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EXHIBIT 10.3    
    

70 PACIFIC STREET

CAMBRIDGE, MASSACHUSETTS 02139  

 
  LEASE SUMMARY SHEET    
    

	Execution Date:	 	July 12, 2002
	

Tenant:	
 	

PASSPORTS, a taste of Europe, corporation
	

Landlord:	
 	

Massachusetts Institute of Technology, a Massachusetts charitable corporation
	

Building:	
 	

70 Pacific Street, Cambridge, Massachusetts. The land on which the Building is located (the "Land") is more particularly described on Exhibit A
attached hereto and incorporated herein.
	

Premises:	
 	

Retail Space No. 1071, consisting of approximately 2,361 square feet of space on the first (1st) floor of the Building, as more particularly shown as hatched, highlighted or outlined on the Lease Plan attached hereto as Exhibit B and incorporated herein.
	

Term Commencement Date:	
 	

The date on which Landlord delivers the Premises to Tenant with Landlord's Work substantially complete (which delivery is estimated to occur on July 1, 2002).
	

Rent Commencement Date:	
 	

The earlier to occur of (a) thirty (30) days after the Term Commencement Date, or (b) the day on which Tenant opens for business.
	

Expiration Date:	
 	

Five (5) years after the last day of the month in which the Rent Commencement Date occurs, unless earlier terminated or extended as set forth herein.
	

Extension Term(s):	
 	

One (1) Extension Term of Five (5) years
	

Permitted Uses:	
 	

Restaurant selling sandwiches and other deli food products, and for no other purposes whatsoever.
	

Tenant's Trade Name:	
 	

Passports (subject to Section 4.4 below)
	

Radius Restriction:	
 	

Two (2) miles

	
Base Rent:
 
	
 	

RENT YEAR
	
 	

ANNUAL BASE RENT
	
 	

MONTHLY

PAYMENT
	
 	

PSF

	
 	
 	

 	
 	
 	

 	
 	
 	

 	
 	
 	

 
	

 	
 	

1-5	
 	
$	

94,440.00	
 	
$	

7,870.00	
 	
$	

40.00
	

 	
 	

6-10	
 	
 	

Calculated as set forth in Section 1.2(b)

       

	

Percentage Rent:	
 	

The Applicable Percentage of the difference between Gross Sales (hereinafter defined) and Two Million Dollars ($2,000,000)

("Minimum Annual Sales")  

	RENT YEAR
 
	 	APPLICABLE PERCENTAGE

	1 - 2	 	Two percent (2%)
	3 - 5	 	Five Percent (5%)
	6 - 10 (subject to Section 1.2 below)	 	Five Percent 5%

       

	Security Deposit	 	 
	

Letter of Credit:	
 	

$16,527.00

        THIS
INDENTURE OF LEASE (this "Lease") is hereby made and entered into on the Execution Date by and between Landlord and Tenant. 

        Each
reference in this Lease to any of the terms and titles contained in any Exhibit attached to this Lease shall be deemed and construed to incorporate the data stated under that term
or title in such Exhibit. All capitalized terms not otherwise defined herein shall have the meanings ascribed to them as set forth in the Lease Summary Sheet which is attached hereto and incorporated
herein by reference. 

1.     LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS  

        1.1    Lease Grant.    Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises upon and
subject to terms and conditions of this Lease, for a term of years commencing on the Term Commencement Date and, unless earlier terminated or extended pursuant to the terms hereof, ending on the
Expiration Date (the "Term"). 

        1.2    Extension Terms.    

        (a)   Provided
(i) Tenant, an Affiliated Entity (hereinafter defined) and/or a Successor (hereinafter defined) is/are then occupying one hundred percent (100%) of the
Premises; and (ii) no Event of Default has occurred (1) as of the date of the Extension Notice (hereinafter defined), (2) at the commencement of the applicable Extension Term
(hereinafter defined), and (iv) Guarantor executes a written agreement in form and substance reasonably acceptable to Landlord whereby Guarantor agrees that the obligations of Guarantor under
the Guaranty shall extend and apply during such Extension Term, Tenant shall have the option to extend the Term for one (1) additional term of five (5) years (the
"Extension Term"), commencing as of the expiration of the initial term of the Lease. Tenant must exercise such option to extend by giving Landlord
written notice (the "Extension Notice") on or before the date that is twelve (12) months prior to the expiration of the then-current
term of the Lease, time being of the essence. Upon the timely giving of such notice, the Term shall be deemed extended upon all of the terms and
conditions of this Lease, except that Base Rent during the Extension Term shall be calculated in accordance with this Section 1.2, Landlord shall have no
obligation to construct or renovate the Premises and Tenant shall have no further extend the Term. If Tenant fails to give timely notice, as aforesaid, Tenant shall have no further right to extend the
Term. Notwithstanding the fact that Tenant's proper and timely exercise of each option to extend the Term shall be self-executing, the parties shall promptly execute a lease amendment
reflecting such Extension Term after Tenant exercises such option. The execution of such lease amendment shall not be deemed to waive any of the conditions to Tenant's exercise of its rights under
this Section 1.2. 

        (b)   The
Base Rent during the Extension Term (the "Extension Term Base Rent") shall be based upon the fair market rental value
of the Premises then demised to Tenant as of the commencement of the Extension Term as determined in accordance with the process described below, for renewals of space in the vicinity of the Building
of equivalent quality, size, utility and location, with the length of the Extension Term and the credit standing of Tenant to be taken into account. Within thirty (30) days after receipt of the
Extension Notice, Landlord shall deliver to Tenant written notice of its determination of the Extension Term Base Rent for the Extension Term. Tenant shall, within thirty (30) days after
receipt of such notice, notify Landlord in writing 

whether
Tenant accepts or rejects Landlord's determination of the Extension Term Base Rent ("Tenant's Response Notice"). If Tenant fails timely to
deliver Tenant's Response Notice, Landlord's determination of the Extension Term Base Rent shall be binding on Tenant. 

        (c)   If
and only if Tenant's Response Notice is timely delivered to Landlord and indicates both that Tenant rejects Landlord's determination of the Extension Term Base Rent
and Tenant's submission of the matter to arbitration, then the Extension Term Base Rent shall be determined in accordance with the procedure set forth in this Section 1.2(c). In such event,
within five (5) days after receipt by Landlord of Tenant's Response Notice indicating Tenant's desire to submit the determination of the Extension Term Base Rent to arbitration, Tenant and
Landlord shall each notify the other, in writing, of their respective selections of an appraiser (respectively, "Landlord's Appraiser" and
"Tenant's Appraiser"). Landlord's Appraiser and Tenant's Appraiser shall then jointly select a third appraiser (the "Third
Appraiser"). All of the appraisers selected shall be individuals with at least five (5) years' commercial appraisal experience in the area in which the Premises are
located, shall be members of the Appraisal Institute (M.A.I.), and, in the case of the Third Appraiser, shall not have acted in any capacity for either Landlord or Tenant within five (5) years
of his or her selection. The three appraisers shall determine the Extension Term Base Rent in accordance with the requirements and criteria set forth in Section 1.2(b) above, employing the
method commonly known as Baseball Arbitration, whereby Landlord's Appraiser and Tenant's Appraiser each sets forth its determination of the Extension
Term Base Rent as defined above, and the Third Appraiser must select between the two (it being understood that the Third Appraiser shall be expressly prohibited from selecting a compromise figure).
Landlord's Appraiser and Tenant's Appraiser shall deliver their determinations of the Extension Term Base Rent to the Third Appraiser within ten (10) days of their respective appointments and
the Third Appraiser shall render his or her decision within ten (10) days after receipt of both of the other two determinations of the Extension Term Base Rent. The Third Appraiser's decision
shall be binding on both Landlord and Tenant. Each party shall bear the cost of its own appraiser and shall share equally in the cost of the Third Appraiser. 

        (d)   In
no event (including the arbitration procedure set forth above) shall Base Rent payable by Tenant for any twelve (12) month period during the Extension Term be
less than Base Rent payable by Tenant with respect to the twelve (12) month period immediately preceding the commencement of such Extension Term. 

        1.3    Notice of Lease.    Each of the parties hereto agrees to join in the execution, in recordable form, of a
statutory notice of lease and/or written declaration in which shall be stated the Term Commencement Date, the Rent Commencement Date, and the Expiration Date, which notice of lease may be recorded by
Tenant with the Middlesex South Registry of Deeds and filed with the Registry District of the Land Court (collectively, the "Registry") at Tenant's sole
cost and expense. Upon the expiration or earlier termination of this Lease, Landlord shall deliver to Tenant a notice of termination of lease and Tenant shall promptly execute and deliver the same to
Landlord for Landlord's execution and recordation with the Registry. If Tenant fails to deliver the executed notice of termination of lease within ten (10) days of receipt thereof, Landlord may
execute same on Tenant's behalf, Tenant hereby appointing Landlord as Tenant's attorney-in-fact to execute the same under the foregoing circumstances. 

        1.4    Appurtenant Rights.    Tenant shall have, as appurtenant to the Premises, rights to use in common, with others
entitled thereto, subject to the Rules and Regulations (hereinafter defined) the following areas (such areas are hereinafter referred to as the "Common
Areas"): (i) the common lobbies, loading docks, hallways and stairways of the Building, (ii) common walkways necessary for access to the Building, (iii) if
the Premises include less than the entire rentable area of any floor, the common toilets and other common facilities of such floor; and (iv) other areas designated by Landlord from time to time
for the common use of commercial tenants of the Building; and no other appurtenant rights or easements. 

        1.5    Tenant's Access.    

        (a)   From
and after the Term Commencement Date and until the end of the Term, Tenant shall have access to the Premises twenty-four (24) hours a day, seven
(7) days a week, subject to Legal Requirements, the terms of this Lease and matters of record. 

        (b)   Tenant
shall have the right to access the Premises, at Tenant's sole risk, prior to the Term Commencement Date for purposes reasonably related to the performance of
Tenant's Work (hereinafter defined), provided such access does not materially interfere with the preparation for or performance of Landlord's Work (hereinafter defined). Tenant shall, prior to the
first entry to the Premises pursuant to this Section 1.5, provide Landlord with binders of insurance evidencing that the insurance required in Article 10 hereof is in full force and
effect and covering any person or entity entering the Building. Tenant shall defend, indemnify and hold Landlord and Landlord's agents, contractors and employees (collectively with Landlord, the
"Landlord Parties") harmless from and
against any and all claims, damages, losses, penalties, costs, expenses and fees (including without limitation reasonable legal fees) (collectively,
"Claims") for injury to persons or property resulting from or relating to Tenant's access to and use of the Premises prior to the Term Commencement Date
as provided under this Section 1.5. Tenant shall coordinate any access to the Premises prior to the Term Commencement Date with Landlord's property manager. 

        1.6    Exclusions.    The following are expressly excluded from the Premises and reserved to Landlord: all the
perimeter walls of the Premises (except the inner surfaces thereof), the Common Areas, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, wires and appurtenant
fixtures, fan rooms, ducts, electric or other utilities, sinks or other Building facilities, and the use of all of the foregoing, except as expressly permitted pursuant to Section 1.4 above. 

2.     RIGHTS RESERVED TO LANDLORD  

        2.1    Additions and Alterations.    Landlord reserves the right, at any time and from time to time, to make such
changes, alterations, additions, improvements, repairs or replacements in or to the Building (including the Premises but, with respect to the Premises, only for purposes of repairs, maintenance,
replacements and other rights expressly reserved to Landlord herein) and the fixtures and equipment therein, as well as in or to the street entrances and/or the Common Areas, as it may deem necessary
or desirable, provided, however, that there be no material obstruction of access to, or material interference with the use and enjoyment of, the Premises by Tenant. Subject to the foregoing, Landlord
expressly reserves the right to temporarily close all, or any portion, of the Common Areas for the purpose of making repairs or changes thereto. 

        2.2    Name and Address of Building.    Landlord reserves the right at any time and from time to time to change the
name or address of the Building provided Landlord gives Tenant at least six (6) months' prior written notice thereof. 

        2.3    Landlord's Access.    Tenant shall (a) permit Landlord to erect, use, maintain and relocate pipes, ducts
and conduits in and through the Premises, provided the same do not materially reduce the floor area or materially adversely affect the appearance thereof; (b) upon as much advance notice as is
practical under the circumstances (except that no notice shall be required in emergency situations), permit Landlord and any mortgagee of the Building and/or the Land or of the interest of Landlord
therein (each, a "Mortgagee"), and their agents, employees and contractors, to have free and unrestricted access to and to enter upon the Premises at
all reasonable hours for the purposes of inspection, making repairs, replacements or improvements in or to the Premises or the Building or equipment therein (including, without limitation, sanitary,
electrical, heating, air conditioning or other systems), complying with all applicable laws, ordinances, rules, regulations, statutes, by-laws, court decisions and orders and requirements
of all public authorities (collectively, "Legal Requirements"), or exercising any right reserved to Landlord under this Lease (including without
limitation the right to take upon or through, or to keep and store within the Premises all necessary materials, tools and equipment); and (c) permit Landlord and its agents and employees, at
reasonable times, upon reasonable advance notice, to show the Premises during ordinary business hours to any prospective 

Mortgagee
or purchaser of the Building and/or the Land or of the interest of Landlord therein, and, during the last twelve (12) months of the Term, prospective tenants. 

        2.4    Tenant Remains Obligated.    Nothing contained in this Article 2 shall be deemed to relieve Tenant of
any duty, obligation or liability of Tenant with respect to making any repair, replacement or improvement or complying with any Legal Requirements. 

        2.5    Minimize Interference.    Except in the event of an emergency, Landlord shall use commercially reasonable
efforts to minimize any interference with Tenant's business operations and use and occupancy of the Premises in connection with the exercise any of the foregoing rights under this Article 2. 

3.     CONSTRUCTION.  

        3.1    Landlord's Work.    Subject to delays due to governmental regulation, unusual scarcity of or inability to
obtain labor or materials, labor difficulties, casualty or other causes reasonably beyond Landlord's control (collectively "Landlord's Force Majeure")
and subject to any act or omission by Tenant and/or Tenant's agents, servants, employees, consultants, contractors, subcontractors, licensees and/or subtenants (collectively with Tenant, the
"Tenant Parties") which causes an actual delay in the performance of Landlord's Work (a "Tenant Delay"),
Landlord, at Landlord's sole cost and expense, shall substantially complete the work more particularly described in Exhibit C attached hereto
("Landlord's Work"). In addition, Landlord shall install a heating, ventilating and air conditioning unit in, and exclusively serving, the Premises in a
location reasonably approved by Landlord and Tenant.
Tenant acknowledges and agrees that the installation of the HVAC Unit may not be completed before the Term Commencement Date. Landlord shall use commercially reasonable efforts to complete such
installation on or before the Rent Commencement Date. 

        3.2    Punchlist Items.    Promptly following delivery of the Premises to Tenant with Landlord's Work substantially
complete, Landlord and Tenant shall inspect the Premises and mutually prepare a list (the "Punchlist") of outstanding items which need to be performed
to complete Landlord's Work (the "Punchlist Items"). Subject to Landlord's Force Majeure and Tenant Delays, Landlord shall complete all Punchlist Items
within thirty (30) days of the date of the Punchlist. 

        3.3    Tenant's Work.    On or before September 1, 2002, Tenant shall, at Tenant's sole cost and expense,
perform and complete the work necessary to prepare the Premises for Tenant's occupancy, including without limitation the installation of any and all ducts and shafts necessary to distribute heat and
air conditioning throughout the Premises from the HVAC Unit (collectively, "Tenant's Work") (a) in accordance with construction drawings approved
by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed provided the same comply with the requirements to avoid aesthetic or other conflicts with the design and function
of the balance of the Building; (b) using contractors reasonably approved by Landlord; and (c) in compliance with the provisions of Article 8 below. Tenant shall be responsible
for all elements of the design of the plans (including, without limitation, compliance with Legal Requirements, functionality of design, the structural integrity of the design, the configuration of
the Premises and the placement of Tenant's furniture, appliances and equipment therein). Landlord agrees to respond to any request for approval of the plans within ten (10) business days of
receipt thereof. 

4.     USE OF PREMISES  

        4.1    Permitted Uses.    Tenant shall during the Term continuously and uninterruptedly use the Premises only for the
Permitted Uses and for no other purposes. Tenant shall conduct its usual and customary business during normal business hours but at least from 7 A.M. to 9 P.M. Service and utility areas
(whether or not a part of the Premises) shall be used only for the particular purpose for which they designed. 

        4.2    Prohibited Uses.    

        (a)   Notwithstanding
any other provision of this Lease, Tenant shall not use the Premises or the Building, or any part thereof, or suffer or permit the use or occupancy of
the Premises or the Building or any part thereof by any of the Tenant Parties (i) in a manner which would violate any of the covenants, agreements, terms, provisions and conditions of this
Lease or otherwise applicable to or binding upon the Premises; (ii) for any unlawful purposes or in any unlawful manner; (iii) which, in the reasonable judgment of Landlord (taking into
account the use of the Building as a combination retail and residential building and the Permitted Uses) shall (a) impair the appearance or reputation of the Building; (b) impair,
interfere with or otherwise diminish the quality of any of the Building services or the proper and economic heating, cleaning, ventilating, air conditioning or other servicing of the Building or
Premises, or the use or occupancy of any of the Common Areas; (c) occasion discomfort, inconvenience or annoyance in any material respect (and Tenant shall not install or use any electrical or
other equipment of any kind, which, in the reasonable judgment of Landlord, will cause any such impairment, interference, discomfort, inconvenience, annoyance or injury), or cause any injury or damage
to any occupants of the Premises or other tenants or occupants of the Building or their property; or (d) cause harmful air emissions or any unusual or other objectionable odors, noises or
emissions to emanate from the Premises; (iv) in a manner which is inconsistent with the operation of the Building as a combination retail and residential facility of the first class in the
quality of its maintenance, use, or occupancy; or (v) in a manner which shall increase such insurance rates on the Building or on property located therein over that applicable when Tenant first
took occupancy of the Premises hereunder. 

        (b)   With
respect to the use and occupancy of the Premises and the Common Areas, Tenant will not: (i) place or maintain any signage, trash, refuse or other articles in
any vestibule or entry of the Premises, on the footwalks or corridors adjacent thereto or elsewhere on the exterior of the Premises, nor obstruct any driveway, corridor, footwalk, parking area, mall
or any other Common Areas; (ii) permit undue accumulations of or burn garbage, trash, rubbish or other refuse within or without the Premises; (iii) permit the parking of vehicles so as
to interfere with the use of any driveway, corridor, footwalk, parking area, or other Common Areas; (iv) receive or ship articles of any kind outside of those areas reasonably designated by
Landlord; (v) conduct or permit to be conducted any auction, going out of business sale, bankruptcy sale (unless directed by court order), or other similar type sale in or connected with the
Premises; (vi) use the name of the Building, Landlord, or any of Landlord's affiliates or subsidiaries or any photograph, film, drawing, or other depiction or representation of the Building or
any part thereof, which contains signage or distinctive architectural characteristics that cause the scene photographed, filmed, drawn, depicted, or represented to be identifiable as being the
Building, in any publicity, promotion, trailer, press release, advertising, printed, or display materials without Landlord's prior written consent; (vii) except in connection with Tenant's Work
and/or Alterations (hereinafter defined) approved by Landlord, cause or permit any hole to be drilled or made in any part of the Building; (viii) use or permit the use of any objectionable
advertising medium such as, without limitation, loudspeakers, phonographs, public address systems, sound amplifiers, reception of radio or television broadcasts within the Building, which is in any
manner audible or visible outside of the Premises; (ix) distribute handbills or other advertising matter in any Common Areas; or (x) use the lobbies, corridors or any other Common Areas
adjacent to the Premises for the sale or display of any merchandise or for any other business, occupation or undertaking. 

        4.3    Permits.    If any governmental license or permit shall be required for the proper and lawful conduct of
Tenant's business, Tenant, at Tenant's expense, shall duly procure and thereafter maintain such license and submit the same for inspection by Landlord. Tenant, at Tenant's expense, shall at all times
comply with the terms and conditions of each such license or permit. Tenant shall furnish all data and information to governmental authorities, with a copy to Landlord, as required in accordance with
Legal Requirements as they relate to Tenant's use or occupancy of the Premises or the Building. Landlord shall cooperate with Tenant, at Tenant's sole cost and expense, in connection with its
application for any required licenses, permits and approvals for the Permitted Uses. 

        4.4    Tenant's Trade Name.    Unless otherwise approved by Landlord, Tenant and any successor of Tenant shall conduct
business at and from the Premises only using Tenant's Trade Name. Subject to Legal Requirements, Tenant shall have the right to change Tenant's Trade Name, upon at least thirty (30) days' prior
written notice to Landlord ("Tenant's Trade Name Notice"), provided, however, that (i) such trade name is being used at the time of any such
change by a majority of Tenant's Stores previously operating under Tenant's Trade Name; and (ii) Tenant shall fully comply with the provisions of this Lease pertaining to use and signage.
Tenant's Trade Name Notice shall include evidence reasonably satisfactory to Landlord that the foregoing requirements have been met. 

        4.5    Radius Restriction.    

        (a)   From
and after the Execution Date and until the end of the Term, and for so long thereafter as Tenant remains in occupancy (any earlier termination resulting from
Tenant's default notwithstanding), Tenant covenants and agrees that neither Tenant nor any person, firm or other entity that directly or indirectly controls or is directly controlled by Tenant or is
connected or affiliated with Tenant, including without limitation any affiliate, subsidiary, guarantor, principal, partner, shareholder, employee, agent, franchisee, officer, director, licensor,
licensee, investor or lender (collectively, "Associates") shall own, operate, manage, franchise, license, maintain or have any significant affiliation,
interest or investment, either directly or indirectly, in any business, store, or other establishment that is (i) the same as, similar to or in competition with Tenant's business in the
Premises (such same, similar or competing business is hereinafter referred to as a "Violating Business"); and (ii) located within any building or
building complex, any portion of which is located within a two (2) mile radius as measured from any point on the perimeter of the Building. Notwithstanding the previous sentence of this
Section 4.5(a), Tenant and/or its Associates may own, operate, manage, franchise, license, maintain and/or have a significant affiliation with a Violating Business that is located in
(A) Boston, Massachusetts, or (B) west of the intersection of Massachusetts Avenue and Mount Auburn Street in Cambridge, Massachusetts. 

        (b)   If
Tenant shall fail to comply with the provisions of this Section 4.5, Landlord shall have the right, in addition to all other rights and remedies available at
law or in equity, to require that the gross sales (calculated in the same manner as Gross Sales (hereinafter defined) under this Lease) from such Violating Business be included in the computation of
Gross Sales for purposes of calculating Percentage Rent hereunder, and, at Landlord's election, for other applicable purposes under this Lease as though such gross sales had actually been made from
the Premises. 

        (d)   Tenant
shall make all Records (hereinafter defined) necessary to establish gross sales of the Violating Business available to Landlord. Landlord shall have the same
rights of inspection and audit with respect to the gross sales of such Violating Business as is provided in Section 5.4 below. However, Tenant shall pay all costs associated with such
inspection and audit of the Violating Business(es). If Tenant fails to supply all Records for such Violating Business in accordance with Section 5.4 below, or if the Records are not adequate to
ascertain the Violating Business's gross sales, or if Landlord, in its sole discretion, deems the reports unreliable, then at Landlord's option, the gross sales from such Violating Business shall
conclusively be deemed to be equal to the greater of (i) ninety percent (90%) of Gross Sales from the Premises for the same period, or (ii) the product of $250.00 per day multiplied by
the number of days that the Tenant is in violation of the this Section 4.5. 

5.     RENT; ADDITIONAL RENT  

        5.1    Base Rent.    During the Term, Tenant shall pay to Landlord the Base Rent, additional rent and other charges
reserved and covenanted to be paid under the Lease in respect of the Premises (collectively, "Rent") in equal monthly installments, in advance and
without demand on the first day of each month for and with respect to such month. Unless otherwise expressly provided herein, the payment of Rent shall commence on the Rent Commencement Date. If the
Rent Commencement Date is on any day other than the first day of a calendar month, Rent for such calendar month shall be prorated accordingly. Rent shall be payable to Landlord or, if Landlord shall
so direct in writing, to 

Landlord's
agent or nominee, in lawful money of the United States which shall be legal tender for payment of all debts and dues, public and private, at the time of payment. 

        5.2    INTENTIONALLY DELETED    

        5.3    INTENTIONALLY DELETED    

        5.4    Percentage Rent.    

        (a)   "Gross Sales" shall mean the aggregate gross amount of all sales, transactions and receipts in, upon, from or through the
use of the Premises, directly or indirectly, whether at wholesale or retail, whether by telephone or mail or in-person, whether in cash, charged or on credit (and if charged
or on credit, whether or not collected or charged off in whole or in part), and whether payment therefor or delivery of merchandise or services shall be made at or from some other place, and whether
made directly or indirectly by Tenant or others in the Premises (including without limitation any assignees, subtenants, and concessionaires, it being agreed by Tenant that sales of such others shall
be itemized separately in each of the statements referenced in Sections 5.4(c) and (d) below, and that nothing herein contained shall in any way affect the provisions of Article 9 below
prohibiting a Transfer (hereinafter defined) without Landlord's prior written consent), and whether or not through or from vending or other machines, excepting only (a) sales of merchandise
previously included in Gross Sales but later returned, but only to the extent to which cash shall have been refunded or other merchandise exchanged, (b) the amount of any sales or use tax
separately stated to the purchaser, (c) the exchange of merchandise between various locations operated by Tenant, if any, where such exchange is made solely for the convenience of Tenant and
not for the purpose of consummating a sale which otherwise would have been included in Gross Sales, (d) sales to Tenant's employees at the Premises made at a discount (provided such excluded
amount shall not exceed one (1%) percent of Gross Sales); (e) any insurance proceeds received by Tenant as a result of business interruption (other than lost profits), damage to inventory or
damage to any other property used by Tenant in the conduct of its business and not caused by the acts or omissions of any of the Tenant Parties; (f) catering orders received at the Premises,
but which are (i) filled from another of Tenant's locations and (ii) treated by Tenant as sales at said other location; and (g) redemption of gift certificates, provided that the
revenues from the sale of gift certificates are included in Gross Sales. 

        (b)   With
respect to each and every Rent Year during the Term in which Gross Sales exceed Minimum Annual Sales, Tenant shall pay to Landlord, as additional rent, Percentage
Rent. Gross Sales for each Rent Year shall be computed separately. 

        (c)   On
or before the fifteenth (15th) day of January, April, July and October of each Rent Year during the Term, Tenant shall deliver to Landlord a true and
correct statement signed and sworn to by Tenant's chief financial officer of Tenant setting forth the Gross Sales for the preceding three (3) full calendar months and the aggregate Gross Sales
from the beginning of the then current Rent Year to the end of the preceding calendar month, and specifying the Percentage Rent payable, if any, with respect to such three (3) calendar months.
Such statement shall be accompanied by payment of the applicable Percentage Rent amount. 

        (d)   Within
sixty (60) days after the end of each Rent Year, and within thirty (30) days after the effective date of any earlier termination of this Lease,
Tenant shall deliver to Landlord a true and correct statement signed and sworn to by Tenant's chief financial officer and by a certified public accountant, setting forth and certifying to the Gross
Sales for such Rent Year and specifying the Percentage Rent payable with respect to such Rent Year. Such statement and certification shall be accompanied by payment of the Percentage Rent shown
thereon as due and not previously paid. 

        (e)   Tenant
agrees to keep at the Premises, or in such other location as Tenant shall designate in the Commonwealth of Massachusetts, true and correct records, books and
other documents (including without limitation financial journals, sales summary records, general ledgers, daily dated cash register tapes and summary tapes, pre-numbered sales slips, daily
sales and/or point of sale reports, financial statements, bank statements, records of daily bank deposits from transactions at 

of
from the Premises, duplicate validated bank deposit slips, purchase invoices, inventory and receiving records, pricing schedules or other materials showing price mark-ups, federal,
state and local income tax returns, state and local sales tax reports, settlement statements of transactions with subtenants, licensees and concessionaires, and materials necessary to document
permitted exclusions or deductions from Gross Sales) relating to all of Gross Sales during the preceding thirty-six (36) month period (collectively, the
"Records"). Tenant shall, upon not less than thirty (30) days' prior written notice, submit and make such Records available to Landlord or its
representatives for inspection and audit thereof at the Premises or Landlord's office or such other location in the continental United States as Landlord may from time to time direct. Tenant shall
permit and cooperate with Landlord with respect to such inspections and audits. In connection with any examination or audit, Landlord and/or its representatives shall have the right to inspect the
records from any other store operated by Tenant, but only if such inspection is reasonably necessary to verify Tenant's reporting of Gross Sales. If Tenant makes a Transfer, Tenant is responsible for
ensuring that the transferee's books and records conform to the requirements hereof, and Landlord shall have the right to inspect, examine or audit all books and records maintained by such transferee.
Tenant shall install and maintain on the Premises cash registers having a sealed, permanent, cumulative record of all sales reflected on such cash registers and Tenant shall, in fact, record all of
the Gross Sales on such register. If Tenant fails at any time to maintain the Records and to make the same available to Landlord and its representatives with respect to Gross Sales for any Rent Year,
following written notice by Lessor and a twenty (20) day cure period, the Gross Sales for such Rent Year shall, for all purposes under this Lease, be deemed to be the greater of (a) the
Gross Sales for such Rent Year computed without reference to this sentence, and (b) one hundred fifty percent (150%) of the largest volume of Gross Sales for any of the three (3) prior
Rent Years during the Term. In the event that any such inspection and/or audit by Landlord should disclose an error in the reporting of Gross Sales, Tenant shall pay to Lessor, as additional rent, on
demand, the amount of Percentage Rent due and not previously paid. In the event that any such inspection and/or audit by Landlord should disclose an underreporting in excess of two percent (2%) of
such Gross Sales, Tenant shall pay to Landlord, as additional rent, on demand, Landlord's costs and expenses of such inspection and/or audit. If two or more separate audits or inspections within a
three-year period disclose that Tenant has underreported Gross Sales by more than two percent (2%), then the second instance of such underreporting shall be considered an "Event of
Default" hereunder and Landlord may immediately exercise any and all remedies available under this Lease. The foregoing covenants shall survive the termination or expiration of this Lease. 

        5.5    Late Payments.    

        (a)   Any
payment of Rent due hereunder not paid when due shall bear interest for each month or fraction thereof from the due date until paid in full at the annual rate of
five (5) percentage points over the so-called prime rate charged from time to time by Fleet National Bank, or its successor national bank, or at any applicable lesser maximum
legally permissible rate for debts of this nature (the "Default Rate"). 

        (b)   Additionally,
if Tenant fails to make any payment within five (5) days after due date therefor, Landlord may charge Tenant a fee, which shall constitute
liquidated damages, equal to One Hundred Dollars ($100) per day for each day such payment is late. 

        (c)   For
each Tenant payment check to Landlord that is returned by a bank for any reason, Tenant shall pay a returned check charge of the greater of (i) $75.00, or
(ii) such amount as shall be customarily charged by Landlord's bank at the time. 

        (e)   Money
paid by Tenant to Landlord shall be applied to Tenant's account in the following order: first, to any unpaid Additional Rent, including without limitation late
charges, returned check charges, legal fees and/or court costs legally chargeable to Tenant; and then to unpaid Base Rent. 

        (f)    The
parties agree that the late charge referenced in Section 5.5(b) represents a fair and reasonable estimate of the costs that Landlord will incur by reason of
any late payment by Tenant, and the payment of late charges and interest are distinct and separate in that the payment of interest is to compensate Landlord for the use of Landlord's money by Tenant,
while the payment of late charges is to compensate Landlord for Landlord's processing, administrative and other costs incurred by Landlord as a result of Tenant's delinquent payments. Acceptance of a
late charge or interest shall not constitute a waiver of Tenant's default with respect to the overdue amount or prevent Landlord from exercising any of the other rights and remedies available to
Landlord under this Lease or at law or in equity now or hereafter in effect. 

        5.6    No Offset; Independent Covenants.    Rent shall be paid without notice or demand, and without setoff,
counterclaim, defense, abatement, suspension, deferment, reduction or deduction, except as expressly provided herein. Tenant waives all rights (i) to any abatement, suspension, deferment,
reduction or deduction of or from Rent, and (ii) to quit, terminate or surrender the Lease or the Premises or any part thereof, except as expressly provided herein. It is the intention of the
parties hereto that the obligations of Tenant hereunder shall be separate and independent covenants and agreements, that Rent shall continue to be payable in all events and that the obligations of
Tenant hereunder shall continue unaffected, unless the requirement to payor perform the same shall have been terminated pursuant to an express provision of the Lease. 

        5.7    Survival.    Any obligations under this Article 5 which shall not have been paid at the expiration or
earlier termination of the Term shall survive such expiration or earlier termination and shall be paid when and as the amount of same shall be determined and be due. 

6.     UTILITIES, HVAC; WASTE REMOVAL  

        6.1    Electricity.    Landlord shall, at Landlord's expense, furnish and install in a location approved by Landlord
in or near the Premises such necessary metering equipment approved by Landlord to measure electricity furnished to the Premises. Tenant, at Tenant's expense, shall maintain and keep in repair such
metering equipment. Tenant shall pay the full amount of any charges attributable to such meter on or before the due date therefor either to Landlord or directly to the supplier thereof, at Landlord's
election. 

        6.2    Water.    Landlord shall install a separate water meter for the Building and shall allocate the water meter
charges, together with any sewer charges based on said meter charges, among the tenants of the Building based upon estimated water usage, as reasonably estimated by Landlord. Landlord shall provide
Tenant with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Tenant. Tenant shall pay to Landlord, as additional rent hereunder, its
allocated share of water charges within ten (10) days of demand therefor. 

        6.3    Heat, Ventilating and Air Conditioning.    Landlord shall furnish hot water to the Premises during the normal
heating season during normal business hours for use in connection with Tenant's heating equipment. Landlord shall furnish to and distribute in the Premises chilled water for use in connection Tenant's
air conditioning equipment when air conditioning may reasonably be required during normal business hours for the comfortable occupancy of the Premises by Tenant. Whenever the air conditioning systems
are in operation, Tenant agrees to use reasonable efforts to lower and close the blinds or drapes when necessary because of the sun's position, and to cooperate fully with Landlord with regard to, and
to abide by all the reasonable regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning systems. Landlord will use reasonable efforts
upon no less than twenty-four (24) hours' advance written notice from Tenant, to furnish additional heat or air conditioning services to the Premises on days and at times other than
as above provided. 

        6.4    Other Utilities.    Subject to Landlord's reasonable rules and regulations governing the same, Tenant shall
obtain and pay, as and when due, for all other utilities and services consumed in and/or furnished to the Premises, together with all taxes, penalties, surcharges and maintenance charges pertaining
thereto. 

        6.5    Interruption or Curtailment of Utilities.    When necessary by reason of accident or emergency, or for repairs,
alterations, replacements or improvements which in the reasonable judgment of Landlord are desirable or necessary to be made, Landlord reserves the right, upon as much prior notice to Tenant as is
practicable under the circumstances and no less than twenty-four (24) hours' notice except in the event of an emergency, to interrupt, curtail, stop or suspend (i) the
furnishing of hot and/or cold water, and (ii) the operation of the plumbing and electric systems. Landlord shall exercise reasonable diligence to eliminate the cause of any such interruption,
curtailment, stoppage or suspension, but there shall be no diminution or abatement of Rent or other compensation due from Landlord to Tenant hereunder, nor shall this Lease be affected or any of
Tenant's obligations hereunder reduced, and Landlord shall have no responsibility or liability for any such interruption, curtailment, stoppage, or suspension of services or systems. 

        6.6    Trash Removal.    Throughout the Term, Tenant shall, at its sole cost and expense: (i) keep any garbage,
trash, rubbish and refuse (collectively, "Trash") in vermin-proof containers within the interior of the Premises until removed; and (ii) deposit
such Trash on a daily basis, in designated receptacles provided by Landlord. At its option, Landlord, at Tenant's cost, may furnish (or authorize others to furnish) a service for the removal of Trash
from receptacles designated by Landlord. Otherwise, Tenant must contract for daily removal of its Trash at Tenant's sole cost and expense. 

        6.7    Grease Traps.    At Tenant's sole cost and expense, Tenant shall (a) install grease traps reasonably
satisfactory to Landlord, and (b) maintain, repair and replace such grease traps in good working order and condition at all times during the Term. 

7.     MAINTENANCE AND REPAIRS  

        7.1    Maintenance and Repairs by Tenant.    Tenant shall keep all and singular the Premises neat and clean and free
of insects, rodents, vermin and other pests and in such good repair, order and condition as the same are in on the Term Commencement Date or in such better condition as the Premises may be put in
during the Term, reasonable wear and tear and damage by fire or by other casualty excepted. Tenant shall be solely responsible, at Tenant's sole cost and expense, (a) for the proper maintenance
of all equipment and appliances operated by Tenant, and (b) subject to Landlord's obligations set forth in Section 7.2 below, repairs and maintenance of any heating, ventilating and air
conditioning equipment or security equipment installed by Tenant and/or exclusively serving the Premises. Tenant shall make, as and when needed as a result of misuse by, or neglect or improper conduct
of any of the Tenant Parties or otherwise, all repairs in and about the Premises necessary to preserve them in such good repair, order and condition, which repairs shall be in quality and class equal
to the original work. 

        7.2    Maintenance and Repairs by Landlord.    Except as otherwise provided in Article 11, and subject to
Tenant's obligations in Section 7.1 above, Landlord shall keep and maintain the roof, Building structure, structural floor slabs, columns, equipment installed by Landlord and the Common Areas
of the Building in good repair, order and condition. In addition, Landlord shall maintain, repair and replace,
as necessary, the HVAC Unit. Within ten (10) days after receipt of a written invoice, Tenant shall reimburse Landlord for the cost of such maintenance, repair and replacement; provided,
however, that Tenant shall reimburse Landlord for the cost of capital repairs and replacements, if any, on an amortized (on a straight line) basis over the useful life thereof. 

        7.3    Accidents to Sanitary and Other Systems.    Tenant shall give to Landlord prompt notice of any fire or accident
in the Premises or in the Building and of any damage to, or defective condition in, any part or appurtenance of the Building including, without limitation, sanitary, electrical, ventilation, heating
and air conditioning or other systems located in, or passing through, the Premises. Except as otherwise provided in Article 11, and subject to Tenant's obligations in Section 7.1 above,
such damage or defective condition shall be remedied by Landlord with reasonable diligence, but, subject to Section 10.5 below, if such damage or defective condition was caused by any of the
Tenant Parties, the cost to remedy the same shall be paid by Tenant. 

        7.4    Floor Load—Heavy Machinery.    Tenant shall not place a load upon any floor of the Premises
exceeding the floor load per square foot of area which such floor was designed to carry and which is allowed by Legal Requirements. Landlord reserves the right to prescribe the weight and position of
all safes, heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively, "Heavy Equipment"), which shall be placed so as to
distribute the weight. Heavy Equipment shall be placed and maintained by Tenant at Tenant's expense in settings sufficient in Landlord's reasonable judgment to absorb and prevent vibration, noise and
annoyance. Tenant shall not move any Heavy Equipment into or out of the Building without giving Landlord prior written notice thereof and observing all of Landlord's Rules and Regulations with respect
to the same. If such Heavy Equipment requires special handling, Tenant agrees to employ only persons holding a Master Rigger's License to do said work, and that all work in connection therewith shall
comply with Legal Requirements. Any such moving shall be at the sole risk and hazard of Tenant and Tenant will defend, indemnify and save the Landlord Parties harmless from and against any and all
Claims resulting directly or indirectly from such moving. Proper placement of all Heavy Equipment in the Premises shall be Tenant's responsibility. 

8.     ALTERATIONS AND IMPROVEMENTS BY TENANT  

        8.1    Landlord's Consent Required.    Tenant shall not make any alterations, decorations, installations, removals,
additions or improvements (including, without limitation, Tenant's Work) (collectively, "Alterations") in or to the Premises without Landlord's prior written approval of the contractor(s), written
plans and specifications and a time schedule therefor. Tenant shall not make any amendments or additions to plans and specifications approved by Landlord without Landlord's prior written consent.
Landlord's approval of non-structural Alterations shall not be unreasonably withheld, conditioned or delayed, except for matters of aesthetics relating to Alterations to or affecting the
roof
and/or the exterior of the Building, which shall be determined in Landlord's sole discretion. Landlord may withhold its consent to any Alteration affecting the Building structure in its sole
discretion. Tenant shall be responsible for all elements of the design of Tenant's plans (including, without limitation, compliance with Legal Requirements, functionality of design, the structural
integrity of the design, the configuration of the Premises and the placement of Tenant's furniture, appliances and equipment), and Landlord's approval of Tenant's plans shall in no event relieve
Tenant of the responsibility for such design. Landlord shall have no liability or responsibility for any claim, injury or damage alleged to have been caused by the particular materials (whether
building standard or non-building standard), appliances or equipment selected by Tenant in connection with any work performed by or on behalf of Tenant. All Alterations shall be done at
Tenant's sole cost and expense and at such times and in such manner as Landlord may from time to time reasonably designate. If Tenant shall make any Alterations, then Landlord may elect to require
Tenant at the expiration or sooner termination of the Term to restore the Premises to substantially the same condition as existed immediately prior to the Alterations. Tenant shall provide Landlord
with reproducible record drawings of all Alterations within sixty (60) days after completion thereof. 

        8.2    Harmonious Relations.    Tenant agrees that it will not, either directly or indirectly, use any contractors
and/or materials if their use will create any difficulty, whether in the nature of a labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the
construction, maintenance and/or operation of the Building or any part thereof. 

        8.3    Liens.    No Alterations shall be undertaken or begun by Tenant until (i) Tenant has made provision for
written waiver of liens from all contractors for such Alteration and taken other appropriate protective measures approved and/or required by Landlord; and (ii) Tenant has procured appropriate
surety payment and performance bonds which shall name Landlord as an additional obligee and has filed lien bond(s) (in jurisdictions where available) on behalf of such contractors. Any mechanic's lien
filed against the Premises or the Building for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged by Tenant within ten (10) business days
thereafter, at Tenant's expense by filing the bond required by law or otherwise. If Tenant fails so to discharge any lien, Landlord may do so at Tenant's expense and Tenant shall reimburse 

Landlord
for any expense or cost incurred by Landlord in so doing, together with interest at the Default Rate until paid in full, within ten (10) days after receipt of an invoice therefor. 

        8.4    General Requirements.    Unless Landlord and Tenant otherwise agree in writing, Tenant shall (a) procure
or cause others to procure on its behalf all necessary permits before undertaking any Alterations in the Premises; (b) perform all of such Alterations in a good and workmanlike manner,
employing materials of good quality and in compliance with Landlord's construction rules and regulations, all insurance requirements of the Lease, and Legal Requirements; and (c) defend,
indemnify and hold the Landlord Parties harmless from and against any and all Claims occasioned by or growing out of such Alterations. Tenant shall cause contractors employed by Tenant to
(i) carry Worker's Compensation Insurance in accordance with statutory requirements, (ii) carry Automobile Liability Insurance and Commercial General Liability Insurance
(A) naming Landlord as an additional insured, and (B) covering such contractors on or about the Premises in the amounts stated in Article 11
hereof or in such other reasonable amounts as Landlord shall require, and (iii) submit binders evidencing such coverage to Landlord prior to the commencement of any such Alterations. 

9.     ASSIGNMENT, MORTGAGING AND SUBLETTING  

        9.1    Landlord's Consent Required.    Except as otherwise set forth herein, Tenant shall not, without Landlord's
prior written consent, which consent may be withheld in Landlord's sole discretion, assign, sublet, mortgage, license, transfer or encumber the Lease or the Premises in whole or in part whether by
changes in the ownership or control of Tenant, or any direct or indirect owner of Tenant, whether at one time or at intervals, by sale or transfer of stock, partnership or beneficial interests,
operation of law or otherwise (each of the foregoing, a "Transfer"). Any purported Transfer made without Landlord's consent, if required hereunder,
shall be void and confer no rights upon any third person, provided that if there is a Transfer, Landlord may collect rent from the transferee without waiving the prohibition against Transfers,
accepting the transferee, or releasing Tenant from full performance under the Lease. In the event of any Transfer in violation of this Article 9, Landlord shall have the right to terminate the
Lease upon thirty (30) days' written notice to Tenant given within sixty (60) days after receipt of written notice from Tenant to Landlord of any Transfer, or within one (1) year
after Landlord first learns of the Transfer if no notice is given. No Transfer shall relieve Tenant of its primary obligation as party-Tenant hereunder, nor shall it reduce or increase Landlord's
obligations under the Lease. 

        9.2    Landlord's Recapture Right    

        (a)   Subject
to Section 9.4 below, Tenant shall, prior to offering or advertising the Premises or any portion thereof for a Transfer, give a written notice (the
"Recapture Notice") to Landlord which: (i) states that Tenant desires to make a Transfer, (ii) identifies the affected portion of the
Premises (the "Recapture Premises"), (iii) identifies the period of time (the "Recapture Period")
during which Tenant proposes to sublet the Recapture Premises or to assign its interest in the Lease, and (iv) offers to Landlord to terminate the Lease with respect to the Recapture Premises
(in the case of a proposed assignment of Tenant's interest in the Lease or a subletting for the remainder of the term of the Lease) or to suspend the Term for the Recapture Period (i.e. the Term with
respect to the Recapture Premises shall be terminated during the Recapture Period and Tenant's rental obligations shall be proportionately reduced). Landlord shall have fifteen (15) business
days within which to respond to the Recapture Notice. 

        (b)   If
Tenant does not enter into a Transfer on the terms and conditions contained in the Recapture Notice on or before the date which is one hundred eighty
(180) days after the earlier of: (x) the expiration of the 15-business day period specified in Section 9.2(a) above, or (y) the date that Landlord notifies
Tenant that Landlord will not accept Tenant's offer contained in the Recapture Notice, then prior to entering into any Transfer after such 180-day period, Tenant must deliver to Landlord a
new Recapture Notice in accordance with Section 9.2(a) above 

        (c)   Notwithstanding
anything to the contrary contained herein, if Landlord notifies Tenant that it accepts the offer contained in the Recapture Notice or any subsequent
Recapture Notice, 

Tenant
shall have the right, for a period of fifteen (15) days following receipt of such notice from Landlord, to notify Landlord in writing that it wishes to withdraw such offer and this Lease shall
continue in full force and effect. 

        9.3    Standard of Consent to Transfer.    If Landlord does not timely give written notice to Tenant accepting a
Recapture Offer or declines to accept the same, then Landlord agrees that, subject to Landlord's receipt of an original agreement executed by Guarantor in form and substance reasonably acceptable to
Landlord whereby Guarantor agrees that the obligations of Guarantor under the Guaranty shall extend and apply notwithstanding such Transfer, and also subject to the provisions of this
Article 9, Landlord will not unreasonably withhold, condition or delay its consent to a Transfer at fair market rent and otherwise on the terms contained in the Recapture Notice to an entity
which will use the Premises fore the Permitted Uses and, in Landlord's reasonable opinion: (a) has a net worth and other financial indicators sufficient to meet Tenant's obligations hereunder;
and (b) has a business reputation compatible with the operation of a first class residential and retail building. 

        9.4    INTENTIONALLY DELETED.    

        9.5    Listing Confers no Rights.    The listing of any name other than that of Tenant, whether on the doors of the
Premises or on the Building directory, or otherwise, shall not operate to vest in any such other person, firm or corporation any right or interest in this Lease or in the Premises or be deemed to
effect or evidence any consent of Landlord, it being expressly understood that any such listing is a privilege extended by Landlord revocable at will by written notice to Tenant. 

        9.6    Profits In Connection with Transfers.    Tenant shall, within thirty (30) days of receipt thereof, pay
to Landlord one hundred percent (100%) of any rent, sum or other consideration to be paid or given in connection with any Transfer, either initially or over time, in excess of Rent hereunder as if
such amount were originally called for by the terms of this Lease as additional rent. 

        9.7    Prohibited Transfers.    Notwithstanding any contrary provision of this Lease, Tenant shall have no right to
make a Transfer unless on both (i) the date on which Tenant notifies Landlord of its intention to enter into a Transfer and (ii) the date on which such Transfer is to take effect, Tenant
is not in default of any of its obligations under this Lease. Notwithstanding anything to the contrary contained herein, Tenant agrees that in no event shall Tenant make a Transfer to (a) any
government agency; or (b) any entity with whom Landlord shall have negotiated for space in the six (6) months immediately preceding such proposed Transfer. 

10.   INSURANCE; INDEMNIFICATION; EXCULPATION  

        10.1    Tenant's Insurance.    

        (a)   Tenant
shall procure, pay for and keep in force throughout the Term (and for so long thereafter as Tenant remains in occupancy of the Premises) commercial general
liability insurance insuring Tenant on an occurrence basis against all claims and demands for personal injury liability (including, without limitation, bodily injury, sickness, disease, and death) or
damage to property which may be claimed to have occurred from and after the time any of the Tenant Parties shall first enter the Premises, of not less than Two Million Dollars ($2,000,000), and from
time to time thereafter shall be not less than such higher amounts, if procurable, as may be reasonably required by Landlord. Tenant shall also carry umbrella liability coverage in an amount of no
less than Ten Million Dollars ($10,000,000). Such policy shall also include contractual liability coverage covering Tenant's liability assumed under this Lease, including without limitation the
indemnification obligations contained in Sections 1.5, 7.4, 8.4, 10.2 and 24.3 hereof. Such insurance policy(ies) shall name Landlord, Landlord's managing agent and persons claiming by, through
or under them, if any, as additional insureds. 

        (b)   Tenant
shall take out and maintain throughout the Term a policy of fire, vandalism, malicious mischief, extended coverage and so-called "all risk" coverage
insurance in an amount equal to one hundred percent (100%) of the replacement cost insuring (i) all items or components of Tenant's Work and those Alterations which Tenant is either entitled to
or required to remove 

upon
the expiration or earlier termination of the Term (collectively, the "Tenant-Insured Improvements"), and (ii) Tenant's furniture, equipment,
fixtures and property of every kind, nature and description related or arising out of Tenant's leasehold estate hereunder, which may be in or upon the Premises or the Building (collectively,
"Tenant's Property"). Such insurance shall insure the interests of both Landlord and Tenant as their respective interests may appear form time to time. 

        (c)   Tenant
shall take out and maintain a policy of business interruption insurance throughout the Term sufficient to cover at least twelve (12) months of Rent due
hereunder and Tenant's business losses during such 12-month period. 

        (d)   The
insurance required pursuant to Sections 9.1 (a), (b), and (c) (collectively, "Tenant's Insurance
Policies") shall be effected with insurers approved by Landlord, with a rating of not less than "A-XI" in the current Best's Insurance
Reports, and authorized to do business in the Commonwealth of Massachusetts under valid and enforceable policies. Tenant's Insurance Policies shall
each provide that it shall not be canceled or modified without at least thirty (30) days' prior written notice to each insured named therein. On or before the date on which any of the Tenant
Parties shall first enter the Premises and thereafter not less than fifteen (15) days prior to the expiration date of each expiring policy, Tenant shall deliver to Landlord binders of Tenant's
Insurance Policies issued by the respective insurers setting forth in full the provisions thereof together with evidence satisfactory to Landlord of the payment of all premiums for such policies. In
the event of any claim, and upon Landlord's request, Tenant shall deliver to Landlord complete copies of Tenant's Insurance Policies. Upon request of Landlord, Tenant shall deliver to any Mortgagee
copies of the foregoing documents. 

        10.2    Indemnification.    Unless caused by the gross negligence or willful misconduct of any of the Landlord
Parties, Tenant will defend, indemnify and save the Landlord Parties harmless from and against any and all Claims asserted by or on behalf of any person, firm, corporation or public authority arising
from: 

        (a)   Tenant's
breach of any covenant or obligation under the Lease; 

        (b)   Any
injury to or death of any person, or loss of or damage to property, sustained or occurring in, upon, at or about the Premises; 

        (c)   Any
injury to or death of any person, or loss of or damage to property arising out of the use or occupancy of the Premises by or the negligence or willful misconduct of
any of the Tenant Parties; and 

        (d)   On
account of or based upon any work or thing whatsoever done (other than by Landlord or any of the Landlord Parties) at the Premises during the Term and during the
period of time, if any, prior to the Term Commencement Date that any of the Tenant Parties may have been given access to the Premises. 

        10.3    Property of Tenant.    Tenant covenants and agrees that, to the maximum extent permitted by Legal
Requirements, all of Tenant's Property at the Premises shall be at the sole risk and hazard of Tenant, and that if the whole or any part thereof shall be damaged, destroyed, stolen or removed from any
cause or reason whatsoever, no part of said damage or loss shall be charged to, or borne by, Landlord, except, subject to Section 10.5 hereof, to the extent such damage or loss is due to the
gross negligence or willful misconduct of any of the Landlord Parties. 

        10.4    Limitation of Landlord's Liability for Damage or Injury.    Landlord shall not be liable for any injury or
damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or electronic emanations or disturbance, water, rain
or snow or leaks from any part of the Building or from the pipes, appliances, equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by
dampness, vandalism, malicious mischief or by any other cause of whatever nature, except to the extent caused by or due to the gross negligence or willful misconduct of any of the Landlord Parties,
and then, where notice and an opportunity to cure are appropriate (i.e., where Tenant has an opportunity to know or should have known of such condition sufficiently in advance of the occurrence of any
such injury or damage resulting therefrom as would have enabled Landlord to prevent such damage or loss had Tenant notified Landlord of such condition) only after (i) notice to Landlord of the
condition claimed to constitute gross negligence, and (ii) the expiration of a reasonable time after such notice has been received by Landlord without Landlord having commenced to take all
reasonable and practicable means to cure or correct such condition; and pending such cure or correction by Landlord, Tenant shall take all reasonably prudent temporary measures and safeguards to
prevent any injury, loss or damage to persons or property. Notwithstanding the foregoing, in no event shall any of the Landlord Parties be liable for any loss which is covered by insurance policies
actually carried or required to be so carried by this Lease; nor shall any of the Landlord Parties be liable for any such damage caused by other tenants or persons in the Building or caused by
operations in construction of any private, public, or quasi-public work; nor shall any of the Landlord Parties be liable for any latent defect in the Premises or in the Building. 

        10.5    Waiver of Subrogation; Mutual Release.    Landlord and Tenant each hereby waives on behalf of itself and its
property insurers (none of which shall ever be assigned any such claim or be entitled thereto due to subrogation or otherwise) any and all rights of recovery, claim, action, or cause of action against
the other and its agents, officers, servants, partners, shareholders, or employees (collectively, the "Related Parties") for any loss or damage (other
than rights of recovery, claims, actions, and causes of action relating to damage to the roof of the Building caused by Tenant) that may occur to or within the Premises or the Building or any
improvements thereto, or any personal property of such party therein which is insured against under any property insurance policy actually being maintained from time to time, even if not required
hereunder, or which would be insured against under the terms of any insurance policy required to be carried or maintained hereunder, whether or not such insurance coverage is actually being
maintained, including, in every instance, negligence by the other party hereto and/or its Related Parties. Landlord and Tenant each agrees to cause appropriate clauses to be included in its property
insurance policies necessary to implement the foregoing provisions. 

        10.6    Tenant's Acts—Effect on Insurance.    Tenant shall not do or permit any Tenant Party to do any act
or thing upon the Premises or elsewhere in the Building which will invalidate or be in conflict with any insurance policies covering the Building and the fixtures and property therein; and shall not
do, or permit to be done, any act or thing upon the Premises which shall subject Landlord to any liability or responsibility for injury to any person or persons or to property by reason of any
business or operation being carried on upon said Premises or for any other reason. If by reason of the failure of Tenant to comply with the provisions hereof the insurance rate applicable to any
policy of insurance shall at any time thereafter be higher than it otherwise would be, Tenant shall reimburse Landlord upon demand for that part of any insurance premiums which shall have been charged
because of such failure by Tenant, together with interest at the Default Rate until paid in full, within ten (1 0) days after receipt of an invoice therefor. 

11.   CASUALTY; TAKING  

        11.1    Damage.    If the Premises become untenantable in whole or part because of fire or other casualty
("Casualty") covered by insurance required under the Lease or actually carried, or as the result of a taking of the Building and/or the Land in
connection with the exercise of any power of eminent domain, condemnation, or purchase under threat or in lieu thereof (any of the foregoing, a
"Taking"), then unless the Lease is terminated in accordance with Section 11.2 below, Landlord, in a good and 

workmanlike
manner using materials in quality at least equal to the original materials, shall repair the Building and the Premises so that the Building and the Premises are in substantially the same
condition as of the Term Commencement Date, or in the event of a partial Taking which affects the Building and the Premises, restore the remainder of the Building and the Premises not so Taken to
substantially the same condition as is reasonably feasible. If, in Landlord's reasonable judgment, any element of the Tenant-Insured Improvements can more effectively be repaired as an integral part
of Landlord's repair work to the Building or the Premises, such repair shall also be made by Landlord, but at Tenant's sole cost and expense. Subject to rights of Mortgagees, Legal Requirements,
zoning laws, and building codes then in existence and to delays for adjustment of insurance proceeds or Taking awards, as the case may be, and instances of Landlord's Force Majeure, Landlord shall
substantially complete such repair within one (1) year after Landlord's receipt of all required permits therefor with respect to substantial reconstruction of at least 50% of the Building, or,
within one hundred eighty (180) days after Landlord's receipt of all required permits therefor in the case of restoration of less than 50% of the Building. Upon substantial completion of such
repair and/or restoration by Landlord, Tenant shall use diligent efforts to complete restoration of the Premises to substantially the same condition as immediately prior to such Casualty or Taking, as
the case may be, as soon as reasonably possible. Tenant agrees to cooperate with Landlord in such manner as Landlord may reasonably request to assist Landlord in collecting insurance proceeds due in
connection with any Casualty which affects the Premises or the Building. In no event shall Landlord be required to expend more than the Net (hereinafter defined) insurance proceeds Landlord receives
for damage to the Premises and/or the Building or the Net Taking award attributable to the Premises and/or the Building. "Net" means the insurance
proceeds or Taking award actually paid to Landlord (and not paid over to a Mortgagee) less all costs and expenses, including adjusters and attorney's fees, of obtaining the same. Tenant shall pay to
Landlord Tenant's Percentage Share of any deductible under any property insurance policy maintained by Landlord. Except as Landlord may elect pursuant to this Section 11.1, under no
circumstances shall Landlord be required to repair any damage to, or make any repairs to or replacements of, Tenant's Property or Tenant-Insured Improvements. 

        11.2    Termination Rights.    

        (a)   Landlord
may terminate the Lease upon thirty (30) days' prior written notice to Tenant if: 

          (i)  the
cost to repair the Premises or Building in the event of a Casualty or Taking exceeds $500,000 or the same is not covered by insurance maintained by Landlord; 

         (ii)  any
material portion of the Building or any material means of access thereto is taken; or 

        (iii)  more
than twenty-five percent (25%) of the Building is damaged by Casualty. 

        (b)   In
the case of any Casualty or Taking affecting the Premises and occurring during the last twelve (12) months of the Term, then (i) if such Casualty or
Taking results in more than twenty-five percent (25%) of the floor area of the Premises being unsuitable for the Permitted Uses, or (ii) the damage to the Premises costs more than
$50,000 to repair, then either Landlord or Tenant shall have the option to terminate the Lease upon thirty (30) days' written notice to the other. 

        (c)    Automatic Termination.    In the case of a Taking of the entire Premises, then this
Lease shall automatically terminate as of the date of possession by the Taking authority. 

        11.3    Abatement.    If the Premises are untenantable in whole or in part as a result of Casualty or Taking, Annual
Base Rent payable hereunder during the period in which they are untenantable shall be reduced or abated to such extent as may be fair and reasonable under all of the circumstances in Landlord's sole
discretion. 

        11.4    Taking for Temporary Use.    Subject to Section 11.3 above, if the Premises are Taken for temporary
use, the Lease and Tenant's obligations, including without limitation the payment of Rent, shall continue. For purposes hereof, a "Taking for temporary
use" shall mean a Taking of ninety (90) days or less. 

        11.5    Disposition of Awards.    Except for any separate award for Tenant's movable trade fixtures, relocation
expenses, and unamortized leasehold improvements (provided that the same may not reduce Landlord's award), all Taking awards to Landlord or Tenant shall be Landlord's property without Tenant's
participation, and Tenant hereby assigns to Landlord Tenant's interest, if any, in such award. Tenant may pursue its own claim against the Taking authority. 

12.   ESTOPPEL CERTIFICATE.  

        Tenant shall at any time and from time to time upon not less than fifteen (15) days' prior notice from Landlord, execute, acknowledge and deliver to
Landlord a statement in writing certifying that the Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and
stating the modifications), and the dates to which Rent has been paid in advance, if any, stating whether or not Landlord is in default in performance of any covenant, agreement, term, provision or
condition contained in the Lease and, if so, specifying each such default, and such other facts as Landlord may reasonably request, it being intended that any such statement delivered pursuant hereto
may be relied upon by any prospective purchaser of the Building or of any interest of Landlord therein, any Mortgagee or prospective Mortgagee thereof, any lessor or prospective lessor thereof, any
lessee or prospective lessee thereof, or any prospective assignee of any mortgage thereof. Time is of the essence with respect to any such requested
certificate, Tenant hereby acknowledging the importance of such certificates in mortgage financing arrangements, prospective sales and the like. Tenant hereby appoints Landlord
as Tenant's attorney-in-fact in its name and behalf to execute such statement if Tenant shall fail to execute and deliver to Landlord any such statement within such
fifteen-day period. 

13.   HAZARDOUS MATERIALS  

        13.1    Prohibition.    Tenant shall not, without the prior written consent of Landlord, which may be withheld in
Landlord's sole discretion, bring or permit to be brought or kept in or on the Premises or elsewhere in the Building (i) any inflammable, combustible or explosive fluid, material, chemical or
substance (except for reasonable quantities of standard office supplies and cleaning materials stored in proper containers); or (ii) any Hazardous Material (hereinafter defined). Landlord shall
have the right, from time to time, to inspect the Premises for compliance with the terms of this Article 13 at Tenant's sole cost and expense. 

        13.2    Environmental Laws.    Tenant, at its sole cost and expense, shall comply with (i) all laws, statutes,
ordinances, rules and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and safety matters, including, without limitation, the laws
listed in Section 13.3 below (collectively, "Environmental Laws"), including but not limited to any discharge by any of the Tenant Parties into
the air, surface, water, sewers, soil or groundwater of any Hazardous Material, whether within or outside the Premises or Building, and (ii) any rules, requirements and safety procedures of the
Massachusetts Department of Environmental Protection, the City of Cambridge Fire Marshall and any insurer of the Building or the Premises with respect to Tenant's use, storage and disposal of any
Hazardous Materials. 

        13.3    Hazardous Material Defined.    As used herein, the term "Hazardous
Material" means any hazardous, radioactive or toxic substance, material or waste or petroleum derivative which is or becomes regulated by any Environmental Law. The term
"Hazardous Material" includes, without limitation, any material or substance which is (i) designated as a "hazardous substance" pursuant to
Section 1311 of the Federal Water Pollution Control Act (33 U.S.C. Section 1317), (ii) defined as a "hazardous waste" pursuant to Section 1004 of the Federal Resource
Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq. (42 U.S.C. Section 6903), or (iii) defined as a "hazardous substance" pursuant to Section 101 of the
Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq. (42 U.S.C. Section 9601), or (iv) defined as "hazardous substance" or "oil"
under Chapter 21E of the General Laws of Massachusetts. 

14.   Rules and Regulations.  

        Tenant will faithfully observe and comply with the all rules and regulations promulgated by Landlord from time to time with respect to the Building (collectively,
the "Rules and Regulations"). The current version of the Rules and Regulations is attached hereto as  Exhibit E. In the case of any conflict
between the provisions of this Lease and any future rules and regulations, the provisions of this Lease
shall control. Nothing contained in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or the terms, covenants or conditions in any other
lease as against any other tenant and Landlord shall not be liable to Tenant for violation of the same by any other tenant, its servants, employees, agents, contractors, visitors, invitees or
licensees. 

15.   Legal Requirements  

        Tenant shall be responsible at its sole cost and expense for complying with (and keeping the Premises in compliance with) all Legal Requirements which are
applicable to Tenant's particular use or occupancy of, or Tenant's Work or Alterations made by Tenant to, the Premises. If Tenant receives notice of any violation of Legal Requirements applicable to
the Premises or the Building, it shall give prompt notice thereof to Landlord. 

16.   DEFAULT  

        16.1    Events of Default; Remedies.    The occurrence of anyone or more of the following events shall constitute an
"Event of Default" hereunder by Tenant: 

        (a)   If
Tenant fails to make any payment of Rent or any other payment required hereunder, as and when due, and such failure shall continue for a period of three
(3) days after notice thereof from Landlord to Tenant; provided, however, an Event of Default shall occur hereunder without any obligation of Landlord to give any notice if (i) Tenant
fails to make any payment within three (3) days after the due date therefor, and (ii) Landlord has given Tenant written notice under this Section 16.1(a) on more than one
(1) occasion during the twelve (12) month interval preceding such failure by Tenant; 

        (b)   If
Tenant shall abandon the Premises (whether or not the keys shall have been surrendered or the Rent shall have been paid); 

        (c)   If
Tenant shall fail to maintain any insurance required hereunder; 

        (d)   If
Tenant shall fail to restore the Security Deposit to its original amount or deliver a replacement Letter of Credit as required under Article 21 below; 

        (e)   If
Tenant causes or suffers any release of Hazardous Materials in or near the Building and/or Land; 

        (f)    If
Tenant shall make a Transfer in violation of the provisions of Article 9 above, or if any event shall occur or any contingency shall arise whereby this Lease,
or the term and estate thereby created, would (by operation of law or otherwise) devolve upon or pass to any person, firm or corporation other than Tenant, except as expressly permitted under
Article 9 hereof; 

        (g)   If
Tenant shall fail to deliver an estoppel certificate as required pursuant to Article 12 above; 

        (h)   The
failure by Tenant to observe or perform any of the covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified above, and
such failure continues for more than twenty (20) days after notice thereof from Landlord; provided, further, that if the nature of Tenant's default is such that more than twenty
(20) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said twenty (20) day period and thereafter
diligently prosecute such cure to completion, which completion shall occur not later than ninety (90) days from the date of such notice from Landlord; 

        (i)    Tenant
shall be involved in financial difficulties as evidenced by an admission in writing by Tenant of Tenant's inability to pay its debts generally as they become due,
or by the making or offering to make a composition of its debts with its creditors; 

        (j)    Tenant
shall make an assignment or trust mortgage, or other conveyance or transfer of like nature, of all or a substantial part of its property for the benefit of its
creditors, 

        (k)   an
attachment on mesne process, on execution or otherwise, or other legal process shall issue against Tenant or its property and a sale of any of its assets shall be
held thereunder; 

        (l)    any
judgment, attachment or the like in excess of $75,000 shall be entered, recorded or filed against Tenant in any court, registry, etc. and Tenant shall fail to pay
such judgment within thirty (30) days after the judgment shall have become final beyond appeal or to discharge or secure by surety bond such lien, attachment, etc. within thirty
(30) days of such entry, recording or filing, as the case may be; 

        (m)  the
leasehold hereby created shall be taken on execution or by other process of law and shall not be revested in Tenant within thirty (30) days thereafter; 

        (n)   a
receiver, sequesterer, trustee or similar officer shall be appointed by a court of competent jurisdiction to take charge of all or any part of Tenant's property and
such appointment shall not be vacated within thirty (30) days; or 

        (o)   any
proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to bankruptcy, reorganizations,
arrangements, compositions or other relief from creditors, and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty
(30) days or if Tenant is adjudged bankrupt or insolvent as a result of any such proceeding. 

Upon
an Event of Default, Landlord may, by notice to Tenant, elect to terminate the Lease; and thereupon (and without prejudice to any remedies which might otherwise be available for arrears of Rent
or preceding breach of covenant or agreement and without prejudice to Tenant's liability for damages as hereinafter stated), upon the giving of such notice, this Lease shall terminate as of the date
specified therein as though that were the Expiration Date. Upon such termination, Landlord shall have the right to utilize the Security Deposit or draw down the entire Letter of Credit, as applicable,
and apply the proceeds thereof to its damages hereunder. Without being taken or deemed to be guilty of any manner of trespass or conversion, and without being liable to indictment, prosecution or
damages therefor, Landlord may, by lawful process, enter into and upon the Premises (or any part thereof in the name of the whole); repossess the same, as of its former estate; and expel Tenant and
those claiming under Tenant. Wherever "Tenant "is used in subsections (i), (j), (k), (1), (m), (n) and (o) of this Section 16.1, it shall be deemed to include any parent entity of
Tenant and any guarantor of any of Tenant's obligations under the Lease. The words "re-entry" and "re-enter" as used in the Lease are not restricted to their technical legal
meanings. 

        16.2    Damages—Termination.    

        (a)   Upon
the termination of this Lease under the provisions of this Article 16, Tenant shall pay to Landlord Rent up to the time of such termination, shall continue
to be liable for any preceding breach of covenant, and in addition, shall pay to Landlord as damages, at the election of Landlord, either: 

          (i)  the
amount (discounted to present value at the rate of eight percent (8%) per annum) by which, at the time of the termination of the Lease (or at any time thereafter if
Landlord shall have initially elected damages under Section 16.2(a)(ii) below), (x) the aggregate of Rent projected over the period commencing with such termination and ending on
the Expiration Date, exceeds (y) the aggregate projected rental value of the Premises for such period, taking into account a reasonable time period during which the Premises shall be
unoccupied, plus all Reletting Costs (hereinafter defined); or 

         (ii)  amounts
equal to Rent which would have been payable by Tenant had the Lease not been so terminated, payable upon the due dates therefor specified herein following such
termination and until the Expiration Date, provided, however, if Landlord shall re-let the
Premises during such period, that Landlord shall credit Tenant with the net rents received by Landlord from such re-letting, such net rents to be determined by first deducting from the
gross rents as and when received by Landlord from such re-letting the expenses incurred or paid by Landlord in terminating the Lease, as well as the expenses of re-letting,
including altering and preparing the Premises for new tenants, brokers' commissions, and all other similar and dissimilar expenses properly chargeable against the Premises and the rental therefrom
(collectively, "Reletting Costs"), it being understood that any such re-letting may be for a period equal to or shorter or longer than the
remaining term of the Lease; and provided, further, that (x) in no event shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to
Landlord hereunder and (y) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this Section 16.2(a)(ii) to a credit in respect of any net
rents from a re-letting except to the extent that such net rents are actually received by Landlord prior to the commencement of such suit. If the Premises or any part thereof should be
re-let in combination with other space, then proper apportionment on a square foot area basis shall be made of the rent received from such re-letting and of the expenses of
re-letting. 

        (b)   In
calculating the amount due under Section 16.2(a)(i), above, there shall be included, in addition to the Base Rent, all other considerations agreed to be paid
or performed by Tenant, on the assumption that all such amounts and considerations would have increased at the rate of five percent (5%) per annum for the balance of the full term hereby granted. 

        (c)   Suit
or suits for the recovery of such damages, or any installments thereof, may be brought by Landlord from time to time at its election, and nothing contained herein
shall be deemed to require Landlord to postpone suit until the date when the term of the Lease would have expired if it had not been terminated hereunder. 

        (d)   Nothing
herein contained shall be construed as limiting or precluding the recovery by Landlord against Tenant of any sums or damages to which, in addition to the damages
particularly provided above, Landlord may lawfully be entitled by reason of any Event of Default hereunder. 

        (e)   In
lieu of any other damages or indemnity and in lieu of full recovery by Landlord of all sums payable under all the foregoing provisions of this Section 16.2,
Landlord may, by written notice to Tenant, at any time after the Lease is terminated under any of the provisions herein contained or is otherwise terminated for breach of any obligation of Tenant and
before such full recovery, elect to recover, and Tenant shall thereupon pay, as liquidated damages, an amount equal to the aggregate of (x) an amount equal to the lesser of (1) Rent
accrued under the Lease in the twelve (12) months immediately prior to such termination, or (2) Rent payable during the remaining months of the Term if the Lease had not been terminated,
plus (y) the amount of Rent accrued and unpaid at the time of termination, less (z) the amount of any recovery by Landlord under the foregoing provisions of this Section 16.2 up
to the time of payment of such liquidated damages. 

        16.3    Landlord's Self-Help; Fees and Expenses.    

        (a)   If
Tenant shall default in the performance of any covenant on Tenant's part to be performed in the Lease contained, including without limitation the obligation to
maintain the Premises in the required condition pursuant to Section 7.1 above, Landlord may, upon reasonable advance notice, except that no notice shall be required in an emergency,
immediately, or at any time thereafter, without notice, perform the same for the account of Tenant. 

        (b)   If
Landlord at any time is compelled to pay or elects to pay any sum of money, or do any act which will require the payment of any sum of money, by reason of the failure
of Tenant to comply with any provision hereof, or if Landlord is compelled to or does incur any expense, including reasonable attorneys' fees, in instituting, prosecuting, and/or defending any action
or 

proceeding
instituted by reason of any default of Tenant hereunder, Tenant shall on demand pay to Landlord by way of reimbursement the sum or sums so paid by Landlord with all costs and damages, plus
interest at the Default Rate until paid in full. In addition, Tenant shall pay all of Landlord's costs and expenses, including without limitation reasonable attorneys' fees, incurred (i) in
enforcing any obligation of Tenant under the Lease or (ii) as a result of Landlord or any of the Landlord Parties, without its fault, being made party to any litigation pending by or against
arty of the Tenant Parties. 

        16.4    Waiver of Redemption, Statutory Notice and Grace Periods.    Tenant does hereby waive and surrender all rights
and privileges which it might have under or by reason of any present or future Legal Requirements to redeem the Premises or to have a continuance of the Lease for the Term hereby demised after being
dispossessed or ejected therefrom by process of law or under the terms of the Lease or after the termination of the Lease as herein provided. Except to the extent prohibited by Legal Requirements, any
statutory notice and grace periods provided to Tenant by law are hereby expressly waived by Tenant. 

        16.5    Landlord's Remedies Not Exclusive.    The specified remedies to which Landlord may resort hereunder are
cumulative and are not intended to be exclusive of any remedies or means of redress to which Landlord may at any time be lawfully entitled, and Landlord may invoke any remedy (including the remedy of
specific performance) allowed at law or in equity as if specific remedies were not herein provided for. 

        16.6    No Waiver.    Landlord's failure to seek redress for violation, or to insist upon the strict performance, of
any covenant or condition of the Lease, or any of the Rules and Regulations promulgated hereunder, shall not prevent a subsequent act, which would have originally constituted a violation, from having
all the force and effect of an original violation. The receipt by Landlord of Rent with knowledge of the breach of any covenant of the Lease shall not be deemed a waiver of such breach. The failure of
Landlord to enforce any of such Rules and Regulations against Tenant and/or any other tenant in the Building shall not be deemed a waiver of any such Rules and Regulations. No provisions of the Lease
shall be deemed to have been waived by either party unless such waiver be in writing signed by such party. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein
stipulated shall be deemed to be other than on account of the stipulated Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an
accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord's right to recover the balance of such Rent or pursue any other remedy in the Lease provided. 

17.   SURRENDER; ABANDONED PROPERTY; HOLD-OVER.  

        17.1    Surrender    

        (a)   Upon
the expiration or earlier termination of the Term, Tenant shall (i) peaceably quit and surrender to Landlord the Premises broom clean, in good order, repair
and condition excepting only ordinary wear and tear and damage by fire or other Casualty; (ii) remove all of Tenant's Property and, to the extent specified by Landlord, Alterations made by
Tenant, and (iii) repair any damages to the Premises or the Building caused by the installation or removal of such Alterations. Tenant's obligations under this Section 17.1
(a) shall survive the expiration or earlier termination of the Lease. 

        (b)   All
fixtures, equipment, improvements and appurtenances attached to or built into the Premises prior to or during the Term, whether by Landlord or by Tenant, shall be
and remain part of the Premises and shall not be removed by Tenant during or at the end of the Term unless Landlord authorizes such removal in writing or otherwise elects to require Tenant to remove
such fixtures, equipment, improvements and appurtenances. 

        (c)   No
act or thing done by Landlord during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender shall be valid,
unless in 

writing
signed by Landlord. Unless otherwise agreed by the parties in writing, no employee of Landlord or of Landlord's agents shall have any power to accept the keys of the Premises prior to the
expiration or earlier termination of the Lease. The delivery of keys to any employee of Landlord or of Landlord's agents shall not operate as a termination of the Lease or a surrender of the Premises. 

        17.2    Abandoned Property.    After the expiration or earlier termination hereof, if Tenant fails to remove any
property from the Building or the Premises which Tenant is obligated by the terms of this Lease to remove within five (5) business days after written notice from Landlord, such property (the
"Abandoned Property") shall be conclusively deemed to have been abandoned, and may either be retained by Landlord as its property or sold or otherwise
disposed of in such manner as Landlord may see fit. If any item of Abandoned Property shall be sold, Tenant hereby agrees that Landlord may receive and retain the proceeds of such sale and apply the
same, at its option, to the expenses of the sale, the cost of moving and storage, any damages to which Landlord may be entitled under Article 16 hereof or pursuant to law, and to any arrears of
Rent. 

        17.3    Holdover.    If any of the Tenant Parties holds over after the end of the Term, Tenant shall be deemed a
tenant-at-sufferance subject to the provisions of this Lease; provided that whether or not Landlord has accepted Rent, (i) Tenant shall pay Base Rent at 200% of the
highest rate of Base Rent payable during the Term, (ii) Tenant shall continue to pay to Landlord all additional rent, including without limitation Percentage Rent (for purposes of this
Section 17.3, Percentage Rent equal to the average Percentage Rent payable during the previous twelve (12) months) as specified under this Lease, and (iii) Tenant shall be liable
for all damages, including without limitation consequential damages, incurred by Landlord as a result of such holding over, Tenant hereby acknowledging that Landlord may need the Premises after the
end of the Term for other tenants and that the damages which Landlord may suffer as the result of Tenant's holding over cannot be determined as of the Execution Date. Nothing contained herein shall
grant Tenant the right to holdover after the expiration or earlier termination of the Term. 

18.   MORTGAGEE RIGHTS  

        18.1    Subordination.    Tenant's rights and interests under this Lease shall be (i) subject and subordinate
to any existing or future mortgages, deeds of trust, overleases, or similar instruments covering the Premises, the Building and/or the Land and to all advances, modifications, renewals, replacements,
and extensions thereof (each of the foregoing, a "Mortgage"), or (ii) if any Mortgagee elects, prior to the lien of any present or future
Mortgage. Tenant further shall attorn to and recognize any successor landlord, whether through foreclosure or otherwise, as if the successor landlord were the originally named landlord, provided such
successor assumes all obligations under the Lease. The provisions of this Section 18.1 shall be self-operative and no further instrument shall be required to effect such subordination or
attornment; however, Tenant agrees to execute, acknowledge and deliver such instruments, confirming such non-disturbance and subordination as shall be reasonably requested by any such
holder within thirty (30) days of request therefor. 

        18.2    Notices.    Tenant shall give each Mortgagee the same notices given to Landlord concurrently with the notice
to Landlord, and each Mortgagee shall have a reasonable opportunity thereafter to cure a Landlord default, and Mortgagee's curing of any of Landlord's default shall be treated as performance by
Landlord. 

        18.3    Mortgagee Consent.    Tenant acknowledges that, where applicable, any consent or approval hereafter given by
Landlord may be subject to the further consent or approval of a Mortgagee; and the failure or refusal of such Mortgagee to give such consent or approval shall, notwithstanding anything to the contrary
in the Lease contained, constitute reasonable justification for Landlord's withholding its consent or approval. 

19.   QUIET ENJOYMENT  

        Landlord covenants that so long as Tenant keeps and performs each and every covenant, agreement, term, provision and condition herein contained on the part and on
behalf of Tenant to be kept and performed, Tenant shall peaceably and quietly hold, occupy and enjoy the Premises during the Term from and against the claims of all persons lawfully claiming by,
through or under Landlord subject, nevertheless, to the covenants, agreements, terms, provisions and conditions of the Lease, any matters of record or of which Tenant has knowledge and to any Mortgage
to which the Lease is subject and subordinate, as hereinabove set forth. 

20.   INTENTIONALLY DELETED  

21.   SECURITY DEPOSIT; LETTER OF CREDIT  

        21.1    Amount.    

        (a)   Contemporaneously
with the execution of the Lease, Tenant may either (a) deposit the Security Deposit in cash with Landlord on the Execution Date, or
(b) deliver an irrevocable letter of credit to Landlord which shall (i) be in the form attached hereto as Exhibit E;
(ii) issued by a bank reasonably acceptable to Landlord upon which presentment may be made in Boston, Massachusetts (if Landlord so requires at the time of its approval thereof); and
(iii) be for a term of one (1) year, subject to extension in accordance with the terms hereof (the "Letter of Credit"). The Security
Deposit or the Letter of Credit, as the case may be, shall be held by Landlord, without liability for interest, as security for the faithful performance by Tenant of all of the terms, covenants and
conditions of the Lease by the Tenant to be kept and performed during the Term. In no event shall the Security Deposit or the Letter of Credit, as the case may be, be deemed to be a prepayment of Rent
nor shall it be considered a measure of liquidated damages. If Tenant elects to deliver a Letter of Credit in lieu of cash, at least thirty (30) days prior to the maturity date of the Letter of
Credit (or any replacement Letter of Credit), Tenant shall deliver to Landlord a replacement Letter of Credit which shall have a maturity date no earlier than the next anniversary of the Term
Commencement Date or one (1) year from its date of delivery to Landlord, whichever is later. 

        (b)   In
the event that the Extension Term Base Rent during any Extension Term is greater than Base Rent during the previous term, the amount of the Security Deposit shall be
proportionately increased. 

        21.2    INTENTIONALLY DELETED    

        21.3    Application of Security Deposit.    Upon an Event of Default, then Landlord at its sole option may appropriate
and apply the entire Security Deposit, or so much thereof as may be necessary, or draw down all or a part of the Letter of Credit, to compensate Landlord for its actual loss or damage sustained or
suffered by Landlord due to such Event of Default on the part of Tenant. The balance of any Letter of Credit cash proceeds shall be held in accordance with the provisions relating to the Security
Deposit above. Should the entire Security Deposit or Letter of Credit, or any portion thereof, be appropriated and applied by Landlord, Tenant shall, upon the written demand of Landlord, forthwith
remit to Landlord a sufficient amount in cash to restore the Security Deposit to the original sum, or deliver a replacement Letter of Credit in the full original amount, and Tenant's failure to do so
within ten (10) days after receipt of such written demand shall constitute an additional Event of Default hereunder. The application of all or any part of the Security Deposit or the cash
proceeds of Letter of Credit to any obligation or default of Tenant under the Lease shall not deprive Landlord of any other rights or remedies Landlord may have nor shall such application by Landlord
constitute a waiver by Landlord. 

        21.4    Transfer of Security Deposit.    Landlord may deliver the Security Deposit to any successor to Landlord's
interest in the Premises. Tenant hereby agrees that upon any such delivery, Landlord shall be released from any and all liability with respect to the Security Deposit, its application and return, and
Tenant shall look solely to Landlord's successor for same. If Tenant delivered a Letter of Credit to Landlord in lieu of cash, Tenant shall upon notice from and at no cost to Landlord, deliver to 

Landlord
an amendment to the Letter of Credit or a replacement Letter of Credit naming Landlord's successor as the beneficiary thereof. If Tenant fails to deliver such amendment or replacement within
ten (10) days after written notice from Landlord, Landlord shall have the right to draw down the entire amount of the Letter of Credit and hold the proceeds thereof in accordance with this
Article 21. 

        21.5    Credit of Issuer of Letter of Credit.    In event of a material adverse change in the financial position of
any bank or institution which has issued the Letter of Credit or any replacement Letter of Credit hereunder, Landlord reserves the right to require that Tenant change the issuing bank or institution
to another bank or institution reasonably approved by Landlord. Tenant shall, within ten (10) days after receipt of written notice from Landlord, which notice shall include the basis for
Landlord's reasonable belief that there has been a material adverse change in the financial position of the issuer of the Letter of Credit, replace the then-outstanding letter of credit
with a like letter of credit from another bank or institution acceptable to Landlord. 

        21.6    Return of Security Deposit or Letter of Credit.    Should Tenant comply with all of such terms, covenants and
conditions and promptly pay all sums payable by Tenant to Landlord hereunder, the Security Deposit or Letter of Credit or the remaining proceeds therefrom, as applicable, shall be returned to Tenant
within sixty (60) days after the end of the Term, less any portion thereof which may
have been utilized by Landlord to cure any default or applied to any actual damage suffered by Landlord. 

22.   LANDLORD'S LIEN  

        In addition to any statutory landlord's lien, now or hereafter enacted, Tenant grants to Landlord, to secure performance of Tenant's obligations hereunder, a
security interest in all goods (including equipment and inventory), fixtures, and other personal property of Tenant situated on the Premises, and all proceeds thereof (the
"Collateral"), and the Collateral shall not be removed from the Premises without the prior written consent of Landlord (other than in Tenant's ordinary
course of business) until all obligations of Tenant have been fully performed. Upon the occurrence of an Event of Default, Landlord may, in addition to all other remedies, without notice or demand
except as provided below, exercise the rights afforded to a secured party under the Uniform Commercial Code of the state in which the Premises are located (the
"UCC"). To the extent the UCC requires Landlord to give to Tenant notice of any act or event and such notice cannot be validly waived before a default
occurs, then five (5) days' prior written notice thereof shall be reasonable notice of the act or event. Tenant grants to Landlord a power of attorney to execute and file any financing
statement or other instrument necessary to perfect Landlord's security interest under this Section 22, which power is coupled with an interest and is irrevocable during the Term. Landlord may
also file a copy of this Lease as a financing statement to perfect its security interest in the Collateral. Within ten (10) days following written request therefor, Tenant shall execute
financing statements to be filed of record to perfect Landlord's security interest in the Collateral. 

23.   SIGNAGE  

        23.1    Signage.    Provided such signage is permitted as of right in the zoning district in which the Premises are
located, on or before the date which is thirty (30) days after the Term Commencement Date, Tenant shall install, at Tenant's sole cost and expense, its standard corporate identity package for
signs and exterior lighting ("Standard Signage"), which Standard Signage has been approved by Landlord, in a location approved by Landlord and in
compliance with Legal Requirements and Landlord's signage criteria for the Building. Landlord shall cooperate with Tenant at Tenant's sole cost and expense in connection with Tenant's efforts to
obtain any necessary approvals for the Standard Signage. Tenant will, at its sole cost and expense, maintain the Standard Signage or other things as may be permitted hereunder and/or approved by
Landlord in good condition and repair at all times and in compliance with Legal Requirements. Tenant shall remove the Standard Signage and any other sign installed by Tenant upon the expiration or
earlier termination of the Term and shall promptly repair any damage related to the installation, alteration or removal thereof and restore the Premises and the Building to their original condition. 

        23.2    Other Signage.    Subject to Section 23.1 above, Tenant will not place or suffer to be placed or
maintained on the exterior of the Premises, or any part of the interior visible from the exterior thereof, any sign, banner, advertising matter or any other thing of any kind (including, without
limitation, any hand-lettered advertising), and will not place or maintain any decoration, letter or advertising matter on the glass of any window or door of the Premises without first
obtaining Landlord's written approval. 

24.   NOTICES  

        Any notice, consent, request, bill, demand or statement hereunder (each, a "Notice") by either party to the other
party shall be in writing and shall be deemed to have been duly given when either delivered by hand or by nationally recognized overnight courier (in either case with evidence of delivery or refusal
thereof) addressed as follows: 

	If to Landlord:	 	 	 	    Massachusetts Institute of Technology

        238 Main Street, Suite 200

        Cambridge, MA 02142

        Attention: Steven C. Marsh
	

With copies to:	
 	

 	
 	

Brown Rudnick Berlack Israels LLP

One Financial Center

Boston, MA 02111

Attention: Daniel D. Sullivan, Esquire
	

 	
 	

and	
 	

 
	

 	
 	

 	
 	

Massachusetts Institute of Technology

77 Massachusetts Avenue

Cambridge, MA 02139

Attention: General Counsel
	

if to Tenant:	
 	

 	
 	

Passports, a taste of Europe

36 Cordage Park Circle

Suite 301

Plymouth, MA. 02360
	

with a copy to:	
 	

 	
 	

Prudential Duxbury Village

PO Box 2096

Duxbury, MA 02331

Attn: J. Quirk, Jr.

Either
party may at any time change the address or specify an additional address for such Notices by delivering or mailing, as aforesaid, to the other party a notice stating the change and setting
forth the changed or additional address, provided such changed or additional address is within the United States. Notices shall be effective upon the date of receipt or refusal thereof. 

25.   MISCELLANEOUS  

        25.1    Separability.    If any provision of the Lease or portion of such provision or the application thereof to any
person or circumstance is for any reason held invalid or unenforceable, the remainder of the Lease (or the remainder of such provision) and the application thereof to other persons or circumstances
shall not be affected thereby. 

        25.2    Captions.    The captions are inserted only as a matter of convenience and for reference, and in no way
define, limit or describe the scope of the Lease nor the intent of any provisions thereof. 

        25.3    Broker.    Tenant and Landlord each warrants and represents that it has dealt with no broker in connection
with the consummation of this Lease other than Finard & Company, LLC and Prudential/Duxbury Realtors (collectively, "Broker"). Tenant and
Landlord each agrees to defend, 

indemnify
and save the other harmless from and against any Claims arising in breach of the representation and warranty set forth in the immediately preceding sentence. Landlord shall be solely
responsible for the payment of any brokerage commissions to Broker. 

        25.4    Entire Agreement.    The Lease, Lease Summary Sheet and  Exhibits A-F attached hereto and incorporated herein
contain the entire and only agreement between the parties and any and all
statements and representations, written and oral, including previous correspondence and agreements between the parties hereto, are merged herein. Tenant acknowledges that all representations and
statements upon which it relied in executing the Lease are contained herein and that Tenant in no way relied upon any other statements or representations, written or oral. This Lease may not be
modified orally or in any manner other than by written agreement signed by the parties hereto. 

        25.5    Governing Law.    The Lease is made pursuant to, and shall be governed by, and construed in accordance with,
the laws of the Commonwealth of Massachusetts and any applicable local municipal rules, regulations, by-laws, ordinances and the like. 

        25.6    Representation of Authority.    By his or her execution hereof, each of the signatories on behalf of the
respective parties hereby warrants and represents to the other that he or she is duly authorized to execute the Lease on behalf of such party. Upon Landlord's request, Tenant shall provide Landlord
with evidence that any requisite resolution, corporate authority and any other necessary consents have been duly adopted and obtained. 

        25.7    Expenses Incurred by Landlord Upon Tenant Requests.    Tenant shall, upon demand, reimburse Landlord for all
reasonable expenses, including, without limitation, legal fees, incurred by Landlord in connection with all requests by Tenant for consents, approvals or execution of collateral documentation related
to the Lease, including, without limitation, costs incurred by Landlord in the review and approval of Tenant's plans and specifications in connection with proposed Alterations to be made by Tenant to
the Premises or in connection with requests by Tenant for Landlord's consent to make a Transfer. Such costs shall be deemed to be additional rent under the Lease. 

        25.8    Survival.    Without limiting any other obligation of Tenant which may survive the expiration or prior
termination of the Term, all obligations on the part of Tenant to indemnify, defend, or hold Landlord harmless, as set forth in this Lease shall survive the expiration or prior termination of the
Tenn. 

        25.9    Limitation of Liability.    Tenant shall neither assert nor seek to enforce any claim against Landlord or any
of the Landlord Parties, or the assets of any of the Landlord Parties, for breach of the Lease or otherwise, other than against Landlord's interest in the Building and in the uncollected rents, issues
and profits thereof, and Tenant agrees to look solely to such interest for the satisfaction of any liability of Landlord under the Lease. This Section 25.9 shall not limit any right that Tenant
might otherwise have to obtain injunctive relief against Landlord. Landlord and Tenant specifically agree that in no event shall Landlord or any of the Landlord Parties ever be
personally liable for any obligation under the Lease. In no event shall Landlord or any of the Landlord Parties ever be liable for consequential or incidental damages or for lost
profits.

        25.10    Binding Effect.    The covenants, agreements, terms, provisions and conditions of this Lease shall bind and
benefit the successors and assigns of the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred to, except that no violation of the provisions
of Article 9 hereof shall operate to vest any rights in any successor or assignee of Tenant. 

        25.11    Seizin of Title.    Upon any sale, transfer or other disposition of the Building, Landlord shall be entirely
freed and relieved from the performance and observance thereafter of all covenants and obligations hereunder on the part of Landlord to be performed and observed, it being understood and agreed in
such event (and it shall be deemed and construed as a covenant running with the land) that the person succeeding to Landlord's ownership of said reversionary interest shall thereupon and thereafter
assume, and perform and observe, any and all of such covenants and obligations of Landlord. 

        25.12    No Termination.    The Lease shall not terminate, nor shall Tenant have any right to terminate the Lease, nor
shall the obligations and liabilities of Tenant set forth herein be otherwise affected, except as expressly provided herein Tenant agrees that it will remain obligated under the Lease in accordance
with all of its terms and provisions, and that it will not take any action to terminate, rescind or avoid the Lease or any portion thereof, notwithstanding (i) the bankruptcy, insolvency,
reorganization, composition, readjustment, liquidation, dissolution, termination, winding-up or other proceeding affecting Landlord or any assignee of Landlord in any such proceeding, and
(ii) any action with respect to the Lease which may be taken by any trustee or receiver of Landlord or of any assignee of Landlord in any such proceeding or by any court in any such proceeding. 

[SIGNATURES ON FOLLOWING PAGE)  

        IN WITNESS WHEREOF the parties hereto have executed this Lease as a sealed instrument as of the Execution Date. 

	LANDLORD	 	 
	

MASSACHUSETTS INSTITUTE OF TECHNOLOGY	
 	

 
	

By:	
 	

/s/  STEVEN C. MARSH      
	
 	

 
	Name: Steven C. Marsh

Title: Managing Director of Real Estate	 	 
	
TENANT	
 	

 
	
PASSPORT, A Taste of Europe, Inc.	
 	

 
	

By:	
 	

/s/  ROLAND CZEKELIUS 07/11/02)      
	
 	

 
	Name: Roland Czekelius

Title: Vice President	 	 

 
 

EXHIBIT A    
    

LEGAL DESCRIPTION OF LAND  

        A combination of three parcels of land situated in the City of Cambridge, Middlesex County, Commonwealth of Massachusetts, being more particularly bounded and
described as follows: 

Parcel
1: 

        Beginning
at the intersection of the southeasterly line of Sidney Street and the southwesterly line of Pacific Street, thence; 

	S 51° 45' 41" E	 	Along said southwesterly line of Pacific Street, a distance of 474.47 feet to point on the northwesterly line of Waverly Street, thence;
	

S 56° 08' 34" W	
 	

Along said northwesterly line of Waverly Street, a distance of 230.78 feet to a point, thence;
	

N 51° 45' 41" W	
 	

A distance of 32.76 feet to a point, thence;
	

N 38° 14' 19" E	
 	

A distance of 76.42 feet, to a point, thence;
	

N 51° 45' 41" W	
 	

A distance of 378.14 feet, to a point on the aforesaid southeasterly line of

QuickLinks

EXHIBIT 10.3

LEASE SUMMARY SHEET

EXHIBIT AQuickLinks
 -- Click here to rapidly navigate through this document
  

 
 

EXHIBIT 10.4    
    

 
 

CORDAGE PARK LEASE    
    

	LANDLORD: LANDLORD:	 	JD Cordage LLC, Suite 303, 36 Cordage Park Circle, Plymouth, MA 02360

	TENANT:	 	Kebab USA, Inc.

	CURRENT ADDRESS:	 	600 North Tracker, Suite C13, Kissimmee, FL 34741

	CURRENT TELEPHONE No.	 	(      )                        

	LEASED PREMISES:	 	Suite #301, 36 Cordage Park Circle, Plymouth, MA 02360 (containing 835 GLF)

	TERM:	 	Five (5) years With one (1) five (5)-year Option.

	COMMENCEMENT DATE:	 	June 1, 2002

	BASIC RENT (monthly):	 	$1,043.75

	SECURITY DEPOSIT:	 	$3,131.25

 
 

LEASE PROVISIONS    
    

        THIS LEASE ("Lease") is made by and between LANDLORD and TENANT. In consideration of the mutual covenants and agreements herein set forth, and any other
consideration, Landlord leases to Tenant and Tenant leases from Landlord the area known as Suite No. 301, 36 Cordage Park Circle and as generally outlined on the plan attached hereto as
"Exhibit A", hereinafter referred to as the "Premises" which is part of the Building (hereinafter referred to as the "Building"). 

1.    TERM.    The Term of this Lease shall be as stated above, unless sooner terminated as provided
hereinafter. 

2.    a.    BASIC RENT AND SECURITY
DEPOSIT.    Except as provided for in this Lease, Tenant will pay to Landlord without deduction or setoff, Basic Rent each month for the entire Lease Term. The term
"Rent" shall mean the amounts so payable plus all other amounts payable by Tenant under this Lease. One full monthly Basic Rent installment together with a Security Deposit shall be payable by Tenant
upon execution of this Lease. Basic Rent for any fractional month at the beginning or end of the Term shall be prorated. The Security Deposit shall be held by Landlord, without interest, as security
for Tenant's performance under this Lease, and not as an advance payment of rent or a measure of Landlord's damages. Upon an Event of Default (defined below) or any damage to the Building or Premises
caused by Tenant, its employees or invitees, Landlord may, without prejudice to any other remedy, use the Security Deposit to cure such Event of Default or repair any damage. Following any application
of the Security Deposit, Tenant shall, on demand, restore the Security Deposit to its original amount. If Tenant is not in default hereunder, any remaining balance of the Security Deposit shall be
returned to Tenant within thirty (30) days after termination of lease and receipt a written notice of forwarding address. If Landlord transfers its interest in the Premises, Landlord may assign
the Security Deposit to the transferee and thereafter shall have no further liability for the Security Deposit. Rent is due, and must be received by Landlord, by the first day of every month, at
address specified by Landlord. 

        b.    ADDITIONAL RENT/COMMON AREA MAINTENANCE.    The Tenant shall pay as additional rent a
charge for common area maintenance equal to $3.50 annually per each square foot of the leased premises. One-twelfth of said amount shall be paid monthly due at the same time and under the
same terms as the Basic Rent. 

1

 

3.    COST OF LIVING ADJUSTMENTS.    The CAM reserved in this lease and payable hereunder shall be adjusted
as of the times and in the manner set forth in this Article: 

	a.
	Definitions:
For the purposes of this Article, the following definitions shall apply:

	(1)
	The
term "Price Index" shall mean the "Consumer Price Index for Urban Customers" (CPI-U) published by the Bureau of Labor Statistics of the U.S. Department of Labor, for
U. S. Cities Average, all items Series A 1984-100 (Revised 1978), or a successor or substitute index appropriately adjusted.

	(2)
	The
term "Base Price Index" shall mean the Price Index for the month during which this Lease commences.

	b.
	Effective
as of each July, but in no event sooner than July of 2003, subsequent to the commencement date of this Lease, there shall be made a cost of living adjustment of the rental
rate payable hereunder. The July adjustment shall be based on the percentage difference between the Price Index for the preceding month of June and the Base Price Index. 

        In
the event the Price Index for June in any calendar year during the term of this Lease reflects an increase over the Base Price Index, then the monthly rent originally herein provided
to be paid as of the July following such month of June (unchanged by any adjustments under this Article) shall be multiplied by the difference between the Price Index for June and the Base Price
Index, and the resulting sum shall be added to such monthly rent, effective as of such July. Said adjusted CAM shall thereafter be payable hereunder monthly until it is readjusted to the terms of the
Lease. 

4.    LANDLORD'S OBLIGATIONS.    

	(a)
	Landlord
will furnish to Tenant at Tenant's expense:

	(1)
	water
at those points of supply provided for the general use of tenants of the Building;

	(2)
	heat,
and refrigerated air conditioning in season, to the common areas at such times as Landlord determines, and at such temperatures and in such amounts as reasonably considered
necessary by Landlord; service on Sundays, Saturdays (other than 7am-1pm), and holidays are optional on the part of the Landlord;

	(3)
	janitorial
services to the common areas on weekdays other than holidays and exterior window washing as may, in Landlord's judgment, be reasonably required;

	(4)
	passenger
elevators for ingress to and egress from the Premises, in common with other tenants;

	(5)
	replacement
of Building standard light fixtures; and electric lighting for public areas and special service areas of the Building to the extent deemed by the Landlord to be
reasonable.

	(6)
	Landlord
shall furnish electrical outlets as required for normal office use of the premises. Failure to furnish, stoppage, or interruption of these services resulting from any cause
shall not render Landlord liable in any respect for damages to either person, property or business, or be construed as an eviction of Tenant, work an abatement of rent, or relieve Tenant from
performance of its obligations. Should any equipment furnished by Landlord cease to function properly, Landlord shall use reasonable diligence to repair the same promptly. Landlord shall not be
obligated to furnish these services if Tenant is in default under this Lease.

	(7)
	The
Landlord shall supply a source of HVAC for all of the Leased Premises requiring same. 

5.    IMPROVEMENTS.    Landlord shall, at its expense, install improvements described in "Exhibit B"
as therein provided. All other improvements to the Premises shall be installed at Tenant's expense in accordance with plans and specifications and by contractors approved, in writing, by Landlord. 

2

 

6.    USE OF PREMISES.    Tenant will use the Premises for office purposes only. Tenant shall not: use or
occupy the Building for any purpose which is unlawful or dangerous; permit the maintenance of any nuisance, disturb the quiet enjoyment for all of the Building, emit offensive odors or conditions into
other portions of the Building; sell, purchase, or give away, or permit the sale, purchase or gift of food in the Building, or use any apparatus which might create undue noise or vibrations in the
Building. Tenant shall not permit anything to be done which would increase any insurance rates on the Building or its contents, and if there is any increase, then Tenant agrees to pay such increase
promptly upon demand therefor by Landlord; however, any such payment shall not waive Tenant's duty to comply with this Lease. Tenant shall not inscribe, paint, affix or display any signs,
advertisements or notices on or in the Building except for such tenant identification information as Landlord permits to be included or shown on the directory in the main lobby. 

	a.
	Tenant
shall not make or cause to be made any alterations, additions or improvements, or install or cause to be installed any exterior signs, floor covering, interior or exterior
lighting, plumbing fixtures, shades or awnings or make any other changes to the Demised Premises without first obtaining the Landlord's written approval and consent, which approval shall not be
unreasonably withheld or delayed. The Tenant shall present to the Landlord plans and specifications for such work at the time approval is sought;

	b.
	not
place or suffer to be placed or maintained on any exterior door, wall or window of the Demised Premises any sign, awning or canopy, or advertising matter or other things of any
kind, nor place or maintain any decoration, lettering or advertising matter on the glass of any window or door of the Demised Premises without first obtaining the Landlord's written consent, which
approval shall not be unreasonably withheld or delayed. The Tenant further agrees to maintain such sign, awning, canopy, decoration, lettering, advertising matter or other thing as may be approved in
good condition and repair at all times; Landlord agrees to allow Tenant to place a trailer sign on Landlord's main entrance sign in accordance with Town bylaws. 

7.    TENANT'S OBLIGATIONS.    Tenant will not damage the Building and will pay the cost of repairing any
damage done to the Building by Tenant or Tenant's agents, employees, or invitees. Tenant shall take good care of the Premises and keep them free of waste and nuisance. Tenant will keep the Premises,
including all fixtures installed by Tenant, in good condition and repair. If Tenant fails to make necessary repairs within fifteen (15) days after notice from Landlord, Landlord may, at its
option, make such repairs and Tenant shall, upon demand, pay Landlord the cost thereof. At the end of the Term, Tenant shall deliver to Landlord the Premises with all improvements located thereon in
good repair and condition, and all keys to the Premises in Tenant's possession. Tenant will not make or allow to be made any alterations or physical additions in or to the Premises without prior
written consent of Landlord. At the end of the Term, Tenant shall, if Landlord requires, remove all alterations, physical additions or improvements as directed by Landlord and restore the Premises to
substantially the same condition as they existed on the date hereof. All of Tenant's fixtures and personal property not removed from the Premises at the end of the Term shall be presumed to have been
abandoned by Tenant and shall become the property of the Landlord. 

8.    INDEMNITY.    Landlord shall not be liable for and Tenant will defend, indemnify and hold harmless
Landlord from all fines, suits, claims, demands, losses, and actions, including attorney's fees, for any injury to persons or damage to or loss of property on or about the Premises or in or about the
Building caused by the Tenant, its employees, invitees, licensees, or by an other person entering the Premises or the Building under express or implied invitation of the Tenant, or arising out of
Tenant's use of Premises or Landlord's maintenance of the Premises. This provision is intended to waive any claims against Landlord and its agents for the consequences of their own negligence or
fault. 

3

 

10.    MORTGAGES.    Tenant accepts this Lease subordinate to any deeds of trust, mortgages or other
security interests, which might now or hereafter constitute a lien upon the Building or the Premises. Tenant shall, immediately upon request, execute such documents, including estoppel letters, as may
be required for the purposes of subordinating or verifying this Lease. 

11.    ASSIGNMENT; SUBLEASING.    Tenant shall not assign this Lease by operation of law or otherwise
(including without limitation by transfer of stock, merger, or dissolution), mortgage or pledge the same, or sublet the Premises or any part thereof, without prior written consent of Landlord, which
consent shall not be unreasonably withheld, which Landlord may grant or deny in its sole discretion. Landlord's consent to an assignment or subletting shall not release Tenant from any obligation
hereunder, and Landlord's consent shall be required for any subsequent assignment or subletting. If Tenant desires to assign or sublet the Premises, it shall so notify Landlord at least sixty
(60) days in advance of the date on which Tenant desires to make such assignment or sublease, and shall provide Landlord with a copy of the proposed assignment or sublease and such information
with respect thereto as Landlord requests to allow Landlord to make informed judgments as to the financial condition, reputation, operations, and general desirability of the proposed transferee. After
such information has been received, Landlord shall have the option to: 

	(a)
	Cancel
the Lease as to the Premises or portion thereof proposed to be assigned or sublet; or

	(b)
	Consent
to the proposed assignment or sublease; and if the Rent and other consideration payable in respect thereof exceeds the Rent payable hereunder, Tenant shall pay to Landlord
such excess within ten (10) days following receipt thereof by Tenant: or

	(c)
	Withhold
its consent to the proposed assignment or sublease, which option shall always be deemed to be elected unless Landlord gives Tenant written notice otherwise. 

12.    EMINENT DOMAIN.    If the Premises shall be taken or condemned in whole or in part for public
purposes or sold under threat of condemnation, this Lease shall terminate at the option of Landlord. Landlord shall be entitled to receive the entire award of any condemnation or the proceeds of any
sale in lieu thereof. 

13.    ACCESS.    Landlord and its agents may, at any time, enter the Premises to inspect the same, to
supply janitorial service or other, to show the Premises to prospective lenders, purchasers or tenants, to alter, improve, or repair the Premises or the Building, and may erect scaffolding and other
necessary structures where reasonably required by the character of the work to be performed, provided the business of Tenant shall be interfered with as little as is reasonably practicable. Tenant
waives any claim for damages for any injury or inconvenience to or interference with Tenant's business, any loss of occupancy or quiet enjoyment of the Premises, or any other loss occasioned by
Landlord's entry into the Premises in accordance with this Section 12. Landlord shall at all times have a key to the Premises. Landlord may use any means, which it deems proper to open any door
in an emergency without liability therefor. 

14.    CASUALTY.    If the Building should be totally destroyed by casualty or if the Premises or the
Building be so damaged that Landlord determines that repairs cannot be completed within one hundred twenty (120) days after the date of such damage, Landlord may terminate this Lease. Landlord
shall not be required to rebuild, repair, or replace any part of the furniture, equipment, fixtures, and other improvements which may have been placed by Tenant in the Premises. Any insurance which
may be carried by Landlord or Tenant against loss or damage to the Building or the Premises shall be for the sole benefit of the party carrying such insurance. 

15.    WAIVER OF SUBROGATION.    Tenant waives every claim that arises or may arise in its favor against the
Landlord or any other tenant of the Building during the Term, for any injury to or death of any person or any loss of or damage to any of Tenant's property located within or upon or constituting a
part of the Premises, to the extent such injury, death, loss or damage is covered by any insurance 

4

 

policies,
whether or not such loss or damage is recoverable thereunder. This waiver shall be in addition to, and not in limitation of, any other waiver or release contained in this Lease. Tenant shall
give to each insurance company, which has issued to it any insurance policy covering the Premises or Tenant's operations, written notice of this waiver and have its insurance policies endorsed, if
necessary, to prevent their invalidation by reason of this waiver. 

16.    HOLDING OVER.    If Tenant fails to vacate the Premises at the end of the Term, then Tenant shall be
a tenant at sufferance and, in addition to all other damages and remedies to which Landlord may be entitled for such holding over, Tenant shall pay, in addition to the other Rent, a monthly Basic
Rent, payable in full in advance each month, equal to twice the Basic Rent payable during the last month of the Term. 

17.    TAXES ON TENANT'S PROPERTY.    Tenant shall be liable for all taxes levied or assessed against
personal property or fixtures placed by Tenant in the Premises. If any such taxes are assessed against Landlord or Landlord's property, Landlord may pay the same, and Tenant shall upon demand,
reimburse Landlord therefor. Any claim arising against Tenant by Landlord under this provision shall be assessed interest at fifteen percent (15%) per year until the claim has been satisfied. 

18.    LANDLORDS LIEN.    Tenant grants to Landlord a security interest to secure payment of all Rent and
performance of all of Tenant's other obligations hereunder, in all equipment, furniture, fixtures, improvements and other personal property located in or on the Premises, and all proceeds therefrom.
Such property shall not be removed from the Premises without Landlord's written consent until all Rent due and all Tenant's other obligations have been performed. In addition to any other remedies,
upon an Event of Default, Landlord may exercise the rights afforded a secured party under the Uniform Commercial Code for the state in which the Building is located—Secured Transactions.
Tenant grants to Landlord a power of attorney to execute and file financing statements and continuation statements necessary to perfect Landlord's security interest, which power is coupled with an
interest and shall be irrevocable during the Term. 

19.    MECHANIC'S LIENS.    Tenant shall not permit any mechanic's or other liens to be filed against the
Premises or the Building for any work performed, materials furnished or obligation incurred by or at the request of Tenant. Tenant shall, within ten (10) days following the imposition of any
such lien, cause the same to be released of record by payment or posting of a proper bond, failing which Landlord may cause the same to be released, and Tenant shall immediately reimburse Landlord for
all costs incurred in connection therewith, including landlord's attorney's fees and expenses. 

20.    EVENTS OF DEFAULT.    The occurrence of any of the following shall constitute an event of default
("Event of Default") hereunder: 

	(a)
	Any
failure by Tenant to pay the full rent when due. Landlord shall not be required to provide Tenant with notice of failure to pay Rent.

	(b)
	Any
failure by Tenant to observe and perform any provision of this Lease, other than the payment of Rent, that continues for ten (10) days after notice to Tenant; however, an
Event of Default shall occur hereunder without any obligation of Landlord to give any notice if Landlord has given Tenant notice under this Section 19. (b) on at least one occasion
during the twelve (12) month interval preceding such failure by Tenant.

	(c)
	Tenant
or any guarantor of Tenant's obligations hereunder: (1) being unable to meet its obligations as they become due, or being declared insolvent according to any law,
(2) having its property assigned for the benefit of its creditors, (3) having a receiver or trustee appointed for itself or its property, (4) having its interest under this Lease
levied on under legal process, (5) having any petition filed or other action taken to reorganize or modify its debts or obligations, or (6) having any petition filed or other action
taken to reorganize or modify its capital structure if either Tenant or such guarantor is a corporation or other entity. 

5

 

	(d)
	The
abandonment of the Premises by Tenant (which shall be conclusively presumed if Tenant is absent from the Premises for ten (10) consecutive days and is late on any payment
due Landlord). 

21.    REMEDIES.    Upon the occurrence of any Event of Default, Landlord may, in addition to all other
rights and remedies afforded Landlord hereunder or by law or equity, take any of the following actions: 

	(a)
	Terminate
this Lease by giving Tenant written notice thereof, in which event Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to surrender the Premises to
Landlord, Landlord may, without prejudice to any other remedy, enter upon and take possession of the Premises or any part thereof by changing the door locks to the Premises or by any other means
necessary in Landlord's sole judgment without being liable for prosecution or any claim for damages. If this Lease is terminated hereunder, Tenant shall pay to Landlord the sum of:

	(1)
	all
Rent accrued hereunder through the date of termination, (2) all amounts due under Section 21, and (3) an amount equal to: (A) the total Rent that
Tenant would have been required to pay for the remainder of the Term discounted to present value at a per annum rate equal to the "Prime Rate" as published on the date this Lease is terminated by The
Wall Street Journal, in its listing of "Money Rates", minus (B) the then present fair rental value of the Premises for such period, similarly discounted.

	(b)
	Terminate
Tenant's right to possession of the Premises without terminating this Lease by giving Tenant written notice thereof, in which event Tenant shall immediately surrender the
Premises to Landlord. If Tenant fails to surrender the Premises to Landlord, Landlord may, without prejudice to any other remedy, enter upon and take possession of the Premises and expel or remove
Tenant and any other person who may be occupying the Premises or any part thereof by changing the door locks to the Premises or by any other means necessary in Landlord's sole judgment without being
liable for prosecution or any claim for damages. If Tenant's right to possession of the Premises is terminated hereunder, Tenant shall pay to Landlord: (1) all Rent to the date of termination
of possession, (2) all amounts due from time to time under Section 21, and (3) all Rent required hereunder to be paid by Tenant during the remainder of the Term, diminished by any
net sums thereafter received by Landlord through reletting the Premises during such period. Landlord shall use reasonable efforts to relet the Premises on such terms and conditions as Landlord, in its
sole discretion, may determine (including a term different from the Term, rental concessions, and alterations to, and improvement of, the Premises); however, Landlord shall not be obligated to relet
the Premises before leasing other portions of the Building. Landlord shall not be liable for, nor shall Tenant's obligations hereunder be diminished because of, Landlord's failure to relet the
Premises or to collect rent due for such reletting. Tenant shall not be entitled to the excess of any consideration obtained by reletting over the Rent due hereunder. Reentry by Landlord in the
Premises shall not affect Tenant's obligations hereunder for the unexpired Term; rather, Landlord may, from time to time, bring action against Tenant to collect amounts due by Tenant, without the
necessity of Landlord's waiting until the expiration of the Term. Unless Landlord delivers written notice to Tenant expressly stating that it has elected to terminate this Lease, all actions taken by
Landlord to exclude or dispossess Tenant of the Premises shall be deemed to be taken under this Section 20. (b). If Landlord elects to proceed under this Section 20. (b), it may at any
time elect to terminate this Lease under Section 20. (a).

	(c)
	Enter
upon the Premises without being liable for prosecution or any claim for damages and do whatever Tenant is obligated to do under the terms of this Lease. Tenant agrees to
reimburse Landlord on demand for any expenses, which Landlord may incur in thus effecting 

6

 

compliance
with Tenant's obligations under this Lease. Tenant further agrees that Landlord shall not be liable for any damages resulting to the Tenant from such action. 

22.    PAYMENT BY TENANT.    Upon any Event of Default, Tenant shall pay to Landlord all costs incurred by
Landlord (including court costs and reasonable attorneys' fees) in (a) obtaining possession of the Premises, (b) removing and storing Tenant's or any other occupants' property,
(c) repairing, restoring, altering, remodeling or otherwise putting the Premises into condition acceptable to a new tenant, (d) if Tenant is dispossessed of the Premises and this Lease
is not terminated, reletting all or any part of the Premises (including brokerage commissions, costs of tenant finish work, and all other costs incidental to such reletting), (e) performing
Tenant's obligations which Tenant failed to perform, and (f) enforcing, or advising Landlord of its rights, remedies, and recourses arising out of the Event of Default. 

23.    LANDLORD'S LIABILITY.    The liability of Landlord to Tenant for any default by Landlord under the
terms of this Lease shall be limited to Tenant's actual direct, but not consequential, damages therefor and shall be recoverable from the interest of Landlord in the Building, and Landlord shall not
be personally liable for any deficiency. Landlord's reservation of rights under this Lease, such as to enter upon or maintain the Premises, shall not be deemed to create any duty on the part of
Landlord to exercise any such right. Landlord expressly advises Tenant that Landlord's intention is that Tenant shall have full responsibility for, and shall assume all risk to, persons and property
while in, on or about the Premises. 

24.    SURRENDER OF PREMISES.    No act of Landlord or its agents during the Term shall be deemed as
acceptance of surrender of the Premises. No agreement to accept surrender of the Premises shall be valid unless the same is in writing and signed by the Landlord. 

25.    ATTORNEYS FEES.    If Landlord employs an attorney to interpret, enforce or defend any of its rights
or remedies hereunder, Tenant shall pay Landlord's reasonable attorney's fees incurred in such dispute. 

26.    FORCE MAJEURE.    Whenever a period of time is prescribed for action to be taken by Landlord,
Landlord shall not be liable or responsible for, and there shall be excluded from the computation for any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or
materials, war, governmental laws, regulations, or restrictions, or any other causes of any kind whatsoever which are beyond the control of the Landlord. 

27.    GOVERNMENTAL REGULATIONS.    Tenant will comply with all laws, ordinances, orders, rules and
regulations of all governmental agencies having jurisdiction of the Premises with reference to the use, construction, condition or occupancy of the Premises. 

28.    APPLICABLE LAW.    This Lease shall be governed by and construed pursuant to the laws of the state in
which the Building is located. 

29.    SUCCESSORS AND ASSIGNS.    Except as otherwise provided in this Lease, all of the covenants,
conditions and provisions of this Lease shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, successors, and assigns. 

30.    SEVERABILITY.    If any provision of this Lease or the application thereof to any person or
circumstances shall be invalid or unenforceable to any extent, the remainder of this Lease and the application of such provisions to other persons or circumstances shall not be affected thereby and
shall be enforced to the greatest extent permitted by law. 

31.    NAME.    Tenant shall not, without the written consent of Landlord, use the name of the Building for
any purpose other than as the address of the business to be conducted by Tenant in the Premises, and in no event shall Tenant acquire any rights in or to such names. 

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32.    NOTICES.    Any notice or document required to be delivered hereunder shall be deemed to be delivered
whether or not actually received, when deposited in the United States mail, postage prepaid, certified or registered mail, addressed to the parties hereto at their respective addresses set forth
above, or when sent by facsimile transmission to the respective numbers set forth above, or delivered to Tenant's place of business in the Building, and when sent or delivered by Landlord or its
representative, including its management company for the building. 

33.    DEFINED TERMS AND MARGINAL HEADINGS.    The words "Landlord" and "Tenant" as used herein shall
include the plural as well as the singular. If more than one person is named as Tenant, the obligations of such persons are joint and several. The headings and titles to the sections of this Lease are
not part of this Lease and shall have no effect upon the construction or interpretation of any part thereof. Captions contained herein are for the convenience of reference only and in no way limit or
enlarge the terms or conditions of this Lease. 

34.    AUTHORITY.    If Tenant executes this Lease as a corporation or other entity, each of the persons
executing this Lease on behalf of Tenant personally covenants and warrants that Tenant is duly authorized and validly existing, that Tenant is qualified to do business in the state in which the
Building is located, that Tenant has full right and authority to enter into this Lease, and that each person signing on behalf of Tenant is authorized to do so. 

35.    LIQUIDATED DAMAGES.    If the Premises is not ready for occupancy by the commencement date of this
Lease, unless delayed by Tenant for any reason, the Basic Rent under this Lease shall not commence until the Premises are ready for occupancy by Tenant. Such allowance for Basic Rent shall be in full
settlement for any claim, which Tenant might otherwise have by reason of the Premises not being ready for occupancy. 

36.    INTEGRATED AGREEMENT.    This Lease contains the entire agreement of the parties hereto with respect
to any matter covered or mentioned in this Lease. No prior agreement, understanding or representation pertaining to any such matter shall be effective for any purpose. No provision of this Lease may
be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. 

37.    LATE FEE.    If Rent is not received by Landlord on or before the fifth (5th) day of any month,
Tenant shall pay Landlord a late fee equal to five percent (5%) of the amount of Rent due, which shall be paid by Tenant to Landlord immediately upon written notice from Landlord. Failure by Tenant to
make immediate payment of the delinquent Rent plus the late fee shall constitute an Event of Default. This provision, expressly, does not relieve the Tenant's obligation to pay Rent on the first of
each month and is not a waiver by the Landlord to require payment on the first day of each month. Any rent more than 30 days overdue shall accrue interest at a rate of one and one quarter
percent (11/4%) monthly. 

38.    INTEREST ON SUMS EXPENDED BY LANDLORD.    All sums paid and all expenses incurred by Landlord in
performing Tenant's duties hereunder or curing Events of Default shall accrue interest at the rate of one and one quarter percent (11/4) % monthly from the date of payment of such
amount by Landlord. In no event, however, shall the charges permitted under this Section 37 or elsewhere in this Lease, to the extent the same are considered to be interest under applicable
law, exceed the maximum lawful rate of interest. 

39.    INSURANCE.    Tenant will Indemnify and hold harmless Landlord from and against any loss, theft,
damage or liability occasioned by or resulting from any Event of Default or any willful or negligent act on the part of Tenant, its agents, employees, or invitees, or persons permitted on the Premises
by Tenant or by Landlord in accordance with Section 12. Tenant agrees to maintain at Tenant's sole cost and expense, insurance policies covering Tenant's aforesaid indemnity with respect to
Tenant's use and occupancy of the Premises, as well as coverage for theft and damage. Such policies 

8

 

shall
be issued in the name of Tenant and Landlord as their interest may appear, or shall contain an "additional insured" endorsement in favor of Landlord, (JD Cordage LLC and Robert Danial,
individually) and with limits of liability of at least ONE MILLION DOLLARS ($1,000,000.00) per occurrence for bodily injury and TWO HUNDRED THOUSAND DOLLARS ($200,000.00) per occurrence for property
damage. Duplicate originals of such policies and endorsements shall be delivered to Landlord within thirty (30) days from the execution date hereof. 

40.    RULES.    Tenant shall abide by the Building Rules and Regulations attached hereto as "Exhibit B",
which may be reasonably changed or amended, at any time, by Landlord to promote a safe, orderly and professional Building environment. 

41.    PERMITS:    Lease is subject to Tenant procurring the necessary permits for the operation and use of
a take out deli and retail food establishment. Tenant shall have a maximum of one hundred and twenty (120) days to obtain permits. Thereafter, Landlord shall have the right to terminate this
Lease and refund Tenant's security deposit immediately upon termination. 

42.    ADDITIONAL PROVISIONS: N/A    

	Attested by:	 	Attested by:
	
TENANT: KEBAB USA, INC.	
 	
LANDLORD: JD CORDAGE, LLC
	

	
 	

 	
 	

 
	

	
 	

 	
 	

 
	

Date:	
 	

 	
 	

 	
 	

 
	 	 	
	 	 	 	 
	Date:	 	 	 	 	 	 
	 	 	
	 	 	 	 

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BUILDING RULES AND REGULATIONS    
    

        1.     No
sign, picture, advertisement, name or notice shall be inscribed, displayed or affixed on or to any part of the inside of the Building or the Premises without the prior
written consent of Landlord and Landlord shall have the right to remove any such item at the expense of Tenant. All approved signs or lettering on doors and the building directory shall be printed,
painted, affixed or inscribed at the expense of Tenant by a person approved by Landlord. Tenant shall not place anything near the glass of any window, door, partition or wall which may appear
unsightly from outside the Premises; provided, however, that Landlord may furnish and install a Building standard window covering at all exterior windows. Tenant shall not, without written consent of
Landlord, cover or otherwise sunscreen any window. 

        2.     Landlord
shall approve in writing, prior to installation, any attachment of any object affixed to walls, ceilings, or doors other than pictures and similar items. 

        3.     The
directory of the Building will be provided exclusively for the display of the name and location of Tenant only and Landlord reserves the right to exclude any other
names therefrom. 

        4.     The
sidewalks, halls, passages, exits, entrances, elevators and stairways shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress to and
egress from the Premises. The halls, passages, exits, entrances, elevators, stairways, balconies and roof are not for the use of the general public and the Landlord shall in all cases retain the right
to control and prevent access thereto by all persons whose presence in the judgment of the Landlord shall be prejudicial to the safety, character, reputation and interests of the Building and its
tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom the Tenant normally deals in the ordinary course of Tenant's business, unless such
persons are engaged in illegal activities. No tenant and no employees or invitees of any tenant shall go upon the roof of the Building. 

        5.     No
additional locks or bolts of any kind shall be placed upon any of the doors or windows of the Premises or the Building by Tenant, nor shall any changes be made in
existing locks or the mechanisms thereof without the prior written consent of the Landlord. Tenant must, upon the termination of its tenancy, return to Landlord all keys to the Premises. If Tenant
fails to return any such key, Tenant shall pay to Landlord the cost of changing the locks to the Premises if Landlord deems it necessary to change such locks. 

        6.     The
toilet rooms, urinals, wash bowls and other apparatus in the Premises or Building shall not be used for any purpose other than that of which they were constructed and
no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by Tenant. 

        7.     Tenant
shall not overload the floor of the Premises, mark on, or drive nails, screw or drill into the partitions, woodwork or plaster or in any way deface the Premises or
any part thereof. No boring, cutting or stringing of wires shall be permitted except with the prior written consent of and as the Landlord may direct. 

        8.     No
furniture, freight or equipment of any kind shall be brought into the Building without the consent of Landlord and all moving of same into or out of the Building shall
be done at such time and in such manner, as Landlord shall designate. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy equipment brought into the
Building and also the times and manner of moving the same in and out of the Building and any damage caused by moving or maintaining such safe or other property shall be repaired at the expense of
Tenant. There shall not be used in any space, or in the public halls, of the Building, either by any tenant or others, any hand truc 

        9.     Tenant
shall not employ any person or persons for the purpose of cleaning the Premises without the consent of Landlord. Landlord shall be in no way responsible to Tenant
for any loss of 

10

 

property
from the Premises or other damage caused by Landlord's janitorial service or any other person. Janitorial service will not include the cleaning of carpets and rugs, other than vacuuming. If
the Premises requires more than building standard janitorial service, such excess service shall be at Tenant's cost. 

        10.   No
Tenant shall place anything in the hallways of the Building. 

        11.   Tenant
shall only be permitted use as general office space. No tenant shall occupy or permit any portion of the Premises to be occupied for lodging or sleeping or for
any illegal purposes or permit any pet within the Premises or Building. 

        12.   Tenant
shall not use or keep in the Premises or the Building any combustible fluid or material. 

        13.   Landlord
will direct electricians and or telephone service installers as to where and how telephone wiring shall be located. No boring or cutting for wires will be
allowed without the consent of Landlord. The location of telephones, call boxes and other office equipment affixed to the Premises shall be subject to the approval of Landlord. 

        14.   No
Tenant shall lay linoleum or other similar floor covering so that same shall be affixed to the floor of the Premises in any way except by a paste, or other material,
which may easily be removed with water, the use of cement or other similar adhesive materials being expressly prohibited. The method of affixing any such linoleum or other similar floor covering to
the floor, as well as the method of affixing carpets or rugs to the Premises, shall be subject to approval by Landlord. The expense of repairing any damage resulting from a violation of this rule
shall be borne by the tenant by whom, or by whose agents, employees, or invitees, the damage shall have been caused. 

        15.   Tenant
shall provide and use chair pads and carpet protectors at all desk and furniture locations. 

        16.   No
furniture, packages, supplies, equipment or merchandise will be received in the Building or carried up or down in the elevators, except between such hours and in such
elevators as shall be designated by Landlord. 

        17.   On
Saturdays (before 7am and after 1pm), Sundays and legal holidays and on any other days between the hours of 7p.m. and 7a.m., Landlord reserves the right to keep all
doors to the Building locked, and access to the Building, or to the halls, corridors, elevators or stairways in the Building or to the Premises may be refused unless the person seeking access is an
employee of the landlord or is properly identified as a tenant of the Building. The Landlord shall in no case be liable for damages for any error with regard to the admission to or exclusion from the
Building of any person. In case of invasion, mob, riot, public excitement, or other commotion, the Landlord reserves the right to prevent access to the Building during the continuance of the same by
closing the doors for the safety of the tenants and protection of property in the Building. 

        18.   Access
to the Building may be controlled by the use of electronic card key or by other method deemed necessary by Landlord. In the event that Landlord employs electric
card key or other similar access control method, Tenant shall be issued card keys or other ingress/egress devices and a deposit for each card or device shall be paid upon issuance of the cards. In the
event that Tenant shall damage or lose the card key(s) or device(s), then Tenant's deposit for such card or device will be forfeited, and Tenant will be required to pay another equal deposit. 

        19.   Smoking
is prohibited in the Building at all times. 

        20.   Landlord
reserves the right to require payment, in advance, for certain services not required of Landlord under this Lease. Such charges include, but are not limited to,
processing "bounced" checks, changing locks, reviewing and signing lien waivers, lease assignments, providing after hours HVAC rates, etc. and are subject to change at anytime without notice. 

	05/28/02
 Tenant Initials	 	 

11

  

 
 

CORDAGE PARK LEASE    
    

	LANDLORD:	 	JD Cordage LLC, Suite 303, 36 Cordage Park Circle, Plymouth, MA 02360

	TENANT:	 	Kebab USA. Inc.

	CURRENT ADDRESS:	 	600 North Tracker, Suite C13, Kissimmee, FL 34741

	CURRENT TELEPHONE No.	 	(      )                        

	LEASED PREMISES:	 	Suite #253, 10 Cordage Park Circle, Plymouth, MA 02360 (containing 4,399 GLA (3,281 gla of Existing Space plus 1,118 gla Expansion Space)

	TERM:	 	Five (5) years With one (1) five (5) year Option.

	COMMENCEMENT DATE:	 	                                        
        

	BASIC RENT (monthly):	 	Year 1: $2,734.17/mo., Year 2: $2,925.56/mo., Year 3: $3,130.35/mo., Year 4: $3,349.47/mo., Year 5: $3,583.93/mo. The additional rent ($931.66) for the Expansion Space as shown on
Exhibit "A" attached hereto containing 1,118 gla, shall commence on the earlier of the date of Tenants occupancy of expansion space or (6) six months from the time Tenant first occupies Existing Space.

	BASIC RENT (Option Term):	 	Year I: Rent to be no less than previous year or 90% of Fair Market Value, whichever is greater. Years 2-5 will increase at 5% per annum over previous year's rent.

	SECURITY DEPOSIT:	 	$10.997.00

  
 

    LEASE PROVISIONS    
    

        THIS LEASE ("Lease") is made by and between LANDLORD and TENANT. In consideration of the mutual covenants and agreements herein set forth, and any other
consideration, Landlord leases to Tenant and Tenant leases from Landlord the area known as Suite No. 253 and as generally outlined on the plan attached hereto as "Exhibit A", hereinafter
referred to as the "Premises" which is part of the Building (hereinafter referred to as the "Building"). 

1.    TERM.    The Term of this Lease shall be as stated above, unless sooner terminated as provided
hereinafter. 

2.    a.    BASIC RENT AND SECURITY
DEPOSIT.    Except as provided for in this Lease, Tenant will pay to Landlord without deduction or setoff, Basic Rent each month for the entire Lease Term. The term
"Rent" shall mean the amounts so payable plus all other amounts payable by Tenant under this Lease. One full monthly Basic Rent installment together with a Security Deposit shall be payable by Tenant
upon execution of this Lease. Basic Rent for any fractional month at the beginning or end of the Term shall be prorated. The Security Deposit shall be held by Landlord, without interest, as security
for Tenant's performance under this Lease, and not as an advance payment of rent or a measure of Landlord's damages. Upon an Event of Default (defined below) or any damage to the Building or Premises
caused by Tenant, its employees or invitees, Landlord may, without prejudice to any other remedy, use the Security Deposit to cure such Event of Default or repair any damage. Following any application
of the Security Deposit, Tenant shall, on demand, restore the Security Deposit to its original amount. If Tenant is not in default hereunder, any remaining balance of the Security Deposit shall be
returned to Tenant within thirty (30) days after termination of lease and receipt a written notice of forwarding address. If Landlord transfers its interest in the Premises, Landlord shall
assign the Security Deposit to the transferee and thereafter shall have no further 

1

 

liability
for the Security Deposit. Rent is due, and must be received by Landlord, by the first day of every month, at address specified by Landlord. 

        b.    ADDITIONAL RENT/COMMON AREA MAINTENANCE.    The Tenant shall pay as additional rent a
charge for common area maintenance equal to $3.50 annually per each square foot of the leased
premises. One-twelfth of said amount shall be paid monthly due at the same time and under the same terms as the Basic Rent. 

3.    COST OF LIVING ADJUSTMENTS.    The CAM reserved in this lease and payable hereunder shall be adjusted
as of the times and in the manner set forth in this Article: 

	a.
	Definitions:
For the purposes of this Article, the following definitions shall apply:

	(1)
	The
term "Price Index" shall mean the "Consumer Price Index for Urban Customers" (CPI-U) published by the Bureau of Labor Statistics of the U.S. Department of Labor, for
U. S. Cities Average, all items Series A 1984-100 (Revised 1978), or a successor or substitute index appropriately adjusted.

	(2)
	The
term "Base Price Index" shall mean the Price Index for the month during which this Lease commences.

	b.
	Effective
as of each July, but in no event sooner than July of 2003, subsequent to the commencement date of this Lease, there shall be made a cost of living adjustment of the rental
rate payable hereunder. The July adjustment shall be based on the percentage difference between the Price Index for the preceding month of June and the Base Price Index. 

        In
the event the Price Index for June in any calendar year during the term of this Lease reflects an increase over the Base Price Index, then the monthly rent originally herein provided
to be paid as of the July following such month of June (unchanged by any adjustments under this Article) shall be multiplied by the difference between the Price Index for June and the Base Price
Index, and the resulting sum shall be added to such monthly rent, effective as of such July. Said adjusted CAM shall thereafter be payable hereunder monthly until it is readjusted to the terms of the
Lease. 

4.    LANDLORD'S OBLIGATIONS.    

	(a)
	Landlord
will furnish to Tenant at Tenant's expense:

	(1)
	water
at those points of supply provided for the general use of tenants of the Building;

	(2)
	heat,
and refrigerated air conditioning in season, to the common areas at such times as Landlord determines, and at such temperatures and in such amounts as reasonably considered
necessary by Landlord; service on Sundays, Saturdays (other than 7am-1 pm), and holidays are optional on the part of the Landlord;

	(3)
	janitorial
services to the common areas on weekdays other than holidays and exterior window washing as may, in Landlord's judgment, be reasonably required;

	(4)
	passenger
elevators for ingress to and egress from the Premises, in common with other tenants;

	(5)
	replacement
of Building standard light fixtures; and

	(6)
	electric
lighting for public areas and special service areas of the Building to the extent deemed by the Landlord to be reasonable. 

5.    IMPROVEMENTS.    Landlord shall, at its expense, install improvements described in "Exhibit B" as
therein provided All other improvements to the Premises shall be installed at Tenant's expense in accordance with plans and specifications and by contractors approved, in writing, by Landlord. 

2

 

6.    USE OF PREMISES.    Tenant will use the Premises as a take out deli and retail food, beer and wine
store. Tenant shall not: use or occupy the Building for any purpose which is unlawful or dangerous; permit the maintenance of any nuisance, disturb the quiet enjoyment for all of the Building, emit
offensive odors or conditions into other portions of the Building; or use any apparatus which might create undue noise or vibrations in the Building. Tenant shall not permit anything to be done which
would increase any insurance rates on the Building or its contents, and if there is any increase, then Tenant agrees to pay such increase promptly upon demand therefore by Landlord; however, any such
payment shall not waive Tenant's duty to comply with this Lease. Tenant shall not inscribe, paint, affix or display any signs, advertisements or notices on or in the Building except for such tenant
identification information as Landlord permits to be included or shown on the directory in the main lobby. 

	a.
	Tenant
shall not make or cause to be made any alterations, additions or improvements, or install or cause to be installed any exterior signs, floor covering, interior or exterior
lighting, plumbing fixtures, shades or awnings or make any other changes to the Demised Premises without first obtaining the Landlord's written approval and consent, which approval shall not be
unreasonably withheld or delayed. The Tenant shall present to the Landlord plans and specifications for such work at the time approval is sought;

	b.
	not
place or suffer to be placed or maintained on any exterior door, wall or window of the Demised Premises any sign, awning or canopy, or advertising matter or other things of any
kind, nor place or maintain any decoration, lettering or advertising matter on the glass of any window or door of the Demised Premises without first obtaining the Landlord's written consent, which
approval shall not be unreasonably withheld or delayed. The Tenant further agrees to maintain such sign, awning, canopy, decoration, lettering, advertising matter or other thing as may be approved in
good condition and repair at all times; Landlord agrees to allow Tenant to place a trailer sign on Landlord's main entrance sign in accordance with Town bylaws. 

7.    TENANT'S OBLIGATIONS.    Tenant will not damage the Building and will pay the cost of repairing any
damage done to the Building by Tenant or Tenant's agents, employees, or invitees. Tenant shall take good care of the Premises and keep them free of waste and nuisance. Tenant will keep the Premises,
including all fixtures installed by Tenant, in good condition and repair. If Tenant fails to make necessary repairs within fifteen (15) days after notice from Landlord, Landlord may, at its
option, make such repairs and Tenant shall, upon demand, pay Landlord the cost thereof. At the end of the Term, Tenant shall deliver to Landlord the Premises with all improvements located thereon in
good repair and condition, and all keys to the Premises in Tenant's possession. Tenant will not make or allow to be made any alterations or physical additions in or to the Premises without prior
written consent of Landlord. At the end of the Term, Tenant shall, if Landlord requires, remove all alterations, physical additions or improvements as directed by Landlord and restore the Premises to
substantially the same condition as they existed on the date hereof. All of Tenant's fixtures and personal property not removed from the Premises at the end of the Term shall be presumed to have been
abandoned by Tenant and shall become the property of the Landlord. 

8.    INDEMNITY.    Landlord shall not be liable for and Tenant will defend, indemnify and hold harmless
Landlord from all fines, suits, claims, demands, losses, and actions, including attorney's fees, for any injury to persons or damage to or loss of property on or about the Premises or in or about the
Building caused by the Tenant, its employees, invitees, licensees, or by an other person entering the Premises or the Building under express or implied invitation of the Tenant, or arising out of
Tenant's use of Premises or Landlord's maintenance of the Premises. This provision is intended to waive any claims against Landlord and its agents for the consequences of their own negligence or
fault. 

3

 

10.    MORTGAGES.    Tenant accepts this Lease subordinate to any deeds of trust, mortgages or other
security interests, which might now or hereafter constitute a lien upon the Building or the Premises. Tenant shall, immediately upon request, execute such documents, including estoppel letters, as may
be required for the purposes of subordinating or verifying this Lease. 

11.    ASSIGNMENT; SUBLEASING.    Tenant shall not assign this Lease by operation of law or otherwise
(including without limitation by transfer of stock, merger, or dissolution), mortgage or pledge the same, or sublet the Premises or any part thereof, without prior written consent of Landlord, which
consent shall not be unreasonably withheld, which Landlord may grant or deny in its sole discretion. Landlord's consent to an assignment or subletting shall not release Tenant from any obligation
hereunder, and Landlord's consent shall be required for any subsequent assignment or subletting. If Tenant desires to assign or sublet the Premises, it shall so notify Landlord at least sixty
(60) days in advance of the date on which Tenant desires to make such assignment or sublease, and shall provide Landlord with a copy of the proposed assignment or sublease and such information
with respect thereto as Landlord requests to allow Landlord to make informed judgments as to the financial condition, reputation, operations, and general desirability of the proposed transferee.
Potential assignee shall be of equal or greater financial capacity, moral capacity and business experience. After such information has been received, Landlord shall have the option to: 

	(a)
	Cancel
the Lease as to the Premises or portion thereof proposed to be assigned or sublet; or

	(b)
	Consent
to the proposed assignment or sublease; and if the Rent and other consideration payable in respect thereof exceeds the Rent payable hereunder, Tenant shall pay to Landlord
such excess within ten (10) days following receipt thereof by Tenant: or

	(c)
	Withhold
its consent to the proposed assignment or sublease, which option shall always be deemed to be elected unless Landlord gives Tenant written notice otherwise. 

12.    EMINENT DOMAIN.    If the Premises shall be taken or condemned in whole or in part for public
purposes or sold under threat of condemnation, this Lease shall terminate at the option of Landlord. Landlord shall be entitled to receive the entire award of any condemnation or the proceeds of any
sale in lieu thereof. 

13.    ACCESS.    Landlord and its agents may, at any time, enter the Premises to inspect the same, to
supply janitorial service or other, to show the Premises to prospective lenders, purchasers or tenants, to alter, improve, or repair the Premises or the Building, and may erect scaffolding and other
necessary structures where reasonably required by the character of the work to be performed, provided the business of Tenant shall be interfered with as little as is reasonably practicable. Tenant
waives any claim for damages for any injury or inconvenience to or interference with Tenant's business, any loss of occupancy or quiet enjoyment of the Premises, or any other loss occasioned by
Landlord's entry into the Premises in accordance with this Section 12. Landlord shall at all times have a key to the Premises. Landlord may use any means, which it deems proper to open any door
in an emergency without liability therefore. 

14.    CASUALTY.    If the Building should be totally destroyed by casualty or if the Premises or the
Building be so damaged that Landlord determines that repairs cannot be completed within one hundred twenty (120) days after the date of such damage, Landlord may terminate this Lease. Landlord
shall not be required to rebuild, repair, or replace any part of the furniture, equipment, fixtures, and other improvements which may have been placed by Tenant in the Premises. Any insurance which
may be carried by Landlord or Tenant against loss or damage to the Building or the Premises shall be for the sole benefit of the party carrying such insurance. 

15.    WAIVER OF SUBROGATION.    Tenant waives every claim that arises or may arise in its favor against the
Landlord or any other tenant of the Building during the Term, for any injury to or death of any person or any loss of or damage to any of Tenant's property located within or upon or constituting 

4

 

a
part of the Premises, to the extent such injury, death, loss or damage is covered by any insurance policies, whether or not such loss or damage is recoverable thereunder. This waiver shall be in
addition to, and not in limitation of, any other waiver or release contained in this Lease. Tenant shall give to each insurance company, which has issued to it any insurance policy covering the
Premises or Tenant's operations, written notice of this waiver and have its insurance policies endorsed, if necessary, to prevent their invalidation by reason of this waiver. 

16.    HOLDING OVER.    If Tenant fails to vacate the Premises at the end of the Term, then Tenant shall be
a tenant at sufferance and, in addition to all other damages and remedies to which Landlord may be entitled for such holding over, Tenant shall pay, in addition to the other Rent, a monthly Basic
Rent, payable in full in advance each month, equal to twice the Basic Rent payable during the last month of the Term. 

17.    TAXES ON TENANT'S PROPERTY.    Tenant shall be liable for all taxes levied or assessed against
personal property or fixtures placed by Tenant in the Premises. If any such taxes are assessed against Landlord or Landlord's property, Landlord may pay the same, and Tenant shall upon demand,
reimburse Landlord therefore. Any claim arising against Tenant by Landlord under this provision shall be assessed interest at fifteen percent (15%) per year until the claim has been satisfied. 

18.    LANDLORDS LIEN.    Tenant grants to Landlord a security interest to secure payment of all Rent and
performance of all of Tenant's other obligations hereunder, in all equipment, furniture, fixtures, improvements and other personal property located in or on the Premises, and all proceeds therefrom.
Such property shall not be removed from the Premises without Landlord's written consent until all Rent due and all Tenant's other obligations have been performed. In addition to any other remedies,
upon an Event of Default, Landlord may exercise the rights afforded a secured party under the Uniform Commercial Code for the state in which the Building is located—Secured Transactions.
Tenant grants to Landlord a power of attorney to execute and file financing statements and continuation statements necessary to perfect Landlord's security interest, which power is coupled with an
interest and shall be irrevocable during the Term. 

19.    MECHANIC'S LIENS.    Tenant shall not permit any mechanic's or other liens to be filed against the
Premises or the Building for any work performed, materials furnished or obligation incurred by or at the request of Tenant. Tenant shall, within ten (10) days following the imposition of any
such lien, cause the same to be released of record by payment or posting of a proper bond, failing which Landlord may cause the same to be released, and Tenant shall immediately reimburse Landlord for
all costs incurred in connection therewith, including landlord's attorney's fees and expenses. 

20.    EVENTS OF DEFAULT.    The occurrence of any of the following shall constitute an event of default
("Event of Default") hereunder: 

	(a)
	Any
failure by Tenant to pay the full rent when due. Landlord shall not be required to provide Tenant with notice of failure to pay Rent.

	(b)
	Any
failure by Tenant to observe and perform any provision of this Lease, other than the payment of Rent, that continues for ten (10) days after notice to Tenant; however, an
Event of Default shall occur hereunder without any obligation of Landlord to give any notice if Landlord has given Tenant notice under this Section 19. (b) on at least one occasion
during the twelve (12) month interval preceding such failure by Tenant.

	(c)
	Tenant
or any guarantor of Tenant's obligations hereunder: (1) being unable to meet its obligations as they become due, or being declared insolvent according to any law,
(2) having its property assigned for the benefit of its creditors, (3) having a receiver or trustee appointed for itself or its property, (4) having its interest under this Lease
levied on under legal process, (5) having any petition filed or other action taken to reorganize or modify its debts or 

5

 

obligations,
or (6) having any petition filed or other action taken to reorganize or modify its capital structure if either Tenant or such guarantor is a corporation or other entity. 

	(d)
	The
abandonment of the Premises by Tenant (which shall be conclusively presumed if Tenant is absent from the Premises for ten (10) consecutive days and is late on any payment
due Landlord). 

21.    REMEDIES.    Upon the occurrence of any Event of Default, Landlord may, in addition to all other
rights and remedies afforded Landlord hereunder or by law or equity, take any of the following actions: 

	(a)
	Terminate
this Lease by giving Tenant written notice thereof, in which event Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to surrender the Premises to
Landlord, Landlord may, without prejudice to any other remedy, enter upon and take possession of the Premises or any part thereof by changing the door locks to the Premises or by any other means
necessary in Landlord's sole judgment without being liable for prosecution or any claim for damages. If this Lease is terminated hereunder, Tenant shall pay to Landlord the sum of:

	(1)
	all
Rent accrued hereunder through the date of termination, (2) all amounts due under Section 21, and (3) an amount equal to: (A) the total Rent that
Tenant would have been required to pay for the remainder of the Term discounted to present value at a per annum rate equal to the "Prime Rate" as published on the date this Lease is terminated by The
Wall Street Journal, in its listing of "Money Rates", minus (B) the then present fair rental value of the Premises for such period, similarly discounted.

	(b)
	Terminate
Tenant's right to possession of the Premises without terminating this Lease by giving Tenant written notice thereof, in which event Tenant shall immediately surrender the
Premises to Landlord. If Tenant fails to surrender the Premises to Landlord, Landlord may, without prejudice to any other remedy, enter upon and take possession of the Premises and expel or remove
Tenant and any other person who may be occupying the Premises or any part thereof by changing the door locks to the Premises or by any other means necessary in Landlord's sole judgment without being
liable for prosecution or any claim for damages. If Tenant's right to possession of the Premises is terminated hereunder, Tenant shall pay to Landlord: (1) all Rent to the date of termination
of possession, (2) all amounts due from time to time under Section 21, and (3) all Rent required hereunder to be paid by Tenant during the remainder of the Term, diminished by any
net sums thereafter received by Landlord through reletting the Premises during such period. Landlord shall use reasonable efforts to relet the Premises on such terms and conditions as Landlord, in its
sole discretion, may determine (including a term different from the Term, rental concessions, and alterations to, and improvement of, the Premises); however, Landlord shall not be obligated to relet
the Premises before leasing other portions of the Building. Landlord shall not be liable for, nor shall Tenant's obligations hereunder be diminished because of, Landlord's failure to relet the
Premises or to collect rent due for such reletting. Tenant shall not be entitled to the excess of any consideration obtained by reletting over the Rent due hereunder. Reentry by Landlord in the
Premises shall not affect Tenant's obligations hereunder for the unexpired Term; rather, Landlord may, from time to time, bring action against Tenant to collect amounts due by Tenant, without the
necessity of Landlord's waiting until the expiration of the Term. Unless Landlord delivers written notice to Tenant expressly stating that it has elected to terminate this Lease, all actions taken by
Landlord to exclude or dispossess Tenant of the Premises shall be deemed to be taken under this Section 20. (b). If Landlord elects to proceed under this Section 20. (b), it may at any
time elect to terminate this Lease under Section 20. (a). 

6

 

	(c)
	Enter
upon the Premises without being liable for prosecution or any claim for damages and do whatever Tenant is obligated to do under the terms of this Lease. Tenant agrees to
reimburse Landlord on demand for any expenses, which Landlord may incur in thus effecting compliance with Tenant's obligations under this Lease. Tenant further agrees that Landlord shall not be liable
for any damages resulting to the Tenant from such action. 

22.    PAYMENT BY TENANT.    Upon any Event of Default, Tenant shall pay to Landlord all costs incurred by
Landlord (including court costs and reasonable attorneys' fees) in (a) obtaining possession of the Premises, (b) removing and storing Tenant's or any other occupants' property,
(c) repairing, restoring, altering, remodeling or otherwise putting the Premises into condition acceptable to a new tenant, (d) if Tenant is dispossessed of the Premises and this Lease
is not terminated, reletting all or any part of the Premises (including brokerage commissions, costs of tenant finish work, and all other costs incidental to such reletting), (e) performing
Tenant's obligations which Tenant failed to perform, and (f) enforcing, or advising Landlord of its rights, remedies, and recourses arising out of the Event of Default. 

23.    LANDLORD'S LIABILITY.    The liability of Landlord to Tenant for any default by Landlord under the
terms of this Lease shall be limited to Tenant's actual direct, but not consequential, damages therefore and shall be recoverable from the interest of Landlord in the Building, and Landlord shall not
be personally liable for any deficiency. Landlord's reservation of rights under this Lease, such as to enter upon or maintain the Premises, shall not be deemed to create any duty on the part of
Landlord to exercise any such right. Landlord expressly advises Tenant that Landlord's intention is that Tenant shall have full responsibility for, and shall assume all risk to, persons and property
while in, on or about the Premises. 

24.    SURRENDER OF PREMISES.    No act of Landlord or its agents during the Term shall be deemed as
acceptance of surrender of the Premises. No agreement to accept surrender of the Premises shall be valid unless the same is in writing and signed by the Landlord. 

25.    ATTORNEYS FEES.    If Landlord employs an attorney to interpret, enforce or defend any of its rights
or remedies hereunder, Tenant shall pay Landlord's reasonable attorney's fees incurred in such dispute. 

26.    FORCE MAJEURE.    Whenever a period of time is prescribed for action to be taken by Landlord,
Landlord shall not be liable or responsible for, and there shall be excluded from the computation for any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or
materials, war, governmental laws, regulations, or restrictions, or any other causes of any kind whatsoever which are beyond the control of the Landlord. 

27.    GOVERNMENTAL REGULATIONS.    Tenant will comply with all laws, ordinances, orders, rules and
regulations of all governmental agencies having jurisdiction of the Premises with reference to the use, construction, condition or occupancy of the Premises. 

28.    APPLICABLE LAW.    This Lease shall be governed by and construed pursuant to the laws of the state in
which the Building is located. 

29.    SUCCESSORS AND ASSIGNS.    Except as otherwise provided in this Lease, all of the covenants,
conditions and provisions of this Lease shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, successors, and assigns. 

30.    SEVERABILITY.    If any provision of this Lease or the application thereof to any person or
circumstances shall be invalid or unenforceable to any extent, the remainder of this Lease and the application of such provisions to other persons or circumstances shall not be affected thereby and
shall be enforced to the greatest extent permitted by law. 

7

 

31.    NAME.    Tenant shall not, without the written consent of Landlord, use the name of the Building for
any purpose other than as the address of the business to be conducted by Tenant in the Premises, and in no event shall Tenant acquire any rights in or to such names. 

32.    NOTICES.    Any notice or document required to be delivered hereunder shall be deemed to be delivered
whether or not actually received, when deposited in the United States mail, postage prepaid, certified or registered mail, addressed to the parties hereto at their respective addresses set forth
above, or when sent by facsimile transmission to the respective numbers set forth above, or delivered to Tenant's place of business in the Building, and when sent or delivered by Landlord or its
representative, including its management company for the building. 

33.    DEFINED TERMS AND MARGINAL HEADINGS.    The words "Landlord" and "Tenant" as used herein shall
include the plural as well as the singular. If more than one person is named as Tenant, the obligations of such persons are joint and several. The headings and titles to the sections of this Lease are
not part of this Lease and shall have no effect upon the construction or interpretation of any part thereof. Captions contained herein are for the convenience of reference only and in no way limit or
enlarge the terms or conditions of this Lease. 

34.    AUTHORITY.    If Tenant executes this Lease as a corporation or other entity, each of the persons
executing this Lease on behalf of Tenant personally covenants and warrants that Tenant is duly authorized and validly existing, that Tenant is qualified to do business in the state in which the
Building is located, that Tenant has full right and authority to enter into this Lease, and that each person signing on behalf of Tenant is authorized to do so. 

35.    LIQUIDATED DAMAGES.    If the Premises is not ready for occupancy by the commencement date of this
Lease, unless delayed by Tenant for any reason, the Basic Rent under this Lease shall not commence until the Premises are ready for occupancy by Tenant. Such allowance for Basic Rent shall be in full
settlement for any claim, which Tenant might otherwise have by reason of the Premises not being ready for occupancy. 

36.    INTEGRATED AGREEMENT.    This Lease contains the entire agreement of the parties hereto with respect
to any matter covered or mentioned in this Lease. No prior agreement, understanding or representation pertaining to any such matter shall be effective for any purpose. No provision of this Lease may
be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. 

37.    LATE FEE.    If Rent is not received by Landlord on or before the fifth (5th) day of any month,
Tenant shall pay Landlord a late fee equal to five percent (5%) of the amount of Rent due, which shall be paid by Tenant to Landlord immediately upon written notice from Landlord. Failure by Tenant to
make immediate payment of the delinquent Rent plus the late fee shall constitute an Event of Default. This provision, expressly, does not relieve the Tenant's obligation to pay Rent on the first of
each month and is not a waiver by the Landlord to require payment on the first day of each month. Any rent more than 30 days overdue shall accrue interest at a rate of one and one quarter
percent (11/4%) monthly. 

38.    INTEREST ON SUMS EXPENDED BY LANDLORD.    All sums paid and all expenses incurred by Landlord in
performing Tenant's duties hereunder or curing Events of Default shall accrue interest at the rate of one and one quarter percent (11/4) % monthly from the date of payment of such
amount by Landlord. In no event, however, shall the charges permitted under this Section 37 or elsewhere in this Lease, to the extent the same are considered to be interest under applicable
law, exceed the maximum lawful rate of interest. 

39.    INSURANCE.    Tenant will indemnify and hold harmless Landlord from and against any loss, theft,
damage or liability occasioned by or resulting from any Event of Default or any willful or negligent act on the part of Tenant, its agents, employees, or invitees, or persons permitted on the 

8

 

Premises
by Tenant or by Landlord in accordance with Section 12. Tenant agrees to maintain at Tenant's sole cost and expense, insurance policies covering Tenant's aforesaid indemnity with
respect to Tenant's use and occupancy of the Premises, as well as coverage for theft and damage. Such policies shall be issued in the name of Tenant and Landlord as their interest may appear, or shall
contain an "additional insured" endorsement in favor of Landlord, (JD Cordage LLC and Robert Danial, individually) and with limits of liability of at least ONE MILLION DOLLARS ($1,000,000.00) per
occurrence for bodily injury and TWO HUNDRED THOUSAND DOLLARS ($200,000.00) per occurrence for property damage. Duplicate originals of such policies and endorsements shall be delivered to Landlord
within thirty (30) days from the execution date hereof. 

40.    RULES.    Tenant shall abide by the Building Rules and Regulations attached hereto as "Exhibit B",
which may be reasonably changed or amended, at any time, by Landlord to promote a safe, orderly and professional Building environment. 

41.    PERMITS:    Lease is subject to Tenant procuring the necessary permits for the operation and use of a
take out deli and retail food establishment. Tenant shall have a maximum of ninety (90) days to obtain permits. Tenant's rent shall commence on the same date of the issuance of Building Permit
or this ninety (90) day period. Thereafter, Landlord shall have the right to terminate this Lease and refund Tenant's security deposit immediately upon termination. 

42.    ADDITIONAL PROVISIONS:    Building Rules and Regulations, Exhibits "B" and "C" ("Broker's
Commission") and Plan" "A are attached herein and incorporated with this agreement. Brokerage Fee: Landlord and Tenant acknowledge that the sole broker who introduced Tenant to Landlord is Lisa
Alzaim, Prudential Duxbury Village Realtors, Duxbury, MA (Broker). Said Broker is entitled to a commission outlined in Exhibit "C", attached hereto. Broker will indemnify Landlord for any and all
claims made for commissions due by any third party. 

	Attested by:	 	Attested by:
	
TENANT: KEBAB USA, INC.	
 	
LANDLORD: JD CORDAGE, LLC
	

/s/ [ILLEGIBLE]
	
 	

/s/ [ILLEGIBLE]

	

Date:	
 	

06/24/2002
 Roland Czekelius

Director	
 	

Date:	
 	

6/28/2002

9

 
 
 

BUILDING RULES AND REGULATIONS    
    

        1.     No
sign, picture, advertisement, name or notice shall be inscribed, displayed or affixed on or to any part of the inside of the Building or the Premises without the prior
written consent of Landlord and Landlord shall have the right to remove any such item at the expense of Tenant. All approved signs or lettering on doors and the building directory shall be printed,
painted, affixed or inscribed at the expense of Tenant by a person approved by Landlord. Tenant shall not place anything near the glass of any window, door, partition or wall which may appear
unsightly from outside the Premises; provided, however, that Landlord may furnish and install a Building standard window covering at all exterior windows. Tenant shall not, without written consent of
Landlord, cover or otherwise sunscreen any window. 

        2.     Landlord
shall approve in writing, prior to installation, any attachment of any object affixed to walls, ceilings, or doors other than pictures and similar items. 

        3.     The
directory of the Building will be provided exclusively for the display of the name and location of Tenant only and Landlord reserves the right to exclude any other
names therefrom. 

        4.     The
sidewalks, halls, passages, exits, entrances, elevators and stairways shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress to and
egress from the Premises. The halls, passages, exits, entrances, elevators, stairways, balconies and roof are not for the use of the general public and the Landlord shall in all cases retain the right
to control and prevent access thereto by all persons whose presence in the judgment of the Landlord shall be prejudicial to the safety, character, reputation and interests of the Building and its
tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom the Tenant normally deals in the ordinary course of Tenant's business, unless such
persons are engaged in illegal activities. No tenant and no employees or invitees of any tenant shall go upon the roof of the Building. 

        5.     No
additional locks or bolts of any kind shall be placed upon any of the doors or windows of the Premises or the Building by Tenant, nor shall any changes be made in
existing locks or the mechanisms thereof without the prior written consent of the Landlord. Tenant must, upon the termination of its tenancy, return to Landlord all keys to the Premises. If Tenant
fails to return any such key, Tenant shall pay to Landlord the cost of changing the locks to the Premises if Landlord deems it necessary to change such locks. 

        6.     The
toilet rooms, urinals, wash bowls and other apparatus in the Premises or Building shall not be used for any purpose other than that of which they were constructed and
no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by Tenant. 

        7.     Tenant
shall not overload the floor of the Premises, mark on, or drive nails, screw or drill into the partitions, woodwork or plaster or in any way deface the Premises or
any part thereof. No boring, cutting or stringing of wires shall be permitted except with the prior written consent of and as the Landlord may direct. 

        8.     No
furniture, freight or equipment of any kind shall be brought into the Building without the consent of Landlord and all moving of same into or out of the Building shall
be done at such time and in such manner, as Landlord shall designate. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy equipment brought into the
Building and also the times and manner of moving the same in and out of the Building and any damage caused by moving or maintaining such safe or other property shall be repaired at the expense of
Tenant. There shall not be used in any space, or in the public halls, of the Building, either by any tenant or others, any hand trucks except those equipped with rubber tires and side guards. 

10

 

        9.     Tenant
shall not employ any person or persons for the purpose of cleaning the Premises without the consent of Landlord. Landlord shall be in no way responsible to Tenant
for any loss of property from the Premises or other damage caused by Landlord's janitorial service or any other person. Janitorial service will not include the cleaning of carpets and rugs, other than
vacuuming. If the Premises requires more than building standard janitorial service, such excess service shall be at Tenant's cost. 

        10.   No
Tenant shall place anything in the hallways of the Building. 

        11.   Tenant
shall only be permitted use as a retail food, beer and wine store. No tenant shall occupy or permit any portion of the Premises to be occupied for lodging or
sleeping or for any illegal purposes or permit any pet within the Premises or Building. 

        12.   Tenant
shall not use or keep in the Premises or the Building any combustible fluid or material. 

        13.   Landlord
will direct electricians and or telephone service installers as to where and how telephone wiring shall be located. No boring or cutting for wires will be
allowed without the consent of Landlord. The location of telephones, call boxes and other office equipment affixed to the Premises shall be subject to the approval of Landlord. 

        14.   No
Tenant shall lay linoleum or other similar floor covering so that same shall be affixed to the floor of the Premises in any way except by a paste, or other material,
which may easily be removed with water, the use of cement or other similar adhesive materials being expressly prohibited. The method of affixing any such linoleum or other similar floor covering to
the floor, as well as the method of affixing carpets or rugs to the Premises, shall be subject to approval by Landlord. The expense of repairing any damage resulting from a violation of this rule
shall be borne by the tenant by whom, or by whose agents, employees, or invitees, the damage shall have been caused. 

        15.   Tenant
shall provide and use chair pads and carpet protectors at all desk and furniture locations. 

        16.   No
furniture, packages, supplies, equipment or merchandise will be received in the Building or carried up or down in the elevators, except between such hours and in such
elevators as shall be designated by Landlord. 

        17.   Landlord
reserves the right to keep all doors to the remainder of Mill #1 locked, and access to the Building, or to the halls, corridors, elevators or stairways in the
Building or to the Premises may be refused unless the person seeking access is an employee of the landlord or is properly identified as a tenant of the Building. The Landlord shall in no case be
liable for damages for any error with regard to the admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion, the Landlord
reserves the right to prevent access to the Building during the continuance of the same by closing the doors for the safety of the tenants and protection of property in the Building. 

        18.   Access
to the Building may be controlled by the use of electronic card key or by other method deemed necessary by Landlord. In the event that Landlord employs electric
card key or other similar access control method, Tenant shall be issued card keys or other ingress/egress devices and a deposit for each card or device shall be paid upon issuance of the cards. In the
event that Tenant shall damage or lose the card key(s) or device(s), then Tenant's deposit for such card or device will be forfeited, and Tenant will be required to pay another equal deposit. 

        19.   Smoking
is prohibited in the Building at all times. 

        20.   Landlord
reserves the right to require payment, in advance, for certain services not required of Landlord under this Lease. Such charges include, but are not limited to,
processing "bounced" checks, changing locks, reviewing and signing lien waivers, lease assignments, providing after hours HVAC rates, etc. and are subject to change at anytime without notice. 

11

 
 
 

EXHIBIT "B"    
    
    Landlord's Work    
    

	1.
	Landlord
shall provide a window opening and a window, consistent with existing building window configurations on the front side of Building #1).

	2.
	Landlord
will demise space.

	3.
	Landlord
will demolish existing interior partitions, per plan.

	4.
	Tenant
is responsible for completing build-out, including, but not limited to, all electrical, plumbing, HVAC, interior work, etc. 

12

 
 
 

EXHIBIT "C"    
    

 
 

Brokerage Agreement    
    

        Landlord shall pay a brokerage commission equal to 4% of the full value of this Lease, including rent and CAM, over the five-year term of the lease
payable if, as, and when Tenant's official opening occurs. 

	06/20/02
 Tenant Initials

	 	 

13

QuickLinks

EXHIBIT 10.4

CORDAGE PARK LEASE

LEASE PROVISIONS

BUILDING RULES AND REGULATIONS

CORDAGE PARK LEASE

LEASE PROVISIONS

BUILDING RULES AND REGULATIONS

EXHIBIT "B" Landlord's Work

EXHIBIT "C"

Brokerage Agreement

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