Document:

Exhibit 10.16

 

Execution Copy

 

AMENDED AND RESTATED SUPPORT AGREEMENT

 

This AMENDED AND RESTATED
SUPPORT AGREEMENT (this “Agreement”), dated as of November 21, 2022,
is made by and among Health Sciences Acquisitions Corporation 2, a Cayman Islands exempted company (which shall deregister in the Cayman
Islands and domesticate as a Delaware corporation prior to the Closing) (“Parent”), Orchestra BioMed, Inc., a Delaware
corporation (the “Company”), and the undersigned holders of ordinary shares of Parent, par value $0.0001 per share
(such shares, “Parent Ordinary Shares” and the holders thereof, collectively, the “Parent Shareholders”).
Parent, the Company and the Parent Shareholders shall be referred to herein from time to time collectively as the “Parties.”
Capitalized terms used but not otherwise defined herein shall have the meanings ascribed to such terms in the Merger Agreement (as defined
below).

 

WHEREAS, Parent, the Company
and HSAC Olympus Merger Sub, Inc., a Delaware corporation and wholly owned subsidiary of Parent (“Merger Sub”), shall
enter into that certain Agreement and Plan of Merger, dated as of the date hereof (as it may be amended, restated or otherwise modified
from time to time in accordance with its terms, the “Merger Agreement”);

 

WHEREAS, the Parent Shareholders,
including HSAC 2 Holdings, LLC, a Delaware limited liability company (the “Sponsor”), are the record and beneficial
owners of all of the issued and outstanding Parent Ordinary Shares set forth across from such shareholder’s name on the signature
pages hereto; and

 

WHEREAS, the Parties previously
entered into a Support Agreement, dated as of July 4, 2022 (the “Prior Agreement”), concurrently with the execution and delivery
of the Merger Agreement by the parties thereto; and

 

WHEREAS, the Parties desire
to amend and restate the Prior Agreement on the terms and subject the conditions set forth herein.

 

NOW, THEREFORE, in consideration
of the premises and the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the Parties, each intending to be legally bound, hereby agree as follows:

 

1. Sponsor
Agreement to Vote. The Sponsor hereby irrevocably and unconditionally agrees (a) to vote at any meeting of the shareholders of Parent
(whether annual or special and whether or not an adjourned or postponed meeting however called and including any adjournment or postponement
thereof), and in any action by written resolution of the shareholders of Parent, all of Sponsor’s Parent Ordinary Shares and any
other equity securities of Parent that Sponsor holds of record or beneficially as of the date of this Agreement or acquires record or
beneficial ownership after the date hereof, including any Parent Warrants or other securities convertible into or exercisable or exchangeable
for Parent Ordinary Shares (collectively, the “Subject Parent Equity Securities”), (i) in favor of the Parent Proposals,
(ii) in favor of any proposal to amend the Parent organizational documents to extend the period of time Parent is afforded under its organizational
documents and its prospectus to consummate an initial business combination (“Extension Proposal”) and (iii) against,
and withhold consent with respect to, (A) any change in the business, management or board of directors of Parent (other than in connection
with the Merger Agreement and the Transactions) and (B) any other matter, action or proposal that would reasonably be expected to (x)
result in a breach of any of the Parent’s or Merger Sub’s covenants, agreements or obligations under the Merger Agreement,
(y) result in any of the conditions to the Closing set forth in Section 10.1 or Section 10.3 of the Merger Agreement not being satisfied
or (z) impede, frustrate, prevent or nullify any provision of this Agreement or the Merger Agreement or any of the transactions contemplated
hereby or thereby, and (b) if a meeting is held in respect of the matters set forth in clause (a), to appear at the meeting, in person
or by proxy, or otherwise cause all of Sponsor’s Subject Parent Equity Securities to be counted as present thereat for purposes
of establishing a quorum. Prior to any valid termination of the Merger Agreement, Sponsor shall take, or cause to be taken, all actions
and to do, or cause to be done, all things reasonably necessary under applicable Laws to consummate the Merger and the other Transactions
and on the terms and subject to the conditions set forth therein. The obligations of Sponsor specified in this Section 1 shall
apply whether or not the Merger, any of the Transactions or any action described above is recommend by Parent’s board of directors.

 

[Signature page to Amended and Restated Support
Agreement]

 

     

     

    

 

2. Schedule
2 Shareholder Agreement to Vote. Each Parent Shareholder set forth on Schedule 2 (the “Schedule 2 Shareholder”)
hereby irrevocably and unconditionally agrees (a) to vote at any meeting of the shareholders of Parent (whether annual or special and
whether or not an adjourned or postponed meeting however called and including any adjournment or postponement thereof), and in any action
by written resolution of the shareholders of Parent, all of such Schedule 2 Shareholder’s Subject Parent Equity Securities, (i)
in favor of the Extension Proposal and (ii) against, and withhold consent with respect to, (A) any change in the business, management
or board of directors of Parent (other than in connection with the Merger Agreement and the Transactions) and (B) any other matter, action
or proposal that would reasonably be expected to (x) result in a breach of any of the Parent’s or Merger Sub’s covenants,
agreements or obligations under the Merger Agreement, (y) result in any of the conditions to the Closing set forth in Section 10.1 or
Section 10.3 of the Merger Agreement not being satisfied or (z) impede, frustrate, prevent or nullify any provision of this Agreement
or the Merger Agreement or any of the transactions contemplated hereby or thereby, and (b) if a meeting is held in respect of the matters
set forth in clause (a), to appear at the meeting, in person or by proxy, or otherwise cause all of such Schedule 2 Shareholder’s
Subject Parent Equity Securities to be counted as present thereat for purposes of establishing a quorum. The obligations of each Schedule
2 Shareholder specified in this Section 2 shall apply whether or not the Merger, any of the Transactions or any action described
above is recommend by Parent’s board of directors.

 

3.  Non-Redemption.
Each Parent Shareholder hereby irrevocably and unconditionally agrees not to redeem, elect to redeem or tender or submit any of its Subject
Parent Equity Securities for redemption in connection with such shareholder approval, the Merger, the Parent Proposals or any other transactions
contemplated by the Merger Agreement or the Extension Proposal (the “Transactions”) and any attempt to redeem such
Subject Parent Equity Securities will be void ab initio and of no effect.

 

4. Transfer
of Shares. Each Parent Shareholder hereby agrees that it shall not (a) sell, assign, transfer (including by operation of law), place
a lien on, pledge, hypothecate, grant an option to purchase, distribute, dispose of or otherwise encumber any of its Subject Parent Equity
Securities or otherwise enter into any contract, option or other arrangement or undertaking to do any of the foregoing, (b) deposit any
of its Subject Parent Equity Securities into a voting trust or enter into a voting agreement or arrangement or grant any proxy or power
of attorney with respect to any of its Subject Parent Equity Securities that conflicts with any of the covenants or agreements set forth
in this Agreement, (c) enter into any swap or other arrangement that transfers to another, in whole or in part, any of the economic consequences
of ownership of any Subject Securities, (d) take any action that would have the effect of preventing or materially delaying the performance
of its obligations hereunder or (e) publicly announce any intention to effect any transaction specified in clause (a) through (d).

 

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5. Waiver
of Anti-Dilution Rights. Each Parent Shareholder hereby waives any and all anti-dilution or similar rights (if any) that may otherwise
be available under the Parent Organizational Documents, applicable Law or pursuant to any contract or other agreement between or among
such Parent Shareholder or any Affiliate of such Parent Shareholder (other than Parent or any of its Subsidiaries), on the one hand, and
Parent or any of Parent’s Subsidiaries, on the other hand, with respect to the Transactions and that it shall not take any action
in furtherance of exercising any such rights.

 

6. Vesting
Shares.

 

(a) Effective
as of, and contingent upon the Effective Time, upon receipt thereof, 1,000,000 Domesticated Parent Common Shares (the “Vesting
Shares”) received by the Sponsor shall be deemed unvested and be irrevocably forfeited and surrendered to Parent for no consideration
on the first (1st) Business Day following the expiration of the Earnout Period; provided, however:

 

(i) 500,000
Vesting Shares shall be deemed to have vested and shall cease to be subject to forfeiture under this Section 6 upon the occurrence
(or deemed occurrence pursuant to Section 4.7(c) of the Merger Agreement) of the Initial Milestone Event; and

 

(ii) 500,000
Vesting Shares shall be deemed to have vested and shall cease to be subject to forfeiture under this Section 6 upon the occurrence
(or deemed occurrence pursuant to Section 4.7(c) of the Merger Agreement) of the Final Milestone Event.

 

(b) The
registered holder(s) of any Vesting Shares that remain unvested as of any time prior to the expiration of the Earnout Period shall be
entitled to all of the rights of ownership thereof, including the right to vote and receive dividends and other distributions in respect
of such Vesting Shares. Notwithstanding the foregoing, to the extent that any dividends or other distributions are paid in cash in respect
of any Vesting Shares that have not vested in accordance with Section 6(a), such dividends and distributions shall be set aside
by and paid to the holder(s) thereof as promptly as reasonably practicable following the vesting of such Vesting Shares (if at all).

 

(c) Following
the Closing, the Sponsor shall not with respect to any of its Vesting Shares that remain unvested (i) sell, assign, transfer (including
by operation of law), place a lien on, pledge, hypothecate, grant an option to purchase, distribute, dispose of such shares, (ii) enter
into any swap or other arrangement that transfers to another, in whole or in part, any of the economic consequences of ownership of such
shares or (iii) otherwise encumber enter into any contract, option or other arrangement or undertaking to do any of the foregoing.

 

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(d) 
Certificates or book entries representing unvested Vesting Shares shall bear a legend referencing that they are subject to forfeiture
and restrictions on transfer pursuant to the provisions of this Agreement, and any transfer agent for Parent will be given appropriate
stop transfer orders with respect to such unvested Vesting Shares. Upon vesting of the applicable Vesting Shares, Parent shall take all
actions necessary to cause such legends to be removed.

 

(e) In
the event Parent shall at any time during the Earnout Period pay any dividend on Domesticated Parent Common Shares by the issuance of
additional Domesticated Parent Common Shares, or effect a subdivision or combination or consolidation of the outstanding Domesticated
Parent Common Shares (by reclassification or otherwise) into a greater or lesser number of Domesticated Parent Common Shares, then, in
each such case, the number of Vesting Shares that remain unvested shall be adjusted by multiplying such amount by a fraction, the numerator
of which is the number of Domesticated Parent Common Shares (including any other shares so reclassified as Domesticated Parent Common
Shares) outstanding immediately after such event and the denominator of which is the number of Domesticated Parent Common Shares that
were outstanding immediately prior to such event.

 

7. Forfeiture
of Warrants. The Sponsor hereby agrees that, subject to and contingent upon the Closing, automatically and without any further action
by any other Person, the Sponsor shall forfeit immediately prior to the Domestication a number of Parent Warrants equal to fifty percent
(50%) of all Parent Warrants then held by the Sponsor, and all such Parent Warrants shall be cancelled and forfeited for no consideration
and shall cease to exist.

 

8. Other
Covenants.

 

(a) Each
Parent Shareholder agrees not to, directly or indirectly, take any action, or authorize or knowingly permit any of its Affiliates or representatives
to take any action on its behalf, that would be a breach of Sections 7.2 (Exclusivity) or 12.4 (Publicity) of the Merger Agreement if
such action were taken by Parent.

 

(b) Each
Parent Shareholder hereby agrees not to commence or participate in any claim, derivative or otherwise, against the Company, Parent or
any of their respective Affiliates (i) challenging the validity of, or seeking to enjoin the operation of, any provision of this Agreement
or (ii) alleging a breach of any fiduciary duty of the board of directors of Parent in connection with this Agreement, the Parent Shareholder
Approval Matters, the Merger Agreement or the transactions contemplated thereby.

 

(c) On
the Closing Date, each Parent Shareholder set forth on Schedule A to the Registration Rights Agreement shall deliver to Parent and the
Company a duly executed copy of the Registration Rights Agreement.

 

(d) Each
Parent Shareholder shall comply with, and fully perform all of its obligations, covenants and agreements set forth in, that certain Letter
Agreement, dated as of August 3, 2020, with Parent to which it is a party.

 

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Each Parent Shareholder acknowledges
and agrees that the Company and Parent are entering into the Merger Agreement in reliance upon such Parent Shareholder entering into this
Agreement and agreeing to be bound by, and perform, or otherwise comply with, as applicable, the agreements, covenants and obligations
contained in this Agreement and but for such Parent Shareholder entering into this Agreement and agreeing to be bound by, and perform,
or otherwise comply with, as applicable, the agreements, covenants and obligations contained in this Agreement the Company and Parent
would not have entered into, or agreed to consummate the transactions contemplated by, the Merger Agreement.

 

9. Representations
and Warranties. Each Parent Shareholder represents and warrants to the Company as follows: (a) this Agreement has been duly executed
and delivered by such Parent Shareholder and, assuming due authorization, execution and delivery by the other parties to this Agreement,
this Agreement constitutes a legally valid and binding obligation of such Parent Shareholder, enforceable against such Parent Shareholder
in accordance with the terms hereof (except as enforceability may be limited by bankruptcy Laws, other similar Laws affecting creditors’
rights and general principles of equity affecting the availability of specific performance and other equitable remedies); (b) the execution
and delivery of this Agreement by such Parent Shareholder does not, and the performance by such Parent Shareholder of his, her or its
obligations hereunder will not, (i) if such Parent Shareholder is not an individual, conflict with or result in a violation of the organizational
documents of such Parent Shareholder or (ii) require any consent or approval that has not been given or other action that has not been
taken by any Person (including under any contract binding upon such Parent Shareholder or such Parent Shareholder’s Subject Parent
Equity Securities), in each case, to the extent such consent, approval or other action would prevent, enjoin or materially delay the performance
by such Sponsor of its, his or her obligations under this Agreement; (c) such Parent Shareholder has not entered into, and shall not enter
into or otherwise amend, any contract or other agreement that would result in the restriction, limitation or interference with the performance
of such Parent Shareholder’s obligations hereunder; (d) such Parent Shareholder is the record and beneficial owner of all of its
Subject Parent Equity Securities, and there exist no Liens or any other limitation or restriction (including any restriction on the right
to vote, sell or otherwise dispose of such securities), other than pursuant to (i) this Agreement, (ii) the Parent Organizational Documents,
(iii) the Merger Agreement, or (iv) any applicable securities Laws; (e) such Parent Shareholder is sophisticated in financial matters
and is able to evaluate the risks and benefits of holding its Subject Parent Equity Securities; (f) such Parent Shareholder, in making
the decision to not redeem its Subject Parent Equity Securities, has not relied upon any oral or written representations or assurances
from Parent or any of its officers, directors or employees or any other representatives or agents of Parent other than as set forth in
this Agreement and such Parent Shareholder has had access to all of the filings made by Parent with the SEC; (g) such Parent Shareholder
acknowledges that it has had the opportunity to review this Agreement and the transactions contemplated by this Agreement with such Parent
Shareholder’s own legal counsel, investment and tax advisors; (h) such Parent Shareholder is not relying on any statements or representations
of Parent or any of its representatives or agents for legal, tax or investment advice with respect to this Agreement or the transactions
contemplated by the Merger Agreement; (i) there are no Actions pending against such Parent Shareholder or, to the knowledge of such Parent
Shareholder, threatened against such Parent Shareholder, before (or, in the case of threatened Actions, that would be before) any Authority,
which in any manner challenges or seeks to prevent, enjoin or materially delay the performance by such Parent Shareholder of such Parent
Shareholder’s obligations under this Agreement; (j) no broker, finder, investment banker or other Person is entitled to any brokerage
fee, finders’ fee or other commission in connection with this Agreement or any of the respective transactions contemplated hereby,
based upon arrangements made by the Parent Shareholder; and (k) except as set forth on Schedule 9(k) hereto, such Parent Shareholder
nor, to the knowledge of such Parent Shareholder, anyone related by blood, marriage or adoption to such Parent Shareholder or any Person
in which such Parent Shareholder has a direct or indirect legal, contractual or beneficial ownership of 5% or more is party to, or has
any rights with respect to or arising from, any contract or other agreement with Parent or its Subsidiaries.

 

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10. Termination.
This Agreement shall automatically terminate, without any notice or other action by any Party, and upon the earlier of (a) the Effective
Time and (b) the termination of the Merger Agreement in accordance with its terms. Upon termination of this Agreement as provided in the
immediately preceding sentence, none of the Parties shall have any further obligations or liabilities under, or with respect to, this
Agreement. Notwithstanding the foregoing or anything to the contrary in this Agreement, (i) the termination of this Agreement pursuant
to Section 10(b) shall not affect any liability on the part of any Party for a Willful Breach of any covenant or agreement set
forth in this Agreement prior to such termination or Fraud, and (ii) Sections 11, 12, 13 and 14 shall each survive the termination of
this Agreement.

 

11. No
Recourse. Except for claims pursuant to the Merger Agreement or any other Additional Agreement by any party(ies) thereto against any
other party(ies) thereto, each Party agrees that (a) this Agreement may only be enforced against, and any action for breach of this Agreement
may only be made against, the Parties, and no claims of any nature whatsoever (whether in tort, contract or otherwise) arising under or
relating to this Agreement, the negotiation hereof or its subject matter, or the transactions contemplated hereby shall be asserted against
any Affiliate of the Company or any Affiliate of Parent (other than the Parent Shareholders, on the terms and subject to the conditions
set forth herein), and (b) none of the Affiliates of the Company or the Affiliates of Parent (other than the Parent Shareholders, on the
terms and subject to the conditions set forth herein) shall have any liability arising out of or relating to this Agreement, the negotiation
hereof or its subject matter, or the transactions contemplated hereby, including with respect to any claim (whether in tort, contract
or otherwise) for breach of this Agreement or in respect of any written or oral representations made or alleged to be made in connection
herewith, as expressly provided herein, or for any actual or alleged inaccuracies, misstatements or omissions with respect to any information
or materials of any kind furnished in connection with this Agreement, the negotiation hereof or the transactions contemplated hereby.

 

12. Waiver.

 

(a) Each
Parent Shareholder (i) acknowledges that Parent and the Company may possess or have access to material non-public information which has
not been communicated to Parent Shareholder; (ii) hereby waives any and all claims, whether at law, in equity or otherwise, that he, she,
or it may now have or may hereafter acquire, whether presently known or unknown, against Parent or the Company or any of their respective
officers, directors, employees, agents, affiliates, subsidiaries, successors or assigns relating to any failure to disclose any non-public
information in connection with the transactions contemplated by this Agreement, including any such claims arising under the securities
or other laws, rules and regulations, and (iii) is aware that Parent and the Company are relying on the foregoing acknowledgement and
waiver in clauses (i) and (ii) above, respectively, in connection with the transactions contemplated by this Agreement.

 

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(b) Each
Parent Shareholder has read the Final Prospectus of Parent, dated August 3, 2020 (the “Parent Prospectus”), and understands
that Parent has established a “trust account,” initially in an amount of at least $160.0 million for the benefit of the “public
stockholders” and the underwriters of Parent’s initial public offering and that, except for (i) interest earned on the trust
account that may be released to Parent to pay any taxes it incurs, and (ii) interest earned by the trust account that may be released
to Parent from time to time to fund Parent’s working capital and general corporate requirements, proceeds in the trust account will
not be released until (A) the consummation of a Business Combination (as defined in the Parent Prospectus) or (B) the dissolution and
liquidation of Parent if it is unable to consummate a Business Combination within the allotted time. For and in consideration of Parent
entering into this Agreement with the Parent Shareholders, each Parent Shareholder hereby agrees that it does not have any right, title,
interest or claim of any kind in or to any monies in the trust account (other than in connection with redemption rights or the dissolution
of Parent) (“Claim”) and hereby waives any Claim it may have in the future as a result of, or arising out of, any negotiations,
contracts or agreements with Parent and will not seek recourse against the trust account for any reason whatsoever, other than in connection
with redemption rights or the dissolution of Parent.

 

13. Fiduciary
Duties. Notwithstanding anything in this Agreement to the contrary (other than Section 8(a)), (a) each Parent Shareholder makes no
agreement or understanding herein in any capacity other than in its capacity as a record holder and beneficial owner of the Subject Parent
Equity Securities and (b) nothing herein will be construed to limit or affect any action or inaction by any representative of the Sponsor
in its capacity as a member of the board of directors (or other similar governing body) of Parent or any of its Affiliates or as an officer,
employee or fiduciary of Parent or any of its Affiliates, in each case, acting in such person’s capacity as a director, officer,
employee or fiduciary of Parent or such Affiliate.

 

14. No
Third-Party Beneficiaries. This Agreement shall be for the sole benefit of the Parties and their respective successors and permitted
assigns and is not intended, nor shall be construed, to give any Person, other than the Parties and their respective successors and assigns,
any legal or equitable right, benefit or remedy of any nature whatsoever by reason this Agreement. Nothing in this Agreement, expressed
or implied, is intended to or shall constitute the Parties, partners or participants in a joint venture.

 

15. Incorporation
by Reference. Sections 1.2 (Construction), 12.2 (Amendments; No Waivers; Remedies), 12.6 (No Assignment or Delegation), 12.7 (Governing
Law), 12.8 (Counterparts; Facsimile Signatures), 12.9 (Entire Agreement), 12.10 (Severability), 12.15 (Waiver of Jury Trial), 12.16 (Submission
to Jurisdiction), and 12.18 (Remedies) of the Merger Agreement are incorporated herein by reference and shall apply to this Agreement
mutatis mutandis.

 

[signature page follows]

 

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IN WITNESS WHEREOF, each of the Parties has
caused this Agreement to be duly executed on its behalf as of the day and year first above written.

 

	 	Health Sciences Acquisitions Corporation 2
	 	 	 
	 	By:	/s/ Roderick Wong
	 	Name:	Roderick Wong, M.D.
	 	Title:	President and Chief Executive Officer

 

[Signature page to Amended and Restated Support
Agreement]

 

     

     

    

 

	 	Orchestra BioMed, Inc.
	 	 	 
	 	By:	/s/ David Hochman
	 	Name: 	David Hochman
	 	Title: 	Chief Executive Officer

 

[Signature page to Amended and Restated Support
Agreement]

 

     

     

    

 

	 	PARENT SHAREHOLDERS
	 	 
	 	HSAC 2 HOLDINGS, LLC
	 	 	 
	 	By:	/s/ Alice Lee
	 	Name:	Alice Lee
	 	Title:	Director
	 	4,360,956 Ordinary Shares
	 	 	 
	 	/s/ Alice Lee
	 	Name: 	Alice Lee
	 	10,000 Ordinary Shares
	 	 	 
	 	/s/ Stephanie A. Sirota
	 	Name: 	Stephanie A. Sirota
	 	20,000 Ordinary Shares
	 	 	 
	 	/s/ Pedro Granadillo
	 	Name: 	Pedro Granadillo
	 	22,261 Ordinary Shares
	 	 	 
	 	/s/ Stuart Peltz
	 	Name: 	Stuart Peltz
	 	22,261 Ordinary Shares
	 	 	 
	 	/s/ Michael Brophy
	 	Name: 	Michael Brophy
	 	22,261 Ordinary Shares
	 	 	 
	 	/s/ Carsten Boess
	 	Name: 	Carsten Boess
	 	22,261 Ordinary Shares

 

[Signature page to Amended and Restated Support
Agreement]

 

     

     

    

 

Schedule
2

 

Alice Lee

Stephanie A. Sirota

Pedro Granadillo

Stuart Peltz

Michael Brophy

Carsten Boess

 

     

     

    

 

 

Schedule
9(k)

 

 

Administrative Services Agreement
dated August 3, 2020 between HSAC 2 Holdings, LLC and Health Sciences Acquisitions Corporation 2.Exhibit 10.23

 

*** Certain information in this document has been
excluded pursuant to Regulation S-K, item 601(b)(10). Such excluded information is not material and is information that the
company treats as private or confidential. Such omitted information is indicated by brackets “[***]”) in this exhibit. ***

 

COMMERCIAL LEASE

 

THIS LEASE is made on the 14 day of December,
2009.

 

The Landlord hereby agrees to lease to the Tenant, and the Tenant hereby
agrees to hire and take from the Landlord, the Leased Premises described below pursuant to the terms and conditions specified herein:

 

LANDLORD: Union Square L.P.

 

		Address:	P.O. Box 59

New Hope, PA 18938

		Telephone:	[Omitted pursuant Item to 601(a)(6)]

		Facsimile:	[Omitted pursuant Item to 601(a)(6)]

 

TENANT:Caliber Therapeutics Inc.

 

		Address:	150 Union Square Drive, New Hope, PA 18938

		Telephone:	[Omitted pursuant Item to 601(a)(6)]

		Facsimile:	(  )

		Email:	

 

		1.	Leased Premises:

 

The Leased Premises are those premises described as:

 

Address: Suite 150 Union Square Drive, New Hope, PA
18938

 

Gross Floor Area of Leased Premises: +/- 3023 square feet

 

		2.	Term:

 

		A.	The term of the Lease (“Initial Term”) shall be SIX (6) MONTHS & shall commence on: the 1st day
of February, 2010 (“Commencement Date”) and end on: the 31st day of July, 2010 (“Expiration
Date”), unless sooner terminated or extended, as hereinafter provided.

 

		B.	The period commencing on the day the tenancy begins, and ending on the last day of the twelfth month next succeeding the Commencement
Date, shall constitute the first lease year as used herein, and each successive period of twelve months shall constitute a lease year.

 

		C.	If Tenant remains in possession of the Leased Premises with the written consent of the Landlord after the lease Expiration Date stated
above (without exercising, if applicable, an option to extend) this Lease will be converted to a month-to-month tenancy and each party
shall have the right to terminate the Lease by giving written notice to the other party at least thirty (30) days prior to the termination
of any one-month tenancy.

 

     

     

    

 

		3.	Option to Extend:

 

Tenant is granted the right and option to extend the term
of this Lease for one (1) additional (6) month term beyond the Initial Term hereof (the “extension period”, together
with the Initial Term, the “Term”), the extension period to commence upon the expiration of the Initial Term of this Lease,
provided that:

 

		A.	Such option must be exercised, if at all, by written notice from Tenant to Landlord given at least two (2) months prior to the expiration
of the Initial Term;

 

		B.	At the time of exercising the option, and at the commencement of the extension period, this Lease shall be in full force and effect
and there shall exist no Event of Default by Tenant; and

 

		C.	In the event the foregoing option is effectively exercised, all terms and conditions contained in this Lease shall continue to apply
during any extension period.

 

		4.	Base Rent:

 

		A.	The Tenant agrees to pay the ANNUAL BASE RENT of:

 

[***] Dollars ($[***])
payable in equal installments of $[***] in advance on the first day of each and every calendar month during the Initial Term
of this Lease without deduction or demand.

 

		B.	Rent shall increase as per the “Lease Breakdown Lease Exhibit A Exhibit Date 12-14-09” throughout any additional extension
period of this Lease.

 

		C.	Rent shall be payable to Landlord’s address above.

 

		D.	Tenant shall pay a “late charge” of ten percent (10%) each month on a cumulative basis of any installment of Rent (or
any such charge as maybe considered Additional Rent under this Lease) when paid more than ten (10) days after the due date.

 

		E.	Tenant shall pay $50.00 for any checks returned by the bank for insufficient funds.

 

		5.	Base Rent Adjustment Non - Applicable

 

If in any tax year commencing with the fiscal year 0,
the real estate taxes and property insurance on the land and Building of which the Leased Premises are a part are in excess of the amount
of real estate taxes and property insurance thereon for the fiscal year 0 (hereinafter called the “Base Year), Tenant will pay to
Landlord as Additional Rent hereunder, when and as designated by notice in writing by Landlord, [***]% percent of Tenant’s proportionate
share of such increase in the real estate taxes and property insurance over the Base Year that may occur in each year of the term of this
Lease or any extension or renewal thereof and proportionately for any part of a fiscal year.

 

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		6.	Additional Rent:

 

All sums of money required to be paid by Tenant under this
Lease (except for Base Rent), whether or not the same are designated “Additional Rent”, shall be owed by Tenant to Landlord
as rent. Base Rent and Additional Rent shall be referred to sometimes as Rent.

 

		7.	Common Area Maintenance Rent:

 

Tenant shall be required to pay to Landlord Additional Rent
for maintenance of common areas, which shall include cleaning of common hallways, washing the exterior of windows, common area utilities,
trash removal, snow removal, landscape maintenance and any other maintenance expenses that are of a general nature. The annual amount
of Common Area Maintenance Rent for the first year of this Lease term is $[***] per square foot of gross floor area, and is subject
to annual increase, as needed. The monthly amount of Common Area Maintenance Rent for the Leased Premises is $[***]. Annual increases
for Common Area Maintenance Rent are not to exceed per the “Lease Breakdown Lease Exhibit A Exhibit Date 12-14-09” per term.

 

		8.	Utility Rent:

 

Unless Utilities are the responsibility of the Tenant (Section
12) the Landlord shall provide the Leased Premises with heat, air conditioning and electricity. Utility Rent for utilities and services
that are furnished to the Leased Premises are paid as Additional Rent. The annual amount allocated for utilities for Year One of this
Lease term is $[***] per square foot of gross floor area, and is subject to annual increase, based on current electric rates. The
monthly Utility Rent is $[***]. Annual increases for Utility Rent are per “Lease Breakdown Lease Exhibit A Exhibit Date 12-14-09”.
The application for and the connecting of additional utilities / services and the payment for such services shall be made by and only
in the name of the responsible party as indicated below:

 

Telephone / Cable / Fax / Computer: Tenant

 

		9.	Security Deposit:

 

Upon execution of this Lease, the sum of [***] Dollars
($[***]) shall be deposited by the Tenant with the Landlord as security for the faithful performance of all the covenants and conditions
of the lease by the said Tenant (“Security Deposit”). The Security Deposit is not an advance rent deposit or measure of Landlord’s
damages in case of Tenant’s default. Upon each occurrence of an Event of Default hereunder, Landlord may use all or part of the
Security Deposit to pay delinquent payments due under the Lease and the cost of any damages injury, expense of liability caused by such
Event of Default without prejudice to any other right or remedy provided under this Lease, at law or in equity. Tenant shall pay Landlord
on demand the amount that will restore the Security Deposit to its original amount. If the Tenant faithfully performs all the covenants
and conditions on his part to be performed, then the Security Deposit (or portion thereof remaining) shall be returned to the Tenant,
without interest. This Security Deposit is not required to be placed in an escrow account.

 

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		10.	Use of Premises:

 

The Leased premises maybe used only for the following purpose(s):

 

Laboratory and Office

 

		11.	Condition of Leased Premises; Maintenance and Repair:

 

At the time of delivery of possession, the Leased Premises
shall be in good order and repair and condition. The Tenant agrees to take good care of and maintain the Leased Premises in good condition
through the term of the lease.

 

Subject to the provisions of this Lease, Tenant shall make
and pay the costs of all repairs and maintenance of all interior painting; repairs and maintenance of approved signs; and repairs and
replacements of all floor coverings, lighting, and other fixtures and equipment inside the Leased Premises, and repair and restoration
of all damaged plate glass in the Leased Premises unless such repairs are required due to the neglect of Landlord. Tenant shall maintain
the HVAC system at its sole cost, unless any repairs are a result of the landlord’s negligence, in which case Landlord shall pay
the cost of any such repairs, or Tenant can opt to have Landlord fully maintain and warrant the HVAC system by initialing this paragraph.
The present cost of this warranty is $[***] per unit per month, and is subject to increase/decrease to match Landlord’s cost for
providing this warranty. The Leased Premises is serviced by One (1) units; current monthly warranty cost $[***]. Annual
increases for the HVAC warranty are not to exceed [***]% per year.

 

	/s/ DS	(Tenant initials)

 

		12.	Utilities:

 

Responsibility for all utilities and services that are furnished
to the Leased Premises shall be as designated below. The application for and connecting of utilities, as well as all services, shall be
made by and only in the name of the responsible party. Any utility attributable to Landlord shall be subject to increase as needed.

 

Electric: Landlord           Water/Sewer:
Tenant            Trash: Landlord

Cleaning (interior): Tenant           Telephone: Tenant

 

		13.	Compliance with Laws and Regulations:

 

Tenant, at its expense, shall promptly comply with all federal,
state, and municipal laws, orders, and regulations, and with all lawful directives of public officers, which impose any duty upon it or
Landlord with respect to the Leased Premises, Tenant at its expense, shall obtain all required licenses or permits for the conduct of
its business within the terms of this Lease, or for the making of repairs, alterations, improvements, or additions to the Leased Premises
after delivery of possession. Landlord, when necessary, will join with the Tenant in applying for all such permits or licenses.

 

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		14.	Alterations and Improvements:

 

Tenant shall not make any alterations, improvements or additions
to the Leased Premises without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall supply
Landlord with a list of contractors and subcontractors, and with plans and specifications for all such alterations, improvements and additions
prior to requesting such consent. All alterations, improvements and additions made by Tenant shall remain upon the Leased Premises at
the expiration or earlier termination of this Lease and shall become the property of Landlord unless Landlord shall, prior to or after
the termination of this Lease, have given written notice to Tenant to remove same or any of same, in which event Tenant shall remove such
alterations, improvements and additions and restore the Premises to the same good order and condition in which it was on the Commencement
Date. Should Tenant fail so to do, Landlord may do so, and Tenant shall reimburse Landlord for Landlord’s expenses, on demand. All
of such alterations, improvements or additions shall be made solely at Tenant’s expense; and Tenant agrees to indemnify, defend
and save harmless Landlord (a) on account of any injury to any persons or property by reason of any such improvements, additions or alterations,
and (b) from the payment of any claim on account of bills for labor or materials furnished or claimed to have been furnished in connection
therewith. Tenant agrees to procure all necessary licenses, permits and approvals before undertaking such work and to do all such work
in a good and workmanlike manner, employing materials of highest quality and complying with all applicable governmental requirements.

 

		15.	Assignment/Subletting Restrictions:

 

Tenant may not assign this agreement or sublet the Leased
Premises without the prior written consent of the Landlord, which consent shall not be unreasonably withheld. Any assignment, sublease
or other purported license to use the Leased Premises by Tenant without the Landlord’s consent shall be void and shall (at Landlord’s
option) terminate this Lease. In the event that Landlord shall provide its consent to an assignment or sublease of the Leased Premises,
such consent (i) shall not constitute a waiver of Landlord’s right to withhold its consent to a subsequent assignment or sublease;
and (ii) shall not reduce Tenants obligations under the Lease.

 

		16.	Insurance:

 

		A.	By Landlord: Landlord shall at all times during the term of this Lease, at its expense, insure and keep in effect on the Building
in which the Leased Premises are located, fire insurance with extended coverage. The Tenant shall not permit any use of the Leased Premises
which will make voidable any insurance on the property of which the Leased Premises are a part, or on the contents of said property or
which shall be contrary to any law or regulation from time to time established by the applicable fire insurance rating association. Tenant
shall on demand reimburse the Landlord, and all other tenants, the full amount of any increase in insurance premiums caused by the Tenants
use of the premises.

 

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		B.	By Tenant: Tenant shall, at its expense, during the term hereof, maintain and deliver to Landlord, upon request, public liability
and property damage and plate glass insurance policies insuring Tenant and Landlord with respect to the Leased Premises. Such policies
shall name the Landlord and Tenant as insured, and have limits of at least $[***] for injury or death to any one person and $[***] for
any one accident, and with respect to damage to property and with full coverage for plate glass. Tenant shall maintain insurance upon
all property in the Premises owned by Tenant or for which Tenant is legally liable. Tenant shall maintain insurance against such other
perils and in such amounts as Landlord may in writing from time to time require. Such policies shall be in whatever form and with such
insurance companies as are reasonably satisfactory to Landlord, and shall name the Landlord as additional insured, and shall provide for
at least ten days prior notice to landlord of cancellation. If Tenant fails to procure and maintain insurance as required hereunder, Landlord
may do so, and Tenant shall, on written demand, as Additional Rent, reimburse Landlord for all monies expended by Landlord to procure
and maintain such insurance. Tenant hereby waives and releases Landlord of and from any and all liabilities, claims and losses for which
Landlord is or may be held liable to the extent Tenant receives insurance proceeds on account thereof.

 

		17.	Indemnification of Landlord:

 

Tenant shall defend, indemnify, and hold Landlord harmless
from and against any claim, loss, expense or damage to any person or property in or upon the Leased Premises, arising out of Tenant’s
use or occupancy of the Leased Premises, or arising out of any act or neglect of Tenant or its servants, employees, agents, or invitees.

 

		18.	Condemnation:

 

If all or any part of the Leased Premises is taken by eminent
domain, this Lease shall expire on the date of such taking, and the rent shall be apportioned as of that date. No part of any such award
shall belong to Tenant.

 

		19.	Destruction of Premises:

 

If the Leased Premises or any part thereof shall be damaged
by fire or other casualty, Tenant shall give immediate notice thereof to Landlord and this Lease shall continue in full force and effect
except as follows:

 

		A.	Partial Destruction: If the Leased Premises are partially damaged or rendered partially unusable by fire or other casualty,
the damages thereto shall be promptly repaired by and at the expense of Landlord to the condition of Leased Premises at the time of the
commencement of the Lease and only to the extent of Landlord’s recovery of insurance proceeds equitably allocable to the Leased
Premises. The rent, until such repair shall be substantially completed, shall be apportioned from the day following the casualty according
to the part of the Leased Premises which is usable. Landlord shall not be responsible for repair or replacement of any fixtures or personal
property installed by Tenant, regardless of whether such fixtures or personal property were installed by Tenant before or after the commencement
of the Lease, including, but not limited to, any fit-out work performed by Tenant.

 

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		B.	Total Destruction: If the Leased Premises are totally damaged or rendered wholly unusable by fire or other casualty then the
rent shall be proportionately paid up to the time of the casualty and thenceforth shall cease until the date when the premise shall have
been repaired and restored by Landlord, subject to Landlord’s right to elect not to restore the same as hereinafter provided. For
purposes of this Section, the Leased Premises shall be deemed to be totally damaged if the Leased Premises cannot be restored to substantially
the same condition as existed at the commencement of this Lease within ninety (90) days after the date on which the fire or other casualty
took place, in which case the term of this Lease shall expire as fully and completely as if such date were the date set forth above for
the termination of this Lease and Tenant shall forthwith quit, surrender and vacate the Leased Premises without prejudice, however, to
Landlord’s rights and remedies against Tenant under the Lease with respect to the period prior to such termination. Any payments
of rent made by Tenant which were on account of any period subsequent to such termination date shall be returned to Tenant.

 

		C.	Tenant’s Liability: Nothing contained hereinabove shall relieve Tenant from liability that may exist as a result of damage
from fire or other casualty. Notwithstanding the foregoing, however, each party shall look first to any insurance in its favor before
making any claim against the other party for recovery for loss or damage resulting from fire or other casualty.

 

		D.	Landlord’s Election: If the Building in which the Leased Premises are rendered unusable by fire or other casualty or
(whether or not the Leased Premises are damaged in whole or in part) if the building shall be damaged to the extent that Landlord shall
decide to demolish it, then, in either of such events, Landlord may elect to terminate this Lease by written notice to Tenant given within
90 days after such fire or casualty specifying a date for the expiration of the Lease, which date shall not be more than 60 days after
the giving of such notice, and upon the date specified in such notice the term of this Lease shall expire as fully and completely as if
such date were the date set forth above for the termination of this Lease and Tenant shall forthwith quit, surrender and vacate the premises
without prejudice, however, to Landlord’s rights and remedies against Tenant under the Lease with respect to the period prior to
such termination. Any payments of rent made by Tenant which were on account of any period subsequent to such termination date shall be
returned to Tenant, Unless Landlord shall serve a termination notice as provided for herein, Landlord shall make the repairs and restorations
to the extent provided in Section 18.A., above, with all reasonable expedition subject to delays due to adjustment of insurance claims,
labor troubles and causes beyond Landlord’s control.

 

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		20.	Default:

 

Each of the following shall constitute an Event of Default
(“Event of Default”):

 

		A.	Failure to Pay Annual Base Rent and Other Payment Failure: Tenant fails to pay Base Rent, any utility, Additional Rent or other
charge or payment due or payable by Tenant under this Lease on any day upon which the same shall be due and payable, if such failure continues
for ten (10) days after receipt of written notice that he same is due and payable; or

 

		B.	Other Violations: Tenant defaults in the performance of any other obligation, covenant or agreement of Tenant to be performed
or observed under this Lease, and such default continues and is not cured by Tenant within ten (10) days after Landlord has given to Tenant
a written notice specifying the same (provided that if such default cannot reasonably be cured within 10 days, no Event of Default shall
occur if Tenant initiates such cure within the 10 day period and diligently pursues it to completion in a reasonable time thereafter),
but in no event shall such period exceed the lesser of (i) an additional sixty (60) days or (ii) the remaining term of the Lease; or

 

		C.	Occupancy: Tenant fails to assume occupancy of the Leased Premises, to open its business or to operate its business in the
Leased Premises pursuant to the provisions of this Lease.

 

		D.	Judgment: Any execution or attachment is issued against Tenant or any of Tenant’s property and is not discharged or vacated
within the twenty (20) days after issuance thereof.

 

		E.	Insolvency: Tenant makes an assignment for the benefit of creditors or becomes a party or subject to any liquidation or dissolution
action or proceeding, or the institution of any bankruptcy, reorganization, insolvency or other proceeding for the relief of financially
distressed debtors with respect to Tenant, or a receiver, liquidator, custodian or trustee is appointed for Tenant or a substantial part
of Tenant’s assets and, if any of the same occur involuntarily the same is not dismissed or discharged within thirty (30) days;
or the entry of an order or relief against Tenant under Title II of the United States Code entitled “Bankruptcy”; or Tenant
taking any action to effect, or which indicates Tenant’s or acquiescence in, any of the foregoing.

 

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		21.	Landlords Rights upon Default:

 

Upon the occurrence of an Event of Default, the Landlord
may exercise any or all of its rights under this Lease, in addition to those it may have at law or in equity.

 

		A.	Termination: Upon the occurrence of any one or more of such Event of Default, Landlord may serve upon Tenant a notice that
this Lease will terminate on a date to be specified therein, and Tenant shall have no right to avoid the cancellation or termination by
payment of any sum due or by other performance of any condition, term or covenant broken, and notwithstanding any statute, rule or law,
or decision of any court to the contrary, Tenant shall remain liable as set forth hereinafter for rent and any other charges due Landlord
under this Lease, plus the costs incurred by Landlord to prepare the Leased Premises for a new Tenant.

 

		B.	Right of Possession: Upon any Event of Default, and if the notice provided for in Paragraph 20 A above shall have been given
and this Lease shall be terminated; or if the Leased Premises becomes vacant or deserted; then in all or any of such events, in addition
to and not in lieu of, all other remedies of Landlord, Landlord may without notice terminate all services (including, but not limited
to, the furnishing of utilities) and re-enter the Leased Premises, either by force or otherwise, and/or by summary proceedings or otherwise
disposes Tenant, and remove its effects and repossess and enjoy the Leased Premises, together with all alterations, additions and improvements,
all without being liable to prosecution or damages therefore.

 

		22.	Additional Remedies of Landlord:

 

		A.	In the event of any Event of Default, re-entry, termination and/or dispossession by summary proceedings or otherwise, in addition
to, and not in lieu of, all other remedies which Landlord has under this Lease, at law or in equity; (1) the Base Rent, Common Area Maintenance
Rent and all Additional Rent shall become due thereupon and be paid up to the time of such re-entry, dispossession and/or expiration;
and (2) Landlord may relet the Leased Premises or any part of parts thereof, either in the name of Landlord or otherwise for a term of
rental which may at Landlord’s option be less than or exceed the period which would otherwise have constituted the balance of the
term of this Lease, and at such rental or rentals and upon such other terms and conditions as Landlord, in its sole discretion, may deem
advisable. Landlord may make such alterations and repairs as Landlord deems necessary in order to relet the Leased Premises. Upon each
such reletting all rentals received by Landlord from such reletting shall be applied, first, to the payment of any costs and expenses
of such reletting, including brokerage fees, attorneys’ fees and costs of such alterations and repairs; second, to the payment of
any indebtedness other than rent due hereunder from Tenant to landlord; third, to the payment of rent due and unpaid hereunder, and the
residue, if any, shall be held by Landlord and applied in payment of future rent as the same may become due and payable hereunder. If
such rents received from such reletting during any month are less than that to be paid during that month by Tenant hereunder, Tenant shall
pay any such deficiency to Landlord. Such deficiency shall be calculated and paid monthly. No such reentry or taking possession of the
Leased Premises by Landlord shall be construed as an election on its part to terminate this Lease unless a written notice of such intention
be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction. Notwithstanding any such reletting
without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous breach.

 

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		B.	Landlord shall have the election, in place and instead of holding Tenant so liable, to recover against Tenant, as liquidated damages
for loss of the bargain and not as a penalty, a sum equal to the monthly amount of Base Rent and all Additional Rent multiplied by the
number of months and fractional months which would have constituted the balance of the term (or such lesser time period specified by Landlord),
together with costs and reasonable attorney’s fees. Actions to collect amounts due by Tenant may be brought from time to time, on
one or more occasions, without the necessity of Landlord’s waiting until the expiration of the Lease term.

 

		C.	Tenant hereby expressly waives the service of notice of intention to re-enter or to institute legal proceedings granted by or under
any present or future laws in the event of Tenant being evicted or disposed for any cause, or in any event of Landlord obtaining possession
of the Leased Premises by reason of the violation by Tenant of any of the covenants and conditions of this Lease or otherwise. The words
“re-enter” and “re-entry” as used in this Lease are not restricted to their technical legal meaning.

 

		23.	Confession of Judgment:

 

THE FOLLOWING PARAGRAPHS SET FORTH WARRANTS OF AUTHORITY
FOR AN ATTORNEY TO CONFESS JUDGMENT AGAINST MAKER IN GRANTING THIS RIGHT TO CONFESS JUDGMENT AGAINST TENANT, TENANT HEREBY KNOWINGLY,
INTENTIONALLY AND VOLUNTARILY, AND, ON THE ADVICE OF THE SEPARATE COUNSEL OF TENANT, UNCONDITIONALLY WAIVES ANY AND ALL RIGHTS TENANT
HAD OR MAY HAVE TO PRIOR NOTICE AND AN OPPORTUNITY FOR HEARING UNDER THE RESPECTIVE CONSTITUTIONS AND LAWS OF THE UNITED STATES AND THE
COMMONWEALTH OF PENNSYLVANIA.

 

		A.	LESSEE HEREBY EMPOWERS ANY PROTHONOTARY OR ATTORNEY OF ANY COURT OF RECORD TO APPEAR FOR LESSEE IN ANY AND ALL ACTIONS WHICH MAY BE
BROUGHT FOR RENT AND/OR THE CHARGES, PAYMENTS, COSTS AND EXPENSES HEREIN RESERVED AS RENT, OR HEREIN AGREED TO BE PAID BY LESSEE AND/OR
TO SIGN FOR LESSEE AN AGREEMENT FOR ENTERING IN ANY COMPETENT COURT AN AMICABLE ACTION OR ACTIONS FOR THE RECOVERY OF SUCH RENT OR OTHER
CHARGES OR EXPENSES, AND IN SAID SUITS OR IN SAID AMICABLE ACTION OR ACTIONS TO CONFESS JUDGMENT AGAINST LESSEE FOR ALL OR ANY PART OF
THE RENT SPECIFIED IN THIS LEASE AND THEN DUE. AND UNPAID, AND OTHER CHARGES, PAYMENTS, COSTS AND EXPENSES RESERVED AS RENT OR AGREED
TO BE PAID BY LESSEE AND THEN DUE AND UNPAID, AND FOR INTEREST AND COSTS TOGETHER WITH A REASONABLE ATTORNEY’S COMMISSION. SUCH
AUTHORITY SHALL NOT BE EXHAUSTED BY ONE EXERCISE THEREOF, BUT JUDGMENT MAY BE CONFESSED AS AFORESAID FROM TIME TO TIME AS OFTEN AS ANY
OF SAID RENT AND/OR OTHER CHARGES RESERVED AS RENT OR AGREED TO BE PAID BY LESSEE SHALL FALL DUE OR BE IN ARREARS.

 

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		B.	UPON THE EXPIRATION OF THE THEN CURRENT TERM OF THIS LEASE OR THE EARLIER TERMINATION OR SURRENDER HEREOF AS PROVIDED IN THIS LEASE,
IT SHALL BE LAWFUL FOR ANY ATTORNEY TO APPEAR AS ATTORNEY FOR LESSEE AS WELL AS FOR ALL PERSONS CLAIMING BY, THROUGH OR UNDER LESSEE AND
TO SIGN AN AGREEMENT FOR ENTERING IN ANY COMPETENT COURT AN AMICABLE ACTION IN EJECTMENT AGAINST LESSEE AND ALL PERSONS CLAIMING BY, THROUGH
OR UNDER LESSEE AND THEREIN CONFESS JUDGMENT FOR THE RECOVERY BY LESSOR OF POSSESSION OF THE HEREIN PREMISES, FOR WHICH THIS LEASE SHALL
BE ITS SUFFICIENT WARRANT, WHEREUPON, IF LESSOR SO DESIRES, A WRIT OF POSSESSION OR OTHER APPROPRIATE WRIT UNDER THE RULES OF CIVIL PROCEDURE
THEN IN EFFECT MAY ISSUE FORTHWITH, WITHOUT ANY PRIOR WRIT OR PROCEEDINGS; PROVIDED, HOWEVER, IF FOR ANY REASON AFTER SUCH Action SHALL
HAVE BEEN COMMENCED, THE SAME SHALL BE DETERMINED AND THE POSSESSION OF THE PREMISES HEREBY DEMISED REMAIN IN OR BE RESTORED TO LESSEE,
LESSOR SHALL HAVE THE RIGHT FOR THE SAME DEFAULT AND UPON ANY SUBSEQUENT DEFAULT OR DEFAULTS, OR UPON THE TERMINATION OF THIS LEASE UNDER
ANY OF THE TERMS OF THIS LEASE TO BRING ONE OR MORE FURTHER AMICABLE ACTION OR ACTIONS AS HEREINBEFORE SET FORTH TO RECOVER POSSESSION
OF THE SAID PREMISES AND CONFESS JUDGMENT FOR THE RECOVERY OF POSSESSION OF THE PREMISES AS HEREINABOVE PROVIDED.

 

		C.	IN ANY AMICABLE ACTION OF EJECTMENT AND/OR FOR RENT IN ARREARS, LESSOR SHALL FIRST CAUSE TO BE FILED IN SUCH ACTION AN AFFIDAVIT MADE
BY IT OR SOMEONE ACTING FOR IT SETTING FORTH THE FACTS NECESSARY TO AUTHORIZE THE ENTRY OF JUDGMENT, AND, IF A TRUE COPY OF THIS LEASE
(AND OF THE TRUTH OF THE COPY SUCH AFFIDAVIT SHALL BE SUFFICIENT EVIDENCE) BE FILED IN SUCH ACTION, IT SHALL NOT BE NECESSARY TO FILE
THE ORIGINAL AS A WARRANT OF ATTORNEY, ANY RULE OF COURT, CUSTOM OR PRACTICE TO THE CONTRARY NOTWITHSTANDING. LESSEE HEREBY RELEASES TO
LESSOR AND TO ANY AND ALL ATTORNEYS WHO MAY APPEAR FOR LESSEE ALL ERRORS IN SAID PROCEEDINGS AND ALL LIABILITY THEREOF. IF PROCEEDINGS
SHALL BE COMMENCED BY LESSOR TO RECOVER POSSESSION UNDER THE ACTS OF ASSEMBLY AND RULES OF CIVIL PROCEDURE, EITHER AT THE END OF THE TERM
OR EARLIER TERMINATION OF THIS LEASE, OR FOR NON-PAYMENT OF RENT OR ANY OTHER REASON, LESSEE SPECIFICALLY WAIVES THE RIGHT TO THE NOTICE
PROVIDED FOR ELSEWHERE IN THIS LEASE AND TO THE 15 OR 30 DAYS’ NOTICE REQUIRED BY THE LANDLORD AND TENANT ACT OF 1951, AND AGREES
THAT 5 DAYS’ NOTICE SHALL BE SUFFICIENT IN EITHER OR ANY SUCH CASE.

 

Tenant acknowledges and agrees to the provisions set forth
in this Section 23.

 

	Tenant initials	/s/ DS	 

 

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		24.	Care and Operation of Premises:

 

		A.	The Leased Premises, including Tenant’s windows and signs, shall be kept neat, clean and in good repair and order by Tenant
at Tenant’s expense. Tenant shall store all of Tenant’s trash, garbage, and other refuse in suitable receptacles within the
Leased Premises and shall be responsible for the removal and disposition of refuse from the Leased Premises to proper container areas
provided by Landlord.

 

		B.	Tenant shall not cause or permit any unusual or objectionable noises or odors to emanate from the Leased Premises, or permit the playing
or making of any music, sound or advertising matter which can be heard outside of the Leased Premises. Tenant agrees that no noxious fumes
or hazardous wastes or chemicals will be used on or emitted from the Leased Premises in the daily conduct of the Tenant’s business.

 

		C.	Tenant shall not obstruct, encumber or use for any purposes, other than ingress or egress to and from the Leased Premises, the sidewalks
in front of or abutting any part of the Leased Premises or the entrances or vestibules thereof and no selling shall be conducted or products
or signs displayed by Tenant anywhere within the Union Square Condominium outside the Leased Premises unless the same shall be expressly
permitted by this Lease.

 

		25.	Gross Floor Area:

 

For the purpose of this Lease, “gross floor area”
shall be deemed to mean the area within the exterior faces of the exterior walls (except party walls and walls between spaces occupied
by two or more separate occupants, in both of which cases the center of the wall in question shall be used instead of the exterior face
thereof) of all floors, without deduction or exclusion for any space occupied by or used for columns or other interior construction or
equipment servicing the Leased Premises, and any common hallway directly behind leased area.

 

		26.	Signs:

 

Tenant shall post no signs unless specifically approved by
Landlord. All signs shall conform to all zoning codes and shall be of such size, color, design and character and in such location as Landlord
shall approve in writing. No other signs, lettering or other forms of inscription or advertising devices shall be displayed on the exterior
of the Leased Premises or on the inner or on the outer face of the windows, entrances, or doors, without prior written approval of Landlord.
Landlord reserves to itself the exclusive right to the use of the roof of the Building for all purposes. Tenant shall be entitled to signage
at the entry to the Leased Premises, as approved by Landlord.

 

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		27.	Common Areas:

 

Landlord reserves tire right to make changes, additions,
alterations or improvements in or to the common areas of the Building; provided, however that there shall thereby be caused no unreasonable
obstruction of Tenant’s right of access to the Leased Premises, or any unreasonable interference with Tenant’s use of the
Leased Premises, or any reduction in the minimum required size of such common areas.

 

Tenant will at its expense, keep the areas immediately in
front of its doors free of debris, et cetera.

 

		28.	Rules and Regulations:

 

Tenant, and its servants, employees, agents, licensees and
concessionaires shall observe faithfully and comply with such reasonable rules and regulations existing for the property or those which
maybe from time to time adopted by the Landlord governing the use of the common areas. The Landlord reserves the right from time to time
to make reasonable changes in such rules and regulations and to make reasonable changes, additions, alterations or improvements in or
to such common areas. Tenant further agrees that it is bound by all of the covenants, terms, conditions, requirements and rules and regulations
in the Declaration of Condominium, Bylaws, and Rules and Regulations of Union Square Condominium (the “Condominium Documents”),
the terms of which are incorporated herein by reference. Tenant acknowledges receipt of the Condominium Documents prior to executing this
Lease.

 

		29.	Extraneous Warranties and Representations:

 

Landlord or Landlord’s agents have made no representations,
warranties or promises with respect to the Union Square Condominium, the Building, or the Leased Premises, except as herein expressly
set forth.

 

		30.	Landlord’s Right to Enter:

 

Landlord may, at reasonable tunes, and with prior notice
(except in case of emergency) enter the Leased Premises to inspect it, to make repairs or alterations, and to show it to potential buyers,
lenders or tenants.

 

		31.	Surrender upon Termination:

 

At the end of the Lease term Tenant shall peaceably surrender
the Leased Premises to Landlord in as good condition as it was in at the beginning of the term, reasonable use and wear excepted.

 

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		32.	Quiet Enjoyment:

 

Landlord agrees that if Tenant shall pay the rent as aforesaid
and perform the covenants and agreements herein contained on its part to be performed, Tenant shall peaceably hold and enjoy the said
Leased Premises without hindrance or interruption by Landlord or by any other person or persons acting under or through Landlord.

 

		33.	No Smoking Building:

 

The Building in which the Leased Premises is located is a
non-smoking building and Tenant agrees that neither Tenant, his employees, guests or clients will be allowed to smoke in the Building.

 

		34.	Subordination:

 

This Lease, and the Tenant’s leasehold interest, is
and shall be subordinate, subject and inferior to any and all mortgages, liens, security interests and encumbrances now and hereafter
placed on the Leased Premises by Landlord, any and all extensions, renewals, consolidations, assignments and refinancings (collectively,
“Mortgages”) of such mortgages, liens, security interests and encumbrances and all advances paid under such mortgages. In
the case that Landlord’s interest under the Mortgage shall terminate for any reason and if the holder of any such Mortgage (“Mortgagee”)
or if the grantee of a deed in lieu of foreclosure, or if the purchaser at any foreclosure sale or at any sale under a power of sale contained
in any such Mortgage shall at its sole option so request, Tenant shall attorn to, and recognize such Mortgagee, grantee or purchaser,
as the case may be, as Landlord under this Lease for the balance then remaining of the term of this Lease, subject to all terms of this
Lease. The aforesaid provisions shall be self operative and no further instrument or document shall be necessary unless required by any
such Mortgagee, grantee or purchaser. Notwithstanding anything to the contrary set forth above, any Mortgagee may at any time subordinate
its Mortgage to this Lease, without Tenants consent, by execution of a written document subordinating such Mortgage to this Lease, and
thereupon this Lease shall be deemed prior to such Mortgage.

 

		35.	Execution of Estoppel Certificate:

 

At any time Landlord or any Mortgagee, can require Tenant,
within 20 days of the date of such written request, to execute and deliver to Landlord and/or such Mortgagee, without charge and
in a form satisfactory to Landlord and/or such Mortgagee, a written statement: (a) ratifying this Lease; (b) confirming the commencement
and expiration dates of the term of this lease; (c) certifying that Tenant is in occupancy of the Leased Premises, and that the Lease
is in full force and effect and has not been modified, assigned, supplemented or amended except by such writings as shall be stated; (d)
certifying that all conditions and agreements under this Lease to be satisfied or performed by Landlord have been satisfied and performed
except as shall be stated; (e) certifying that Landlord is not in default under the Lease and thereafter no defenses or offsets against
the enforcement of this Lease by Landlord, or stating the defaults and/or defenses claim by Tenant; (f) reciting the amount of advance
rent, if any, paid by Tenant and the date to which such rent has been paid; (g) reciting the amount of Security Deposited held by Landlord,
if any, and (h) any other information which Landlord or the Mortgagee shall reasonably require.

 

    14

     

    

 

		36.	Parking:

 

Tenant shall be entitled to four (4) red hang tags for parking
in the “red zone” area of the Union Square parking lot, and one (1) yellow hang tag (“yellow zone”) per additional
company employee.

 

		37.	Miscellaneous Terms:

 

		A.	Notices: Any notice, statement, demand or other communication by one party to the other, shall be given by personal delivery,
by mailing the same by certified mail, return receipt requested, postage prepaid or by private delivery service guaranteeing overnight
delivery, addressed to the Tenant at the premises, or to the Landlord at the address set forth above, or by facsimile transmission to
the fax numbers set forth above. The date of notice shall be deemed to be the date personally delivered, the date fax, two (2) business
days after deposit in the United States mail, or one (1) business day after deposited with overnight delivery service.

 

		B.	Severability: If any clause or provision herein shall be adjudged invalid or unenforceable by a court of competent jurisdiction
or by operation of any applicable law, it shall not affect the validity of any other clause or provision, which shall remain in full force
and effect.

 

		C.	Waiver: The failure of either party to enforce any of the provisions of this lease shall not be considered a waiver of that
provision or the right of the party to thereafter enforce the provision.

 

		D.	Waiver of Jury Trial: Landlord and Tenant do hereby waive the right of Jury Trial in any action arising as a result of any
claim made under this Lease or in any other ways otherwise in connection herewith. The parties understand that this will result in any
dispute not heard by a jury but will be heard by a Judge or other proper party as the case may be.

 

		E.	Complete Agreement: This Lease constitutes the entire understanding of the parties with respect to the subject matter hereof
and may not be modified except by an instrument in writing and signed by the parties.

 

		F.	Brokers: Tenant represents and warrants to Landlord that Tenant has had no dealing, negotiations or consultations with respect
to the Leased Premises or this transaction with any broker or finder and that no broker or finder called the Leased Premises or any other
space in the Union Square Condominium to Tenant’s attention. In the event that any broker or finder claims to have submitted the
Leased Premises or any other space in the Union Square Condominium to Tenant, to have induced Tenant to lease the Leased Premises or to
have taken part with Tenant or any of its principals, agents or employees in any dealings, negotiations or consultations with respect
to the Leased Premises or this transaction, Tenant shall be responsible for and shall defend, indemnify and save Landlord harmless from
and against all costs, fees (including, without limitation, reasonable attorney’s fees), expenses, liabilities and claims incurred
or suffered by Landlord as a result thereof.

 

		G.	NEW BUSINESS PAPERWORK: THE TENANT IS RESPONSIBLE IN GETTING ANY AND ALL PAPERWORK FROM THE MUNICIPALITY NEEDED FOR A NEW
BUSINESS AT THE LOCATION SITED ABOVE. THIS INCLUDES BUT IS NOT LIMITED TO A CERTIFICATE OF OCCUPANCY, ZONING APPROVAL, BUSINESS SIGN PERMIT,
ETC...

 

    15

     

    

 

IN WITNESS WHEREOF the parties intending to be legally bound, have
set their hands and seals on this 14 day of December, 2009.

 

	 	 	LANDLORD: UNION SQUARE, L.P.
 a Pennsylvania limited partnership
 By UNION SQUARE COMPLEX, INC.,
 a Pennsylvania corporation, its general partner
	 	 	 	 
	ATTEST:	 	 	 
	 	 	 	 
	/s/ Leslie K. Cohen	 	/s/ Brad Michael
	,Sec.	 	By:	Brad Michael, Partner
	 	 	 	 
	 	 	TENANT: Caliber Therapeutics Inc.
	 	 	 	 
	/s/ Leslie K. Cohen	Witness	By:	/s/ Darren Sherman
	 	 	 	SIGNATURE
	 	 	 	 
	 	 	By:	Darren Sherman
	 	 	 	PRINT NAME
	 	 	 	 
		Witness	By:	 
	 	 	 	SIGNATURE
	 	 	 	 
	 	 	By:	 
	 	 	 	PRINT NAME

 

    16

     

    

 

LEASE BREAKDOWN:

 

	Lease Exhibit:  	A	 
	Exhibit Date:  	12/14/09	 

 

    17

     

    

 

ADDENDUM TO LEASE

 

	LEASE DATED:	December 14th, 2009

 

	DATE OF THIS ADDENDUM:	June 22nd, 2010

 

BETWEEN:

 

		●	UNION SQUARE, L.P. (LANDLORD), AND

 

		●	CALIBER THERAPEUTICS INC., (TENANT)

 

LEASED SPACE: 150 UNION
SQUARE DRIVE, NEW HOPE, PA 18938.

 

		1.	It is agreed between the parties that as of June 22nd , 2010 the following changes have been made to the Lease:

 

		a.	The Lease is hereby extended beyond the Initial Term starting August 1st , 2010. The expiration of the Extended Term will
be 12-31-12

 

		b.	There will be Two (2) additional One (1) Year Options on the Lease.

 

		c.	Rent structure is hereby changed as per the Lease Break down, Lease Exhibit B, Exhibit Dated 6-22-10.

 

	Except
                                            as expressly amended herein, the Commercial Lease between Union Square L.P. (Landlord)
                                            and Caliber Therapeutics Inc. (Tenant) dated December 14th, 2009 (date)
                                            is hereby ratified in its entirety as though set forth at length herein.

 

IN WITNESS WHEREOF the parties intending to be
legally bound, have set their hands and seals on this 23rd day of June, 2010.

 

	 	 	LANDLORD:

UNION SQUARE, LIMITED PARTNERSHIP
	 	 	 
	 	 	/s/ Brad Michael
	Witness	 	By Brad Michael, Partner
	 	 	 
	 	 	TENANT:
	 	 	CALIBER THERAPEUTICS INC.
	 	 	 
	/s/ Leslie Cohen	 	/s/ Darren Sherman
	Witness	 	By Darren Sherman

 

    18

     

    

 

LEASE BREAKDOWN:

 

	Lease Exhibit:  	B	 
	Exhibit Date:  	6/22/10	 

 

    19

     

    

 

SECOND ADDENDUM TO LEASE

 

	LEASE DATED:	December 14th, 2009

 

	DATE OF THIS ADDENDUM:	February 1st, 2011

 

BETWEEN:

 

		●	UNION SQUARE, L.P. (LANDLORD), AND

 

		●	CALIBER THERAPEUTICS INC., (TENANT)

 

LEASED SPACE: 150 UNION
SQUARE DRIVE, NEW HOPE, PA 18938.

 

 

		1.	It is agreed between the parties that as of February 1st, 2011 the following changes have been made to the Lease:

 

		a.	Tenant has chosen to take over all Utility responsibility for the Leased Premises. Rent as been changed and is now reflected in Lease
Breakdown, Lease Exhibit C, Exhibit Date 2-1-11 attached for the remaining term and all option terms.

 

		b.	It is also agreed that Tenant may at any time sublet space to Backbeat Medical Inc. without additional approval of the Landlord. Landlord
has approved this sublet if it is needed.

 

		c.	Tenant will reimburse Landlord any utility expenses in full as of the February billing month 2011 until utility has been fully transferred
into Tenants name.

 

	Except
                                            as expressly amended herein, the Commercial Lease between Union Square L.P. (Landlord)
                                            and Caliber Therapeutics Inc. (Tenant) dated December 14th, 2009 (date)
                                            is hereby ratified in its entirety as though set forth at length herein.

 

IN WITNESS WHEREOF the parties intending to be
legally bound, have set their hands and seals on this 1st day of February, 2011.

 

	 	 	LANDLORD:

UNION SQUARE, LIMITED PARTNERSHIP
	 	 	 
	 	 	/s/ Brad Michael
	Witness	 	By Brad Michael, Partner
	 	 	 
	 	 	TENANT:
	 	 	CALIBER THERAPEUTICS INC.
	 	 	 
	/s/ Leslie Cohen	 	/s/ Darren Sherman
	Witness	 	By Darren Sherman

 

    20

     

    

 

LEASE BREAKDOWN:

 

	Lease Exhibit:  	C	 
	Exhibit Date:  	2/1/11	 

 

    21

     

    

 

THIRD ADDENDUM TO LEASE

 

	LEASE DATED:	DECEMBER 14th, 2009

 

	DATE OF THIS ADDENDUM:	SEPTEMBER 18th, 2012

 

BETWEEN:

 

		●	UNION SQUARE, L.P. (LANDLORD), AND

 

		●	CALIBER THERAPEUTICS INC (TENANT)

 

LEASED SPACE: 150 UNION SQUARE
DRIVE, NEW HOPE, PA 18938.

 

		1.	It is agreed between the parties that:

 

		a.	The Initial Lease Term has been extended through 1-31-14 as per the attached Lease Breakdown, Lease Exhibit D, Exhibit Date 9-18-12.

 

	Except as expressly amended herein, the Commercial Lease between Union
Square L.P. _(Landlord) and _Caliber Therapeutics Inc. _(Tenant) dated _December 14th, 2009_(date) is hereby ratified
in its entirety as though set forth at length herein.

 

IN WITNESS WHEREOF the parties intending to be
legally bound, have set their hands and seals on this 28th day of September, 2012.

 

	 	 	LANDLORD:

UNION SQUARE, LIMITED PARTNERSHIP
	 	 	 
	/s/ Leslie K. Cohen	 	/s/ Brad Michael
	Witness	 	By:
Brad Michael, Partner
	 	 	 
	 	 	TENANT:
	 	 	CALIBER
THERAPEUTICS INC.
	 	 	 
	/s/ illegible	 	/s/ Darren Sherman
	Witness	 	By:
Darren Sherman

 

    22

     

    

 

LEASE BREAKDOWN:

 

	Lease Exhibit:  	D	 
	Exhibit Date:  	9/8/12	 

 

    23

     

    

 

FOURTH ADDENDUM TO LEASE

 

	LEASE DATED:	DECEMBER 14th, 2009

 

	DATE OF THIS ADDENDUM:	January 15th, 2015

 

BETWEEN:

 

		●	UNION SQUARE, L.P. (LANDLORD), AND

 

		●	CALIBER THERAPEUTICS INC (TENANT)

 

LEASED SPACE: 150 UNION SQUARE
DRIVE, NEW HOPE, PA 18938.

 

		1.	It is agreed between the parties that:

 

		a.	The Initial Lease Term has been extended through 1-31-17 as per the attached Lease Breakdown, Lease Exhibit E, Exhibit Date 1-14-15.

 

		b.	The lease will now encompass Suite 140 (2438 sq ft) and the current Suite 150 (3023 sq ft) for a total leased square footage of 5,461
as shown on the attached Lease Breakdown, Lease Exhibit E, Exhibit Date 1-14-15.

 

	Except as expressly amended herein, the Commercial Lease between _Union
                                                                   Square L.P. (Landlord) and Caliber Therapeutics Inc. (Tenant) dated Dec. 14th, 2009 (date) is hereby ratified
                                                                   in its entirety as though set forth at length herein.

 

IN WITNESS WHEREOF the parties intending to be
legally bound, have set their hands and seals on this 20th day of ___ January___, 2015.

 

	 	 	LANDLORD:

UNION SQUARE, LIMITED PARTNERSHIP
	 	 	 
	/s/ Leslie K. Cohen	 	/s/ Brad Michael
	Witness	 	By: Brad Michael, Partner
	 	 	 
	 	 	TENANT:
	 	 	Caliber Therapeutics Inc.
	 	 	 
	 	 	/s/ John P. Brancaccio
	Witness	 	By: John P. Brancaccio, Treasurer

 

    24

     

    

 

LEASE BREAKDOWN:

 

	Lease Exhibit:  	E	 
	Exhibit Date:  	1/12/15	

 

    25

     

    

 

*** Certain information in this document has
been excluded pursuant to Regulation S-K, item 601(b)(10). Such excluded information is not material and is information that
the company treats as private or confidential. Such omitted information is indicated by brackets “[***]”) in this exhibit.
***

 

FIFTH ADDENDUM TO LEASE

 

	LEASE DATED:	DECEMBER 14th, 2009
	 	 
	DATE OF THIS ADDENDUM:	January 20th, 2017

 

BETWEEN:

 

		●	UNION SQUARE, L.P. (LANDLORD), AND

 

		●	CALIBER THERAPEUTICS INC. (TENANT)

 

LEASED SPACE: 150 UNION
SQUARE DRIVE, NEW HOPE, PA 18938.

 

		1.	It is agreed between the parties that:

 

		a.	The Initial Lease Term has been extended through 1-31-19 as per the attached Lease Breakdown, Lease Exhibit F, Exhibit Date 1-20-17.

 

		b.	One additional one year option was also added on the Lease Breakdown, Lease Exhibit F, Exhibit Date 1-20-17 should
the Tenant choose to accept it.

 

		2.	As a note to clarify the Security Deposits in place. When Caliber took over both suites 140 and 150, both existing security
deposits for Caliber ($[***]) and what was Backbeat ($[***]) are being used in total for the current total suite 150.

 

	Except
                                            as expressly amended herein, the Commercial Lease between Union Square L.P. (Landlord)
                                            and Caliber Therapeutics Inc. (Tenant) dated December 14th, 2009 (date)
                                            is hereby ratified in its entirety as though set forth at length herein,

 

IN WITNESS WHEREOF the parties intending to be
legally bound, have set their hands and seals on this 30th day of January, 2017.

 

	 	 	LANDLORD:

UNION SQUARE, LIMITED PARTNERSHIP
	 	 	 
	 	 	/s/ Brad Michael
	Witness	 	By: Brad Michael, Partner
	 	 	 
	 	 	TENANT:
	 	 	Caliber Therapeutics Inc.
	 	 	 
	 	 	/s/ John P. Brancaccio
	Witness	 	By: 

 

    26

     

    

 

LEASE BREAKDOWN:

 

	Lease Exhibit:  	F	 
	Exhibit Date:  	1/20/17	 

 

    27

     

    

 

SIXTH ADDENDUM TO LEASE

 

	LEASE DATED:	DECEMBER 14th, 2009
	 	 
	DATE OF THIS ADDENDUM:	August 8th, 2017

 

BETWEEN:

 

		●	UNION SQUARE, L.P. (LANDLORD), AND

 

		●	CALIBER THERAPEUTICS INC (TENANT)

 

LEASED SPACE: 150 UNION
SQUARE DRIVE, NEW HOPE, PA 18938.

 

		1.	It is agreed between the parties that:

 

		a.	The Tenant will be adding storage unit #5 as additional rental space. The storage unit is located in the 500 building lower level
unit #5. The approximate square footage of the storage unit is 150 square feet.

 

		b.	Monthly rent has been revised to show the additional rent of the storage unit and is as described in the updated Lease Breakdown,
Lease Exhibit G, Exhibit Dated 8-8-17.

 

		c.	The storage rental only may have early termination of leasing of just the storage unit. Landlord would still require 45 days written
notice of vacating the storage unit.

 

		d.	No security deposit is being requested for the storage unit.

 

	Except
                                            as expressly amended herein, the Commercial Lease between Union Square L.P. (Landlord)
                                            and Caliber Therapeutics Inc. (Tenant) dated December 14th, 2009 (date)
                                            is hereby ratified in its entirety as though set forth at length herein.

 

IN WITNESS WHEREOF the parties intending to be
legally bound, have set their hands and seals on this _10th _ day of ___ August___, 2017.

 

	 	 	LANDLORD:

UNION SQUARE, LIMITED PARTNERSHIP
	 	 	 
	 	 	/s/ Brad Michael
	Witness	 	By: Brad Michael, Partner
	 	 	 
	 	 	TENANT:
	 	 	Caliber Therapeutics Inc.
	 	 	 
	 	 	/s/ Darren Sherman
	Witness	 	By: Darren Sherman

 

    28

     

    

 

LEASE BREAKDOWN:

 

	Lease Exhibit:  	G	 
	Exhibit Date:  	8/8/17	 

 

    29

     

    

 

*** Certain information in this document has
been excluded pursuant to Regulation S-K, item 601(b)(10). Such excluded information is not material and is information that the company
treats as private or confidential. Such omitted information is indicated by brackets “[***]”) in this exhibit. ***

 

SEVENTH ADDENDUM TO LEASE

 

	LEASE DATED:	DECEMBER 14th, 2009
	 	 
	DATE OF THIS ADDENDUM:	January 29th, 2019

 

BETWEEN:

 

		●	UNION SQUARE, L.P. (LANDLORD), AND

 

		●	CALIBER THERAPEUTICS INC (TENANT)

 

LEASED SPACE: 150 UNION
SQUARE DRIVE, NEW HOPE, PA 18938.

 

		1.	It is agreed between the parties that:

 

		a.	The Tenant will be extending the existing lease until 9-30-19 of the existing space.

 

		b.	The Tenant will be adding Suite 140 to the existing lease on 9-1-19 for one month at $[***] rent. Starting on 10-1-19
Tenant will be extending the Lease for a term of 5 years for both Suites 140 & 150.

 

		c.	Square Footage Leased, Lease Term Dates, Base Monthly Rent, CAM Rent, HVAC Warranty, and Storage Rent Monthly Rent have been revised
as described in the updated Lease Breakdown, Lease Exhibit H, Exhibit Dated 1-29-19.

 

		d.	Landlord has agreed to offer the Tenant an allowance of $[***] towards retrofit expenses. Landlord reserves the right to approve expenses
to confirm that they relate to the retrofit of the physical space. The allowance can be used for any portion of the leased premises.

 

		e.	An additional Security Deposit of $[***] needed at the execution of this addendum for the addition of Suite 140.

 

	Except
                                            as expressly amended herein, the Commercial Lease between Union Square L.P. (Landlord)
                                            and Caliber Therapeutics Inc. (Tenant) dated December 14th, 2009 (date)
                                            is hereby ratified in its entirety as though set forth at length herein.

 

IN WITNESS WHEREOF the parties intending to be
legally bound, have set their hands and seals on this 31st day of August, 2019.

 

	 	 	LANDLORD:

UNION SQUARE, LIMITED PARTNERSHIP
	 	 	 
	 	 	/s/ Brad Michael
	Witness	 	By: Brad Michael, Partner
	 	 	 
	 	 	TENANT:
	 	 	Caliber Therapeutics Inc.
	 	 	 
	/s/ Kate Hennessy	 	/s/ C. Evan Ballantyne
	Witness	 	By: C. Evan Ballantyne, CFO

 

    30

     

    

 

LEASE BREAKDOWN:

 

	Lease Exhibit:  	H	 
	Exhibit Date:  	1/29/19	 

 

    31

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