convenience food mart
                                 similar to "7-11" or "Christy's" within 200 feet of any portion of
                                 the demised premises in any direction.

                           -     Landlord agrees that during the term of this lease that it not
                                 lease, sell or otherwise permit any structure within the Center to
                                 be used in whole or in part for any manufacturing operation; as a
                                 factory; for any industrial usage; as a warehouse; processing or
                                 rendering plant; for any establishment selling cars, trailers,
                                 mobile homes; for the operation of a billiard parlor, amusement
                                 center, flea market, massage parlor or carnival; for so-called
                                 "off-track betting" operation; for the sale of or display of
                                 pornographic materials; or for any other purpose which would be
                                 inconsistent with the use of the Shopping Center as a community
                                 oriented retail shopping center.

                           -     If Landlord permits any one occupant of the Shopping Center other
                                 than Tenant (i) in any space in the shopping center other than the
                                 space to be occupied by Montgomery Wards and Uptons, or (ii) in the
                                 space to be occupied by Montgomery Wards at such time as Montgomery
                                 Ward and Landlord fail to have a valid and continuing lease for
                                 such premises, or (iii) in the space to be occupied by Uptons at
                                 such time as Uptons and Landlord fail to have a valid and
                                 continuing lease for such premises, to use more than 12,000 square
                                 feet of floor area for the sale or display at discount prices of
                                 (i) brand-name clothing (ii) brand-name shoes (iii) brand name
                                 giftware (iv) brand name domestics, then minimum rent payable
                                 pursuant hereto shall be reduced from and including the sixtieth
                                 (60th) day following any such violation to and including the one
                                 hundred twentieth (120th) day following any such violation to sixty
                                 percent (60%) of the amount provided for in section III, and if the
                                 violation continues, then minimum rent payable pursuant hereto from
                                 and after the one hundred twenty-first day following such violation
                                 shall be reduced to forty percent (40%) of the amount provided for
                                 in Section I of Article III, and such rent reduction in minimum
                                 rent shall remain effective for so long as such use continues and
                                 for so long as Tenant is operating the demised premises as a
                                 Marshalls"
</TABLE>
<PAGE>

<TABLE>
<S>                        <C>
OLD COUNTRY BUFFET         Landlord shall not lease space in the Shopping Center to any other tenant
                           whose primary business conducted in such space is the operation of a
                           buffet-style restaurant.

MIO'S PIZZERIA             During the term of this Lease, Landlord agrees not to enter into any new
                           lease for space in the Crossways Shopping Center at Greenbrier, the
                           Crossways Small Shops or Eden Way Small Shops (collectively, the
                           "Exclusive Area") nor permit any existing tenants (subject to the
                           existing rights of such tenants under their leases) in the Exclusive Area
                           to assign or sublet any of the space in the Exclusive Area to another
                           tenant whose primary business is a full service sit down, dine-in Italian
                           restaurant.

THE HAIR CUTTERY           So long as Tenant is not in default under the terms of this Lease,
                           Landlord agrees that it will not allow another operator whose primary
                           business is that of full service hairstyling services into the Center.

MATTRESS FIRM              During the term of this Lease, Landlord agrees not to enter into any new
                           lease for space in the Crossways Shopping Center at Greenbrier, the
                           Crossways Small Shops or Eden Way Small Shops (collectively, the
                           "Exclusive Area") nor permit any existing tenants (subject to the
                           existing rights of such tenants under their leases) in the Exclusive Area
                           to assign or sublet any of the space in the Exclusive Area to another
                           tenant whose primary business is the sale of mattresses or waterbeds.

CHESAPEAKE BAGEL BAKERY    During the Lease Term, Landlord, its successors, assigns, shall not
                           lease, rent, occupy or permit to be occupied any premises within the
                           Shopping Center, which are to be used for a bakery and/or restaurant
                           serving bagels nor shall it permit any portion of the Shopping Center to
                           be used for a sandwich with usage shop to that similar to that described
                           in Permitted Uses in Section 1 (I) of this Lease by any party other than
                           the Tenant. These covenants shall run with the land. Landlord
                           acknowledges that in the event of a breach of these covenants, Tenants
                           remedies at law would be inadequate and in such event, Tenant shall be
                           entitled to terminate this Lease and to full and adequate relief by
                           injunction, damages or otherwise. Notwithstanding the foregoing, Tenant's
                           exclusive shall be subject to the rights of existing Tenants including the
                           existing Tenants right to sublet under the terms of their Lease this
                           exclusive shall only apply to new Leases entered into by Landlord after
                           effective date of this Lease.

APPLE ONE EMPLOYMENT       During the term of this Lease, Landlord agrees not to. enter into any new
                           Lease for space in the Crossways Small Shops (the exclusive area) nor
                           permit any existing Tenants (subject to the existing rights of such
                           Tenants under their leases) in the exclusive area to assign or sublet any
                           of the space in the exclusive area to another Tenant whose primary
                           business is a hiring agency.

CHRISTOPHER FUSCO, O.D.    Landlord agrees not to sublet or lease current location to individual or
                           company whose business is, in whole or in part, for the sale of
                           optometric services or related optical accessories including eyeglasses
                           and contact lenses.

                           Tenant requires Landlord to get prior approval from tenant regarding the
                           type and nature of business to be located next door to tenant at new
                           location in order to assure quiet enjoyment of new premises.
</TABLE>

<PAGE>

<TABLE>
<S>                        <C>
MONTGOMERY WARD & CO.,     No portion of the shopping center which lies within 150 feet of any
INCORPORATED               entrance to the Ward Retail Building shall at any time be used for a fast
                           food restaurant, a theater (movie or otherwise), video arcade or electric
                           game room, pet store or "kiddie" or other amusement rides. No portion of
                           the shopping center, and no portion of the Ward Buildings, shall at any
                           time be used for a skating or roller rink, a bingo hall or other gambling
                           establishment, a church, a funeral parlor, a bar for on-site consumption
                           of alcoholic beverages (except as an incidental use to an establishment
                           in which food is served as the primary business), nightclub, discotheque,
                           social club, bowling alley, adult book store or other business selling or
                           exhibiting pornography (except as an incidental use to a permitted use,
                           e.g., magazines in a drug store), automobile dealership, health club,
                           pool hall, billiard hall, shooting gallery, antique store in excess of
                           10,000 square feet, auction house, swimming pool, consignment store in
                           excess of 5,000 square feet, closeout, bankruptcy/fire sales or damaged
                           merchandise store [except as such use relates to an actual on-site
                           closeout of the business of a tenant in the shopping center, or the sale
                           of customer return merchandise, merchandise shipped to a tenant of the
                           shopping center, including the Tenant, for sale at the shopping center as
                           new merchandise (including, without limitation, floor samples) which is
                           or becomes damaged], flea market, any use which creates strong, unusual
                           or offensive odors, fumes, dust or vapors or which is a public or private
                           nuisance, or any use which creates noise and sounds objectionable due to
                           intermittency, beat, frequency, shrillness or loudness, or any use which
                           creates a fire or other hazard which is not typically found in medium to
                           large strip centers.

OFFICE DEPOT               [TO BE INSERTED AFTER RECEIPT OF EXHIBITS]

STARBUCKS COFFEE COMPANY   Landlord shall not use or allow any other person or entity
                           (except Tenant) to use any portion of the Shopping Center for the sale of
                           (a) freshly ground or whole coffee beans, (b) espresso or espresso-based
                           coffee drinks, or (c) gourmet, brand-identified brewed coffee. This
                           restriction shall also apply to kiosks and carts. This exclusive shall
                           not apply to any full service grocery store or any existing tenant that
                           has the right under its current lease to sell such items, nor shall it
                           apply to the sale of non-gourmet, non-brand-identified, drip coffee by
                           the cup. Notwithstanding the foregoing, Landlord may permit any full
                           service restaurant serving a complete dinner menu to sell brewed coffee
                           or espresso-based drinks for on-premises consumption.

FUNCOLAND                  Any provisions of this Lease to the contrary notwithstanding, and
                           provided Tenant (i) is not in default under the terms and provisions of
                           this Lease beyond any applicable cure period, and (ii) is open and
                           operating its business in the Premises in accordance with the Permitted
                           Use, then, in those events Landlord agrees that during the term of the
                           Lease, it will not enter into a lease for a store location fronting on or
                           located within the Shopping Center with any other tenant or occupant
                           whose primary use includes the sale and/or purchase of prerecorded
                           entertainment software (Competing Tenant). The terms and provisions of
                           this Paragraph shall not be applicable to areas owned, leased and/or
                           subleased to any existing tenant or occupant, Or its successors with a
                           similar use.
</TABLE>

<PAGE>

<TABLE>
<S>                        <C>
LESLIE'S POOLMENT, INC.    Landlord agrees that until the end of the Term, or any continuations or
                           extensions thereof, Landlord shall not use or occupy, or permit the use
                           of or occupancy of, any "Restricted Property" (defined below) for the
                           operation of any store wherein the sale of swimming pool and/or spa
                           supplies, swimming pools and/or spas constitutes more than ten percent
                           (10%) of the gross sales therein (a "Competing Store"). For purposes of
                           this Lease, "Restricted Property" means space not demised to Tenant in
                           the Crossways Shopping Center. Competing Stores existing on the date of
                           this Lease, and Competing Stores which are or may in the future be
                           located on that parcel identified as "Exempted Parcel" on the Site Plan,
                           are exempted from the foregoing.

HOME ELEMENTS              Landlord shall not enter into a Lease or otherwise allow any portion of
                           the Building to be used for sale of upholstered or leather furniture
                           other than by Tenant, its successor and assigns. Landlord acknowledges
                           the granting of the exclusive rights to upholstered and/or leather
                           furniture to Tenant is a material inducement to Tenant's entering into
                           this Lease, upon which Tenant is relying, and that Tenant, in addition to
                           other rights and remedies, shall have the right to enjoin Landlord or any
                           other tenant of the Building from violation of this paragraph.

JERSEY MIKE'S              Provided the Tenant is not in default of the Lease, no other sub business
                           such as Subway, Blimpie, Quizno's or Zero's shall be granted a lease at
                           Crossways Shopping Center, Crossways Shops or Eden Way Shops.
</TABLE>

<PAGE>

                                    EXHIBIT E

                               TENANT IMPROVEMENTS

DSW RESPONSIBILITY

      DSW WILL SUPPLY THE FOLLOWING ITEMS.

      A.    CARPET
            (TRANSITION STRIPS AND VINYL BASE BY GC).

      B.    VCT
            (TRANSITION STRIPS AND VINYL BASE BY GC).

      C.    PORCELAIN TILE
            (INCLUDING THIN SET AND GROUT).

      D.    MAT SYSTEM IN VESTIBULE.

      E.    GLASS AND FRAMING AT OFFICE PARTITIONS.

      F.    MIRRORS AND CLIPS (LOCATIONS AS DIRECTED BY DSW).

      G     INTERIOR SIGNAGE (6 - 6' X 8' GATERFOAM SIGN PANELS, ATTACHED TO
            GYPSUM BOARD).

      H.    CASH REGISTER COUNTERS AND CASHWRAPS.

      I.    HANDBAG WALL SYSTEM

      J.    SLATWALL

      K.    TIME CLOCK (MOUNT-AT OFFICER

      L.    SAFE (BOLT TO FLOOR IN OFFICE)

      M.    COAT RACK.

      N.    OFFICE CABINETRY

      O.    STOCKROOM SHELVING.

Also see Schedule contained in Exhibit B.

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