Document:

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                                                                  EXHIBIT 10.2.5

                                      LEASE
                                      -----

         THIS LEASE ("LEASE") is made as of the 17th day of March, 2000, between
MILFORD PARTNERS, LLC, a Delaware limited liability company ("LANDLORD"), and
TELXON CORPORATION, a Delaware corporation ("TENANT"), for space in the building
commonly known as Ridgewood Corporate Center, 1000 Summit Drive, Milford, Ohio
(such building, together with the land upon which it is situated and common
areas, including sidewalks, parking areas and landscaped areas, being herein
referred to as the "BUILDING"). The following schedule (the "SCHEDULE") sets
forth certain basic terms of this Lease:

                                    SCHEDULE

1.       Premises - Suite Number: 200, located on the first floor of the
         Building, as shown on the attached Exhibit A.

2.       Commencement Date: Earlier of (i) completion of the Landlord's Work
         described in Exhibit B or (ii) April 15, 2000.

3.       Expiration Date: last day of the sixtieth (60th) full calendar month
         after the occurrence of the Commencement Date

4.       Rentable Square Feet of the Premises: 21,936

5.       Rentable Square Feet of the Building: 196,055

6.       Base Rent:

         MONTHLY                                                 ANNUALLY
         -------                                                 --------

         $21,084.85                                            $253,018.20

7.       Tenant's Proportionate Share:                               11.19%

8.       CPI Factor:  Intentionally Omitted

9.       Base Year:  Intentionally Omitted

10.      Security Deposit:                                      $21,084.85

11.      Broker(s): A.M. Piker, Inc. (representing Tenant) and CB Richard Ellis
         (representing Landlord)

12.      Guarantor(s): None

Exhibits:

A.       Floor Plan
B.       Workletter
C.       Rules and Regulations

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1.        DEMISE AND TERM.

         A. COMMENCEMENT/EXPIRATION DATE. Landlord leases to Tenant and Tenant
leases from Landlord the premises (the "PREMISES") described in Item 1 of the
Schedule and shown on the plan attached hereto as Exhibit A, subject to the
covenants and conditions set forth in this Lease, for a term (the "TERM")
commencing on the date (the "COMMENCEMENT DATE") described in Item 2 of the
Schedule and expiring on the date (the "EXPIRATION DATE") described in Item 3 of
the Schedule, unless terminated earlier as otherwise provided in this Lease.
Notwithstanding the date set forth herein, Landlord agrees to allow Tenant
access to the Premises as early as prudence will allow to permit Tenant to
install its furniture, fixtures, computer and telecommunications equipment,
without the payment of Rent, provided Tenant's activities do not interfere with
substantial completion of Landlord's Work and provided further that Tenant has
obtained (and provided to Landlord) the insurance coverages required herein.

         B. OPTION TO EXTEND TERM. Tenant, by written notice to Landlord given
no later than six (6) full calendar months prior to the Expiration Date of this
Lease, shall have the option to renew this Lease for one (1) additional
consecutive five (5) year period ("OPTION PERIOD") commencing on the expiration
of the Term of this Lease, pursuant to all of the terms, covenants, and
conditions of this Lease and at the Fair Market Rent (as defined below) provided
that at the time the notice hereinabove referred to is given and at the time the
Option Period commences, and at all times in between, Tenant is not in default
beyond any applicable cure period hereunder. "Fair Market Rent" as used herein,
shall mean, as of any date, the then prevailing annual rental rate being charged
in comparable buildings (including the Building) in the greater metropolitan
area of Cincinnati, Ohio, and surrounding areas, comparable to the space in the
building of which the Premises form a part for which such determination is being
made after taking into consideration the following (to the extent that same are
applicable under the circumstances in question):

(a)      Location, quality and age of the building;

(b)      Use and size of the space in question;

(c)      Location and/or floor level within the building;

(d)      Definitions of "net rentable area" and "net useable area";

(e)      Extent of leasehold improvement allowance (specifically not taking into
         consideration existing leasehold improvements);

(f)      Rent and other monetary abatements (including, with respect to base
         rental, operating expenses, ad valorem/real estate taxes and parking
         charges);

(g)      Inclusion of parking charges in rental;

(h)      Lease takeover/assumptions;

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(i)      Moving allowances;

(j)      Relocation allowances;

(k)      Refurbishment and repainting allowances;

(l)      Any other concessions or inducements;

(m)      Extent of services provided or to be provided by the landlord;

(n)      Distinction between "gross" and "net" lease;

(o)      Base year or dollar amount for operation expenses escalation purposes
         (both operating costs and ad valorem/real estate taxes);

(p)      Any other adjustments (including by way of indices) to base rental;

(q)      Credit standing and financial stature of tenant;

(r)      Term or length of lease;

(s)      Any other matter or condition deemed relevant by the parties.

         Landlord shall deliver written notice to Tenant of Landlord's proposed
Fair Market Rent not less than two hundred seventy (270) days and not more than
three hundred thirty (330) days in advance of the time that Tenant is required
to exercise the election to extend the Term of this Lease ("LANDLORD'S FMR
Notice"). Within thirty (30) days of Tenant's receipt of Landlord's FMR Notice,
Tenant shall notify Landlord that it either (a) accepts the Fair Market Rent set
forth in Landlord's FMR Notice; or (b) rejects the Fair Market Rent set forth in
Landlord's FMR Notice. If Tenant elects to accept the Fair Market Rent set forth
in Landlord's FMR Notice, this Lease shall be amended to reflect the Landlord's
proposed Fair Market Rent for the Option Period. If Tenant fails to respond to
Landlord's FMR Notice, Tenant shall be deemed to have rejected Landlord's
proposed Fair Market Rent, as set forth in Landlord's FMR Notice.

         If Tenant rejects the Fair Market Rent set forth in Landlord's FMR
Notice or if Tenant fails to respond to Landlord's FMR Notice, the parties,
acting in good faith, shall have a period of thirty (30) days in which to agree
upon the Fair Market Rent for the Option Period, said 30 day period to commence
at the expiration of the thirty (30) day period permitted to Tenant to accept or
reject the Fair Market Rent specified in Landlord's FMR Notice. If the parties
are unable to agree upon the Fair Market Rent within said thirty (30) day
period, then within five (5) days of the expiration of such 30 day period,
Tenant may deliver written notice to Landlord ("TENANT'S ARBITRATION NOTICE")
that it either (a) is willing to submit the determination of Fair Market Rent to
binding arbitration (as set forth in the immediately following paragraph); or
(b) has elected not to extend the Term of the Lease for the Option Period
provided, however, that if Tenant fails to deliver Tenant's Arbitration Notice
to Landlord within said five (5) day period (time being of the essence with
respect to the delivery of same) then Tenant shall

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automatically be deemed to have waived any option to extend or renew the Term of
this Lease and Landlord shall immediately, and without further notice, be free
to lease the Premises to third parties. If Tenant sends Tenant's Arbitration
Notice, then within five (5) days of receipt of Tenant's Arbitration Notice,
Landlord shall notify Tenant that Landlord either (a) agrees to submit the
matter to binding arbitration, as set forth in the immediately following
paragraph; or (b) rejects binding arbitration, in which event Tenant's option to
extend the Term shall be deemed null and void and this Lease shall terminate as
of the original scheduled Expiration Date.

         If the parties allow the determination of Fair Market Rent be submitted
to binding arbitration pursuant to the foregoing, they shall each appoint,
within thirty (30) days, a competent, disinterested real estate broker with over
ten (10) years experience in negotiating rent for comparable space in comparable
buildings in the greater Cincinnati metropolitan area, who shall determine the
Fair Market Rent. If the two brokers are unable to agree upon the Fair Market
Rent within thirty (30) days, they shall jointly appoint a third real estate
broker, with the qualifications stated above, and the determination of the Fair
Market Rent upon which any two of the brokers agree or, if none of the brokers
agree, then the amount which is between the highest and the lowest, shall be the
rent for the Option Period.

2.       RENT.

         A. DEFINITIONS. For purposes of this Lease, the following terms shall
have the following meanings:

         (i)      "BASE YEAR": Intentionally Omitted

         (ii)     "CPI FACTOR": Intentionally Omitted

         (iii)    "CONSUMER PRICE INDEX": Intentionally Omitted

         (iv)     "EXPENSES" shall mean all expenses, costs and disbursements
                  (other than Taxes) paid or incurred by Landlord in connection
                  with the ownership, management, maintenance, operation,
                  replacement and repair of the Building, including exterior
                  common areas, including (without limitation) the cost of
                  electricity, steam, water, gas, fuel, heating, lighting, air
                  conditioning, window cleaning, janitorial service, snow
                  removal, maintenance and repairs of the Building's heating,
                  ventilation and air conditioning systems, parking area
                  restriping and repairing, maintenance of detention and
                  retention areas, maintain the building directory and other
                  signage, insurance, including (without limitation) fire,
                  extended coverage, liability, workmen's compensation, rent
                  loss, elevator or any other insurance carried by Landlord and
                  applicable to the Building, management fees, painting,
                  uniforms, supplies, sundries, reserves, sales or use taxes on
                  supplies or services, cost of wages and salaries of all
                  persons engaged in the operation, administration,

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                  maintenance and repair of the Building, and fringe benefits,
                  including (without limitation) social security taxes,
                  unemployment insurance taxes, cost for providing coverage for
                  disability benefits, cost of any pension, hospitalization,
                  welfare or retirement plans, or any other similar or like
                  expenses incurred under the provisions of any collective
                  bargaining agreement, or any other cost or expense which
                  Landlord pays or incurs to provide benefits for employees so
                  engaged in the operation, administration, maintenance and
                  repair of the Building, the charges of any independent
                  contractor who, under contract with Landlord or its
                  representative, does any of the work of operating, maintaining
                  or repairing of the Building, and legal and accounting
                  expenses. Expenses shall be determined on a cash basis, based
                  on generally accepted accounting principles, consistently
                  applied. Notwithstanding anything herein to the contrary, no
                  costs or expenses incurred for the following shall be included
                  within the definition of Expenses:

                  1.       Repairs or other work occasioned by fire, windstorm,
                           or other casualty or condemnation but reasonable and
                           customary insurance deductibles shall be included in
                           Expenses.

                  2.       Leasing commissions, attorneys' fees, costs and
                           disbursements and other expenses incurred in
                           connection with negotiations or disputes with
                           tenants, other occupants, or prospective tenants or
                           other prospective occupants.

                  3.       Costs incurred in renovating or otherwise improving
                           or decorating, painting, or redecorating space for
                           tenants or other occupants or vacant space.

                  4.       Costs of a capital nature (which, for purposes of
                           this Lease, shall mean a single expenditure or a
                           series of expenditures which would, under generally
                           accounting and sound property management principles,
                           be classified as a single expenditure because it is
                           substantially the same expense) in excess of Twenty
                           Five Thousand and 00/100 Dollars ($25,000.00)
                           including, but not limited to: improvements,
                           replacements, repairs, improvements and capital
                           equipment and tools, (or depreciation or amortization
                           of the foregoing) and subject nevertheless to the
                           provisions of Section 11.

                  5.       Expenses in connection with utilities, services or
                           other benefits of a type which are not provided
                           Lessee but which are provided to another tenant or
                           occupant as part of Expenses.

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                  6.       Costs (including penalties, fines, legal expenses or
                           costs of litigation) incurred due to violation by
                           Lessor, its agents, employees, or contractors, or any
                           tenant of the terms and conditions of this Lease or
                           any other lease or of any governmental rule or
                           authority (but costs of complying with law may be
                           included to the extent not an expense of a capital
                           nature, as defined in 4. above).

                  7.       Fees or other compensation paid to subsidiaries or
                           affiliates of Lessor for service on or to the
                           Building, to the extent that the costs of such
                           services exceed competitive costs of such services
                           were they not so rendered by a subsidiary or
                           affiliate.

                  8.       Interests on debt or amortization payments on any
                           mortgage(s), and rental under ground or underlying
                           lease(s).

                  9.       Lessor's general partnership or corporate overhead
                           and general administrative expenses except to the
                           extent of a management fee of four percent (4%) of
                           rents of the Building.

                  10.      Any compensation paid to clerks, attendants, or other
                           persons in commercial concessions operated by Lessor.

                  11.      Rentals and other related expenses incurred in
                           leasing air conditioning systems, elevators, or other
                           equipment ordinarily considered to be of a capital
                           nature (as defined in Section 4 above), except
                           equipment which is used in providing janitorial
                           services and which is not fixed to the Building and
                           except for the security system leased from ADT which
                           any be included in Expenses.

                  12.      All items and services for which Lessee reimburses
                           Lessor or pays third persons, to the end that there
                           is no duplication of costs for which Landlord has
                           already been reimbursed.

                  13.      Advertising and promotional expenditures.

                  14.      Management fees in excess of four percent (4%) of
                           rents of the Property.

                  15.      Cost of sculpture, paintings or other objects of art.

                  16.      Wages, salaries, or other compensation paid to any
                           executive employees above the grade of building
                           manager.

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                  17.      Repairs or replacements of the roof, foundation,
                           structure, and exterior walls of Building or
                           equipment or components of the Building to the extent
                           the foregoing are caused by deficient design,
                           selection of improper materials, or defective
                           construction or improper maintenance.

                  18.      Interest or penalties due to late payments of Taxes,
                           utility bills and other costs, but Landlord shall not
                           be required to pay expenses early only to obtain
                           available discounts.

                  19.      Federal and state taxes on income; death, estate or
                           inheritance taxes; franchise taxes and any taxes
                           imposed or measured on or by the income of Landlord
                           from the operation of the Building (but rent taxes
                           shall be payable as part of Taxes).

                  20.      All janitor and cleaning cost for, and paid directly
                           to the service providing the service by, the tenant
                           in question, specific tenants, or related to
                           construction.

                  21.      Costs of unusual security (i.e., not provided to the
                           Building as a whole).

         Notwithstanding anything contained herein to the contrary, Tenant
acknowledges that: (i) Landlord currently operates the heating, ventilating and
air conditioning ("HVAC") system at the Building twenty four (24) hours per day
and includes the cost of such 24 hour operation in Expenses; (ii) Landlord is
currently investigating the modification of its HVAC system into a so-called
"zoned" system, which will permit Landlord to charge back to the tenants of the
Building, on an individual usage basis, for operation of the HVAC system beyond
Building standard hours (which are 7:00a.m. to 6:00p.m. Monday through Friday
and 8:00 a.m. to 12:00 p.m. Saturdays, for purposes of HVAC operation).
Notwithstanding anything contained herein to the contrary, Tenant agrees that
(i) until such time, if any, as the HVAC system has been modified as
contemplated in this paragraph, the costs of 24 hour operation shall be included
in Expenses; and (ii) at such time as the HVAC system has been modified as
contemplated herein, Tenant shall reimburse Landlord for the cost of after hours
HVAC at the rate specified in Section 20 hereof.

         (v)      "RENT" shall mean Base Rent, Adjustment Rent, and any other
                  sums or charges due by Tenant hereunder.

         (vi)     "TAXES" shall mean all taxes, assessments and fees levied upon
                  the Building, the property of Landlord located therein or the
                  rents collected therefrom, by any governmental entity based
                  upon the ownership, leasing, renting or operation of the
                  Building, including all costs and expenses of protesting any
                  such taxes,

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                  assessments or fees. Taxes shall not include any net income,
                  capital stock, succession, transfer, franchise, gift, estate
                  or inheritance taxes; provided, however, if at any time during
                  the Term, a tax or excise on income is levied or assessed by
                  any governmental entity, in lieu of or as a substitute for, in
                  whole or in part, real estate taxes or other AD VALOREM taxes,
                  such tax shall constitute and be included in Taxes. For the
                  purpose of determining Taxes for any given year, the amount to
                  be included for such year shall, at Landlord's option, be
                  either Taxes which are assessed or become a lien during such
                  year or Taxes which are due for payment or paid during such
                  year.

         (vii)    "TENANT'S PROPORTIONATE SHARE" shall mean the percentage set
                  forth in Item 7 of the Schedule which has been determined by
                  dividing the Rentable Square Feet of the Premises by the
                  Rentable Square Feet of the Building.

         (viii)   "PRIME RATE" shall mean the Prime Rate as reported in the
                  Money Rate Section of THE WALL STREET JOURNAL by Bank of
                  America. If THE WALL STREET JOURNAL no longer publishes the
                  Prime Rate as an index, Landlord may substitute a comparable
                  index including the Prime Rate or reference rate of a
                  reputable financial institution.

         B. COMPONENTS OF RENT. Tenant agrees to pay the following amounts to
Landlord at the office of the Building or at such other place as Landlord
designates:

         (i)      Base rent ("BASE RENT") to be paid in monthly installments in
                  the amount set forth in Item 6 of the Schedule in advance on
                  or before the first day of each month of the Term, without
                  demand, except that Tenant shall pay the first month's Base
                  Rent upon execution of this Lease.

         (ii)     Adjustment rent ("ADJUSTMENT RENT") in an amount equal to
                  Tenant's Proportionate Share of Expenses and Taxes. Prior to
                  each calendar year, Landlord shall estimate and notify Tenant
                  of the amount of Adjustment Rent due for the following
                  calendar year, and Tenant shall pay Landlord one-twelfth of
                  such estimate on the first day of each month during such year.
                  Such estimate may be revised by Landlord whenever it obtains
                  information relevant to making such estimate more accurate.
                  After the end of each calendar year, Landlord shall deliver to
                  Tenant a report setting forth the actual Expenses and Taxes
                  for such calendar year and a statement of the amount of
                  Adjustment Rent that Tenant has paid and is payable for such
                  year. Within thirty (30) days after receipt of such report or
                  reports, Tenant shall pay to Landlord the amount of Adjustment
                  Rent due for such calendar year minus any payments of
                  Adjustment Rent made by Tenant for such year, it being
                  acknowledged by Tenant that in the event Landlord separately
                  reports actual Expenses and actual Taxes for a calendar year,
                  Landlord may reasonably allocate Adjustment Rent paid by

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                  Tenant for such calendar year between Expenses and Taxes for
                  such calendar year. If Tenant's estimated payments of
                  Adjustment Rent exceed the amount due Landlord for such
                  calendar year, Landlord shall apply such excess as a credit
                  against Tenant's other obligations under this Lease or
                  promptly refund such excess to Tenant if the Term has already
                  expired (retaining so much of such excess as may be reasonably
                  required to cover the estimated obligations of Tenant past the
                  expiration of the Term), provided Tenant is not then in
                  default hereunder, in either case without interest to Tenant.

         (iii)    Index rent ("INDEX RENT"): Intentionally Omitted

         C. PAYMENT OF RENT. The following provisions shall govern the payment
of Rent: (i) if this Lease commences or ends on a day other than the first day
or last day of a calendar year, respectively, the Rent for the year in which
this Lease so begins or ends shall be prorated and the monthly installments
shall be adjusted accordingly; (ii) all Rent shall be paid to Landlord without
offset or deduction, and the covenant to pay Rent shall be independent of every
other covenant in this Lease; (iii) if during all or any portion of any year the
Building is not fully rented and occupied (fully rented and occupied shall mean
that one hundred percent (100%) of the Rentable Square Feet of the Building is
occupied by tenants), Landlord will make an appropriate adjustment of variable
Expenses for such year to determine the Expenses that would have been paid or
incurred by Landlord had the Building been fully rented and occupied for the
entire year and the amount so determined shall be deemed to have been the
Expenses for such year; (iv) any sum due from Tenant to Landlord which is not
paid when due shall bear interest from the date due until the date paid at the
annual rate of five percentage (5%) points above the Prime Rate then in effect,
but in no event higher than the maximum rate permitted by law (the "DEFAULT
RATE"); and, in addition, Tenant shall pay Landlord a late charge for any Rent
payment which is paid more than ten (10) days after its due date equal to five
percent (5%) of such payment; (v) if changes are made to this Lease or the
Building changing the number of square feet contained in the Premises or in the
Building, Landlord shall make an appropriate adjustment to Tenant's
Proportionate Share; (vi) Tenant, or an independent firm retained by Tenant,
shall have the right to inspect Landlord's accounting records relative to
Expenses and Taxes during normal business hours at any time within one hundred
eighty (180) days following the furnishing to Tenant of the annual statement of
Adjustment Rent (which annual statement will contain a calculation of Tenant's
Proportionate Share, together with a listing of expenses by expense category);
and, unless Tenant shall take written exception to any item in any such
statement within such one hundred eighty (180) day period, such statement shall
be considered as final and accepted by Tenant; provided, however, that if an
inspection of Landlord's records reveals that Landlord has misstated Tenant's
actual Proportionate Share of Expenses or Taxes (as reflected on Landlord's
annual statement) by three percent (3%) or more, exclusive of any variance due
to adjustments in variable Expenses due to the Building not being fully leased,
Landlord shall reimburse Tenant the reasonable costs of such inspection
(excluding travel and lodging) and Landlord shall promptly refund any
overpayment due; (vii) in the event of the termination of this Lease

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                  prior to the determination of any Adjustment Rent, Tenant's
                  agreement to pay any such sums and Landlord's obligation to
                  refund any such sums (provided Tenant is not in default
                  hereunder) shall survive the termination or expiration of this
                  Lease; (viii) no adjustment to the Rent by virtue of the
                  operation of the rent adjustment provisions in this Lease
                  shall result in the payment by Tenant in any year of less than
                  the Base Rent shown on the Schedule; (ix) Landlord may at any
                  time change the fiscal year of the Building; (x) each amount
                  owed to Landlord under this Lease for which the date of
                  payment is not expressly fixed shall be due on the same date
                  as the Rent listed on the statement showing such amount is
                  due; and (xi) if Landlord fails to give Tenant an estimate of
                  Adjustment Rent prior to the beginning of any calendar year,
                  Tenant shall continue to pay Adjustment Rent at the rate for
                  the previous calendar year until Landlord delivers such
                  estimate, at which time Tenant shall pay retroactively the
                  increased amount for all previous months of such calendar
                  year.

         3. USE. Tenant will use the Premises solely for office and storage
purposes, consistent with a first class office and research development and no
other purposes. Tenant shall not use the Premises for retail or manufacturing
purposes (but general office use relating to running a manufacturing company
shall not be deemed prohibited by said restriction) and will not cause or permit
any waste or damage to the Premises, the Building or the land upon which the
Building is located and will not occupy or use the Premises for any business or
purpose which is unlawful, hazardous, unsanitary, noxious, offensive or which
violates any restrictive covenant affecting the building or which unreasonably
interferes with the business operations of other tenants in the Building. If the
nature of Tenant's use or occupancy of the Premises causes any increase in
Landlord's insurance premiums over and above those chargeable for the least
hazardous type of occupancy legally permitted in the Premises, then Tenant will
pay the resulting increase within 10 days after its receipt of a statement from
Landlord setting forth the amount thereof.

         4. HAZARDOUS SUBSTANCES. Landlord represents to Tenant that, to
Landlord's knowledge, as of the Commencement Date, there are no Hazardous
Substances or hazardous wastes in the Premises or Building in violation of any
applicable laws. Tenant acknowledges that the term "to Landlord's knowledge"
means that Landlord's knowledge is limited to that certain Phase I Environmental
Request dated June 14, 1999, prepared by Eckland Consultants, Inc., and that
Landlord has performed no further investigation. Tenant will not itself, nor
permit others to, use, store, generate, treat or dispose of any Hazardous
Substance (as hereinafter defined) on or about the Premises, except for
immaterial amounts that are exempt from or do not give rise to any violation of
applicable law and then only to the extent handled, stored, used, and disposed
of in accordance with all Environmental Laws (hereinafter defined). Tenant
agrees to indemnify, defend and hold Landlord harmless from any liability or
expense (including, without limitation, the fees of Landlord's attorneys and
consultants and the cost of any required remediation or clean-up) incurred by or
claimed against Landlord as a result of Tenant's breach of the covenant
contained in this paragraph. The foregoing covenant will survive the expiration
or termination of this Lease. The term "Hazardous Substance" means any
"hazardous substance", "toxic substance" (as those terms are defined in the
Comprehensive Environmental Response, Compensation and Liability Act),
"hazardous waste" (as that term is defined in the Resource Conservation Recovery
Act) and as the foregoing terms may be defined in any other applicable state or
federal laws, rules, regulations, orders, or ordinances

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("ENVIRONMENTAL LAWS"), polychlorinated biphenyls, asbestos, radioactive
material or any other pollutant, contaminant or hazardous, dangerous or toxic
material or substance which is regulated by any federal, state or local law,
regulation, ordinance or requirement.

         5.       CONDITION OF PREMISES.

                  A. AT POSSESSION. Tenant's taking possession of the Premises
         shall be conclusive evidence that the Premises were in good order and
         satisfactory condition when Tenant took possession. Tenant's Work (as
         defined below) shall be performed in a good and workmanlike manner. No
         agreement of Landlord to alter, remodel, decorate, clean or improve the
         Premises or the Building (or to provide Tenant with any credit or
         allowance for the same), and no representation regarding the condition
         of the Premises or the Building, have been made by or on behalf of
         Landlord or relied upon by Tenant, except as stated in Section B below
         and the Workletter and plan attached hereto as Exhibit B. With the
         exception of Landlord's Work, Tenant agrees to accept the Premises in
         their as-is, where located condition except for latent defects (and
         defects in Landlord's Work for a period of one (1) year from the date
         of issuance of Landlord's architect's certificate of substantial
         completion thereof), all work, if any, desired by Tenant ("Tenant's
         Work") to be performed at Tenant's sole cost and expense, subject to
         the provisions of Section B below.

                  B. REVISIONS TO LANDLORD'S WORK. Landlord shall not be
         required to make any changes, additions or alterations to Landlord's
         Work (as the same is reflected in Exhibit B hereof) until Landlord and
         Tenant have entered into an appropriate change order evidencing
         Tenant's agreement to pay all excess costs (over and above Landlord's
         original costs) resulting from such change order and provide further
         that the Commencement Date of this Lease shall not be delayed by reason
         thereof.

         6. UTILITIES. Tenant, at Tenant's sole cost and expense, will pay all
costs associated with the provision of all utility services to the Premises,
including, without limitation, telephone, gas, electricity, water and sewer
service. At Landlord's election (and to the extent so elected, at Landlord's
expense), and to the extent possible, all utility services will be separately
metered to the Premises and placed in Tenant's name. If a utility service to the
Premises is not on a separate meter in Tenant's name, then all costs associated
with the provision of such utility service to the Premises will, at Landlord's
option, either: (a) be billed directly by Landlord to Tenant (with no markup or
profit) and paid by Tenant within 10 days after its receipt of such billing; or
(b) included as part of Expenses and paid by Tenant in accordance with the
provisions of Section 2 above. Landlord will not be liable to Tenant, nor will
Tenant be relieved of any obligation hereunder if any utility service to the
Premises is interrupted for any reason. Notwithstanding anything contained
herein to the contrary, if power, water or HVAC services to the Premises are
interrupted as a result of Landlord's act or negligence and Tenant is unable to
operate its business from the Premises for a period of three (3) consecutive
business days, then Base Rent and Adjustment Rent shall be abated until such
services are restored. Tenant acknowledges that Landlord currently operates the
HVAC system of the Building 24 hours per day, seven (7) days per week and bills
the charges for the same to tenants through Expenses, but that such system is
subject to change as contemplated at 2.A(iv) of the Lease.

                                       11
<PAGE>   12

                  7. MAINTENANCE AND REPAIR.

                  A. TENANT OBLIGATIONS. Except for the obligations of Landlord
         set forth in Section B, below, Tenant will at its sole expense maintain
         the Premises in a first-class condition and repair, ordinary wear and
         tear and damage by casualty excepted. Any repairs or replacements made
         to the Premises by Tenant pursuant to this Section 7 will be made in a
         workmanlike manner with materials at least equal in quality and grade
         to those originally contained within the Premises. Landlord will
         contract for janitorial and trash removal services for Tenant for the
         Premises as contemplated in Exhibit F hereof and Tenant promptly pay
         all costs associated with such services upon receipt of an invoice
         therefor, as additional rent hereunder. In addition, Landlord shall
         provide ordinary bulb replacement service for 2x4 recessed lighting in
         the Premises as part of Expenses. Landlord shall provide minor repairs
         and maintenance services to the Premises, which services shall be
         charged back to Tenant at Landlord's cost, therefor.

                  B. LANDLORD OBLIGATIONS. Landlord will maintain the roof,
         exterior walls (including windows), load bearing portions of the
         interior wall, central HVAC system (whether located inside or outside
         the Premises) of the Building and all common areas, including parking
         areas and sidewalks and walkways, serving the Building in a first-class
         condition and order of repair and damage to the leasehold improvements
         of the Premises caused by other tenants or resulting from other parts
         of the building being in disrepair (specifically excluding Tenant's
         personal property, trade fixtures and trade equipment); provided,
         however, that Tenant (and not Landlord) will be responsible for the
         payment of all costs associated with Landlord's maintenance of the same
         if the need therefore arises due to the fault or negligence of Tenant
         or its agents, employees, licensees or invitees (and subject,
         nevertheless, to the provisions of Section 11.C hereof to the extent
         permitted thereunder). All costs incurred by Landlord in connection
         with the maintenance and repair of such roof, exterior walls or common
         areas will be considered Expenses to the extent permitted pursuant to
         Section 2 above and Tenant will pay its Proportionate Share thereof.
         Except as otherwise expressly provided in this Section 7, Landlord will
         not at any time be required to make any improvements, repairs,
         replacements or alterations to the Premises.

         8. RULES AND REGULATIONS. Tenant shall observe and comply, and shall
cause its subtenants, assignees, invitees, employees, contractors and agents to
observe and comply, with the Rules and Regulations listed on Exhibit C attached
hereto and with such reasonable modifications and additions thereto as Landlord
may make from time to time. Landlord shall not be liable for failure of any
person to obey the Rules and Regulations. Landlord shall not be obligated to
enforce the Rules and Regulations against any person, and the failure of
Landlord to enforce any such Rules and Regulations shall not constitute a waiver
thereof or relieve Tenant from compliance therewith, provided, however, that
Landlord shall not discriminate against Tenant in the enforcement of such Rules
and Regulations.

         9. CERTAIN RIGHTS RESERVED TO LANDLORD. Landlord reserves the following
rights, each of which Landlord may exercise without notice to Tenant and without
liability to Tenant, and the exercise of any such rights shall not be deemed to
constitute an eviction or disturbance of Tenant's use or possession of the
Premises and shall not give rise to

                                       12
<PAGE>   13

any claim for set-off or abatement of rent or any other claim: (a) to change the
name or street address of the Building or the suite number of the Premises; (b)
to install, affix and maintain any and all signs on the exterior or interior of
the Building; (c) to make repairs, decorations, alterations, additions or
improvements, whether structural or otherwise, in and about the Building, and
for such purposes to enter upon the Premises, temporarily close doors, corridors
and other areas of the Building and interrupt or temporarily suspend services or
use of common areas; (d) to retain at all times, and to use in appropriate
instances, keys to all doors within and into the Premises; (e) to grant to any
person or to reserve unto itself the exclusive right to conduct any business or
render any service in the Building; (f) to show or inspect the Premises at
reasonable times with prior written notice (except that no notice shall be
required and entry at any hour shall be deemed reasonable in emergency
situations); (g) to install, use and maintain in and through the Premises pipes,
conduits, wires and ducts serving the Building, provided that such installation,
use and maintenance does not unreasonably interfere with Tenant's use of the
Premises; (h) to take any other action which Landlord deems reasonable in
connection with the operation, maintenance, marketing or preservation of the
Building; and (i) to approve the weight, size and location of safes or other
heavy equipment or articles, which articles may be moved in, about or out of the
Building or Premises only at such times and in such manner as Landlord shall
direct, at Tenant's sole risk and responsibility.

                  10. ALTERATIONS.

                  A. REQUIREMENTS. Tenant shall not make any replacement,
         alteration, improvement or addition to or removal from the Premises
         (collectively an "ALTERATION") without the prior written consent of
         Landlord, which consent shall not be unreasonably withheld.
         Notwithstanding the foregoing, Tenant may make interior, non structural
         alterations to the Premises which do not affect the base building
         mechanical, plumbing or electrical systems of the Premises and which
         (whether in a single or aggregate number) do not exceed Twenty Five
         Thousand Dollars ($25,000.00) in any calendar year provided, however,
         that to the extent such alterations exceed One Hundred Thousand and
         no/100 Dollars ($100,000.00) in the aggregate, Tenant acknowledges that
         the consent of Landlord's lender is required. In the event Tenant
         proposes to make any alteration, Tenant shall, prior to commencing such
         alteration, submit to Landlord for prior written approval: (i) detailed
         plans and specifications; (ii) the names, addresses and copies of
         contracts for all contractors; (iii) all necessary permits evidencing
         compliance with all applicable governmental rules, regulations and
         requirements; (iv) certificates of insurance in form and amounts
         required by Landlord, naming Landlord, its managing agent and any other
         parties designated by Landlord as additional insureds; and (v) all
         other documents and information as Landlord may reasonably request in
         connection with such alteration. If Landlord's consent to such
         alteration is required hereunder, Tenant agrees to pay Landlord's
         reasonable out of pocket expenses for structural engineering review or
         any required mortgage review fees of all such items. No other
         supervisory or administrative fees shall be charged by Landlord in
         connection with Tenant alterations. Neither approval of the plans and
         specifications nor supervision of the alteration by Landlord shall
         constitute a representation or warranty by Landlord as to the accuracy,
         adequacy, sufficiency or propriety of such plans and specifications or
         the quality of workmanship or the compliance of such alteration with
         applicable law. Tenant shall pay the entire cost of the alteration and,
         if requested by Landlord, shall deposit with Landlord, prior to

                                       13
<PAGE>   14

         the commencement of the alteration, security for the payment and
         completion of the alteration in form and amount required by Landlord.
         Each alteration shall be performed in a good and workmanlike manner, in
         accordance with the plans and specifications reasonably approved by
         Landlord (provided that Landlord may unreasonably withhold consent to
         structural or exterior alterations), and shall meet or exceed the
         standards for construction and quality of materials established by
         Landlord for the Building. In addition, each alteration shall be
         performed in compliance with all applicable governmental and insurance
         company laws, regulations and requirements. Each alteration shall be
         performed by Landlord or under Landlord's supervision, and in harmony
         with Landlord's employees, contractors and other tenants. Each
         alteration, whether temporary or permanent in character, made by
         Landlord or Tenant in or upon the Premises (excepting only Tenant's
         furniture, equipment and trade fixtures) shall become Landlord's
         property and shall remain upon the Premises at the expiration or
         termination of this Lease without compensation to Tenant; provided,
         however, that Landlord shall have the right to require Tenant to remove
         such alteration other than any items of Landlord's Work initially
         constructed for Tenant at Tenant's sole cost and expense in accordance
         with the provisions of Section 16 of this Lease, which required removal
         shall be specified by Landlord when Landlord consents to Tenant's
         requested alterations.

                  B. LIENS. Upon completion of any alteration, Tenant shall
         promptly furnish Landlord with sworn owner's and contractors'
         statements and full and final waivers of lien covering all labor and
         materials included in such alteration. Tenant shall not permit any
         mechanic's lien to be filed against the Building, or any part thereof,
         arising out of any alteration performed, or alleged to have been
         performed, by or on behalf of Tenant. If any such lien is filed, Tenant
         shall within ten (10) days thereafter have such lien released of record
         or deliver to Landlord a bond in form, amount, and issued by a surety
         satisfactory to Landlord, or such other security as Landlord or its
         mortgagee may reasonably require, indemnifying Landlord against all
         costs and liabilities resulting from such lien and the foreclosure or
         attempted foreclosure thereof. If Tenant fails to have such lien so
         released or to deliver such bond to Landlord, Landlord, without
         investigating the validity of such lien, may pay or discharge the same,
         and Tenant shall reimburse Landlord upon demand for the amount so paid
         by Landlord, including Landlord's expenses and attorneys' fees.

         11. INSURANCE. In consideration of the leasing of the Premises at the
rent stated herein, Landlord and Tenant agree to provide insurance and allocate
the risks of loss as follows:

                  A. TENANT'S INSURANCE. Tenant, at its sole cost and expense
         but for the mutual benefit of Landlord (when used in this Section 11.A.
         the term "LANDLORD" shall include Landlord's partners, beneficiaries,
         officers, agents, servants and employees and the term "TENANT" shall
         include Tenant's partners, beneficiaries, officers, agents, servants
         and employees), agrees to purchase and keep in force and effect during
         the term hereof, insurance which is available at commercially
         reasonable rates and otherwise carried by tenants in the area, under
         policies issued by insurers of recognized responsibility licensed to do
         business in the State of Ohio with a Best's rating of A/X or better on
         all alterations, additions, and improvements owned by Tenant, and on
         all personal property located in the Premises, protecting Landlord and
         Tenant from damage

                                       14
<PAGE>   15

         or other loss caused by fire or other casualty, including but not
         limited to vandalism and malicious mischief, perils covered by extended
         coverage, theft, sprinkler leakage, water damage (however caused),
         explosion, malfunction or failure of heating and cooling or other
         apparatus, and other similar risks in amounts not less than the full
         insurable replacement value of such property. Such property insurance
         shall provide that it is specific and non-contributory and shall
         contain a replacement cost endorsement. Such insurance shall also
         contain a clause pursuant to which the insurance carriers waive all
         rights of subrogation against the Landlord with respect to losses
         payable under such policies, and shall be written on a "per occurrence"
         basis, as opposed to "claims made" basis.

         Tenant also agrees to maintain commercial general liability insurance
         covering Tenant as the insured party, and naming Landlord as an
         additional insured, against claims for bodily injury and death and
         property damage occurring in or about the Premises, with limits of not
         less than One Million Dollars ($1,000,000.00) per occurrence and Two
         Million Dollars ($2,000,000.00) general aggregate.

         Tenant shall, prior to commencement of the term, furnish to Landlord
         certificates evidencing such coverage, which certificates shall state
         that such insurance coverage may not be changed or canceled without at
         least thirty (30) days prior written notice to Landlord and Tenant. In
         the event Tenant shall fail to procure such insurance, Landlord may at
         its option after giving Tenant no less than ten (10) days prior written
         notice of its election to do so procure the same for the account of
         Tenant and the cost thereof shall be paid to Landlord as additional
         rent upon receipt by Tenant of bills therefor.

                  B. LANDLORD'S INSURANCE. Landlord agrees to purchase and keep
         in force and effect commercial general liability insurance in an amount
         not less than Two Million Dollars ($2,000,000.00) and insurance on the
         Building improvements (including leasehold improvements installed by or
         for Tenant but excluding Tenant's personal property) against fire or
         other casualty, including but not limited to vandalism and malicious
         mischief, perils covered by extended coverage, theft, sprinkler
         leakage, water damage (however caused), explosion, malfunction or
         failure of heating and cooling or other apparatus, and other similar
         risks in a commercially reasonable amount.

                  C. RISK OF LOSS. By this Section 11, Landlord and Tenant
         intend that the risk of loss or damage as described above be borne by
         responsible insurance carriers to the extent above provided, and
         Landlord and Tenant hereby agree to look solely to, and to seek
         recovery only from, their respective insurance carriers in the event of
         a loss of a type described above to the extent that such coverage is
         agreed to be provided hereunder. For this purpose, any applicable
         deductible amount shall be treated as though it were recoverable under
         such policies it being agreed, however, that reasonable deductibles
         under Landlord's insurance may be included in Expenses. Landlord and
         Tenant agree that applicable portions of all monies collected from such
         insurance shall be used toward the full compliance with the obligations
         of Landlord and Tenant under this Lease in connection with damage
         resulting from fire or other casualty.

                                       15
<PAGE>   16

                  12. TENANT'S AND LANDLORD'S RESPONSIBILITIES.

                  A. TENANT'S RESPONSIBILITIES. To the extent permitted by law,
         Tenant shall assume the risk of responsibility for, have the obligation
         to insure against, and indemnify Landlord and hold it harmless from,
         any and all liability for any loss of or damage or injury to any person
         (including death resulting therefrom) or property occurring in or on
         the Premises, regardless of cause, except for any loss or damage caused
         by the negligence or misconduct of Landlord, and its employees and
         agents, and Tenant hereby releases Landlord from any and all liability
         for same. Tenant's obligation to indemnify Landlord hereunder shall
         include the duty to defend against any claims asserted by reason of
         such loss, damage or injury and to pay any judgments, settlements,
         costs, fees and expenses, including attorneys' fees, incurred in
         connection therewith.

                  B. LANDLORD'S RESPONSIBILITIES. To the extent permitted by
         law, Landlord shall assume the risk of responsibility for, have the
         obligation to insure against, and indemnify Tenant and hold it harmless
         from, any and all liability for any loss of or damage or injury to any
         person (including death resulting therefrom) or property occurring in,
         on or about the Building excluding the Premises, regardless of cause,
         except for any loss or damage caused by the negligence or misconduct of
         Tenant, and its employees and agents, and Landlord hereby releases
         Tenant from any and all liability for same. Landlord's obligation to
         indemnify Tenant hereunder shall include the duty to defend against any
         claims asserted by reason of such loss, damage or injury and to pay any
         judgments, settlements, costs, fees and expenses, including attorneys'
         fees, incurred in connection therewith.

                  13. FIRE OR OTHER CASUALTY.

                  A. DESTRUCTION OF THE BUILDING. If the Building or the
         Premises should be substantially destroyed or materially damaged, as
         determined by any then current mortgagee of Landlord, by fire or other
         casualty, and if such mortgagee does not consent to the application of
         insurance proceeds to restoration, Landlord may, at its option,
         terminate this Lease by giving written notice thereof to Tenant within
         thirty (30) days of such casualty. In such event, the rent shall be
         apportioned to and shall cease as of the date of such casualty. In the
         event Landlord does not exercise this option, then the Premises shall
         be reconstructed and restored, at Landlord's expense, to substantially
         the same condition as they were prior to the casualty within one
         hundred eighty (180) days of the occurrence of such casualty. If, in
         Landlord's reasonable judgment, the Premises or the Building, as the
         case may be, cannot be reconstructed or restored within one hundred
         eighty (180) days of such casualty to substantially the same condition
         as they were in prior to such casualty, Landlord shall notify Tenant
         within sixty (60) days of the occurrence of such casualty of the
         estimated time to restore the damage and either Landlord or Tenant may
         terminate this Lease by written notice given to the other within
         seventy (70) days of the casualty. If neither party timely terminates
         this Lease pursuant to the foregoing, such right to terminate shall be
         deemed waived and Landlord shall proceed to reconstruct and restore the
         Premises or Building to substantially the same condition as they were
         in prior to the casualty. In such event this Lease shall continue in
         full force and effect to the balance of the term, upon the same terms,
         conditions and

                                       16
<PAGE>   17

         covenants as are contained herein; provided, however, that the Rent
         shall be abated in the proportion which the approximate area of the
         damaged portion bears to the total area in the Premises, from the date
         of the casualty until substantial completion of the reconstruction of
         the Premises.

                  Notwithstanding the above, if the casualty occurs during the
         last twelve (12) months of the term of this Lease, either party hereto
         shall have the right to terminate this Lease as of the date of the
         casualty, which right shall be exercised by written notice to be given
         by either party to the other party within thirty (30) days therefrom.
         If this right is exercised, Rent shall be apportioned to and shall
         cease as of the date of the casualty. After a casualty occurs during
         the last twelve (12) months of the term of the Lease, Tenant may not
         exercise any renewal options without first obtaining Landlord's written
         consent.

                  Additionally, notwithstanding anything contained herein to the
         contrary, Landlord shall have no duty to repair or restore the Premises
         or Building if the damage is due to an uninsurable casualty, or if
         insurance proceeds are insufficient to pay for such repair or
         restoration, or if the holder of any mortgage, deed of trust or similar
         instrument applies proceeds of insurance to reduce its loan balance and
         the remaining proceeds, if any, available to Landlord are not
         sufficient to pay for such repair or restoration.

                  B. In the event Landlord undertakes reconstruction or
         restoration of the Premises pursuant to subparagraph (A), Landlord
         shall use reasonable diligence in completing such reconstruction
         repairs, but in the event Landlord fails to substantially complete the
         same within one hundred eighty (180) days from the date of the casualty
         Tenant may terminate this Lease upon giving Landlord written notice to
         that effect, whereupon both parties shall be relieved from all further
         obligations and liability hereunder (except however, if under
         subparagraph (A) above Landlord notified Tenant that it would take
         longer than one hundred eighty (180) days to reconstruct or restore the
         Premises, but Tenant nonetheless elected not to terminate the Lease
         then the foregoing one hundred eighty (180) day period shall be
         extended to the time period set forth in Landlord's notice).

         14. CONDEMNATION. If the Premises or the Building is rendered
permanently untenantable by reason of a condemnation (or by a deed given in lieu
thereof), then either party may terminate this Lease by giving written notice of
termination to the other party within thirty (30) days after such condemnation,
in which event this Lease shall terminate effective as of the date of such
condemnation. If this Lease so terminates, Rent shall be paid through and
apportioned as of the date of such condemnation. If such condemnation does not
render the Premises or the Building untenantable, this Lease shall continue in
effect and, subject to the rights of any mortgagee of Landlord, Landlord shall
promptly restore the portion not condemned to the extent reasonably possible to
the condition existing prior to the condemnation. In such event, however,
Landlord shall not be required to expend an amount in excess of the proceeds
received by Landlord from the condemning authority. Landlord reserves all rights
to compensation for any condemnation. Tenant hereby assigns to Landlord any
right Tenant may have to such compensation, and Tenant shall make no claim
against Landlord or the condemning

                                       17
<PAGE>   18

authority for compensation for termination of Tenant's leasehold interest under
this Lease or interference with Tenant's business.

                  15. ASSIGNMENT AND SUBLETTING.

                  A. LANDLORD'S CONSENT. Tenant shall not, without the prior
         written consent of Landlord, which consent shall not be unreasonably
         withheld or delayed (subject to Landlord's rights contained in Section
         15.C below): (i) assign, sublease, convey, mortgage, pledge or
         hypothecate or otherwise transfer this Lease or any interest hereunder,
         or sublease the Premises, or any part thereof, whether voluntarily or
         by operation of law; or (ii) permit the use of the Premises by any
         person other than Tenant and its employees. Any such transfer, sublease
         or use described in the preceding sentence (a "TRANSFER") occurring
         without the prior written consent of Landlord shall be void and of no
         effect. Landlord's consent to any Transfer shall not constitute a
         waiver of Landlord's right to withhold its consent to any future
         Transfer. Landlord's consent to any Transfer or acceptance of rent from
         any party other than Tenant shall not release Tenant from any covenant
         or obligation under this Lease. Landlord may require as a condition to
         its consent to any assignment of this Lease that the assignee execute
         an instrument in which such assignee assumes the obligations of Tenant
         hereunder. For the purposes of this paragraph, the transfer (whether
         direct or indirect) of all or a majority of the capital stock in a
         corporate Tenant (other than the shares of the capital stock of a
         corporate Tenant whose stock is publicly traded) or the merger,
         consolidation or reorganization of such Tenant and the transfer of all
         or any general partnership interest in any partnership Tenant shall not
         be considered a Transfer, provided: (i) that the net worth of such
         transferee is not less than the net worth of Tenant immediately prior
         to such transfer; (ii) Tenant is not in default of this lease beyond
         any applicable cure period; and (iii) Tenant delivers written notice to
         Landlord of said transfer within thirty (30) days of the effective date
         thereof, and if applicable, a copy of the transfer document evidencing
         the assumption by such transferee of Tenant's obligations hereunder.

                  B. STANDARDS FOR CONSENT. If Tenant desires the consent of
         Landlord to a Transfer, Tenant shall submit to Landlord, at least
         fifteen (15) days prior to the proposed effective date of the Transfer,
         a written notice which includes such information as Landlord may
         reasonably require about the proposed Transfer and the transferee. If
         Landlord does not terminate this Lease, in whole or in part, pursuant
         to Section 15.C, Landlord shall not unreasonably withhold its consent
         to any assignment or sublease, which consent or lack thereof shall be
         provided within fifteen (15) days of receipt of Tenant's notice.
         Landlord shall not be deemed to have unreasonably withheld its consent
         if, in the judgment of Landlord: (i) the transferee is of a character
         or engaged in a business which is not in keeping with the standards or
         criteria used by Landlord in leasing the Building; (ii) the transferee
         is a governmental unit; (iii) Tenant is in Default under this Lease; or
         (iv) in the judgment of Landlord, such a Transfer would violate any
         term, condition, covenant or agreement of the Landlord involving the
         Building or any other tenant's lease within it or the development of
         which the Building forms a part. If Landlord wrongfully withholds its
         consent to any Transfer, Tenant's sole and exclusive remedy therefor
         shall be to seek specific performance of Landlord's obligation to
         consent to such Transfer. No such Transfer shall relieve Tenant of its
         liability hereunder.

                                       18
<PAGE>   19

                  C. RECAPTURE. Landlord shall have the right to terminate this
         Lease as to that portion of the Premises covered by a Transfer.
         Landlord may exercise such right to terminate by giving notice to
         Tenant at any time within thirty (30) days after the date on which
         Tenant has furnished to Landlord all of the items required under
         Section 15.B. If Landlord exercises such right to terminate, Landlord
         shall be entitled to recover possession of, and Tenant shall surrender
         such portion of, the Premises (with appropriate demising partitions
         erected at the expense of Tenant) on the later of (i) the effective
         date of the proposed Transfer, or (ii) sixty (60) days after the date
         of Landlord's notice of termination. In the event Landlord exercises
         such right to terminate, Landlord shall have the right to enter into a
         lease with the proposed transferee without incurring any liability to
         Tenant on account thereof. If Landlord consents to any Transfer, Tenant
         shall pay to Landlord all rent and other consideration received by
         Tenant in excess of the Rent paid by Tenant hereunder for the portion
         of the Premises so transferred. Such rent shall be paid as and when
         received by Tenant. In addition, Tenant shall pay to Landlord any
         reasonable attorneys' or other fees and expenses incurred by Landlord
         in connection with any proposed Transfer, whether or not Landlord
         consents to such Transfer.

         16. SURRENDER. Upon termination of the Term or Tenant's right to
possession of the Premises, Tenant shall return the Premises to Landlord in good
order and condition, ordinary wear and damage by fire or other casualty
excepted. If Landlord requires Tenant to remove any alterations pursuant to
Section 10, then such removal shall be done in a good and workmanlike manner,
and upon such removal Tenant shall restore the Premises to its condition prior
to the installation of such alterations, normal wear and tear excepted If Tenant
does not remove such alterations after request to do so by Landlord, Landlord
may remove the same and restore the Premises, and Tenant shall pay the cost of
such removal and restoration to Landlord upon demand. Tenant shall also remove
its furniture, equipment, trade fixtures and all other items of personal
property from the Premises prior to expiration of the Term or termination of
Tenant's right to possession of the Premises. If Tenant does not remove such
items, Tenant shall be conclusively presumed to have conveyed the same to
Landlord without further payment or credit by Landlord to Tenant, or at
Landlord's sole option such items shall be deemed abandoned, in which event
Landlord may cause such items to be removed and disposed of at Tenant's expense,
which shall be 110% of Landlord's actual cost of removal, without notice to
Tenant and without obligation to compensate Tenant.

         17. DEFAULTS AND REMEDIES.

                  A. DEFAULT. The occurrence of any of the following shall
         constitute a default (a "DEFAULT") by Tenant under this Lease: (i)
         Tenant fails to pay any Rent when due and such failure is not cured
         within ten (10) days after written notice from Landlord of such
         failure; (ii) Tenant fails to perform any other provision of this Lease
         and such failure is not cured within thirty (30) days (or immediately
         if the failure involves a hazardous condition) after notice from
         Landlord; provided that if the nature of such default is such that it
         cannot reasonably be cured within thirty (30) days, the period of time
         to cure such default shall be extended, provided Tenant commences to
         cure within such thirty (30) day period and thereafter diligently
         prosecutes such cure to completion; (iii) the leasehold interest of
         Tenant is levied upon or attached under process of law; or (iv) any
         voluntary or involuntary proceedings are filed by or against Tenant or
         any guarantor of this Lease

                                       19
<PAGE>   20

         under any bankruptcy, insolvency or similar laws and, in the case of
         any involuntary proceedings, are not dismissed within thirty (30) days
         after filing.

                  B. RIGHT OF RE-ENTRY. Upon the occurrence of a Default,
         Landlord may elect to terminate this Lease or, without terminating this
         Lease, terminate Tenant's right to possession of the Premises. Upon any
         such termination, Tenant shall immediately surrender and vacate the
         Premises and deliver possession thereof to Landlord.

                  C. TERMINATION OF RIGHT TO POSSESSION. Upon terminating
         Tenant's right to possession of the Premises without terminating this
         Lease, Landlord may relet the Premises or any part thereof. In such
         case, Landlord shall use reasonable efforts to relet the Premises on
         such terms as Landlord shall reasonably deem appropriate; provided,
         however, Landlord may first lease Landlord's other available space and
         shall not be required to accept any tenant offered by Tenant or to
         observe any instructions given by Tenant about such reletting. Tenant
         shall reimburse Landlord for the costs and expenses of reletting the
         Premises including, but not limited to, all brokerage, advertising,
         legal, alteration, redecorating, repairs and other expenses incurred to
         secure a new tenant for the Premises. In addition, if the consideration
         collected by Landlord upon any such reletting, after payment of the
         expenses of reletting the Premises which have not been reimbursed by
         Tenant, is insufficient to pay monthly the full amount of the Rent,
         Tenant shall pay to Landlord the amount of each monthly deficiency as
         it becomes due. If such consideration is greater than the amount
         necessary to pay the full amount of the Rent, the full amount of such
         excess shall be retained by Landlord and shall in no event be payable
         to Tenant.

                  D. TERMINATION OF LEASE. Upon terminating this Lease, Landlord
         may recover from Tenant and Tenant shall pay to Landlord, on demand, as
         and for liquidated and final damages, an accelerated lump sum amount
         equal to the amount by which the Rent owing from the date of such
         termination through the Expiration Date plus Landlord's aggregate
         expenses of reletting the Premises, exceeds the fair rental value of
         the Premises for the same period (after deducting from such fair rental
         value the time needed to relet the Premises and the amount of
         concessions given to a new tenant) both discounted to present value at
         the rate of five percent (5%) per annum.

                  E. OTHER REMEDIES. Landlord may, but shall not be obligated
         to, perform any obligation of Tenant under this Lease, and, if Landlord
         so elects, all costs and expenses paid by Landlord in performing such
         obligation, together with interest at the Default Rate, shall be
         reimbursed by Tenant to Landlord on demand. Any and all remedies set
         forth in this Lease: (i) shall be in addition to any and all other
         remedies Landlord may have at law or in equity; (ii) shall be
         cumulative; and (iii) may be pursued successively or concurrently as
         Landlord may elect. The exercise of any remedy by Landlord shall not be
         deemed an election of remedies or preclude Landlord from exercising any
         other remedies in the future.

                  F. BANKRUPTCY. If Tenant becomes bankrupt, the bankruptcy
         trustee shall not have the right to assume or assign this Lease unless
         the trustee complies with all

                                       20
<PAGE>   21

         requirements of the United States Bankruptcy Code, and Landlord
         expressly reserves all of its rights, claims and remedies thereunder.

                  G. WAIVER OF TRIAL BY JURY. Landlord and Tenant waive trial by
         jury in the event of any action, proceeding or counterclaim brought by
         either Landlord or Tenant against the other in connection with this
         Lease.

                  H. VENUE. If either Landlord or Tenant desires to bring an
         action against the other in connection with this Lease, such action
         shall be brought in the federal courts located in Cincinnati, Ohio, or
         state courts located in Clermont County, Ohio. Landlord and Tenant
         consent to the jurisdiction of such courts and waive any right to have
         such action transferred from such courts on the grounds of improper
         venue or inconvenient forum.

                  I. VACATION/ABANDONMENT. Notwithstanding anything contained
         herein to the contrary, If Tenant vacates or abandons the Premises,
         Landlord shall have the right, regardless of whether a Default exists,
         to terminate this Lease at any time upon thirty (30) days written
         notice to Tenant provided however, that Tenant may vitiate such
         termination by delivering written notice to Landlord within such thirty
         (30) day period that it intends to reoccupy the Premises, and
         specifying the date thereof. Tenant's failure to deliver the notice
         described herein shall be deemed an automatic waiver of the right to
         vitiate such termination.

         18. HOLDING OVER. If Tenant retains possession of the Premises after
the expiration or termination of the Term or Tenant's right to possession of the
Premises, Tenant shall pay Rent during such holding over at one and one half
(1.5) times the rate in effect immediately preceding such holding over computed
on a monthly basis for each month or partial month that Tenant remains in
possession. If Landlord has delivered written notice to Tenant thirty (30) days
in advance of the expiration of the Term that Landlord requires possession
immediately at the expiration of the Term, Tenant shall also indemnify Landlord
from and against all actual damages sustained by Landlord by reason of Tenant's
holding over. The provisions of this Section do not waive Landlord's right of
re-entry or right to regain possession by actions at law or in equity or any
other rights hereunder, and any receipt of payment by Landlord shall not be
deemed a consent by Landlord to Tenant's remaining in possession or be construed
as creating or renewing any lease or right of tenancy between Landlord and
Tenant.

         19. SECURITY DEPOSIT. Upon execution of this Lease, Tenant shall
deposit the security deposit set forth in Item 10 of the Schedule (the "SECURITY
DEPOSIT") with Landlord as security for the performance of Tenant's obligations
under this Lease. Upon the occurrence of a Default, Landlord may use all or any
part of the Security Deposit for the payment of any Rent or for the payment of
any amount which Landlord may pay or become obligated to pay by reason of such
Default, or to compensate Landlord for any loss or damage which Landlord may
suffer by reason of such Default. If any portion of the Security Deposit is
used, Tenant shall within five (5) days after written demand therefor deposit
cash with Landlord in an amount sufficient to restore the Security Deposit to
its original amount. Landlord shall not be required to keep the Security Deposit
separate from its general funds, and Tenant shall not be entitled to interest on
the Security Deposit. In no event shall the Security Deposit be considered an
advanced payment

                                       21
<PAGE>   22

of Rent, and in no event shall Tenant be entitled to use the Security Deposit
for the payment of Rent. If no default by Tenant exists hereunder, the Security
Deposit or any balance thereof shall be returned to Tenant within thirty (30)
days after the expiration of the Term and vacation of the Premises by Tenant.
Landlord shall have the right to transfer the Security Deposit to any purchaser
of the Building. Upon such transfer, Tenant shall look solely to such purchaser
for return of the Security Deposit, and Landlord shall be relieved of any
liability with respect to the Security Deposit.

         20. AFTER HOURS HVAC. Notwithstanding anything contained herein to the
contrary, Tenant acknowledges that the heating, ventilating and air conditioning
system of the building currently operates 24 hours per day and that Landlord is
currently investigating the use of a so-called "zoned" system of regulating
individual tenant usage of said system. If Landlord implements such a zoned
system, Tenant agrees to reimburse Landlord, as additional rent hereunder, and
within ten (10) days after demand therefor, for all overtime usage (being all
usage beyond the standard operating hours for the building from time to time,
but not less than the hours specified in 2A. (iv)). Such reimbursement shall be
at Landlord's actual cost without any markup on per hour basis.

         21. ESTOPPEL CERTIFICATE. Tenant agrees that, from time to time upon
not less than ten (10) days' prior request by Landlord, Tenant shall execute and
deliver to Landlord a written certificate certifying: (i) that this Lease is
unmodified and in full force and effect (or if there have been modifications, a
description of such modifications and that this Lease as modified is in full
force and effect); (ii) the dates to which Rent has been paid; (iii) that Tenant
is in possession of the Premises, if that is the case; (iv) that Landlord is not
in default under this Lease, or, if Tenant believes Landlord is in default, the
nature thereof in detail; (v) that Tenant has no off-sets or defenses to the
performance of its obligations under this Lease (or if Tenant believes there are
any off-sets or defenses, a full and complete explanation thereof); (vi) that
the Premises have been completed in accordance with the terms and provisions
hereof or the Workletter, that Tenant has accepted the Premises and the
condition thereof and of all improvements thereto and has no claims against
Landlord or any other party with respect thereto; and (vii) such additional
matters as may be requested by Landlord, it being agreed that such certificate
may be relied upon by any prospective purchaser, mortgagee, or other person
having or acquiring an interest in the Building. If Tenant fails to execute and
deliver any such certificate within ten days after request, Tenant shall be
deemed to be in default of this Lease.

         22. SUBORDINATION. This Lease is and shall be expressly subject and
subordinate at all times to (i) any ground or underlying lease of the Building,
now or hereafter existing, and all amendments, renewals and modifications to any
such lease, and (ii) the lien of any mortgage or trust deed now hereafter
encumbering fee title to the Building and/or the leasehold estate under any such
lease, unless such ground lease or ground lessor, or mortgage or mortgagee,
expressly provides or elects that the Lease shall be superior to such lease or
mortgage, provided, however, that Tenant's agreement to subordinate this Lease
as to any future mortgagee or ground lessor is contingent upon such mortgagee or
ground lessor entering into an agreement with Tenant that Tenant's possession of
the Premises and this Lease shall remain in effect so long as Tenant is not in
default of this Lease beyond any applicable cure period, notwithstanding
Landlord's default under such mortgage or ground lease. In connection therewith,
Tenant shall agree to attorn to such mortgagee or ground lessee (or its
successors). If

                                       22

<PAGE>   23

any such mortgage or trust deed is foreclosed, or if any such lease is
terminated, upon request of the mortgagee, holder or lessor, as the case may be,
Tenant will attorn to the purchaser at the foreclosure sale or to the lessor
under such lease, as the case may be. The foregoing provisions are declared to
be self-operative and no further instruments shall be required to effect such
subordination and/or attornment; provided, however, that Tenant agrees upon
request by any such mortgagee, holder, lessor or purchaser at foreclosure, to
execute and deliver such subordination and/or attornment instruments as may be
required by such person to confirm such subordination and/or attornment, or any
other documents required to evidence superiority of the ground lease or
mortgage, should ground lessor or mortgage elect such superiority. If Tenant
fails to execute and deliver any such instrument or document within ten (10)
days after request, Tenant shall be deemed to be in default of this Lease.
Landlord agrees to use reasonable efforts to obtain subordination,
nondisturbance and attornment agreements from the existing mortgagee of the
Building.

         23. QUIET ENJOYMENT. As long as no Default exists, Tenant shall
peacefully and quietly have and enjoy the Premises for the Term, free from
interference by Landlord, subject, however, to the provisions of this Lease. The
loss or reduction of Tenant's light, air or view will not be deemed a
disturbance of Tenant's occupancy of the Premises nor will it affect Tenant's
obligations under this Lease or create any liability of Landlord to Tenant.

         24. BROKER. Tenant represents to Landlord that Tenant has dealt only
with the broker(s) set forth in Item 11 of the Schedule (collectively, the
"BROKER") in connection with this Lease and that, insofar as Tenant knows, no
other broker negotiated this Lease or is entitled to any commission in
connection herewith. Tenant and Landlord each agree to indemnify, defend and
hold the other harmless from and against any claims for a fee or commission made
by any broker, other than the Broker, claiming to have acted by or on behalf of
the other in connection with this Lease. Landlord agrees to pay the Broker a
commission in accordance with one or more separate agreements between Landlord
and the Broker.

         25. NOTICES. All notices and demands to be given by one party to the
other party under this Lease shall be given in writing, mailed or delivered to
Landlord or Tenant, as the case may be, at the following address:

                 If to Landlord:               Milford Partners, LLC
                                               c/o Griffin Capital
                                               3421 Manhattan Avenue
                                               Manhattan Beach, CA  90266

                 With a copy to:               Wildman, Harrold, Allen & Dixon
                                               225 West Wacker Drive
                                               Chicago, Illinois 60606-1229
                                               Attn:  Mary Higgins

                                       23
<PAGE>   24

                 If to Tenant:                 Telxon Corporation
                                               Ridgewood Corporate Center
                                               Suite 200
                                               1000 Summit Drive
                                               Milford, Ohio  45150
                 With a copy to:               Telxon Corporation
                                               8302 New Trials Drive
                                               The Woodlands, Texas  77381
                                               Attn:  Chip Whitten

or at such other address as either party may hereafter designate. Notices shall
be delivered by hand or by United States certified or registered mail, postage
prepaid, return receipt requested, or by a nationally recognized overnight air
courier service. Notices shall be considered to have been given upon the earlier
to occur of actual receipt or two (2) business days after posting in the United
States mail.

         26. RIGHT OF FIRST REFUSAL. Tenant shall have a right of first refusal
to lease all or any portion of the additional 18,569 square feet of useable
space (21,788 rentable square feet) on the second floor of the Building ("OFFER
RIGHT"), shown on Exhibit A ("OFFER AREA") provided that such right shall be
subject to any right of first offer, first refusal, expansion option or similar
right granted to the existing tenant of the Building known as "SDRC". If
Landlord receives a bona fide third party offer, which third party offer may
consist of a nonbinding letter of intent or proposal, which offer is one
Landlord is prepared to accept (subject to finalizing a fully executed lease in
form acceptable to Landlord and such third party) generated by either Landlord,
any broker representing Landlord, or any broker or representative of any
prospective tenant, for all or part of the Offer Area, Landlord shall then offer
the area in question to Tenant. Such offer shall be made by Landlord by written
notice to Tenant, which notice shall include a copy of the proposed bona fide
third party offer (the "OFFER NOTICE"). Within five (5) business days of receipt
of the Offer Notice, Tenant shall notify Landlord in writing (the "EXERCISE
Notice") as to whether Tenant elects to lease the area described in the Offer
Notice upon the terms and conditions stated therein. If Tenant elects to lease
the Offer Area in question upon the Offer Notice terms, Landlord and Tenant
shall, within ten (10) business days of the Exercise Notice, enter into an
amendment to this Lease incorporating the Offer Area in question into the
Premises. If Tenant fails to deliver the Exercise Notice within five (5)
business days of receipt of the Offer Notice, or fails to enter into the
Amendment to this Lease incorporating the Offer Area within ten (10) business
days of the delivery of the Exercise Notice, it shall be conclusively determined
that Tenant has declined the opportunity to lease such space. If Landlord fails
to reach agreement with any bonafide third party as to the offer contained in
any Offer Notice, then this right of first refusal shall again apply to the
Offer Area in question as to subsequent bonafide third party offers.

         27. USE OF PARKING FACILITIES. Tenant and its employees and customers
shall have the non-exclusive right, in common with Landlord and all others to
whom Landlord has granted such rights, to park automobiles in the parking areas
provided by Landlord, subject to any exclusive rights granted to other tenants
for reserved parking, and rules and regulations as Landlord may impose from time
to time, including the designation of specific areas in which

                                       24
<PAGE>   25

automobiles of Tenant, its invitees and employees must be parked. Landlord shall
mark six (6) parking spaces as reserved for management personnel, in the
location indicated on Exhibit D.

         28. SATELLITE DISH. Tenant shall have the right to install a satellite
dish or other similar communications device ("DISH") on the roof of the Premises
for use in the operation of Tenant's business at the Premises, subject to the
following terms and conditions: (a) the size, height, location and method of
installation shall be subject to the prior written approval of Landlord, it
being agreed by the parties that such installation shall be a method which does
not penetrate the roof of the building of which the Premises form a part, or, if
Tenant's proposed installation shall require roof penetration, that Tenant (i)
submit plans and specifications to Landlord illustrating the same for Landlord's
approval; (ii) use a contractor approved by Landlord for the performance of such
work, or such contractor as may be required to preserve any roof warranties;
(iii) indemnify and hold Landlord harmless from the voiding of any roof warranty
and/or damages, claims, expenses or costs resulting from damage to the roof or
building caused by such installation; (iv) maintain, repair and replace the roof
area damaged or affected by such installation at Tenant's sole cost and expense
(b) in no event shall such Dish cause interference with any other mechanical
systems, satellite dishes or other communications devices at the Building; (c)
the Dish shall be appropriately screened, via methods and materials approved by
Landlord, so as to not be visible from the exterior of the building of which the
Premises form a part; (d) Tenant shall deliver detailed criteria for the Dish to
Landlord prior to installation; and (e) at the expiration or sooner termination
of the Lease, Tenant shall, at Tenant's sole cost and expense, remove the Dish
and repair all damage to the Building caused by such removal (such obligation
for removal and repair to survive the expiration or sooner termination of the
Lease).

         29. MISCELLANEOUS.

                  A. SUCCESSORS AND ASSIGNS. Subject to Section 15 of this
         Lease, each provision of this Lease shall extend to, bind and inure to
         the benefit of Landlord and Tenant and their respective legal
         representatives, successors and assigns, and all references herein to
         Landlord and Tenant shall be deemed to include all such parties.

                  B. ENTIRE AGREEMENT. This Lease, and the riders and exhibits,
         if any, attached hereto which are hereby made a part of this Lease,
         represent the complete agreement between Landlord and Tenant, and
         Landlord has made no representations or warranties except as expressly
         set forth in this Lease. No modification or amendment of or waiver
         under this Lease shall be binding upon Landlord or Tenant unless in
         writing signed by Landlord and Tenant.

                  C. TIME OF ESSENCE. Time is of the essence of this Lease and
         each and all of its provisions.

                  D. EXECUTION AND DELIVERY. Submission of this instrument for
         examination or signature by Tenant does not constitute a reservation of
         space or an option for lease, and it is not effective until execution
         and delivery by both Landlord and Tenant. Execution and delivery of
         this Lease by Tenant to Landlord shall constitute an

                                       25
<PAGE>   26

         irrevocable offer by Tenant to lease the Premises on the terms and
         conditions set forth herein, which offer may not be revoked for fifteen
         (15) days after such delivery.

                  E. SEVERABILITY. The invalidity or unenforceability of any
         provision of this Lease shall not affect or impair any other
         provisions.

                  F. GOVERNING LAW. This Lease shall be governed by and
         construed in accordance with the laws of the State of Ohio.

                  G. ATTORNEYS' FEES. If suits shall be brought for recovery of
         possession of the Premises, for the recovery of rent or any other
         amount due under the provisions of this Lease, or because of the breach
         of any other covenant herein contained on the part of either party to
         be kept or performed, and a breach shall be established, the losing
         party shall pay to the prevailing party all expenses incurred therefor,
         including reasonable attorneys' fees.

                  H. DELAY IN POSSESSION. In no event shall Landlord be liable
         to Tenant if Landlord is unable to deliver possession of the Premises
         to Tenant on the Commencement Date for causes outside Landlord's
         reasonable control. If Landlord is unable to deliver possession of the
         Premises to Tenant by the Commencement Date, the Commencement Date
         shall be deferred until Landlord can deliver possession to Tenant.

                  I. JOINT AND SEVERAL LIABILITY. If Tenant is comprised of more
         than one party, each such party shall be jointly and severally liable
         for Tenant's obligations under this Lease.

                  J. FORCE MAJEURE. Landlord shall not be in default hereunder
         and Tenant shall not be excused from performing any of its obligations
         hereunder if Landlord is prevented from performing any of its
         obligations hereunder due to any accident, breakage, strike, shortage
         of materials, acts of God or other causes beyond Landlord's reasonable
         control.

                  K. CAPTIONS. The headings and titles in this Lease are for
         convenience only and shall have no effect upon the construction or
         interpretation of this Lease.

                  L. NO WAIVER. No receipt of money by Landlord from Tenant
         after termination of this Lease or after the service of any notice or
         after the commencing of any suit or after final judgment for possession
         of the Premises shall renew, reinstate, continue or extend the Term or
         affect any such notice or suit. No waiver of any default of Tenant or
         Landlord shall be implied from any omission by the other to take any
         action on account of such default if such default persists or be
         repeated, and no express waiver shall affect any default other than the
         default specified in the express waiver and then only for the time and
         to the extent therein stated.

                  M. LIMITATION OF LIABILITY. Any liability of Landlord under
         this Lease shall be limited solely to its interest in the Building, and
         in no event shall any personal liability be asserted against Landlord
         in connection with this Lease nor shall any recourse be had to any
         other property or assets of Landlord.

                                       26
<PAGE>   27

                  N. SIGNAGE. A. Subject to Landlord's approval as to the size,
         design, method of installation and location of the same, Tenant shall
         be entitled to install the following signage at Tenant's sole cost and
         expense: (i) a single panel on the exterior wall of Miami Hall (on one
         of four (4) existing panels, with exact location to be determined by
         Landlord); and (ii) Landlord shall, subject to the approval of all
         applicable laws, ordinances and governmental regulations of governing
         authorities with appropriate jurisdiction attempt to erect a multiple
         tenant monument sign at the entrance to the Property, and in such
         event, Tenant may install a panel on any such multiple tenant
         identification signage (consistent with the size allowed by Landlord
         for similarly sized tenants) provided that with respect to such
         multiple tenant sign, Tenant shall be solely responsible for the cost
         of installation and maintenance of such panel.

                           B. Landlord shall provide the following signage to
         Tenant at Landlord's sole cost and expense; (i) building standard
         signage on the wall next to the glass of the front entrance to the
         Premises; and (ii) a decal on the front entrance of the Building.

         IN WITNESS WHEREOF, the parties hereto have executed this Lease in
manner sufficient to bind them as of the day and year first above written.

                                    LANDLORD
                                    --------

                                     MILFORD PARTNERS, LLC

                                     By:      MILFORD ACQUISITIONS, LLC

                                     By: /s/ Kevin A. Shields
                                        -------------------------------------
                                         Name: Kevin A. Shields
                                              -------------------------------
                                         Its: Manager
                                              -------------------------------

                                     TENANT

                                     TELXON CORPORATION

                                     By: /s/ W. M. McGee
                                        -------------------------------------
                                         Name: W. M. McGee
                                              -------------------------------
                                         Its: VP/CFO
                                              -------------------------------

                                       27<PAGE>   1
                                                              EXHIBIT 10.2.6

                                 LEASE AGREEMENT

                     VENTURE TECHNOLOGY CENTER III BUILDING
                         8701 NEW TRAILS DRIVE, SUITE W
                     THE WOODLANDS, MONTGOMERY COUNTY, TEXAS

         THIS LEASE AGREEMENT (the "Lease"), effective January 20th, 2000, is,
between WOODLANDS OFFICE EQUITIES-'95 LIMITED, a Texas limited partnership
("Lessor"), and TELXON CORPORATION, a Delaware corporation ("Lessee").

         l. PREMISES. Lessor hereby leases to Lessee and Lessee hereby takes
from Lessor, 25,857 net rentable square feet of floor space ("Premises"),
together with all appurtenances thereto, in a building known and referred to as
Venture Technology Center III Building ("Building"), located at 8701 New Trails
Drive, The Woodlands, Montgomery County, Texas. The Building is located on that
certain 7.8500 acre tract of land, being all of Restricted Reserve "B", The
Woodlands Medical Research Park Section 3, according to the map or plat thereof
recorded in Cabinet F, Sheet 110-B of the Map Records of Montgomery County,
Texas, ("Land"). The Premises is shown on the floor plan attached hereto as
Exhibit "A". Lessor reserves the right to change the name of the Building
whenever it desires without any liability or consent of Lessee.

         2. LOADING DOCK AND PARKING. In addition to the Premises, Lessee and
its invitees are hereby granted the non-exclusive right to use the loading dock
for the Building. Lessee shall also have the right to park 52 automobiles in the
parking areas provided by Lessor on the Land. Lessor shall keep in good
condition throughout the Term described below the parking areas for and
vehicular access ways to the Premises. The use of such loading dock and parking
and access areas shall at all times be subject to such reasonable rules and
regulations as Lessor may promulgate.

         3. TERM. The term of this Lease ("Term") shall commence on the date
("Commencement Date") which is the earlier of (a) February 15, 2000, or (b) the
day upon which Lessee takes occupancy of the Premises, and shall expire on the
last day of the 18th full calendar month following the Commencement Date,
subject to earlier termination as hereinafter provided. Lessee accepts the
Premises on the terms of Exhibit "B" attached hereto. Lessor shall not be liable
or responsible for any claims, damages or liabilities of any nature whatsoever
in connection with or by reason of any delayed occupancy. Within 15 days
following Lessee's receipt from Lessor of a memorandum of this Lease specifying
the Commencement Date and date of expiration of the Term, Lessee agrees to
execute the memorandum.

         4. USE. Lessee shall use the entire Premises solely for office use and
for no other use.

         5. ACCEPTANCE OF THE PREMISES. Upon taking possession of all or any
portion of the Premises, Lessee shall be deemed to have accepted the Premises,
to have acknowledged that the same are in the condition called for hereunder and
to have agreed that the obligations of the Lessor imposed by Exhibit "B"
attached hereto have been fully performed. Lessee hereby waives any implied
warranty of Lessor that the Premises are suitable for their intended commercial
purpose and acknowledges and agrees that all of Lessee's obligations hereunder
(including without limitation, the obligation to pay rent) are independent of
any such implied warranty and agrees to perform all such

<PAGE>   2

obligations and pay rent notwithstanding any breach or allegation of breach by
Lessor of any such implied warranty (which implied warranty as aforesaid is
hereby waived by Lessee).

         6. SECURITY DEPOSIT. INTENTIONALLY DELETED

         7. BASE RENT. The Base Rent, which Lessee hereby agrees to pay to
Lessor monthly, in advance, at Lessor's address stated above, shall be the sum
per month set forth below, due and payable on the first day of each calendar
month during the Term hereof, without offset or deduction, with a pro rata
portion being due and payable in advance for any partial month occurring at the
beginning of the Term:

                           Months of Term              Base Rent Amount
                           --------------              ----------------
                               1 - 18                      $18,854.06

         A late charge of l0% shall be added to any payment of Base Rent or
Additional Rent which is more than l0 days past due, except that the first 2
times during the Term that a payment is past due by more than 10 days, Lessor
shall give Lessee written notice thereof and the late charge will not be imposed
provided Lessee pays the sum due within 5 days after receipt of said notice.

         8. ADDITIONAL RENT. Lessee agrees to pay its pro-rata share of
Operating Expenses (as defined in Section 10 below) (which includes the
Management Fee described in Section 10) each Fiscal Year. The term "Fiscal
Year", as used herein, shall mean Lessor's fiscal year for accounting purposes
which currently is the 12-month period beginning January 1 and ending December
31. Lessor shall have the right to change the Fiscal Year, from time to time,
and, in such event, Lessor shall notify Lessee in writing of such change.
Lessee's pro rata share shall be determined by multiplying the Operating
Expenses by a fraction, the numerator of which shall be the number of net
rentable square feet in the Premises, and the denominator of which shall be the
net rentable square footage in the Building, which may change from time to time
utilizing BOMA (Building Owners and Managers Association) standards. Within 90
days following the completion of each Fiscal Year, Lessor will provide to Lessee
a statement showing in reasonable detail the Operating Expenses for the
preceding Fiscal Year, the Additional Rent due with regard to Lessee's share of
the Operating Expenses, and Lessor's reasonable estimate of Operating Expenses
for the then current Fiscal Year. Lessee shall, on or before 30 days following
receipt of said statement, pay to Lessor the amount of Additional Rent due as
provided herein, less the amount of Additional Rent paid in advance (if any)
during the preceding Fiscal Year. Any overpayment will be credited by Lessor to
Lessee's next Base Rent payment(s). Lessee agrees to pay Additional Rent each
month thereafter, in addition to Base Rent, in an amount necessary to amortize
the estimated Operating Expenses for the then current Fiscal Year (or the pro
rata portion thereof, if applicable) over a period equal to the lesser of (i)
the number of months remaining in the Term or (ii) the number of months
remaining in the current Fiscal Year. Notwithstanding that the Term has expired
or been terminated, Lessee shall remain liable for and agrees to pay to Lessor
within 30 days following receipt of an invoice therefor, its pro rata portion of
Operating Expenses for the Fiscal Year (or portion thereof) during which the
Term expired or was terminated. Lessee shall have the right, at its expense and
at a reasonable time, to audit Lessor's books relevant to the Additional Rent
due under this Section.

                                       2
<PAGE>   3

         Within 90 days (the "Audit Election Period") after Lessor furnishes its
statement for any Fiscal Year, Lessee may, at its expense during Lessor"s normal
business hours, elect to audit Lessor"s Operating Expenses for such Fiscal Year
only, subject to the following conditions: (i) the audit shall be prepared by a
certified public accounting firm of reputable standing; (ii) in no event shall
any audit be performed by a firm retained on a "contingency fee" basis; (iii)
the audit shall commence within 30 days after Lessor makes Lessor"s books and
records available to Lessee"s auditor and thereafter proceed reasonably to
conclusion within 60 additional days; (iv) the audit shall be conducted where
Lessor maintains its books and records and shall not unreasonably interfere with
the conduct of Lessor"s business; (v) Lessee and its accounting firm shall treat
any audit in a confidential manner and shall each execute a confidentiality
agreement for Lessor"s benefit prior to commencing the audit; and (vi) the
accounting firms audit report shall, at no charge to Lessor, be submitted in
draft form for Lessor"s review and approval before the final approved audit
report is delivered to Lessor. This subsection shall not be construed to limit
or abate Lessee"s obligation to pay Additional Rent when due. Lessor shall
credit any overpayment determined by the approved audit against the next sums
due and owing by Lessee or refund said overpayment to Lessee, upon Lessee"s
request, or, if no further Additional Rent is due, refund such overpayment
directly to Lessee. Likewise, Lessee shall pay Lessor any underpayment
determined by the approved audit within 30 days of determination. The foregoing
obligations shall survive the termination date of the Lease. If Lessee does not
give written notice of its election to audit Lessor"s Operating Expenses during
the Audit Election Period, Lessor"s Operating Expenses for the applicable Fiscal
Year shall be deemed approved for all purposes, and Lessee shall have no further
right to review or contest the same. If Lessee"s audit determines a discrepancy
of 5% or more, Lessor shall also pay to Lessee the costs of the audit not to
exceed $2,000.00.

         9. PAYMENT OF RENTALS. Lessee covenants to promptly pay all rentals
when due and payable. A late charge of 10% per cent shall be added to any
payment of Base Rent or Additional Rent which is more than 10 days past due in
order to compensate Lessor for the extra administrative expenses incurred. If
Lessor shall pay any monies or incur any expenses in correction of violations of
the covenants herein set forth, the amounts so paid or incurred shall, on notice
to Lessee, be considered additional rent payable by Lessee with the first
installment of Base Rent thereafter to become due and payable, and may be
collected or enforced as by law provided in respect of rentals

         10. OPERATING EXPENSES. The term "Operating Expenses" means all of
Lessor's costs, expenses and disbursements (but not acquisition of capital
investment items, except as hereinafter expressly provided or specific costs
billed to specific lessees) to operate and maintain the Land, the Building, and
all improvements on the Land from time to time (to the extent and only to the
extent same are Lessor's obligation to pay or furnish under the other provisions
of this Lease), including, but not limited to, Lessor's costs of providing
utilities, including, but not limited to lighting; porter services and supplies;
refuse removal (if Lessor elects to furnish this service); landscaping,
including irrigation; and general maintenance and repairs, including, but not
limited to, repairs to roof surface and preventive maintenance, parking area
restriping, exterior painting and other activities. Operating Expenses shall
also include a reasonable amortization charge on account of any capital
expenditure incurred to effect a reduction of Operating Expenses and a
reasonable charge for amortization of all capital items Lessor installs (a) to
reduce Operating Expenses, or (b) to promote safety, or (c) which

                                       3
<PAGE>   4

Lessor is required to install on or for the benefit of the Building by any
governmental law, code or regulation passed or enacted on or after the
Commencement Date, or (d) which is a replacement (as opposed to additions or new
improvements) of items located in the common areas adjacent to the Building, the
parking area and other facilities used in connection with the Building, or
involving the exterior of the Building, including, but not limited to, the roof
and structural elements. Additionally, Operating Expenses shall include all ad
valorem taxes or assessments, and Annual Assessments of The Woodlands Community
Association, Inc. and The Woodlands Commercial Owners Association, whichever is
applicable, which accrue against the Building or the Land during the Term,
together with all insurance premiums which Lessor is required to pay or deems
necessary to pay with respect to the Building or the Land, including, but not
limited to, casualty insurance and liability insurance, and a management fee
("Management Fee") of 5% of Lessee"s annual Base Rent. It is understood and
agreed that the Management Fee will not change during the initial Lease Term.
Notwithstanding anything contained herein to the contrary, it is agreed that in
the event not more than 95% of the rentable area in the Building is occupied
during any Fiscal Year or in the event not more than 95% of the rentable area in
the Building is provided with building standard services during any Fiscal Year,
an adjustment shall be made in computing the Operating Expenses for such year so
that the Operating Expenses shall be computed for such year as though the
Building had been 95% occupied during such year and as though 95% of the
Building had been provided with building standard services during such year.
Notwithstanding anything contained herein to the contrary, it is understood and
agreed that Operating Expenses shall not include those items set forth on
Exhibit "D" attached hereto.

         Further, Notwithstanding anything contained herein to the contrary, if
at the end of the Fiscal Year, the Land, WITH the Building thereon, has not yet
been placed on the tax rolls, the Fiscal Year ad valorem taxes and assessment
shall be adapted and increased as if it had been.

         11. UTILITIES. Lessor shall make available to the Building gas,
electricity, water and sewer facilities. Lessee agrees to assume all costs and
expenses for water and sewer, except as herein provided, gas, electricity,
telephone, and any other service needed for its use at the Premises, including
any license or deposit required to establish or maintain such services, and the
costs of installation, hook-up and metering. Lessor agrees to pay all costs and
expenses for water and sewer service. The cost of these services shall be
included with Operating Expenses as defined in Section 10 hereof. Lessor,
however, reserves the right to submeter, at Lessee's cost and expense, Lessee's
water and sewer usage, charging Lessee at cost plus 10% overhead. Lessee shall
promptly pay for all utility services furnished to the Premises during the term
of this Lease. Lessor shall under no circumstances be liable to Lessee in damage
or otherwise for any interruption in service of water, electricity, heating, air
conditioning or other utilities or services caused by governmental regulation,
emergencies, Acts of God, by the making of any necessary repairs or
improvements, or by any cause beyond Lessor's reasonable control. Lessor shall
endeavor in good faith to give at least 24 hours notice to Lessee when any
necessary interruption in service will be made by Lessor.

         12. PEACEFUL ENJOYMENT. Lessee shall and may peacefully have, hold and
enjoy the Premises for the Term, subject to the terms and conditions of this
Lease, provided that Lessee pays the rentals and other sums herein recited and
performs all of its covenants and agreements herein contained. It is understood
and agreed that this covenant and any and all other covenants of Lessor

                                       4
<PAGE>   5

contained in this Lease shall be binding upon Lessor and its successors and
assigns, but only with respect to breaches occurring during its and their
respective ownership of Lessor's interest hereunder.

         13. ALTERATIONS, ADDITIONS AND IMPROVEMENTS. Lessee shall not make or
allow to be made any alterations or physical additions in or to the Premises
without first obtaining the written consent of Lessor, which consent shall not
be unreasonably withheld or delayed, except that Lessee may make alterations or
improvements under $5,000.00 without Lessor consent provided said alterations or
improvements (i) do not affect the structural integrity or exterior appearance
of the Building or its mechanical systems, (ii) do not interfere with
construction in progress or other lessees in the Building, and (iii) are not
visible from the exterior of the Premises or the Building and there is no
uncured default by Lessee in any of the terms and conditions of the Lease.
Lessor shall not be liable as a result of any such consent for completeness,
design sufficiency, or compliance with any law, ordinance, order, rule, or
regulation and Lessee shall indemnify, defend and hold Lessor harmless from all
claims, demands, damages, causes of action or litigation, arising out of or
resulting from such consent. Any and all alterations, additions or improvements,
other than that portion of the initial Tenant improvements which are to be
provided by Lessor pursuant to the terms of Exhibit "B" hereto, shall be made at
Lessee's sole expense. All such alterations, additions or improvements upon the
earlier to occur of (i) the termination date of the Lease or (ii) Lessor"s
termination of Lessee"s right of possession of the Premises pursuant to Section
29 of the Lease, shall become the property of Lessor and shall be surrendered to
Lessor upon the termination of this Lease by lapse of time or otherwise;
provided, however this clause shall not apply to removable equipment or
furniture owned by Lessee and which can be removed without damage to the
Building or the Premises, provided there is no default by Lessee in any of the
terms and conditions of the Lease. Unless Lessee has made prior arrangements
with Lessor and Lessor has agreed in writing to permit Lessee to leave such
equipment, furniture and supplies prior to such termination, then, in addition
to its other remedies at law or in equity, Lessor shall have the right to have
such items removed and stored at Lessee"s expense and all damage to the Premises
or Building resulting therefrom repaired at the cost of Lessee or the right to
elect that such movable equipment, furniture and supplies automatically become
the property of Lessor upon termination of this Lease, and Lessee shall not have
any further right with respect thereto or reimbursement therefor. Lessor shall
notify Lessee of its requirement to remove such alterations, additions, and
improvements prior to the time of Lessor"s approval.

         14. EXTERIOR REPAIRS. Lessor will keep the exterior of the Building,
including any doors, windows, or glass, in repair, provided Lessee shall give
Lessor written notice of the necessity for such repairs, and provided that the
damage thereto shall not have been caused by the negligence of Lessee, its
agents, employees, licensees or invitees, in which event Lessee shall be
responsible therefor for the cost. Lessor shall be under no liability for
repair, maintenance, alteration or any other action with reference to any
plumbing, electrical or other mechanical installation within or serving the
Premises or any part thereof, except for the service lines leading to the
Premises.

         15. OPERATION BY LESSEE. Lessee agrees to (a) keep the inside of all
glass in the doors and windows of the Premises clean; (b) keep all interior
surfaces of the Premises clean; (c) replace promptly, at its expense, any
cracked or broken window glass inside the Premises with glass of like kind and
quality; (d) maintain the Premises in a clean, orderly and sanitary condition
and free of

                                       5
<PAGE>   6

insects, rodents, vermin and other pests; (e) keep any garbage, trash, rubbish
or refuse in rat-proof containers within the interior of the Premises until
removed from the area; (f) have such garbage, trash, rubbish and refuse removed
at its expense on a regular basis from location points and at such times as
designated by Lessor, if said service is not provided by Lessor; (g) keep all
mechanical apparatus free of vibration, noise or pollution which may be
transmitted beyond the Premises; (h) comply with all laws, ordinances, rules and
regulations of the Fire Underwriters Rating Bureau now or hereafter in affect;
and (i) conduct its business in all respects in a dignified manner in accordance
with high standards of business operation.

         In addition, Lessee shall not (a) place or maintain any merchandise or
other articles in any vestibule or entry of the Premises, on the footwalks
adjacent thereto or elsewhere on the exterior of the Premises or Building
without the written consent of Lessor; (b) permit undue accumulation of garbage,
trash, rubbish or other refuse within or without the Premises; (c) cause or
permit objectionable odors to emanate or be dispelled from the Premises; (d)
cause or permit the parking of vehicles so as to interfere with the use of any
driveway, walk, parking area, dock or other common facility in the area; (e)
occupy, use or permit the use or occupancy of any portion of the Premises for
any business or purpose which is immoral, disreputable or in violation of any
legal direction of any public officer; or (f) occupy, use or permit the use or
occupancy of any portion of the Premises for any business or purpose which, in
the opinion of Lessor, reasonably formed, constitutes a public or private
nuisance or unduly disturbs the business of other tenants in the Building.

         Lessor shall have the right, upon written notice to Lessee, to provide
for rubbish and refuse removal services as required of Lessee above, and Lessee
agrees to reimburse Lessor for the cost incurred in providing such service
within 30 days after receipt of a statement setting forth the cost of such
service.

         Lessee agrees to discharge all waste materials from the Premises in
compliance with the rules and regulations as set forth in The Woodlands Metro
Center Municipal Utility District Policy Manual - Industrial Waste Discharges -
Permits and Charges - No. R&S-50, issued July 12, 1979, with an effective date
of July 12, 1979, as it may be amended from time to time. Lessee shall haul away
for disposal at its own expense, any waste material not meeting the standards
for discharge set forth in the above-referenced manual.

         Lessee shall comply, at Lessee's cost and expense, with all private
restrictions encumbering the Land and all present and future laws, ordinances,
orders, rules, regulations and requirements of all federal, state, and municipal
governments, including all municipal and road utility districts and municipal
utility districts, and all departments, commissions, boards and officers
thereof, and any other body exercising similar functions, which now or hereafter
may be applicable to the Premises, the improvements in the Premises, or to the
use or manner of use of the Premises or the improvements, including but not
limited to, all environmental laws and the Americans With Disabilities Act
("Applicable Law"). In the event of a violation of any environmental law by
Lessee and cleanup of contamination is required, in addition to all other
remedies of Lessor under this Lease or at law or in equity, Lessee shall conduct
a Standard 1 cleanup so that there is a total and complete removal of all
contaminates from the Premises. Lessee agrees that no such cleanup shall be
subject to a risk reduction standard and no deed recordation notice shall be
recorded against the Premises.

                                       6
<PAGE>   7

Lessee shall not be deemed responsible for any environmental contamination
occurring prior to the Commencement Date or subsequent to the Commencement Date
if caused by Lessor or its agents. Lessor, as part of Operating Expenses shall
comply with all Applicable Laws.

         Lessee also agrees to comply with the Rules and Regulations of the
Building, a copy of which is attached as Exhibit "C". Lessor may amend said
Rules and Regulations, from time to time, if reasonably necessary for the
safety, care, or cleanliness of the Building, provided that no amendment shall
alter any covenant or provision contained in this Lease. Lessee agrees to comply
with any amendment which is made to said rules and Regulations in compliance
with the terms of this subsection.

         Lessee shall promptly pay directly to the taxing authority all sales
and/or ad valorem taxes now or hereafter levied by separate bill on Lessee"s
personal property and leasehold improvements. Lessee waives all rights under
applicable law to protest appraised values or receive notice of reappraisal
regarding the Land and Building (including Lessor"s personality), irrespective
of whether Lessor contests same. To the extent such waiver is prohibited, Lessee
appoints Lessor as Lessee"s attorney-in-fact, coupled with an interest, to
appear and take all actions which Lessee would otherwise be entitled to take
under applicable law.

         16. INTERIOR REPAIRS AND MAINTENANCE. Lessee will, at Lessee's cost and
expense, keep the interior of the Premises, together with all electrical,
plumbing and other mechanical installations therein, all heating and air
conditioning equipment, and all interior windows or doors serving the Premises,
in good order and repair, and will make all replacements thereto as its expense.
Lessee will surrender the Premises at the expiration or earlier termination of
this Lease, in as good condition as when received, excepting depreciation caused
by ordinary wear and tear. Lessee will not overload the electrical wiring
serving the Premises or within the Premises, and will install at its expense,
but only after obtaining Lessor's written approval, any additional electrical
service which may be required in connection with Lessee's use or occupancy.
Notwithstanding anything herein to the contrary, Lessor, and not Lessee, shall
be liable for any and all interior repairs which may result from any structural
failure of the Building, unless caused by Lessee, its agents, employees or
invitees. Lessee will repair promptly, at its expense, any damage to the
Premises caused by bringing into the Premises any property for Lessee's use, or
by the installation or removal of such property, regardless of fault or by whom
such damage was caused, unless caused by Lessor, its agents, employees or
contracts. Upon execution of this Lease, Lessee, at its own cost and expense,
shall enter into a regularly scheduled preventative maintenance/service contract
with Lessor, or a maintenance contractor approved by Lessor, for servicing all
hot water, heating, and air-conditioning systems and equipment within the
Premises. If Lessee fails to make such repairs and/or to perform the maintenance
and repairs to the Premises which are Lessee's obligation under this Lease,
Lessor may make same, and Lessee agrees to pay, as additional rent, the cost
thereof, plus 10% overhead, to Lessor promptly upon Lessor's demand therefor.

         17. ROOF AND WALLS. Lessor or its designee shall have the exclusive
right (a) to use all or any part of the roof of the Building for any purpose
including to erect additional stories or other structures over all or any part
of the Premises, and to erect in connection with the construction thereof
temporary scaffolds and other aids to construction on the exterior of the
Premises, provided

                                       7
<PAGE>   8

that access to the Premises shall not be denied; and (b) to install, maintain,
use, repair and replace within the Premises, pipes, ducts, conduits, wires and
all other mechanical equipment serving other parts of the Building, the same to
be in locations within the Premises as will not materially interfere with
Lessee's use thereof. Lessee shall have no right to penetrate or erect
improvements on the roof without the prior written consent of Lessor. Lessee
shall be liable in damages to Lessor for any breach of this provision, including
damages for loss of any and all warranties.

         18. SIGNS AND ADVERTISING. Lessee will not place or suffer to be placed
or maintained on or displaced to the exterior of the Premises, any sign,
advertising matter or other thing of any kind, and will not place or maintain
any decoration, lettering or advertising matter on the glass of any window or
door of the Premises without first obtaining the written approval of Lessor.
Lessee will maintain any approved sign, decoration, lettering, advertising
matter or other thing in good condition and repair at all times.

         19. ENTRY BY LESSOR. Lessee shall permit Lessor or Lessor's agents,
representatives, or employees to enter upon the Premises at reasonable times,
and upon having given Lessee 24 hours advance notice, except in the case of an
emergency, when no notice shall be required, (a) to inspect the Premises, to
determine whether Lessee is in compliance with the terms of this Lease; (b) to
show the Premises to prospective purchasers, lessees, mortgagees, beneficiaries
under trust deeds, or insurers (but as to prospective lessees only during the
last 6 months of the Term), and (c) to make repairs, improvements, additions and
alterations thereto, as Lessor is permitted to make according to the terms of
the Lease. Any inspections of the Premises pursuant to this subsection shall be
at Lessor's cost and expense; provided, however, in the event it is determined
by Lessor that an environmental study should be conducted on the Premises and
said environmental study determines that Lessee has not complied with all then
existing environmental laws, Lessee shall reimburse Lessor for the cost of the
study within 15 days after receipt of an invoice setting forth the cost, and
Lessee shall promptly take all action necessary, at Lessee's sole expense, to
remedy any noncompliance by Lessee discovered by such study in accordance with
Section 15 above.

         20. LIENS. In the event that any mechanic's, materialman's, or other
lien shall at any time be filed against the Premises, the Building or the Land
purporting to be for work, labor, services or materials performed for or
furnished to Lessee or anyone holding the Premises through or under Lessee, or
arising out of any alleged act or omission of Lessee, Lessee shall forthwith
cause the same to be properly bonded or released. If Lessee shall fail to cause
such lien to be bonded or released within 15 days after being notified of the
filing thereof, then, in addition to any other right or remedy of Lessor, Lessor
may, but shall not be obligated to, discharge the same by posting a bond or
paying the amount claimed to be due, and the amount so paid by Lessor, and all
costs and expenses incurred by Lessor in procuring the discharge of such lien,
including reasonable attorney's fees, shall be due and payable by Lessee to
Lessor as additional rent on the first day of the next succeeding month. Lessor
shall not be liable for any labor or materials furnished to Lessee upon credit,
and that no mechanics', materialman's or other liens for any such labor or
materials shall attach to or affect the estate or interest of Lessor in and to
the Land or Building.

         21. SUBORDINATION. Lessee agrees that this Lease is and shall be
subordinate to any mortgage or deed of trust which may now or hereafter encumber
the Building or the Land, and to all

                                       8
<PAGE>   9

renewals, modifications, consolidations, replacements and extensions thereof,
provided, however, that the holder of any such mortgage or deed of trust shall
agree that Lessee shall not be disturbed in its possession of the Premises or
its rights hereunder terminated or amended by the mortgagee, any purchaser at or
in lieu of foreclosure or other party so long as Lessee is not in default under
this Lease. In confirmation of such subordination, Lessee shall at Lessor's
request execute promptly any appropriate certificate or instrument that Lessor
may reasonably request. In the event of the enforcement by the trustee or the
beneficiary under a mortgage or deed of trust of the remedies provided for by
law or by such mortgage or deed of trust, Lessee will, upon request of any
person or party succeeding to the interest of Lessor as a result of such
enforcement, automatically become the lessee of such successor in interest
without change in the terms or other provisions of this Lease; provided,
however, that such successor in interest shall not be bound by (i) any payment
of Base Rent or Additional Rent for more than one month in advance except
prepayments in the nature of security for the performance by Lessee of its
obligations under this Lease; (ii) any amendment or modifications under this
Lease made without the written consent of such trustee, beneficiary, or
successor in interest; (iii) any default by the prior owner or Landlord in the
observance or performance of any of its covenants or obligations hereunder, or
(iv) any right of offset which Lessee may have had against the prior owner or
Landlord. Upon request by any successor in interest, Lessee shall execute and
deliver an instrument or instruments confirming the attornment herein provided
for.

         Within 15 days after Lessor's request, Lessee agrees to execute an
estoppel certificate or other agreement certifying to Lessor and/or any
mortgagee of the Building such facts and agreeing to such reasonable notice
provisions as such mortgagee may request in connection with Lessor's financing,
subject, however, to the non-disturbance rights of Lessee above-described. If
Lessee fails or refuses to give a certificate hereunder within the time period
herein specified, then the information contained in such certificate as
submitted by Lessor shall be deemed correct for all purposes, and all notice
provisions and other matters in the certificate shall be deemed agreed to, but
Lessor shall have the right to treat such failure or refusal as a default by
Lessee.

         This Lease and all rights of Lessee hereunder are further subject and
subordinate to the extent that the same relate to the Premises to all ground or
underlying leases covering the Land/or any part thereof which may now or
hereinafter affect the Land or the Building, and any renewals or modifications
thereof; provided, however that the holder of any ground lease or underlying
leases covering the Land or the Building shall agree that Lessee shall not be
disturbed in its possession of the Premises or its rights hereunder terminated
or amended by such holder as long as Lessee is not in default under this Lease.

         Within 45 days after Lessor places a mortgage on the Building, Lessor
will deliver to Lessee a commercially reasonable Nondisturbance, Attornment, and
Subordination Agreement executed by the beneficiary of the mortgage or deed of
trust.

         22. CONDEMNATION. If the whole or any part of the Premises shall be
taken under the power of eminent domain, this Lease shall terminate as to the
part so taken on the date Lessee is required to yield possession thereof to the
condemning authority. Lessor shall, with reasonable diligence, make such repairs
and alterations as may be necessary in order to restore the part not taken

                                       9
<PAGE>   10

to a useful condition, and the Base Rent shall be reduced proportionately to the
portion of the Premises so taken. If the amount of the Premises so taken
substantially impairs the usefulness of the Premises for the purposes set forth
in Section 4, either party may terminate this Lease within 30 days after Lessor
gives Lessee notice that it will be dispossessed, effective as of the date when
Lessee is required to yield possession, at which time all Lessor's and Lessee's
rights and obligations under the Lease, including Lessee's obligation to pay
rent shall terminate. All compensation awarded for any taking shall belong to
and be the property of Lessor.

         23. FIRE AND CASUALTY. In the event of a fire or other casualty in the
Premises, Lessee shall immediately give notice thereof to Lessor. If the
Premises, through no fault or neglect of Lessee, its agents, employees,
invitees, licensees or visitors, shall be destroyed by fire or other casualty so
as to render the Premises untenantable, the rental herein shall be reduced
proportionally as of the date of such casualty to the portion of the Premises
rendered untenantable until such time as the Premises are made tenantable by
Lessor. If from such cause the same shall be so damaged that Lessor shall decide
not to rebuild, then all rent and other sums owed hereunder up to the time of
such destruction or casualty shall be paid by Lessee, and thenceforth this Lease
shall cease and come to an end. If (i) the repairs or restoration will take more
than 275 days after Lessee has given Lessor notice of the loss or damage, in
Lessor"s opinion reasonably formed or (ii) if Lessor has not given Lessee notice
of its decision to repair and restore the Premises within 75 days of the date
Lessee has given Lessor notice of the loss or damage, then Lessee may terminate
the Lease.

         24. CASUALTY INSURANCE. Lessor shall, at all times during the Term,
maintain a policy or policies of insurance with the premiums thereon fully paid
in advance, issued by and binding upon, (i) an insurance company or companies
rated "A-" or higher under the current edition of A.M. Best"s Key Rating Guide,
(ii) Lloyds of London underwriter, or (iii) an insurance company agreed to by
Lessee, insuring Lessor's interest in the Building against loss or damage by
fire and other hazards within the coverage of a Texas standard special form
extended coverage policy, for the full replacement value thereof, with payments
for losses thereunder payable solely to Lessor or its designee. Lessee shall
maintain in force a like policy insuring Lessee's interest in any improvements
which Lessee may construct thereon.

         25. LIABILITY INSURANCE. Lessee shall maintain, at its expense, at all
times during the Term, a policy or policies of commercial general liability
insurance, with the premiums thereon fully paid in advance, issued by (i) an
insurance company or companies rated "A-" or higher under the most current
edition of A.M. Best's Key Rating Guide, (ii) a Lloyds of London underwriter, or
(iii) an insurance company agreed to by Lessor. All insurers must be licensed to
do business in the State of Texas. The insurance shall afford protection of not
less than $1,000,000 combined single limit bodily injury and property damage per
occurrence. The policy or policies shall name Lessor as an additional insured.
As to any injury or damage occurring in or on the Premises, Lessee's insurance
shall be primary. Lessor agrees not to make a claim against Lessee's insurer in
excess of $1,000,000.00 combined single limit bodily injury and property damage
per occurrence. Lessee's policy shall contain an agreement by the insurer that
such policy, or policies may not be canceled or materially modified without 30
days' prior notice to Lessor. Lessee shall provide Lessor a copy of the required
policy or policies, or a certificate evidencing the required coverage, before
beginning

                                       10
<PAGE>   11

any work in the Premises or taking occupancy of same. Additionally, Lessee shall
provide Lessor evidence of the renewal of each policy at least 30 days before
the expiration of the policy.

         26. RELEASE OF CLAIMS; WAIVER OF SUBROGATION. ANYTHING IN THIS LEASE TO
THE CONTRARY NOTWITHSTANDING, LESSOR AND LESSEE EACH WAIVE ANY AND ALL RIGHT OF
RECOVERY, CLAIM, ACTION OR CAUSE OF ACTION AGAINST THE OTHER AND ITS PARTNERS
(IF ANY), AND THE AGENTS, OFFICERS, AND EMPLOYEES OF THE OTHER PARTY OR ITS
PARTNERS, FOR ANY LOSS OR DAMAGE:

         (i)      TO THE PREMISES, THE BUILDING, OR ANY IMPROVEMENTS THERETO, OR
                  ANY PERSONAL PROPERTY OF SUCH PARTY THEREIN, BY REASON OF
                  FIRE, THE ELEMENTS OR ANY OTHER CAUSE WHICH COULD HAVE BEEN
                  INSURED AGAINST UNDER A TEXAS STANDARD SPECIAL FORM EXTENDED
                  COVERAGE INSURANCE POLICY, OR

         (ii)     ARISING OUT OF ANY BUSINESS INTERRUPTION, INCLUDING BUT NOT
                  LIMITED TO LOSS OF PROFITS, BY REASON OF FIRE, THE ELEMENTS OR
                  ANY OTHER CAUSE,

REGARDLESS OF CAUSE OR ORIGIN, INCLUDING THE SOLE OR CONCURRENT NEGLIGENCE OF
THE OTHER PARTY OR ITS PARTNERS, OR THE AGENTS, OFFICERS, OR EMPLOYEES OF THE
OTHER PARTY OR ITS PARTNERS. LESSOR AND LESSEE COVENANT THAT NO INSURER SHALL
HOLD ANY RIGHT OF SUBROGATION AGAINST THE OTHER PARTY FOR LOSSES WHICH MUST BE
INSURED AGAINST BY THE TERMS OF THIS LEASE. THIS SECTION SHALL SURVIVE THE
TERMINATION OF THIS LEASE.

         27. RELEASE AND INDEMNIFICATION BY LESSEE. SUBJECT TO SECTION 26 ABOVE,
LESSEE RELEASES AND AGREES TO DEFEND, INDEMNIFY AND HOLD LESSOR AND ITS
PARTNERS, AND THE AGENTS, OFFICERS AND EMPLOYEES OF LESSOR OR ITS PARTNERS,
HARMLESS FROM AND AGAINST ALL CLAIMS OR CAUSES OF ACTION FOR DAMAGE OR INJURY OR
DEATH TO PERSONS OR PROPERTY OCCURRING ON OR IN THE PREMISES, INCLUDING, BUT NOT
LIMITED TO, ANY CLAIMS OR CAUSES OF ACTION CAUSED BY OR RESULTING FROM (I) THE
SOLE OR CONCURRENT NEGLIGENCE, BUT NOT THE GROSS NEGLIGENCE OR WILLFUL
MISCONDUCT OF LESSOR OR ITS PARTNERS, OR THE AGENTS, OFFICERS, OR EMPLOYEES OF
LESSOR OR ITS PARTNERS, OR (II) STRICT LIABILITY OR PRODUCT LIABILITY. LIKEWISE,
SUBJECT TO SECTION 17 ABOVE, LESSOR RELEASES AND AGREES TO DEFEND, INDEMNIFY AND
HOLD LESSEE AND ITS PARTNERS, AND THE AGENTS, OFFICERS AND EMPLOYEES OF LESSEE
OR ITS PARTNERS, HARMLESS FROM AND AGAINST ALL CLAIMS OR CAUSES OF ACTION FOR
DAMAGE OR INJURY OR DEATH TO PERSONS OR PROPERTY OCCURRING ON OR IN THE
BUILDING, OTHER THAN THE PREMISES, INCLUDING, BUT NOT LIMITED TO, ANY CLAIMS OR
CAUSES OF ACTION CAUSED BY OR RESULTING FROM (I) THE SOLE OR CONCURRENT
NEGLIGENCE, BUT NOT THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LESSEE OR ITS
PARTNERS, OR THE AGENTS, OFFICERS, OR EMPLOYEES OF LESSEE OR ITS PARTNERS, OR
(II) STRICT LIABILITY OR PRODUCT LIABILITY. THIS SECTION SHALL SURVIVE THE
TERMINATION OF THIS LEASE.

         28. HOLDING OVER. In the event of holding over by Lessee after the
expiration or termination of the Term and without the written consent of Lessor,
Lessee shall be a Tenant at will and shall pay monthly rent equal to 150% the
amount of all Base Rent, and Additional Rent payable during the last month of
the Term. Further, Lessee shall indemnify Lessor against all actual claims for
damages by any other lessee to whom Lessor may have leased all or any part of
the Premises. Lessor may terminate the tenancy by giving written notice to
Lessee. No holding over by Lessee, either with or without the consent and
acquiescence of Lessor, shall operate to extend the Lease for a

                                       11

<PAGE>   12

longer period than l month. Any holding over with the consent of Lessor in
writing shall thereafter constitute this Lease a lease from month to month.

         29. DEFAULT BY LESSEE. If (a) Lessee fails to timely pay any sum to be
paid by Lessee under this Lease. (Lessor shall endeavor, but shall not be
obligated, to deliver written notice to Lessee within 15 days after the
occurrence of any such failure to timely pay; Lessor shall not be in default of
this Lease, or be deemed to waive Lessee"s failure to pay, if Lessor fails to
deliver such notice); (b) Lessee fails to perform any of its other duties or
obligations under this Lease and such default continues for 20 days after Lessor
delivers written notice to Lessee or deposits written notice in the U. S. Mail
addressed to Lessee's address above, except that said 20 day period shall be
extended up to 10 additional days if Lessee commences to cure within the 20 day
period and is diligently pursuing to cure the default; (c) any of the following
actions occur and Lessee fails to contest same using Lessee"s best reasonable
efforts, and cause same to be removed, dismissed, or vacated within 30 days from
the date of entry or filing: (i) Lessee's interest under this Lease is levied on
under execution or other legal process, or (ii) any petition is filed by or
against Lessee to declare Lessee a bankrupt or to delay, reduce or modify
Lessee's debts or obligations, or (iii) any petition under the Bankruptcy Code
is filed or other action taken to reorganize or modify Lessee's capital
structure, or (iv) Lessee is declared insolvent according to law, or (v) any
general assignment of Lessee's property is made for the benefit of creditors, or
(vi) a receiver or trustee is appointed for Lessee or its property; (d) if
Lessee is a corporation, Lessee ceases to exist as a corporation in good
standing in the State of Texas; or (e) if Lessee is a partnership or other
entity, Lessee is dissolved or otherwise liquidated, then Lessor may treat the
occurrence of any one or more of the foregoing events as a breach of this Lease.
Upon the occurrence of any of the foregoing events, at Lessor's option, Lessor
shall have any one or more of the following described remedies, in addition to
all other rights and remedies provided at law or in equity:

                  A. Lessor may terminate this Lease and forthwith repossess the
Premises and recover damages in a sum of money equal to the total of (i) the
cost of recovering the Premises, including the cost of the removal and storage
of any of Lessee's possessions left within the Premises, (ii) the unpaid Base
Rent and Additional Rent earned at the time of termination, plus interest
thereon at the lesser of 18% or the then maximum interest rate permitted to be
charged by applicable law ("Interest") from the due date until paid, (iii) the
balance of the Base Rent and Additional Rent for the remainder of the Term,
discounted to its present value at the rate of 6% per annum, less the fair
market rental value (allowing a reasonable period for reletting) of the Premises
for said period (provided said sum shall not be less than zero), and (iv) any
other sum of money and damages owed by Lessee to Lessor.

                  B. Without terminating this Lease, Lessor may terminate
Lessee's right of possession and repossess the Premises by forcible detainer
suit or otherwise, without demand or notice of any kind to Lessee. If Lessor
pursues this remedy, Lessor shall use reasonable efforts to relet the Premises
for Lessee's account, for such rent and upon such terms and conditions as Lessor
deems satisfactory. Lessor shall be deemed to have used "reasonable efforts" to
relet the Premises if Lessor offers the Premises as "for lease" and entertains
in good faith, bona fide offers to lease submitted to Lessor. In no event shall
Lessor be obligated to lease the Premises in priority of other space in the
Building or adjacent buildings owned by Lessor or any affiliate thereof. For the
purpose of such

                                       12
<PAGE>   13

reletting, Lessor is authorized to make any repairs, changes, alterations or
modifications in or to the Premises as it deems necessary to prepare the
Premises to relet at Lessee's expense, including building standard buildout. If
Lessor fails to relet the Premises, then Lessee shall pay to Lessor as damages a
sum equal to the amount of the Base Rent and Additional Rent provided for in
this Lease for such period or periods. If Lessor relets the Premises and fails
to realize a sufficient sum from such reletting after deducting (a) the due and
unpaid Base Rent and Additional Rent, (b) the accrued Interest thereon, (c) the
cost of recovering possession, (d) the costs and expenses of all repairs,
changes, alterations and modifications, and any building standard buildout, and
(e) the expense of such reletting and the collection of the rent accruing
therefrom, then Lessee shall pay to Lessor any such deficiency upon demand from
time to time. Lessor may file one or more suits to recover any sums falling due
under this Section from time to time. Any reletting shall not be an election by
Lessor to terminate this Lease unless Lessor gives a written notice of such
intention to Lessee. Notwithstanding any such reletting without termination,
Lessor may at any time thereafter elect to terminate this Lease for such
previous default.

                  C. Lessor may change the locks on the Premises. The Lessor
will not have to give the Lessee a new key unless the Lessee cures the
default(s); the new key will be provided only during Lessor's regular business
hours.

         30. WAIVER. Failure of Lessor or Lessee to declare any default by the
other immediately upon occurrence thereof, or delay in taking any action in
connection therewith, shall not waive such default, but the non-defaulting party
shall have the right to declare any such default at any time and take such
action as might be lawful or authorized hereunder, either in law or at equity.

         31.      LIEN FOR RENT.  INTENTIONALLY DELETED.

         32. ASSIGNMENT BY LESSOR. Lessor shall have the right to sell, transfer
or assign, in whole or in part, all of its rights and obligations hereunder and
in the Building and the Land. In such event and upon the assumption by such
transferee of Lessor's obligations hereunder, no further liability or obligation
shall thereafter accrue against Lessor hereunder.

         33.      ASSIGNMENT BY LESSEE. Lessee shall not assign this Lease or
                  any interest therein, nor sublet the Premises or any part
                  thereof or any right or privilege appurtenant thereto, nor
                  permit any other person, firm or entity to occupy or use the
                  Premises or any portion thereof without first obtaining the
                  written consent of Lessor, which consent shall not be
                  unreasonably withheld or delayed, Lessor shall have the right,
                  at its option, to terminate this Lease as to any portion of
                  the Premises covered by a proposed assignment or sublease, or
                  to reasonably approve any such assignment or sublease only
                  upon the condition that (a) 50% of all rentals paid by the
                  assignee or sublessee in excess of the rentals due from Lessee
                  hereunder, shall be paid directly to Lessor after deducting
                  all reasonable out-of-pocket expenses incurred by Lessee as a
                  result of the assignment or sublease, (b) the proposed
                  assignee or sublessee is financially capable of assuming
                  Lessee's obligations hereunder, in the judgment of Lessor, and
                  (c) the proposed assignee or sublessee agrees to use the
                  Premises only for the uses permitted by Lessee under this
                  Lease, and to comply with all of the other

                                       13
<PAGE>   14

                  terms and conditions of this Lease. Consent by Lessor to one
                  assignment, subletting, occupation or use by another person
                  shall not be deemed to be a consent to any subsequent
                  assignment, subletting, occupation or use by the same or
                  another person. Consent to an assignment or sublease shall not
                  release Lessee from liability for the continued performance of
                  the terms and provisions to be kept and performed by Lessee
                  hereunder, unless Lessor specifically and in writing releases
                  Lessee from said liability. In addition, an amendment,
                  modification or extension of the Lease after the assignment or
                  sublease shall not release Lessee from liability for the
                  continued performance of the terms and provisions to be
                  performed by Lessee hereunder. Any assignment or subletting by
                  operation of law or otherwise, (including without limitation,
                  a transfer of controlling interest in Lessee to any other
                  person, firm or entity, except to an Affiliate as described
                  below) without the prior written consent of Lessor, which
                  consent shall not be unreasonably withheld or delayed, shall
                  be void and shall, at the option of Lessor, terminate this
                  Lease. Lessee covenants and agrees that when the prior written
                  consent of Lessor is obtained, and in the event the subletting
                  or assignment is to be arranged through public advertisement
                  or listing of any kind, Lessee will treat all applications for
                  sublease or assignment in a uniform manner and will award
                  leases according to objective standards. No decision on any
                  application shall be made on the grounds of the applicant's
                  race, color, religion, sex, handicap, familial status, or
                  national origin. Notwithstanding anything contained herein to
                  the contrary, provided Lessee is not in default hereunder and
                  all Base Rent and Additional Rent due and owing as of the date
                  of such assignment have been paid in full, Lessee shall have
                  the right at any time and from time to time, as many times as
                  may be convenient, a) to sublease the Premises to a licensed
                  franchisee of Lessee, b) to sublet or assign all or part of
                  the Premises to (i) a partially or wholly owned corporation
                  subsidiary of Lessee, to its parent company, or an Affiliate
                  of Lessee, as described below, (ii) any corporation which
                  acquires all or substantially all of the assets or operations
                  of Lessee, or (iii) any corporation into which or with which
                  Lessee has merged or consolidated, other than an Affiliate, so
                  long as the surviving entity has a net worth not less than
                  Lessee"s prior to the merger, consolidation or acquisition;
                  provided, (a) Lessee gives prior written notice of the
                  assignment or transfer to Lessor and presents evidence to
                  Lessor of the assignees ability to perform Lessee's financial
                  obligations hereunder, (b) the assignee assumes in writing the
                  duties and obligations of Lessee hereunder, and (c) Lessee
                  remains directly and primarily liable for the performance of
                  all the covenants, duties and obligations of Lessee hereunder
                  (including, without limitation, the obligation to pay all rent
                  and other sums herein provided to be paid), and Lessor shall
                  be permitted to enforce the provisions of this instrument
                  against the undersigned Lessee and/or any assignee without
                  demand upon or proceeding in any way against any other person.
                  As used in this Lease, the term "Affiliate" shall mean and
                  refer to any person or entity controlling, controlled by, or
                  under common control with another such person or entity.
                  "Control" as used herein shall mean the possession, direct or
                  indirect, of the power to direct or cause the direction of the
                  management and policies of such controlled person or entity;
                  ownership, directly or indirectly, of more than fifty percent
                  (50%) of the voting securities of, or possession of the right
                  to vote, in the

                                       14
<PAGE>   15

                  ordinary direction of its affairs, more than fifty percent
                  (50%) of the voting interest in, any person or entity shall be
                  presumed to constitute such control.

         Notwithstanding anything contained herein to the contrary, Lessor shall
not be obligated to entertain or consider any request by Lessee to consent to
any proposed assignment of this Lease or sublease of all or any part of the
Premises unless each request by Lessee is accompanied by a nonrefundable fee
payable to Lessor in the amount of $ 500.00 to cover Lessor's administrative,
legal, and other costs and expenses incurred in processing each of Lessee's
requests. Neither Lessee's payment nor Lessor's acceptance of the foregoing fee
shall be construed to impose any obligation whatsoever upon Lessor to consent to
Lessee's request.

         34. TRANSFER OF CONTROL. If Lessee is a corporation, and if at any time
during the Term of this Lease, corporate shares of Lessee shall be transferred
by sale, assignment, bequest, inheritance, operation of law or other disposition
so as to result in a change in the present control of said corporation by the
person or persons now owning a majority of said corporate shares, Lessee shall
be in default of this Lease and Lessor may exercise its rights in respect of
default hereunder. Notwithstanding anything contained herein to the contrary,
this provision will not apply to a transfer of Lessee's corporate shares as
described in Section 24 above to an Affiliate or to an entity other than an
Affiliate so long as the surviving entity has a net worth no less than Lessee"s
on the date of this Lease.

         35. NOTICES. Any notice required or permitted to be given pursuant to
the terms of this Lease shall be sent by certified or registered U.S. mail to
Lessor at 2201 Timberloch Place, The Woodlands, Texas 77380, Attn: Property
Management, with a copy to Crescent Real Estate Equities Limited Partnership,
777 Main Street, Suite 2100, Fort Worth, Texas 76102, Attn: Legal Department,
and to Lessee at 3330 West Market Street, Akron, Ohio 44333, Attn:
Chip Whitten. The place to which such notices shall be sent may be
changed by either party giving notice of such change to the other party in the
manner hereinabove provided. A notice shall be deemed given and received on the
3rd business day following deposit in the U. S. Mail as provided above.

         36. SEVERABILITY. If any of the provisions of this Lease shall
contravene or be invalid under the laws of the particular state, county, or
jurisdiction where applied, such contravention or invalidity shall not
invalidate the Lease or any other portions thereof and the remainder of this
Lease or the application thereof to other persons or circumstances shall not be
affected thereby.

         37. CORPORATE AUTHORITY. If Lessee signs as a corporation, each of the
persons executing this Lease on behalf of Lessee represents and warrants that
Lessee is a duly organized and existing corporation, that Lessee has and is
qualified to do business in Texas, that the corporation has full right and
authority to enter into this Lease, and that all persons signing on behalf of
the corporation were authorized to do so by appropriate corporate actions.

         38. TITLE. This Lease is subject to all matters of record in the Real
Property Records of Montgomery County, Texas. By execution of this Lease, Lessee
consents to all plats and replats of the Land, if any, in compliance with all
applicable laws.

                                       15
<PAGE>   16

         39. NOT AN OFFER. The submission of this Lease to Lessee shall not be
construed as an offer, nor shall Lessee have any rights with respect thereto
unless Lessor executes a copy of this Lease and delivers the same to Lessee.

         40. EXHIBITS, RIDERS AND ADDENDA. This Lease also includes and
incorporates herein for all purposes all attached Exhibits, Riders, and Addenda,
if any.

         41. JOINT AND SEVERAL TENANCY. If more than one person executes this
Lease as Lessee, their obligations hereunder are joint and several, and any act
or notice of or to, or refund to, or the signature of, any one or more of them,
in relation to the renewal or termination of this Lease, or under or with
respect to any of the terms hereof shall be fully binding on each and all of the
persons executing this Lease as a Lessee.

         42. BINDING EFFECT. This Lease shall be binding upon and inure to the
benefit of the heirs, successors or assigns of Lessor and Lessee, subject to the
limitation on subleasing and assignment herein contained.

         43. ENTIRE AGREEMENT. This Lease shall constitute the sole and only
agreement of Lessor and Lessee with regard to the Lease of the Premises, and
shall supercede any prior or contemporaneous oral or written agreements. This
Lease may not be altered, changed or amended, except by an instrument in
writing, signed by both parties hereto.

         44. PRONOUNS. Pronouns which refer to either Lessor or Lessee shall be
construed to mean the appropriate number and gender intended.

         45. FORCE MAJEURE. If either party shall be delayed or prevented from
the performance of any act required hereunder by reason of acts of God, strikes,
lockouts, labor troubles, inability to procure materials, restrictive
governmental laws or regulations or other cause without fault and beyond the
control of the party obligated (Lessee's financial inability, such as inability
to obtain financing or lack of capital, excepted), performance of such act shall
be excused for the period of the delay, and the period for the performance of
any such act shall be extended by a period equal to the period of such delay;
provided, however, nothing in this Section shall excuse Lessee from the prompt
payment of any rental or other charge required of Lessee hereunder, except as
may be expressly provided elsewhere in this Lease.

         46. NO PERSONAL LIABILITY OF LESSOR. ANY JUDGMENT RECOVERED BY ANY
LESSEE PARTY AGAINST ANY LESSOR PARTY SHALL BE SATISFIED SOLELY OUT OF PROCEEDS
RECEIVED AT JUDICIAL SALE UPON EXECUTION ANY LEVY MADE AGAINST LESSOR"S RIGHT,
TITLE AND INTEREST IN THE BUILDING AND IN THE RENTS THEREFROM RECEIVABLE BY
LESSOR. THE LESSEE PARTIES ARE LESSEE, ITS SHAREHOLDERS, MEMBERS, PARTNERS,
DIRECTORS, OFFICERS, EMPLOYEES, AGENTS, CONTRACTORS, SUBLESSEES, LICENSEES AND
INVITEES. THE LESSOR PARTIES ARE LESSOR, THE MANAGER OF THE BUILDING, LESSOR'S
MORTGAGEE(S) AND ANY AFFILIATES OR SUBSIDIARIES OF THE FOREGOING,

                                       16
<PAGE>   17

AND ALL OF THEIR RESPECTIVE OFFICERS, DIRECTORS, EMPLOYEES, SHAREHOLDERS,
MEMBERS, PARTNERS, AGENTS AND CONTRACTORS. THE LESSOR'S MORTGAGEES ARE ANY
MORTGAGEE, GROUND LESSOR, TRUSTEE UNDER A DEED OF TRUST, OR BUYER AT A
FORECLOSURE OR TRUSTEE'S SALE. NO LESSOR PARTY SHALL OTHERWISE HAVE ANY
PERSONAL, CORPORATE OR OTHER LIABILITY UNDER THIS LEASE. FOLLOWING ANY TRANSFER
BY LESSOR OF ANY INTEREST IN THE PREMISES, LESSOR SHALL BE RELEASED FROM ALL
OBLIGATIONS OF "LESSOR" THEREAFTER ARISING UNDER THIS LEASE, AND LESSEE SHALL
ATTORN AND LOOK SOLELY TO LESSOR"S SUCCESSOR-IN-INTEREST FOR PERFORMANCE OF SUCH
OBLIGATIONS.

         47. RIGHT TO RELOCATE. Lessor shall have the right to require Lessee,
upon 60 days notice, to relocate the Premises to any other premises within the
Building ('Relocated Premises") on a date of relocation (the "Relocation Date")
specified therein. In such event, all reasonable expenses of moving Lessee and
decorating the Relocated Premises with substantially the same leasehold
improvements shall be at the expense of Lessor, including the physical move,
telephone installation and stationery costs. Within 5 business days following
receipt of Lessor's relocation notice, Lessee shall have the option, effective
as of the Relocation Date, either to enter into an appropriate lease amendment
relocating the Premises, or to terminate the Lease. Failure of Lessee to choose
either option shall constitute Lessee's election to relocate. If Lessee elects
to relocate, Lessor shall have the option to tender the Relocated Premises to
Lessee on any date within a 30 day period prior to or after the Relocation Date,
in which event the Relocation Date shall become the date of tender of possession
of the Relocated Premises. From the Relocation Date through the termination date
of the Lease, the aggregate Base Rent for the Relocated Premises shall be the
same as for the original Premises.

                                       17
<PAGE>   18

         48. GENERAL. Time is of the essence of this Lease. All rights and
remedies of Lessor and Lessee under this Lease shall be cumulative and none
shall exclude any other rights or remedies allowed by law. This Lease shall be
declared to be a Texas lease, and all of the terms hereof shall be construed
according to the laws of the State of Texas. Said Lease shall be performable
only in Montgomery County, Texas, and venue for any action hereunder shall lie
exclusively in Montgomery County, Texas or in the Southern District of Texas,
Houston Division, as appropriate.

         IN TESTIMONY WHEREOF, the parties hereto have executed this Lease in
multiple counterparts, each of which shall constitute an original but
collectively shall constitute only one document. Notwithstanding anything
contained herein to the contrary, the terms of this Lease shall not be binding
on Lessor until it has been signed by Lessor and a fully executed copy is
delivered to Lessee.

                       LESSOR:

                        WOODLANDS OFFICE EQUITIES-'95 LIMITED,
                        a Texas limited partnership,

                        By:      THE WOODLANDS COMMERCIAL
                                 PROPERTIES COMPANY, L.P.,
                                 a Texas limited partnership
                                 Its General Partner

                                 By:      The Woodlands Operating Company,
                                          L.P., a, Texas limited partnership
                                          Its Authorized Agent

                                          By: /s/ Eric H. Wojner
                                             ----------------------------------
                                          Name: Eric H. Wojner
                                               --------------------------------
                                          Title: V.P., Commercial Division
                                                -------------------------------

                       LESSEE:

                       TELXON CORPORATION
                       a Delaware corporation

                       By: /s/ W.M. McGee 1/11/00
                          ---------------------------------------------------
                       Name: W.M. McGee
                            -------------------------------------------------
                       Title: VP/CPO
                             ------------------------------------------------

                                       18
<PAGE>   19

                EXPANSION, MODIFICATION AND RATIFICATION OF LEASE
                -------------------------------------------------

         This Expansion, Modification and Ratification of Lease Agreement
("Agreement"), effective the 1st day of May 2000, is between WOODLANDS OFFICE
EQUITIES-'95 LIMITED ("Lessor"), a Texas limited partnership and TELXON
CORPORATION, a Delaware Corporation ("Lessee"), for and in consideration of
$1.00, and other good and valuable consideration.

                              W I T N E S S E T H:

         1. Lessor and Lessee hereby confirm and ratify (as modified below) all
of the terms, conditions and covenants in that certain Lease Agreement ("Lease")
between the parties dated January 31, 2000; under which Lessee has leased from
Lessor approximately 25,857 square feet of net rentable area in that building
located at 8701 New Trails Drive, Suite W, The Woodlands, Montgomery County,
Texas ("Building").

         2. Lessor and Lessee agree that effective April 1, 2000 ("Expansion
Area Effective Date"), the area of the Premises shall be increased by 10,041
square feet of net rentable area ("Expansion Area") which Expansion Area is
outlined on attached Exhibit "A", changing the size of the Premises to 35,898
square feet of net rentable area. Lessee agrees to accept the Expansion Area on
the terms of the Exhibit "B" attached to the Lease.

         3. Lessor and Lessee agree that beginning on the Expansion Area
Effective Date through the remainder of the Term, the Base Rent, as set out in
Section 7 of the Lease, shall be $26,175.63 per month.

         4. Lessee agrees to accept the Expansion Area on the terms of the
Exhibit "B" attached to the Lease.

                                       1
<PAGE>   20

         The parties hereto have executed this Agreement in multiple
counterparts, each of which shall constitute and original, but collectively
shall constitute only one document. Notwithstanding anything contained herein to
the contrary, the terms of this Agreement shall not be binding on Lessor until
it has been signed by Lessor and a fully executed copy is delivered to Lessee.

  LESSOR:                                                LESSEE:

  WOODLANDS OFFICE EQUITIES-`95                 TELXON CORPORATION,
  LIMITED,                                      A Delaware Corporation
  A Texas limited partnership,
  By:      The Woodlands Commercial
           Properties Company, L. P.,           By: /s/ W.M. McGee
                                                    ----------------------------
           A Texas limited partnership              Name:  W.M. McGee
           Its General Partner                      Title: Vice President/CFO

           By:  The Woodlands Operating Company,
                L.P., a Texas limited partnership
                Its Authorized Agent

                By:    /s/ Eric H. Wojner
                   --------------------------------
                Name:  Eric H. Wojner
                Title: Vice President,
                       Commercial Division

                                       2

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