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Exhibit 10.5  

 
 

PARTIAL ASSIGNMENT OF NOTE    
    

        THIS PARTIAL ASSIGNMENT of NOTE ("Assignment") is made and entered into this    day
of                        , 2003, by and between Comstock Capital
Partners, L.C., a Virginia limited liability company ("Assignor"), The Kasprowicz Family, LLC, a Virginia limited liability company ("Assignee"), and Comstock Potomac Yard, L.C., a Virginia limited
liability company ("Comstock Potomac Yard"). 

 
 

RECITALS:    
    

        WHEREAS, Comstock Potomac Yard purchased certain property in Arlington County, Virginia to be developed into a condominium project commonly known as Potomac
Yard-Land Bay F (the "Property"); and 

        WHEREAS,
Crescent Potomac Yard Development, LLC ("Crescent") made a deferred purchase money loan to Comstock Potomac Yard in the amount of $16,000,000.00 (the "Senior Loan"), evidenced
by a deferred purchase money promissory note (the "Senior Note") and secured by a purchase money deed of trust (the "Senior Trust") in favor of Crescent; and 

        WHEREAS,
Assignor made a junior loan to Comstock Potomac Yard, subordinate to the Senior Loan, in the amount of $7,000,000.00 (the "Junior Loan"), evidenced by a deed of trust note (the
"Junior Note") and secured by a deed of trust (the "Junior Trust") in favor of Assignor as lender (collectively, the "Junior Loan Documents") secured by the Property. 

        WHEREAS,
Assignor owns the entire Junior Loan and is entitled to receive 100% of the proceeds of payments made by Comstock Potomac Yard under the Junior Loan and desires to assign a
portion of its rights, title and interest under the Junior Note and Junior Deed of Trust to Assignee (a "Partial Assignment"); and 

        WHEREAS,
Assignee, in exchange for Assignor's Partial Assignment of its rights, title and interest in the Junior Note and Junior Deed of Trust and right to receive the proceeds of
payments under the Junior Loan as it relates to the Partial Assignment, has paid to Assignor the total amount of $1,000,000.00 (the "Assignment Fee"); 

        NOW,
THEREFORE, for and in consideration of the mutual promises of the parties herein contained, the premises and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties hereby agree to the following: 

        1.     Assignor
hereby assigns a 14.286% interest in the Junior Note and Junior Deed of Trust to Assignee. This assignment is without warranty or recourse, except as provided in
this Assignment. 

        2.     Comstock
Potomac Yard and Assignor hereby represent and warrant to Assignee that there exists no defaults under the Junior Note or the Junior Deed of Trust. Assignor
further represents and warrants to Assignee that (a) this Assignment has been duly authorized and approved by all necessary action on the part of Assignor; (ii) as of the date of this
Assignment, Assignor is the sole owner of the Junior Note, except that Assignor is assigning a 85.714% interest in the Junior Note to Schar Holdings, Inc. simultaneously with the execution of
this Assignment; (c) the Junior Note, including, without limitation, the interest in the Junior Note being assigned to Assignee under this Assignment, is free and clear of all liens,
encumbrances, and pledges; and (d) Assignor has the absolute right, power and authority to make the assignment to Assignee provided for in this Assignment. 

        3.     Comstock
Potomac Yard hereby expressly and unconditionally consents to this assignment, agrees to be bound by the terms and conditions of the Junior Note and Junior Deed
of Trust and agrees to pay the amounts due under the Junior Note directly to Assignee in strict accordance with the terms of the Junior Note and this Assignment. 

        4.     Assignor
hereby expressly and unconditionally consents to this assignment and agrees to be bound by the terms and conditions of the Junior Note and Junior Deed of Trust. 

 

        5.     Assignee
hereby expressly and unconditionally consents to and acknowledges the lien, operation and effect of the Senior Trust and Senior Loan documents and that the same
are superior in all respects to the lien, operation and effect of the Junior Trust and Junior Loan documents. 

        6.     This
Partial Assignment may be signed in any number of counterparts, each of which shall be deemed an original but all of which shall constitute one and the same
document. A facsimile transmission of this Agreement bearing the signature of one or more parties hereto shall be deemed to be an original. 

        7.     Assignor
covenants that it will, at any time and from time to time upon written request by Assignee, promptly execute and deliver to Assignee, its nominees, successors
and/or assigns, any new or confirmatory instruments and do and perform any other acts which Assignee, its successors and assigns, may reasonably request in order to fully assign and transfer to and
vest in Assignee, its successors and assigns, and protect its and/or their right, title and interest in and enjoyment of the interest in the Junior Note and Junior Trust contemplated to be assigned by
this Assignment. 

        8.     The
provisions of this Assignment shall be binding upon and inure to the benefit of Assignor, Assignee, and Comstock Potomac Yard and their respective successors and
assigns. 

[Signature page follows]

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        IN
WITNESS WHEREOF, Assignor, Assignee and Comstock Potomac Yard have executed this Agreement under seal as of the date first written above. 

	 ASSIGNOR:	 	COMSTOCK POTOMAC YARD:
	

COMSTOCK CAPITAL PARTNERS, L.C.	
 	

COMSTOCK POTOMAC YARD, L.C.
	 a Virginia limited liability company	 	a Virginia limited liability company
	

By:	

	
 	

By:	

Comstock Holding Company, Inc. Manager
	Name:	 	 	 	 
	Title:

Date:	

12/15/2003	 	By:	/s/  CHRISTOPHER CLEMENTE      
 Christopher Clemente

Chief Executive Officer

Date: 12/15/2003

	
ASSIGNEE:	
 	

 	

 
	

THE KASPROWICZ FAMILY, LLC
 a Virginia limited liability company	

 
	

By:	

/s/  SCOTT KASPROWICZ      
	
 	

 	

 
	Name:

Title:

Date:	12/15/2003	 	 	 

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PARTIAL ASSIGNMENT OF NOTE

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Exhibit 10.6  

 
  PROMISSORY NOTE    
    

	$5,000,000.00	 	April 30, 2004

Fairfax County, Virginia

        COMSTOCK HOLDING COMPANY, INC., a Virginia corporation (the "Borrower"), for value received, hereby promises to pay to the order of  KASPROWICZ FAMILY, LLC, (together
with any subsequent holder of this Note, the "Lender") at 14800 Conference Center Drive, Suite 201, Chantilly,
Virginia 20151 or at such other address as the Lender shall specify in writing to the Borrower, the principal sum of up to Five Million and no/100ths Dollars ($5,000,000.00), or so much thereof as may
be advanced and remain outstanding from time to time, together with interest on any unpaid principal balance hereof at the rate hereinafter provided (the "Note"), it being agreed the Lender shall make
an advance of Two Million Five Hundred Thousand Dollars ($2,500,000.00) as of the date hereof and Borrower shall have the option of receiving an additional Two Million Five Hundred Thousand Dollars
($2,500,000.00) advance of principal upon prior written notice made to Borrower within ninety (90) days from the date hereof (the "Notice") provided there is no Event of Default hereunder, it being
further agreed that Borrower shall be deemed to have waived a subsequent advance if the Notice is not timely made (the "Loan"), payable as follows: 

 
 

THIS NOTE CONTAINS A BALLOON FEATURE    
    

        This Note shall bear interest at a rate of twelve percent (12%) per annum (the "Loan Interest Rate"). 

        Payments
of interest on the outstanding principal amount shall be due and payable quarterly (3 calendar months) in arrears commencing three (3) calendar months following the date
hereof, and continuing on the same date of each calendar quarter thereafter. 

        Both
principal and interest are payable in lawful money of the United States and in immediately available funds. Interest shall be charged and calculated on the basis of a 360-day year,
and applied to the actual number of days elapsed. 

        If
not sooner paid, and except as hereinafter provided, the entire principal of this Note and all accrued and unpaid interest shall be due and payable on the date which is thirty six
(36) calendar months from the date hereof (the "Maturity Date"). 

        If
at any time prior to the Maturity Date, the Borrower, Comstock Homes, Inc., Comstock Service Corp., Inc. and various affiliates of such entities consolidate their operations and merge
into one (1) operating entity (the "Consolidation"), the outstanding principal of this Note, all accrued and unpaid interest and the Premium, as that term is hereinafter defined, shall be
immediately due and payable. For the purposes of this Note, the "Premium" shall be defined as follows: 

        (i)    Ten
percent (10%) of the total amount advanced under this Note if the effective date of the Consolidation is less than twelve (12) calendar months after the date of this
Note. 

        (ii)   Fifteen
percent (15%) of the total amount advanced under this Note if the effective date of the Consolidation is more than twelve (12) calendar months but less
than thirty (30) calendar months after the date of this Note. 

        (iii)  There
shall be no Premium due if the effective date of the Consolidation is more than thirty (30) calendar months after the date of this Note. 

        If
the Consolidation does not take place on or before twenty four (24) calendar months after the date of this Note, the Lender, at its sole option and absolute discretion may, by written
notice to the 

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Borrower
("Demand Notice"), to be provided no later than ten (10) calendar days after the expiration of the twenty fourth (24th) calendar month after the date of this Note, require that the Borrower
pay to the Lender, within fifteen (15) days of receipt of the Demand Notice, the entire outstanding principal of this Note, all accrued and unpaid interest and a premium equal to three percent (3%) of
the total amount advanced under this Note. 

        In
the event the principal and interest or any other sum due hereunder is not paid when due, whether upon acceleration, at maturity or otherwise, the Lender may, in addition to any other
remedy the Lender may exercise, charge a late penalty in an amount equal to five percent (5%) of the overdue payment of principal and/or interest. Further, in the event that the principal and interest
or any other sum due hereunder is not paid when due, whether upon acceleration, at maturity or otherwise, the Lender may, in addition to any other remedy the Lender may exercise, raise the rate of
interest accruing on the unpaid principal balance of this Note by three (3) percentage points above the interest rate otherwise applicable hereunder ("Default Rate"). 

        Payments
or prepayments on this Note shall be applied first to any late charges due hereunder, then to pay, or to reimburse the Lender for any costs and expenses incurred by or on behalf
of the Lender, then to any applicable prepayment premium or penalty, then to accrued interest, and the remainder to reduce the principal balance hereof. 

        Except
as set forth above, Borrower shall have no right to prepay all or any part of the outstanding balance of the Loan without Lender's express written consent, which consent Lender
may withhold in its sole discretion. In the event that Borrower or any Guarantor enters into any non-bank financing transaction involving a principal amount borrowed or invested in a single
transaction, or in the aggregate, in an amount between $2,000,000 to $5,000,000.00 with any other party prior to repayment of the Loan, Borrower shall promptly furnish written notice to Lender
describing the terms of such financing transaction, and Borrower shall have the option, exercisable within thirty (30) days after receipt of such written notice, to convert the terms of this Note to
the terms accepted by Borrower or any Guarantor in such other financing transaction. 

        Any
of the following events shall constitute an "Event of Default" under the terms of this Note and the other documents evidencing or securing the Loan to Borrower (the "Loan
Documents"): 

        (i)    any
failure of Borrower to pay when due any installment or other sum described herein, whether of principal, premium, interest, late charge, or otherwise, and provided
that such failure shall continue for five (5) days after payment of such sum is due; 

        (ii)   any
breach by any of Borrower or any Guarantor of any of the terms or obligations of the Loan Documents, which breach continues for a period of thirty (30) days after
delivery by Lender of written notice to Borrower specifying the nature of the breach and the failure to cure such breach; 

        (iii)  any
assignment for the benefit of creditors is made by any of Borrower or any Guarantor, or any of them shall admit in writing its inability to pay its debts as the
same become due, or any of them shall file a petition in bankruptcy, or shall be adjudicated bankrupt or insolvent, or any of them shall file a petition seeking any arrangement, composition,
readjustment, or similar relief under any present or future statute, law, or regulation, or any of them shall file an answer admitting or not contesting the material allegations of a petition filed
against such party in any such proceeding, or any of them shall seek or consent to or acquiesce in the appointment of a receiver or trustee; 

        (iv)  any
filing of a petition against any of Borrower or any Guarantor seeking the involuntary appointment of a receiver, trustee or other relief in a bankruptcy or
insolvency proceeding, which proceeding has not been dismissed or vacated within a period of sixty (60) days after the commencement of such proceeding; 

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        (v)   any
default by any of Borrower or any Guarantor under any other loan agreement, whether secured or unsecured, with any other creditor, which shall continue beyond any
applicable cure or grace period; 

        (vi)  the
failure by Borrower and Guarantors to maintain a minimum aggregate tangible net worth equal to one third (1/3) of the aggregate sum of all outstanding indebtedness
to such entities (the "Debt to Equity Ratio") or such less restrictive Debt to Equity Ratio as Borrower or Guarantor's institutional lenders may require from time to time; 

        (vii) any
sale of substantially all of the assets of any of Borrower or any Guarantor, or of Comstock Potomac Yard, L.C., or any liquidation or dissolution of Borrower, any
Guarantor, or Comstock Potomac Yard, L.C. which is not in connection with a Consolidation as noted above. 

        Upon
the occurrence of an Event of Default, the entire unpaid balance of this Note together with any and all interest, costs and fees shall, at the option of the Lender, before
immediately due and payable, without further notice or demand. 

        The
Borrower agrees to pay all expenses, including reasonable attorneys' fees, incurred by Lender in collecting this Note or in preserving or disposing of any collateral granted as
security for the payment of this Note or in defending any claim arising out of the execution of this Note or the obligation which it evidences. 

        The
Borrower and each co-maker, endorser, surety, guarantor or other party obligated on this Note (each of the foregoing, including the Borrower, being hereinafter referred to as an
"Obligor") waives presentment, demand, protest and notice of dishonor, to the fullest extent permitted by law; waives all exemptions, whether homestead or otherwise, as to the obligations evidenced by
this Note; waives any rights which it may have to require the Lender to proceed against any other person; and agrees that without notice to any Obligor and without affecting any Obligor's liability,
the Lender, at any time or times, may grant extensions of the time for payment or other indulgences to any Obligor or permit the renewal of this Note, or permit the substitution, exchange or release
of any security for this Note and may add or release any Obligor primarily or secondarily liable. 

        The
Lender shall not be deemed to have waived any of the Lender's rights or remedies hereunder unless such waiver is express and in a writing signed by the Lender; and no delay or
omission by the Lender in exercising, or failure by the Lender on any one or more occasions to exercise, any of the Lender's rights hereunder, or at law or in equity, including, without limitation,
the Lender's right, after any Event of Default, to declare the entire indebtedness evidenced hereby immediately due and payable, shall be construed as a novation of this Note or shall operate as a
waiver or prevent the subsequent exercise of any or all of such rights. Acceptance by the Lender of any portion or all of any sum payable hereunder whether before, on or after the due date of such
payment, shall not be a waiver of the Lender's right either to require prompt payment when due of all other sums payable hereunder or to exercise any of the Lender's rights, powers and remedies
hereunder, or any other document evidencing or securing the loan to Borrower (jointly with this Note, the "Loan Documents"). A waiver of any right in writing on one occasion shall not be construed as
a waiver of the Lender's right to insist hereafter upon strict compliance with the terms hereof and no exercise of any right by the Lender shall constitute or be deemed to constitute an election of
remedies by the Lender precluding the subsequent exercise by the Lender or any or all of the rights, powers and remedies available to it hereunder, under any other Loan Document or at law or in
equity. 

        Noting
herein shall be deemed to be a waiver of any right which Lender may have under Sections 506(a), 506(b), 1111(b) or any other
provisions of the Bankruptcy Code to file a claim for the full amounts of the debt secured by the other Loan Documents or to require that all collateral shall continue to secure all of the debt owing
to Lender in accordance with this Note and the other Loan Documents. 

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        Lender
shall not have the right at any time or from time to time to sell this Note and the loan evidenced by this Note and the other Loan Documents or participation interests therein but
may otherwise assign or transfer its interest to an entity directly owned and controlled by Lender or Scott
Kasprowicz. Subject to the foregoing, this Note shall bind and inure to the benefit of the parties hereto and their respective successors and assigns. This Note shall be governed by, and shall be
construed according to, the laws of the Commonwealth of Virginia. 

        The
Note is subject to the express condition that at no time shall Borrower be obligated or required to pay interest on the principal balance due under this Note at a rate which could
subject the Lender to either civil or criminal liability as a result of being in excess of the maximum interest rate which Borrower is permitted by law to agree to pay. If, by the terms of this Note,
Borrower is at any time required or obligated to pay interest at a rate in excess of such maximum permissible rate, the rate of interest shall be deemed to be immediately reduced to such maximum
permissible rate and the interest payable shall be computed at such maximum permissible rate, and, to the extent required for compliance with any such law, all prior interest payments in excess of
such maximum permissible rate shall be applied, and shall be deemed to have been payments in reduction of, the principal of this Note. 

        Borrower
hereby warrants, represents and covenants that no funds disbursed hereunder shall be used for personal, family or household purposes, and further that the Loan evidenced by this
Note is being made for business or investment purposes only. 

        BORROWER HEREBY AGREES NOT TO ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH
RIGHT SHALL NOW OR HEREAFTER EXIST WITH REGARD TO THIS NOTE OR THE OTHER LOAN DOCUMENTS, OR ANY CLAIM, COUNTERCLAIM OR OTHER ACTION ARISING IN CONNECTION THEREWITH INCLUDING, BUT NOT LIMITED TO THOSE
RELATING TO (A) ALLEGATIONS THAT A PARTNERSHIP EXISTS BETWEEN LENDER AND BORROWER; (B) USURY OR PENALTIES OR DAMAGES THEREFOR; (C) ALLEGATIONS OF UNCONSCIONABLE ACTS, DECEPTIVE
TRADE PRACTICE, LACK OF GOOD FAITH OR FAIR DEALINGS, LACK OF COMMERCIAL REASONABLENESS, OR SPECIAL RELATIONSHIPS (SUCH AS FIDUCIARY, TRUST OR CONFIDENTIAL RELATIONSHIP); (D) ALLEGATIONS OF
DOMINION, CONTROL, ALTER EGO, INSTRUMENTALITY, FRAUD, REAL ESTATE FRAUD, MISREPRESENTATIONS, DURESS, COERCION, UNDUE INFLUENCE, INTERFERENCE OR NEGLIGENCE; (E) ALLEGATIONS OF TORTIOUS
INTERFERENCE WITH PRESENT OR PROSPECTIVE BUSINESS RELATIONSHIPS OR OF ANTITRUST; OR (F) SLANDER, LIBEL OR DAMAGE TO REPUTATION. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND
VOLUNTARILY BY BORROWER, AND IS INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD OTHERWISE ACCRUE. LENDER IS HEREBY AUTHORIZED TO FILE A
COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS WAIVER BY BORROWER.  

        THE BORROWER REPRESENTS AND WARRANTS THAT LEGAL COUNSEL OF ITS CHOICE HAS BEEN RETAINED (OR BORROWER, BEING AWARE OF THE RIGHT TO DO SO,
CHOSE NOT TO SO RETAIN COUNSEL) TO REVIEW AND INTERPRET THIS NOTE AND ALL WAIVERS AND RELEASES CONTAINED HEREIN, SAID COUNSEL HAVING EXPLAINED AND ADVISED THE BORROWER AS TO THE NOTE'S CONTENTS AND
MEANING. MOREOVER, BORROWER FURTHER REPRESENTS AND WARRANTS THAT BORROWER COMPLETELY UNDERSTANDS THIS NOTE HAVING SEEN AND READ ITS CONTENTS, AND IS EXECUTING THIS NOTE VOLUNTARILY AND WITH BORROWER'S
FREE CONSENT AND DESIRE. MOREOVER, THE BORROWER HAS REVIEWED AND APPROVED THE ABOVE RELEASES AND WAIVERS, AND HAS BEEN ADVISED BY COUNSEL OF THE CHOICES AVAILABLE TO BORROWER AS TO THE  

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 MEANING AND EFFECT OF THE RELEASES AND WAIVERS AND HAS FREELY AND WITHOUT DURESS AGREED TO EXECUTE THIS NOTE.

        Any
capitalized term used in this Note and note specifically defined herein shall have the meaning assigned to it in any other agreement entered into between the Borrower and the Lender
of even date herewith, unless context requires a different meaning. 

        IN WITNESS WHEREOF, the Borrower has caused this Note to be executed under seal as of the date first above written. 

 
 

[SIGNATURES FOLLOW]    
    

5

 

	 	 	BORROWER:
	

 	
 	

COMSTOCK HOLDING COMPANY, INC.

A Virginia corporation
	

 	
 	

By:	
 	

/s/  CHRISTOPHER CLEMENTE      
 Name:

Title:

        The
undersigned guarantors Comstock Homes, Inc. and Comstock Service Corp., Inc. (jointly and severally the "Guarantor") hereby agree to an "Absolute Guaranty" of payment, performance
and completion of all terms and conditions set forth in this Note, pursuant to the terms and conditions of an Unconditional Guaranty Agreement of even date herewith. 

	 	 	GUARANTOR:
	

 	
 	

COMSTOCK HOMES, INC.

A Virginia corporation
	

 	
 	

By:	
 	

/s/  CHRISTOPHER CLEMENTE      
 Name: Christopher Clemente

Title: CEO
	

 	
 	
COMSTOCK SERVICE CORP., INC.

A Virginia corporation
	

 	
 	

By:	
 	

/s/  CHRISTOPHER CLEMENTE      
 Name: Christopher Clemente

Title: CEO

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PROMISSORY NOTE

THIS NOTE CONTAINS A BALLOON FEATURE

[SIGNATURES FOLLOW]

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