Document:

Exhibit 10.1

 

LEASE

 

IDB 17-19 DRYDOCK LIMITED PARTNERSHIP,

a Delaware Limited Partnership

 

Landlord

 

and

 

ENTRADA THERAPEUTICS, INC.,

a Delaware corporation

Tenant

 

for

 

The Innovation and Design Building

 

Premises located on the Fifth (5th)
and Sixth (6th) Floors of One Design Center Place

 

Boston, Massachusetts

 

March 16, 2022

 

    

    

    

 

TABLE OF CONTENTS

 

	Article I. BASIC LEASE INFORMATION	1

 

	Article II.		2
	 	 	 
	Section 2.1	Leased Premises and Term	2
	Section 2.2	Landlord’s Work Tenant’s Work; Payment of Landlord Contribution; Landlord’s Additional Contribution	3
	Section 2.3	Use; Transportation of Animals; Vivarium	8
	Section 2.4	Base Rent	8
	Section 2.5	Tenant’s Proportionate Share of Operating Costs	9
	Section 2.6	Separately Metered Utilities and Utility Usage	10
	Section 2.7	Additional Rent; Payments	10
	Section 2.8	Appurtenant Rights	11
	 	 	 
	Article III.		12
	 	 	 
	Section 3.1	Utilities	12
	Section 3.2	Services to be Furnished by Landlord to Tenant	12
	Section 3.3	Landlord’s Failure to Provide Utilities or Services	13
	Section 3.4	Peaceful Enjoyment	13
	Section 3.5	Hazardous Materials	13
	 	 	 
	Article IV.		18
	 	 	 
	Section 4.1	Operation	18
	Section 4.2	Alterations, Improvements and Additions	18
	Section 4.3	Maintenance and Repairs and Cleaning	20
	Section 4.4	Trade Fixtures	20
	Section 4.5	Laws and Regulations; Building Rules	21
	Section 4.6	Landlord’s Access	21
	Section 4.7	Tenant’s Access	21
	Section 4.8	Assignment and Subletting by Tenant	22
	Section 4.9	Light, Air and View	24
	Section 4.10	Taxes	24
	Section 4.11	Liens	24
	Section 4.12	Subordination to Mortgages and Leases	25
	Section 4.13	Certificates	25
	Section 4.14	Limitation on Weight	25
	Section 4.15	Access to Books and Records	25
	Section 4.16	Restorative Work; Renovations	26
	Section 4.17	Boston Marine Industrial Park	26
	 	 	 
	Article V.		26
	 	 	 
	Section 5.1	Condemnation	26
	Section 5.2	Casualty Damage	27
	Section 5.3	Insurance	27
	Section 5.4	Surrender of Leased Premises	29
	Section 5.5	Damages from Certain Causes	29
	Section 5.6	Hold Harmless	29

 

    i

    

    

 

	Article VI.		30
	 	 	 
	Section 6.1	Default by Tenant	30
	Section 6.2	Landlord’s Remedies	31
	Section 6.3	Landlord’s Right to Perform Certain Obligations	32
	Section 6.4	Cumulative Remedies	32
	Section 6.5	Security Deposit	33
	 	 	 
	Article VII.		35
	 	 	 
	Section 7.1	Attorneys’ Fees and Other Expenses	35
	Section 7.2	Alteration	35
	Section 7.3	Non-Waiver	35
	Section 7.4	Notices	36
	Section 7.5	Interest	37
	Section 7.6	Merger of Estates	37
	Section 7.7	Other Tenants of Building	37
	Section 7.8	Consent by Landlord	37
	Section 7.9	Legal Interpretation	37
	Section 7.10	Entire Agreement	38
	Section 7.11	Assignment by Landlord	38
	Section 7.12	Authority	38
	Section 7.13	Limitation of Liability	38
	Section 7.14	Time of the Essence	39
	Section 7.15	Instruments and Evidence Required to Be Submitted to Landlord	39
	Section 7.16	Counterparts	39
	Section 7.17	Gender	39
	Section 7.18	Force Majeure	39
	Section 7.19	Recordation	39
	Section 7.20	Prime Lease	39
	Section 7.21	Commissions	40
	Section 7.22	Surrender of Premises and Holding Over	40
	Section 7.23	Relocation of Premises	40
	Section 7.24	When Lease Becomes Binding	41
	Section 7.25	No Construction Against Drafting Party	41
	Section 7.26	OFAC List	41
	Section 7.27	Confidentiality	41
	Section 7.28	Sustainability	42
	Section 7.30	Parking	42
	 	 	 
	Article VIII.		43
	 	 	 
	Section 8.1	Renewal Term	43
	Section 8.2	Renewal Term Rent	43
	Section 8.3	Arbitration	44

 

    ii

    

    

 

	Article IX.		45
	 	 	 
	Section 9.1	Right of First Offer	45
	 	 	 
	Article X.		47
	 	 	 
	Section 10.1	Rooftop Area	47
	 	 	 
	Article XI.		50
	 	 	 
	Section 11.1	Definitions	50
	Section 11.2	Exhibits, Supplements and Riders	56

 

    iii

    

    

 

THE INNOVATION AND DESIGN BUILDING

 

Lease Agreement

 

THIS
LEASE AGREEMENT (the “Lease”) is made and entered into as of March 16, 2022 (the “Effective
Date”), by and between IDB 17-19 DRYDOCK LIMITED PARTNERSHIP, a Delaware limited partnership
(“Landlord”), whose address is c/o Jamestown, Ponce City Market, 675 Ponce de Leon Avenue, NE, 7th Floor,
Atlanta, Georgia 30308 and c/o Related Fund Management, 30 Hudson Yards, New York, New York 10001, and ENTRADA
THERAPEUTICS, INC., a Delaware corporation (“Tenant”) whose address is 6 Tide Street, Boston,
Massachusetts 02210. The terms set forth herein shall have the respective meanings set forth for the same in Articles I and XI of
this Lease.

 

Subject to all of the terms
and conditions of this Lease, and in consideration of the covenants and obligations contained in this Lease, Landlord and Tenant agree
as follows:

 

Article I.

BASIC LEASE INFORMATION

 

Leased
Premises shall mean, in the aggregate, approximately 81,442 rentable square feet comprised of: (i)  approximately 72,314
rentable square feet located on the fifth (5th) floor; (ii) approximately 8,324 rentable square feet located on the sixth (6th) floor,
each as shown on the floor plans attached to this Lease as Exhibit A, Sheets 1 and 2; and (iii) approximately 804 rentable
square feet located on the first (1st) floor of the Building comprised of chemical storage space and shown as “Chem Storage
A 19-183A” on the plan attached to this Lease as Exhibit A, Sheet 3, all within the building located at One Design Place,
Boston, Massachusetts.

 

Commencement
Date shall mean the date upon which Landlord tenders possession of the Leased Premises to Tenant with the Landlord’s
Pre Delivery Work (as defined in Section 2.2) Substantially Complete (as defined in Section 2.2).

 

Scheduled
Commencement Date shall mean April 1, 2022.

 

Rent
Commencement Date shall mean that date which is the earlier to occur of: (x) Tenant’s occupancy of the Leased Premises
for the Permitted Use, or (y) ten (10) months after the Commencement Date provided, however, that in the event that the Landlord’s
Work is not complete on such date, the Rent Commencement Date shall be the date of Substantial Completion of Landlord’s Work.

 

Expiration
Date shall mean that date which is the last day of the month in which the tenth (10th) anniversary of the Rent Commencement
Date occurs, or the last day of any renewal term, if the Lease Term is extended in accordance with the provisions of Section 8.1
hereof.

 

Lease
Term shall mean a term beginning on the Commencement Date and ending on the Expiration Date.

 

Base
Rent shall mean the rent payments as set forth on Exhibit E attached hereto and made a part hereof.

 

    1

    

    

 

Permitted
Use shall mean use for General Industrial (as defined in the Prime Lease, as hereinafter defined) uses, which shall include
research and development, laboratory, vivarium and office uses, and for no other use or purpose.

 

Tenant’s
Proportionate Share shall mean 14.72% (81,442 SF / 553,245 SF). The parties hereto further stipulate and agree that Tenant’s
Proportionate Share of Operating Costs shall be deemed a separately enumerated amount for purposes of the Prime Lease, particularly, but
without limitation, for purposes of Exhibit D of the Prime Lease.

 

Security
Deposit shall mean $3,949,936.90 in the form of a letter of credit, subject to reduction in accordance with Section 6.5(e) hereof.

 

Broker
shall collectively mean JLL (representing Landlord) and CBRE Inc. (representing Tenant), the commission for said Broker shall be paid
by Landlord in accordance with separate agreements.

 

Article II.

 

Section 2.1          Leased
Premises and Term. Upon the Effective Date, the terms and provisions of this Lease shall be fully binding on Landlord and Tenant.
Landlord does hereby lease, demise and let to Tenant and Tenant does hereby lease and take from Landlord the Leased Premises for a term
beginning on the Commencement Date and continuing in full force and effect for the Lease Term, unless this Lease is terminated earlier
pursuant to the provisions hereof. In addition, Landlord grants to Tenant the right to use, on a non-exclusive basis and in common with
other tenants, the Common Areas. Once the Rent Commencement Date is determined, Landlord and Tenant shall endeavor to execute a supplemental
agreement stating the Commencement Date, the Rent Commencement Date and the Expiration Date; provided, however, the failure to do so will
not affect the determination of such dates. The Leased Premises are demised hereby subject to all easements, restrictions, agreements
of record as of the Effective Date, mortgages and deeds of trust, zoning and building laws, and the terms and provisions of the Prime
Lease, including, but not limited to, the provisions of the Prime Lease relating to employment and non-discrimination, which provisions
are set forth on Exhibit D to this Lease. If and to the extent that the Prime Lease shall be changed or modified as a result
of any change imposed upon Landlord by the landlord under the Prime Lease (“Prime Lessor”), Tenant shall be given notice
of such change and Tenant shall comply with any modifications which do not adversely affect Tenant’s rights and privileges or materially
increase Tenant’s obligations hereunder in more than a de minimus manner. Except as expressly set forth herein, Landlord specifically
excepts and reserves to itself the use of the roof, the exterior portions of the Leased Premises, and such areas within the Leased Premises
required for installation, maintenance, replacement and repair of utility lines and other installations required to service other tenants
of the Building from time to time during the Lease Term. No rights are conferred on Tenant, and Landlord specifically excepts and reserves
to itself, unless otherwise specifically provided, all rights to the land and improvements below the floor level of the Leased Premises
and to the air rights above the Leased Premises and to the land and improvements located on and within the Common Areas.

 

    2

    

    

 

Section 2.2          Landlord’s
Work Tenant’s Work; Payment of Landlord Contribution; Landlord’s Additional Contribution. For purposes of this Section 2.2,
the following terms shall have the meanings set forth below:

 

(i)          “Landlord’s
Contribution” shall mean $19,546,080.00 (i.e., $240.00 per rentable square foot of the Premises).

 

(ii)        [intentionally
omitted].

 

(iii)        “Landlord’s
Interim Delivery Work” shall mean the work identified as “Interim Delivery Work” on the Landlord/Tenant Work Matrix
attached hereto as Exhibit F.

 

(iv)       “Landlord’s
Post Delivery Work” shall mean the work identified as “Post Delivery Work” on the Landlord/Tenant Work Matrix attached
hereto as Exhibit F.

 

(v)        “Landlord’s
Pre Delivery Work” shall mean the work identified as “Pre Delivery Work” on the Landlord/Tenant Work Matrix attached
hereto as Exhibit F.

 

(vi)       “Landlord’s
Work” shall collectively mean the Landlord’s Pre Delivery Work, the Landlord’s Interim Delivery Work and the Landlord’s
Post Delivery Work.

 

(vii)      “Substantially
Complete” shall mean the substantial completion of the Landlord’s Pre Delivery Work, the Landlord’s Interim Delivery
Work or the Landlord’s Post Delivery Work, as applicable, excepting only (i) punch-list items which can be completed without
material interference with Tenant’s use of the Leased Premises, and (ii) any other items which because of the seasonal nature
of the item (such as HVAC balancing) or in accordance with good construction practice, are not practicable to complete at such time.
Notwithstanding anything to the contrary contained herein, in no event shall the Landlord’s Work be deemed Substantially Complete
if (x) Tenant is prevented from obtaining a building permit for the performance of Tenant’s Work solely because of a failure
of Landlord to perform any portion of the Landlord’s Work required to be completed for Tenant to obtain a building permit for Tenant’s
Work, (y) Landlord has not provided access to temporary utilities, elevators and loading docks (it being agreed that Landlord shall
(i) cooperate with Tenant to provide such access, (ii) not require more than two (2) days prior notice to schedule use
of the elevators or loading docks and (iii) there will be no additional charges to Tenant for off-hours usage of the elevators or
loading docks; or (z) Tenant is unable, upon completion of the Tenant’s Work, to obtain permission to occupy the Leased Premises
from the City of Boston and commence occupancy for the Permitted Use solely as a result of Landlord’s failure to complete any portion
of the Landlord’s Work. There shall be no delay in the Substantial Completion of Landlord’s Work arising out of the matters
set forth in (x), (y) or (z) above unless and until Tenant has notified Landlord by written notice of any such claim by Tenant
and Landlord has not cured the same within one (1) Business Day of receipt of such notice, and any such actual delay that is solely
caused by Landlord shall result in a day for day extension of the Substantial Completion of the Landlord’s Work pursuant to the
foregoing.

 

    3

    

    

 

(viii)     “Tenant
Delay” shall mean any actual delay in the performance of any of Landlord’s Work and/or the issuance of a building permit
or certificate of occupancy arising out of or resulting from the following: (i) any delay and/or default on the part of Tenant or
its agents, engineers, architects, or contractors, (ii) any interference with the performance of any of Landlord’s Work by
Tenant or any of its agents, engineers, architects, or contractors, or (iii) any other action or inaction by Tenant or any of Tenant’s
agents, engineers, architects, or contractors. Notwithstanding the foregoing, except where a Tenant Delay arises from Tenant’s failure
timely to act within on or before a date or time period expressly set forth in the Lease (in which event no Tenant Delay Notice shall
be required): (x) in no event shall any act or omission be deemed to be a Tenant Delay until and unless Landlord has given Tenant
written notice (the “Tenant Delay Notice”) advising Tenant (a) that a Tenant Delay is occurring, and (b) of
the basis on which Landlord has determined that a Tenant Delay is occurring, and (y) no period of time prior to the time that Tenant
receives a Tenant Delay Notice shall be included in the period of time charged to Tenant pursuant to such Tenant Delay Notice.

 

(ix)        “Tenant’s
Work” shall mean (a) all items identified as Tenant’s responsibility on the Landlord/Tenant Work Matrix attached
hereto as Exhibit F, (b) the installation of Trade Fixtures, furniture, and personal property, and (c) and any
other improvements and alterations in the Leased Premises necessary or desired to prepare the Leased Premises for initial occupancy of
the Leased Premises by Tenant, excepting only the Landlord’s Work. All of Tenant’s Work shall be subject to the provisions
of Section 4.2 hereof (Alterations).

 

A.          Landlord’s
Work. Subject to and in accordance with the provisions of this Section 2.2, Landlord shall perform the Landlord’s Work
and shall cause Landlord’s Work to be completed in a good and workmanlike manner, utilizing standard building materials and finishes,
in conformance with all Requirements.

 

B.          Delivery
of Leased Premises for Tenant’s Work; Substantial Completion of Landlord’s Work.

 

(i)          Landlord
will exercise commercially reasonable efforts to cause the Commencement Date to occur by the Scheduled Commencement Date, as the same
may be extended by Tenant Delays and/or any Force Majeure Event. Notwithstanding the foregoing, if the Commencement Date has not occurred
on or before that date which is sixty (60) days following the Scheduled Commencement Date, subject to extension for Tenant Delays and/or
a Force Majeure Event, Tenant shall receive a day for day rent credit against Base Rent after such date until the date that the Commencement
Date occurs.

 

    4

    

    

 

(ii)        In
addition, Landlord will exercise commercially reasonable efforts to cause Landlord’s Post Delivery Work to be Substantially Completed
on or before December 1, 2022 (the “Estimated LL Work Completion Date”), as the same may be extended by Tenant
Delays and/or any Force Majeure Event. Landlord shall use good faith efforts to provide Tenant with approximately four (4) months’
notice of the date on which Landlord then estimates that the Landlord’s Post Delivery Work will be Substantially Completed. Notwithstanding
the foregoing, if Landlord fails to Substantially Complete the Landlord’s Post Delivery Work on or before that date which is sixty
(60) days following the Estimated LL Work Commencement Date, subject to extension for Tenant Delays and/or a Force Majeure Event, Tenant
shall receive a day for day rent credit against Base Rent after such date until the date that the Landlord’s Post Delivery Work
is Substantially Completed. Except as set forth above, Landlord shall not be liable for any failure to Substantially Complete any portion
of the Landlord’s Work, to deliver possession of the Leased Premises on the Scheduled Commencement Date, or to cause the Substantial
Completion of the Landlord’s Post Delivery Work to have occurred by the Estimated LL Work Completion Date, and no such failure
shall impair the validity of this Lease or extend the Lease Term. If Substantial Completion of any part of Landlord’s Work is delayed
as a result of or arising out of a Tenant Delay, then such portion of the Landlord’s Work shall be deemed to have been Substantially
Completed on the date that such work would have been Substantially Completed but for such Tenant Delay.

 

(iii)       On
or about the date when the Landlord’s Pre Delivery Work is Substantially Completed and on such later date that the Landlord’s
Post Delivery Work is Substantially Completed, Landlord’s construction representative shall prepare a punch-list setting forth
any items of such portion of the Landlord’s Work which are incomplete and deliver the same to Tenant and Landlord. Landlord shall
complete such punch-list items as soon as reasonably practicable after such walk-through of the Leased Premises.

 

C.          Tenant’s
Work and Payment of Landlord’s Contribution.

 

(i)         Commencing
as of the Commencement Date, Landlord shall pay to Tenant an amount equal to the lesser of (1) Tenant’s costs incurred in
the performance of Tenant’s Work; and (2) the Landlord’s Contribution, provided that as of the date on which Landlord
is required to make payment thereof pursuant the provisions hereof: (a) this Lease is in full force and effect, and (b) no
Event of Default under this Lease exists that has not been cured. Landlord’s Contribution shall be payable solely on account of
hard construction costs, labor directly related to Tenant’s Work, materials delivered to the Leased Premises, and soft costs in
connection with Tenant’s Work including architectural and engineering fees and costs to obtain permits in connection with Tenant’s
Work. Upon the completion of Tenant’s Work for and satisfaction of the conditions set forth herein, or upon the occurrence of the
date which is twelve (12) months after the Rent Commencement Date, any amount of the applicable Landlord’s Contribution which has
not been previously requisitioned by Tenant shall be retained by Landlord and Tenant shall have no further right or claim thereto.

 

    5

    

    

 

(ii)           Landlord
shall make progress payments on account of Landlord’s Contribution to Tenant on a monthly or, if requested by Tenant, a less frequent
basis to reimburse Tenant for costs and expenses paid by Tenant for the work performed during the preceding month. Each of Landlord’s
progress payments shall be limited to an amount equal to the costs and expenses paid by Tenant during the immediately preceding month
or such longer period covered by such requisition (as certified by an authorized representative of Tenant) to Tenant’s consultants,
contractors, subcontractors and material suppliers, or other parties entitled to payment for costs described above (excluding any amounts
which have been subject to previous disbursements from Landlord’s Contribution) multiplied by a fraction, the numerator of which
is the amount of Landlord’s Contribution, and the denominator of which is the total costs associated with the Tenant’s Work
(based on information provided by Tenant) for the performance of all of the Tenant’s Work. Such progress payments shall be made
within thirty (30) days next following the delivery to Landlord of the completed requisition. Each requisition shall be executed by an
authorized representative of Tenant, and shall be accompanied by (i) with the exception of the first requisition, copies of partial
waivers of lien from all contractors, subcontractors, material suppliers, and paid design professionals performing work, providing materials
or performing services covering all work, materials and services which were the subject of previous progress payments by Landlord and
Tenant, (ii) a certification from Tenant’s architect that the work for which the requisition is being made has been performed
substantially in accordance with the plans for the Tenant’s Work approved by Landlord, and (iii) such other documents and
information as Landlord may reasonably request consistent with the requirements of landlords of similar properties, to similar tenants,
in the Seaport District. Landlord shall make the final advance of the balance of Landlord’s Contribution upon submission by Tenant
to Landlord of Tenant’s requisition therefor accompanied by all documentation required under the foregoing provisions, together
with (A) proof of the satisfactory completion of all required inspections and issuance of any required approvals, permits and sign-offs
for the Tenant’s Work by Governmental Authorities having jurisdiction thereover, (B) final as built plans and specifications
for the Tenant’s Work; and (C) issuance of final lien waivers by all contractors, subcontractors, material suppliers, and
design professionals covering all of the Tenant’s Work. Nothing herein shall be deemed to make any third party, including any contractor,
subcontractor, materialman, laborer, architect, engineer, attorney or other person or entity, a third party beneficiary.

 

D.          Landlord’s
Additional Contribution.

 

(a)          Tenant
shall have the right, at Tenant’s election (which election Tenant may exercise by giving Landlord written notice on or before the
Commencement Date, to require Landlord to provide an additional contribution (“Landlord’s Additional Contribution”)
toward the performance of Tenant’s Work equal to up to $1,628,840.00 (calculated at a rate of $20.00 per rentable square foot of
the Premises).

 

(b)          If
Tenant elects that Landlord provide Landlord’s Additional Contribution to Tenant, as set forth above, then Tenant shall pay to Landlord,
as Additional Rent, Construction Rent, as hereinafter defined. Construction Rent shall be payable by Tenant to Landlord commencing as
of the Commencement Date and continuing on the first day of each month thereafter throughout the Lease Term. “Construction Rent”
shall be based upon the amount of Landlord’s Additional Contribution. Tenant’s monthly payments of Construction Rent shall
be equal to the amount of equal monthly payments of principal and interest which would be necessary to repay a loan in the amount of Landlord’s
Additional Contribution, together with interest at the rate of eight percent (8%) per annum, on a level direct reduction basis over a
one hundred twenty (120) month period.

 

    6

    

    

 

(c)          For
all purposes of the Lease, Construction Rent shall be treated as Additional Rent and shall be stated as additional rent on any invoice
therefor delivered by Landlord to Tenant. Monthly payments of Construction Rent shall be payable at the same time and in the same manner
as Base Rent is payable under the Lease. Construction Rent shall not be abated or reduced for any reason whatsoever (including, without
limitation, termination of the Lease). If there is any default (beyond the expiration of any applicable grace periods) of any of Tenant's
obligations under the Lease (including, without limitation, its obligation to pay Construction Rent) or if the term of the Lease is terminated
for any reason whatsoever prior to the termination of the term of the Lease, then Tenant shall pay to Landlord, immediately upon demand,
the unamortized balance of Landlord’s Additional Contribution. Tenant's obligation to pay the unamortized balance of Landlord’s
Additional Contribution shall be in addition to all other rights and remedies which Landlord has based upon any default of Tenant under
the Lease, and Tenant shall not be entitled to any credit or reduction in such payment based upon amounts collected by Landlord from reletting
the Premises after the default of Tenant.

 

E.          Landlord’s
Plans Contribution. Landlord shall contribute up to Twelve Thousand One Hundred Sixty-Eight and 00/100 Dollars ($12,216.30) (i.e.,
$0.15 per rentable square foot of the Premises) (“Landlord’s Plans Contribution”) towards the cost of one (1) test-fit
plan and one (1) revision thereof prepared by Tenant for the performance of Landlord’s Work. Landlord shall, within thirty
(30) days of receipt of paid invoices from Tenant, pay the Landlord’s Plan Contribution to Tenant.

 

F.          General
Provisions. Except for performance of Landlord’s Work, Landlord’s Contribution, Landlord’s Plans Contribution and
Landlord’s Additional Contribution, if applicable, Landlord has no obligation to perform any work, supply any materials, incur any
expense or make any alterations, additions or improvements to the Leased Premises in order to prepare the Leased Premises for Tenant’s
use and occupancy. Excepting only Landlord’s Work, Landlord’s Contribution, Landlord’s Plans Contribution and Landlord’s
Additional Contribution, Tenant shall, at its own cost and expense, in accordance with and subject to the terms and provisions of this
Lease, perform or cause to be performed any and all Tenant’s Work. All of Tenant’s Work shall be subject to Section 4.2
hereof.

 

G.          Construction
Representatives. Each party authorizes the other to rely upon all approvals granted and other actions taken by the respective construction
representative designated from time to time by such party, or any person hereafter expressly designated in writing in substitution or
addition thereof by notice to the party relying thereon. Tenant hereby designates Nathan Dowden [***] and Christine
DiTondo [***] as its construction representative and Landlord hereby designates Dustin Lord [***]
and Erin Orpik [***] as its construction representative. Notices given under this Section G shall comply
with the terms and conditions of Section 7.4 of the Lease and simultaneously therewith, a copy of such notice shall be delivered
to the applicable construction representatives by email at the addresses set forth above.

 

H.          Warranty.
Landlord shall obtain a one (1) year warranty from Landlord’s general contractor on all of Landlord’s Work and Landlord
shall reasonably cooperate with Tenant in pursuing any warranty claims against the general contractor that might arise relating to the
Landlord’s Work.

 

    7

    

    

 

Section 2.3          Use;
Transportation of Animals; Vivarium.

 

(a)          General
Use Provisions. The Leased Premises may be used and occupied by Tenant solely for the Permitted Use and for no other purpose. Tenant
shall not use the Leased Premises or allow the Leased Premises to be used in a manner constituting a Prohibited Use. If Tenant uses the
Leased Premises for a purpose constituting a Prohibited Use, violating any Requirement, or causing the Building and/or the Project to
be in violation of any Requirement, then Tenant shall promptly discontinue such use upon notice of such violation. Excepting the MWRA
Permit (as set forth in Section 2.8(b)), Tenant, at its expense shall procure and at all times maintain and comply with the terms
of all licenses and permits required for the lawful conduct of the Permitted Use in the Leased Premises.

 

(b)          Vivarium.
Provided that Tenant, at its sole expense, obtains all governmental permits and approvals required therefor, Tenant shall have the right
to install a vivarium (“Vivarium”) in the Premises either as part of the Tenant’s Work or as a later alteration,
all in accordance with the terms and conditions of Section 4.2(a) hereof. Tenant shall be responsible, at its sole expense,
for the operations of its Vivarium in accordance with all Requirements and Governmental Authorities. Without limiting the general application
of the foregoing, Tenant shall separately dispose of all waste products from the operation of the Vivarium, including, without limitation,
dead animals, strictly in accordance with all Requirements. Landlord shall have the right, from time to time by written notice to Tenant,
to promulgate reasonable rules and regulations with respect to the operation of the Vivarium so as to minimize any adverse effects
that such operation may have on other occupants of the Building, including without limitation, regulations as to noise mitigation.

 

(c)          Transportation
of Animals. No animals, animal waste, food or supplies relating to the animals maintained from time to time in the animal storage
areas of the Leased Premises shall be transported within the Building except as provided in this Section 2.3. All deliveries of animals
or animal food or supplies to Tenant at the Building shall be made in accordance with the Building Rules.

 

Section 2.4          Base
Rent. Commencing on the Rent Commencement Date, Tenant agrees to pay the Base Rent to Landlord for each month during the Lease Term
as herein provided. Base Rent shall be due and payable in advance on the first day of the month without notice or demand, and without
any set-off, counterclaim, abatement or deduction whatsoever, except as expressly set forth in this Lease. If the Rent Commencement Date
is a day other than the first day of a calendar month or in the event this Lease terminates on such other than the last day of a calendar
month, then Base Rent for each month or months shall be prorated and the installment or installments so prorated shall be paid in advance.
In the event that Tenant fails to make any payment of Base Rent or any other amount payable to Landlord hereunder within five (5) days
after the date such payment becomes due and payable, a late charge in an amount equal to the greater of: (i) four percent (4%) of
such payment; or (ii) $150.00, shall also become due and payable to Landlord by Tenant, such late charge being for Landlord’s
administrative and other costs and is in addition to and cumulative with any other rights and remedies which Landlord may have hereunder
with regard to the failure of Tenant to make any payment of Base Rent or any other sum due hereunder. Notwithstanding the foregoing, no
interest or late charges shall be assessed for the first (1st) late payment received by Landlord during any twelve (12) month period,
if such payment is received by Landlord within five (5) days after Tenant’s receipt of written notice from Landlord that such
payment is late. As of the date hereof, Tenant shall pay all amounts in the manner set forth below:

 

    8

    

    

 

Rent
Payments:

 

For
ACH delivery:

 

[***]

 

For
Wire Transfers:

 

[***]

 

Section 2.5          Tenant’s
Proportionate Share of Operating Costs. In addition to the payment of Base Rent, commencing on the Rent Commencement Date, Tenant
shall pay to Landlord Tenant’s Proportionate Share of Operating Costs in accordance with the following provisions:

 

(a)          On
or before thirty (30) days prior to each calendar year during the Term, Landlord shall furnish to Tenant a statement (“Statement”)
setting forth Landlord’s reasonable estimate of Tenant’s Proportionate Share of Operating Costs, if any (the “Expense
Estimate”). Tenant shall pay to Landlord the amount of such Expense Estimate in monthly installments of 1/12th each on a monthly
basis contemporaneously with the payment of Base Rent.

 

(b)          If
at any time Landlord shall have reasonable grounds to believe that the amount of actual Operating Costs incurred and to be incurred will
vary from the Expense Estimate, then Landlord reserves the right to revise such estimates accordingly. Upon any such revision, the monthly
payments due and payable to Landlord by Tenant under this Section shall be increased to an amount which will amortize such revised
estimate over the remainder of the calendar year in which any such revision is made by Landlord.

 

(c)          Within
one hundred and eighty (180) days after the end of any calendar year Landlord shall provide Tenant with a statement in reasonable detail
showing actual Operating Costs for such calendar year. If the Statement shows that Tenant’s payments for Tenant’s Proportionate
Share of Operating Costs exceed the actual amount of Tenant’s Proportionate Share of Operating Costs for such calendar year, then
Landlord shall credit the amount of such excess against subsequent payments of rent due hereunder or, in the event that the Lease has
expired or terminated prior to delivery of the Statement, refund the amount of such excess after first deducting any amounts due from
Tenant hereunder. If the Statement shows that Tenant’s payments for Tenant’s Proportionate Share of Operating Costs are less
than the actual amount of Tenant’s Proportionate Share of Operating Costs, then Tenant shall pay the amount of such deficiency within
ten (10) Business Days after delivery of the Statement to Tenant.

 

    9

    

    

 

(d)          If
the Commencement Date is a day other than the first day of a calendar month or if this Lease terminates on a day other than the last day
of a calendar month, then the amounts due and owing by Tenant to Landlord under this Section shall be prorated accordingly.

 

(e)          Landlord’s
failure to render any Statement on a timely basis with respect to any calendar year shall not prejudice Landlord’s right to thereafter
render a Statement with respect to such calendar year or any subsequent calendar year, nor shall the rendering of a Statement prejudice
Landlord’s right to thereafter render a corrected Statement for that calendar year.

 

(f)          Each
Statement sent to Tenant shall constitute an account stated between Landlord and Tenant and shall be conclusively binding upon Tenant
unless Tenant (i) pays to Landlord when due the amount set forth in such Statement, without prejudice to Tenant’s right to
dispute such Statement, and (ii) within sixty (60) days after such Statement is sent, sends a written notice to Landlord objecting
to such Statement and specifying the reasons therefor. Tenant agrees that Tenant will not employ, in connection with any dispute under
this Lease, any person or entity who is to be compensated in whole or in part, on a contingency fee basis. If the parties are unable to
resolve any dispute as to the correctness of such Statement within thirty (30) days following such notice of objection, either party may
refer the issues raised to a nationally recognized public accounting firm selected by Landlord and reasonably acceptable to Tenant, and
the decision of such accounting firm shall be conclusively binding upon Landlord and Tenant. In connection therewith, Tenant and such
accountants shall execute and deliver to Landlord a confidentiality agreement, in form and substance reasonably satisfactory to Landlord,
whereby such parties agree not to disclose to any third party any of the information obtained in connection with such review. Tenant shall
pay the fees and expenses relating to such procedure, unless such accounting firm determines that Landlord overstated Operating Costs
by more than five percent (5%) for such calendar year, in which case Landlord shall pay such fees and expenses. Tenant shall have no right
whatsoever to dispute, by judicial proceeding or otherwise, the accuracy of any Statement. Following the date that is twenty-four (24)
months after Landlord’s delivery of a Statement to Tenant, Tenant shall not be responsible for the payment of items of Operating
Costs not reflected in such Statement, except for Taxes for which Tenant is responsible under this Lease.

 

Section 2.6          Separately
Metered Utilities and Utility Usage. From and after the Commencement Date, Tenant shall pay, within thirty (30) days of Landlord’s
written demand or receipt of an invoice, along with reasonable backup, all amounts due and owing with respect to utilities furnished to
the Leased Premises by a separate meter.

 

Section 2.7          Additional
Rent; Payments. All sums of money due and payable by Tenant to Landlord under the terms of this Lease in addition to the Base Rent
shall constitute additional rent (“Additional Rent”) hereunder for the purposes of the collection thereof. Landlord
shall have the same remedies for default in the payment of Additional Rent as are available to Landlord in the case of a default in the
payment of Base Rent. Base Rent and/or Additional Rent are sometimes referred to as “rent.” All rent shall be paid in the
manner set forth in Section 2.4 above. Tenant agrees to pay all rent under this Lease at the times and in the manner herein provided,
without set-off, counterclaim, abatement or deduction whatsoever, except as may be expressly provided in this Lease.

 

    10

    

    

 

Section 2.8          Appurtenant
Rights.

 

(a)          Emergency
Generator. Landlord shall, as part of Landlord’s Work, provide a Building common emergency generator (“Generator”)
for Tenant’s use, in common with others so entitled thereto from time to time (provided that the aggregate electrical demand of
all equipment connected by Tenant to the Generator at any time shall not exceed five (5) Watts per rentable square foot to the laboratory
portion of the Leased Premises which shall in no event be more than sixty percent (60%) of the Leased Premises). Tenant shall be responsible
for performing the work necessary to connect the Generator to the Leased Premises. Landlord shall be responsible for obtaining all governmental
permits, licenses, and authorizations necessary for the operation of the Generator. Tenant shall comply with all reasonable rules and
regulations promulgated by Landlord with respect to its connection to, and use of, the Generator. Landlord may, at its sole costs and
expense, relocate the Generator within the Project provided the same does not materially adversely affect Tenant’s ability to utilize
the Generator. Landlord shall repair and maintain the Generator in good condition and repair during the Term and Tenant shall pay, as
Additional Rent, Tenant’s Laboratory Share of the costs to operate, maintain, and repair the Generator pursuant to the foregoing.
As used herein, “Tenant’s Laboratory Share” shall be the proportion that the rentable square footage of the Leased
Premises bears to the rentable square footage of all the premises in the Building in which laboratory uses are permitted, from time to
time.

 

(b)          PH
Neutralization System. Subject to the terms and conditions of this Section 2.8(b), the Leased Premises include Tenant’s
share of the Building common PH neutralization system located, or to be located, on the first (1st) floor of the Building.
Landlord has or will obtain a wastewater treatment operator permit (a “MWRA Permit”) from the Massachusetts Water Resources
Authority (“MWRA”) for the operation of the PH neutralization system. The type, size, location, and manner of all connections
and discharges by Tenant to the PH neutralization system, if any, shall be subject to the prior approval of Landlord in each instance
prior to connecting to the PH neutralization system. Tenant’s rights under this Section 2.8(b) shall be subject to all
of the terms and conditions of this Lease, as well as the following additional conditions and requirements:

 

(1) Except to the extent
arising from the negligence or willful misconduct of Landlord or any of Landlord’s agents, employees or contractors, Tenant’s
use of the PH neutralization system shall be at Tenant’s sole risk to the extent permitted pursuant to applicable Requirements (Landlord
making no representation or warranty regarding the sufficiency of the PH neutralization system for Tenant’s use);

 

(2) Tenant’s use
of the PH neutralization system shall be undertaken by Tenant in compliance with all applicable Requirements, and, Tenant shall obtain
any and all permits required in connection with such use by Tenant (excepting only the MWRA Permit); and

 

(3) Tenant shall be responsible
for connecting to the central distribution point for the PH neutralization system in locations approved by Landlord, such approval not
to be unreasonably withheld, conditioned or delayed;

 

(4) Tenant shall pay,
as Additional Rent, Tenant’s Laboratory Share of the costs to operate, maintain, and repair the PH neutralization system;

 

(5) The use of the PH
neutralization system shall be subject to the Building Rules; and;

 

    11

    

    

 

(6) Landlord has made
no warranties, whether express or implied, with respect to the PH neutralization system, and Tenant disclaims any and all such warranties.

 

Tenant
shall not introduce any substances or materials into the PH neutralization system, if any,
(x) which are in violation of the terms of the MWRA Permit, (y) which are in violation of applicable Requirements, or (z) which
would interfere with the proper functioning of the PH neutralization system.

 

Article III.

 

Section 3.1          Utilities.
Landlord shall furnish or cause public utilities to furnish utility capacity for the Leased Premises in the types and amounts and otherwise
in accordance with the Landlord’s Work set forth on Exhibit F (Landlord/Tenant Work Matrix).

 

Section 3.2          Services
to be Furnished by Landlord to Tenant. Landlord shall furnish or cause to be furnished to Tenant during the Lease Term:

 

(a)          Central
heating, ventilation and air conditioning to the Leased Premises; heating, ventilation and air-conditioning supplied to the Leased Premises
after Normal Business Hours shall be subject to the overtime hourly rates then charged by Landlord at the Building; provided that, Landlord
shall provide heating, ventilation and air-conditioning to the lab portion of the Leased Premises twenty-four (24) hours a day, seven
(7) days a week (i.e. without charge for after Normal Business Hours usage);

 

(b)          24/7
access and use of non-exclusive passenger elevator service and non-exclusive freight elevator service;

 

(c)          24/7
access and use of non-exclusive use of loading facilities for the Building;

 

(d)          Maintenance
and repair of the roof, exterior walls, Common Areas, common equipment (including, without limitation, sanitary, electrical (including
without limitation the Emergency Generator serving the Leased Premises), heating, air conditioning, plumbing, life safety, and other systems);

 

(e)          Standard
building signage identifying Tenant in the building lobby directory and floor directories on any multi-tenant floor; and

 

(f)          Janitorial
service for the Common Areas of the Building.

 

Except as specified above,
such services shall be provided during Normal Business Hours, at such locations, in such manner and to the extent deemed by Landlord to
be adequate for the use and occupancy of the Building, with due regard for the prudent control of energy.

 

Notwithstanding any other
provision of this Lease, Landlord, for itself and its employees, agents and contractors, reserves the right to refuse to perform any repairs
or services in any laboratory portion of the Leased Premises or any other portion which, pursuant to Tenant’s safety guidelines,
practices or custom or prudent industry practices, require any form of clothing or equipment other than safety glasses. In any such case,
Tenant shall contract with commercial parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such
repairs and services.

 

    12

    

    

 

Section 3.3          Landlord’s
Failure to Provide Utilities or Services. Failure by Landlord to any extent to furnish or cause to be furnished the utilities or services
described in Sections 3.1 or 3.2, or any cessation or interruption thereof, resulting from causes beyond Landlord’s reasonable control,
including without limitation mechanical breakdown, overhaul, maintenance, or repair of equipment, strikes, riots, acts of God, shortages
of labor or material, or governmental laws, regulations or restrictions or any other similar causes shall not render Landlord liable in
any respect for damages to either person or property, be construed as an eviction of Tenant, result in an abatement of rent or relieve
Tenant from its obligation to perform or observe any covenant or agreement contained in this Lease provided, however, that if any such
failure, cessation or interruption shall (i) result from the negligence or willful misconduct of Landlord, its employees, contractors,
or agents or a default by Landlord of Landlord’s obligations under this Lease, (ii) cause the Leased Premises (or any portion
thereof) to be untenantable and (iii) continue for more than five (5) Business Days after notice by Tenant to Landlord, Tenant
shall be entitled to a commensurate abatement of Base Rent from the date of such interruption until such service is restored in a manner
causing the Leased Premises to be tenantable.

 

Section 3.4          Peaceful
Enjoyment. Subject to the other terms of this Lease, Landlord covenants that Tenant shall and may peacefully have, hold and enjoy
the Leased Premises for the Lease Term free of any claims by any party claiming by, through or under Landlord, provided there is no Event
of Default by Tenant hereunder.

 

Section 3.5          Hazardous
Materials. Landlord and Tenant agree as follows with respect to the existence or use of “Hazardous Material” in, on or
about the Leased Premises, Building, and the Project:

 

(a)          Tenant,
at its sole cost and expense, shall comply with all laws, statutes, ordinances, rules and regulations of any local, state or federal
governmental authority having jurisdiction concerning environmental, health and safety matters (collectively, “Environmental
Laws”), including, but not limited to, the use of animals or laboratory specimens, any discharge into the air, surface, water,
sewers, soil or groundwater of any Hazardous Material (as defined below), whether within or outside the Leased Premises or within the
Building or Project. Notwithstanding the foregoing, nothing contained in this Lease requires, or shall be construed to require, Tenant
to incur any liability related to or arising from environmental conditions (i) for which the Landlord is responsible pursuant to
the terms of this Lease, or (ii) which existed within the Leased Premises, the Building or Project prior to the date Tenant takes
possession of, or enters, the Leased Premises, provided, however, that if any such environmental condition was exacerbated by Tenant (or
Tenant’s contractors, subcontractors, agents, subtenants, assigns, etc.), the cost (and any delays resulting therefrom) of
the liability therefor and any such removal or remediation shall be equitably borne by Landlord and Tenant based upon the degree to which
Tenant’s (or such other Tenant parties’) actions have increased the cost of such removal or remediation. Tenant shall comply
with all applicable Requirements (including applicable building code requirements and Landlord’s reasonable quantity limitations
to provide for multiple tenant use and compliance applicable to the Building area and/or the so-called “control area” therein;
provided, however, that Tenant shall (I) so long as Tenant continues to lease the entirety of the fifth (5th) floor, have
the right to use one hundred percent (100%) of the available quantities with respect to the two (2) control areas on the fifth (5th)
floor; (II) not have the right to use any of the available quantities of any control areas on the sixth (6th) floor; and
(III) only be permitted to use its allocated proportionate share of permitted storage of Hazardous Materials in the chemical storage
areas on the first (1st) floor of the Building. Tenant is required to adhere to and comply with the allowable quantities of
Hazardous Materials that are allocated to them by the Landlord’s flammable matrix, from time to time. Landlord consents to Tenant’s
use of the Hazardous Materials in the quantities listed in Exhibit H. In the event that Tenant requests Landlord’s consent
to revise or modify Exhibit H, Landlord shall respond within ten (10) Business Days after Tenant’s request for
consent, which consent shall not be unreasonably withheld, conditioned or delayed.

 

    13

    

    

 

(b)          Tenant
shall not cause or permit any Hazardous Material to be brought upon, kept or used in or about the Leased Premises or otherwise in, on
or at the Building or Project by Tenant, its agents, employees, contractors or invitees, without the prior written consent of Landlord,
except for Hazardous Materials which are permitted by this Agreement, and provided that all such permitted materials are stored, used
and disposed of in strict compliance with all applicable Environmental Laws. Within ten (10) Business Days following Landlord’s
written request, Tenant shall provide Landlord with any information requested by Landlord concerning the existence, use, generation or
disposal of Hazardous Materials at the Leased Premises, including, but not limited to, the following information: (a) the name, address
and telephone number of the person or entity employed by Tenant to dispose of its Hazardous Materials, including a copy of any contract
with said person or entity, (b) all relevant information relating to such materials (e.g., a list of each type of Hazardous Materials
used, stored, generated or disposed of by Tenant at the Leased Premises and a description of how Tenant disposes of said Hazardous Materials,
a copy of its most current materials list and applicable quantities thereof, applicable material safety data sheets ( MSDS) and safety
data sheets (SDS) and transportation and removal manifests), and (c) copies of any licenses or permits obtained by Tenant in order
to use, generate or dispose of Hazardous Materials, including any MWRA permits and approvals. Tenant shall also as soon as practicable
provide to Landlord (without demand by Landlord) a copy of any notice, registration, application, permit, or license given to or received
from any governmental authority or private party, or persons entering or occupying the Leased Premises, concerning the presence, release,
exposure or disposal of any Hazardous Materials in or about the Leased Premises, the Building, or the Project. Notwithstanding the foregoing,
with respect to any of Tenant’s Hazardous Materials which Tenant does not properly handle, store or dispose of in compliance with
all applicable Environmental Laws and good scientific and medical practice, Tenant shall, upon written notice from Landlord, no longer
have the right to bring such material into the Leased Premises, the Building of which the Leased Premises is a part or the Project until
Tenant has demonstrated, to Landlord’s reasonable satisfaction, that Tenant has implemented programs to thereafter properly handle,
store or dispose of such material.

 

    14

    

    

 

(c)          As
used herein, the term “Hazardous Material” means any hazardous or toxic substances, hazardous waste, environmental,
biological, chemical, radioactive substances, oil, petroleum products and any waste or substance, which because of its quantitative concentration,
chemical, biological, radioactive, flammable, explosive, infectious or other characteristics, constitutes or may reasonably be expected
to constitute or contribute to a danger or hazard to public health, safety or welfare or to the environment, or that would trigger any
employee or community “right-to-know” requirements adopted by any federal, state or local governing or regulatory body or
which is or otherwise becomes regulated by any Environmental Law, including but not limited to the Massachusetts “Right to Know”
Law, Chapter 111F of the General Laws of Massachusetts, specifically including live organisms, viruses and fungi, Medical Waste (as defined
below), and so-called “biohazard” materials. 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), (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), (iv) defined as “hazardous substance” or “oil”
under Chapter 21E of the General Laws of Massachusetts, or (v) a so-called “biohazard” or Medical Waste, or is contaminated
with blood or other bodily fluids; and “Environmental Laws” include, without limitation, the laws listed in the preceding
clauses (i) through (iv). The term “Medical Waste” shall mean the types of waste described in any federal, state
or local laws, rules and regulations and any similar type of waste. Tenant shall not cause or permit any Medical Waste to be brought,
kept or used in or about the Leased Premises, the Building, or the Project by Tenant, its employees, agents, contractors or invitees
except in strict compliance with all applicable Environmental Laws and with good scientific and medical practice. Tenant shall comply
with all applicable and appropriate laboratory biosafety level criteria, requirements and recommendations including specific “BSL”
limitations, standards, practices, safety equipment and facility requirements for the applicable BSL level pursuant to the Center for
Disease Control and otherwise consistent with good scientific and medical practice (and in no event shall Tenant’s use or occupancy
involve activities that would qualify or be characterized or categorized as BSL 3 or BSL 4. Information can be found at: https://www.cdc.gov/biosafety/publications/bmbl5/bmbl5_sect_iv.pdf

 

(d)          Intentionally
omitted.

 

    15

    

    

 

(e)          Prior
to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant shall clean and otherwise decommission
all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines, pH neutralization system,
and plumbing in and exclusively serving the Leased Premises (but all only to the point of common connection), and all exhaust or other
ductwork in and exclusively serving the Leased Premises, in each case which has carried or released or been exposed to any Hazardous Material,
and shall otherwise clean the Leased Premises (to the point of ceiling penetration) so as to permit the report hereinafter called for
by this Section 3.5 to be issued. Prior to the expiration of this Lease (or within thirty (30) days after any earlier termination),
Tenant, at Tenant’s expense, shall obtain for Landlord a report (the “Decommissioning Report”) addressed to Landlord
and Landlord’s designees (and, at Tenant’s election, Tenant) by a reputable licensed environmental engineer or certified industrial
hygienist that, in either case, is designated by Tenant and acceptable to Landlord in Landlord’s reasonable discretion, which Decommissioning
Report shall be based on the environmental engineer’s or industrial hygienist’s inspection of the Leased Premises and shall
show: that the Hazardous Materials, to the extent, if any, existing prior to such decommissioning, have been removed as necessary so that
the interior surfaces of the Leased Premises (including but not limited to floors, walls, ceilings, and counters), piping, supply lines,
waste lines and plumbing, and all such exhaust or other ductwork in and exclusively serving the Leased Premises, may be reused by a subsequent
tenant or disposed of in compliance with applicable Environmental Laws without taking any special precautions for Hazardous Materials,
without incurring special costs or undertaking special procedures for demolition, disposal, investigation, assessment, cleaning or removal
of Hazardous Materials and without incurring regulatory compliance requirements or giving notice in connection with Hazardous Materials;
and that the Leased Premises may be reoccupied for office, research and laboratory use, demolished or renovated without taking any special
precautions for Hazardous Materials, without incurring special costs or undertaking special procedures for disposal, investigation, assessment,
cleaning or removal of Hazardous Materials and without incurring regulatory requirements or giving notice in connection with Environmental
Substances. Further, for purposes of this Section 3.5: “special costs” or “special procedures” shall mean
costs or procedures, as the case may be, that would not be incurred but for the nature of the Hazardous Materials as Hazardous Materials
instead of non-hazardous materials. The Decommissioning Report shall include reasonable detail concerning the clean-up location, the tests
run and the analytic results. In addition, to the extent Tenant (or any party taking by or through Tenant) used, stored, generated or
disposed of any radioactive or radiological substances on or about the Leased Premises, such decommissioning shall also be conducted in
accordance with the regulations of the U.S. Nuclear Regulatory Commission and/or the Massachusetts Department of Public Health for the
control of radiation, and cause the Leased Premises to be released for unrestricted use by the Radiation Control Program of the Massachusetts
Department of Public Health for the control of radiation, and deliver to Landlord the report of a certified industrial hygienist stating
that he or she has examined the Leased Premises (including visual inspection, Geiger counter evaluation and airborne and surface monitoring)
and found no evidence that such portion contains Hazardous Materials or is otherwise in violation of any Environmental Law. If Tenant
fails to perform its obligations under this Section 3.5, without limiting any other right or remedy, Landlord may, on not less than
five (5) Business Days’ prior written notice to Tenant perform such obligations at Tenant’s expense, and Tenant shall
promptly reimburse Landlord upon demand for all costs and expenses reasonably incurred together with an administrative charge of 10% of
the cost thereof. Tenant’s obligations under this Section 3.5 shall survive the expiration or earlier termination of this Lease.
All amounts owed to Landlord under this Section 3.5 shall be payable as Additional Rent, and if not paid on or before the date when
due shall incur interest at the rate set forth in Section 7.5 below, until paid in full.

 

(f)          Prior
to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant shall provide to Landlord a copy of
its most current chemical waste removal manifest.

 

(g)          Tenant
hereby represents and warrants to Landlord that (i) neither Tenant nor any of its legal predecessors has been required by any prior
landlord, lender or governmental authority at any time to take remedial action in connection with Hazardous Materials contaminating a
property which contamination was permitted by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action
or use of the property in question, and (ii) Tenant is not subject to any enforcement order issued by any governmental authority
in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation,
any order related to the failure to make a required reporting to any governmental authority). If Landlord determines that this representation
and warranty was not true as of the date of this Lease, Landlord shall have the right to terminate this Lease in Landlord’s sole
and absolute discretion.

 

    16

    

    

 

 

(h)            Landlord
shall have the right to conduct annual tests of the Leased Premises to determine whether any contamination of the Leased Premises, the
Building or the Project has occurred as a result of Tenant’s use (or more frequently if Landlord has a reasonable basis to suspect
that a violation of this Section 3.5 may have occurred). Tenant shall be required to pay the cost of such annual test of the Leased
Premises if there is violation of this Section 3.5 or if contamination for which Tenant is responsible under this Section 3.5
is identified; provided, however, that if Tenant conducts its own tests of the Leased Premises using third party contractors and test
procedures acceptable to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of seeking payment from
Tenant for any corresponding annual test conducted by Landlord. Landlord shall provide Tenant with a copy of all third party, non-confidential
reports and tests of the Leased Premises made by or on behalf of Landlord during the Term without representation or warranty and subject
to a confidentiality agreement.

 

(i)             Tenant
hereby covenants and agrees to indemnify, defend and hold Landlord harmless from any and all liabilities, losses, costs, damages, claims,
loss of rents, liens, judgments, penalties, fines, settlement costs, investigation costs, the cost of consultants and experts, reasonable
attorney’s fees, court costs and other legal expenses, the effects of environmental contamination, the cost of environmental testing,
the removal, remediation and/or abatement of Hazardous Materials or Medical Waste), insurance policy deductibles and other expenses (collectively
 “Losses”) arising out of or related to an Indemnified Matter. For purposes of this Section 3.5(j), an “Indemnified
Matter” shall mean any matter for which one or more of the Indemnified Parties incurs liability or damages if the liability
or damages arise out of or involve, directly or indirectly, (i) the presence of any Hazardous Material or Medical Waste on or about
the Leased Premises (or the Building), the presence of which is caused or permitted by Tenant or its employees, agents, contractors or
invitees (all of said persons or entities are hereinafter collectively referred to as “Tenant Parties”), (ii) Tenant’s
failure to perform any of its obligations under this Section 3.5 or any other provision relating to Hazardous Materials, or (iii) the
existence, use or disposal of any Hazardous Substance or Medical Waste brought on to the Building by a Tenant Party. Tenant’s obligations
hereunder shall include, but shall not be limited to compensating the Landlord for Losses arising out of Indemnified Matters within ten
(10) Business Days after written demand from Landlord and providing a defense, with counsel reasonably satisfactory to the Landlord,
at Tenant’s sole expense, within ten (10) Business Days after written demand from Landlord, of any claims, action or proceeding
arising out of or relating to an Indemnified Matter whether or not litigated or reduced to judgment. This indemnification of the Landlord
by Tenant includes, without limitation, reasonable costs incurred in connection with any investigation of site conditions or any cleanup,
remedial, removal or restoration work required by any federal, state or local governmental agency or political subdivision because of
Hazardous Material present in the soil or ground water on or under the Leased Premises based upon the circumstances identified herein.
Without limiting the foregoing, if the presence of any Hazardous Material in the Building or otherwise in, on, at or under the Land caused
or permitted by any Tenant Party results in any contamination of the Leased Premises, Tenant shall promptly take all actions at its sole
expense as are necessary to return the Leased Premises to a condition which complies with all Environmental Laws; provided that Landlord’s
approval of such actions shall first be obtained, which approval shall not be unreasonably withheld so long as such actions, in Landlord’s
reasonable discretion, would not potentially have any materially adverse long-term or short-term effect on the Leased Premises, and, in
any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental Laws. This
indemnity is intended to apply to the fullest extent permitted by applicable law.

 

    17

     

    

 

(j)            The
provisions of this Section 3.5 shall survive the expiration or termination of this Lease unless specifically waived in writing by
Landlord after said expiration or termination.

 

Article IV.

 

Section 4.1             Operation.
Tenant may operate the Leased Premises only for the applicable Permitted Use, consistent with the terms of this Lease.

 

Section 4.2             Alterations, Improvements
and Additions.

 

(a)            Any
and all furnishing, equipping or improving of or other alteration, improvement or addition to the Leased Premises shall be:

 

(i)             made
and kept at the Leased Premises at Tenant’s sole cost, risk, and expense;

 

(ii)            performed
in a prompt, good and workmanlike manner with labor and materials of such quality as Landlord may reasonably require in full compliance
with all Requirements;

 

(iii)           constructed
in accordance with plans and specifications approved in writing by Landlord prior to the commencement of any such work. Landlord shall
not unreasonably withhold, condition or delay its approval of any plans submitted by Tenant and shall respond to the request of Tenant
for such approval (or any future iterations of such plans) within ten (10) Business Days after receipt thereof. If Landlord disapproves
of said plans, then concurrent therewith Landlord will specify in writing the reason(s) for such disapproval with sufficient specificity
so as to allow Tenant to make such changes as Landlord may reasonably require.

 

(iv)           prosecuted
diligently and continuously to completion so as to minimize interference with the normal business operations of other tenants in the Building,
the performance of Landlord’s obligations under this Lease or any mortgage or underlying lease covering or affecting all or any
part of the Project and any work being done by contractors engaged by Landlord with respect to or in connection with the Building; and

 

(v)            performed
by contractors approved in writing by Landlord (which approval shall not unreasonably be withheld, conditioned or delayed).

 

    18

     

    

 

(b)            Excluding
the installation of Trade Fixtures, all alterations, improvements and additions constructed by Tenant shall, at Landlord’s election,
which shall be provided at the time that Landlord approves plans of the same, remain the property of Landlord at the end of the Lease
Term. Tenant shall be entitled to the exclusive right to depreciate and amortize any alterations or improvements that it constructs at
its sole cost and take investment tax credits with respect thereto. Notwithstanding anything to the contrary in this Section 4.2
or elsewhere in this Lease, Tenant shall not be required to obtain Landlord’s consent for (a) decorative alterations or improvements
such as painting, wall coverings and floor coverings (collectively, “Decorative Alterations”) or (b) alterations
or improvements that (i)  do not materially and adversely affect any building systems or the Building structure, (ii) do not
require the consent of the Prime Lessor based on the terms of the Prime Lease, (iii) are within the Leased Premises and are not exterior
changes or otherwise visible from outside of the Leased Premises or the Building, (iii) in all respects, comply with all applicable
Requirements, and (iv) cost less than $100,000.00 in each instance (collectively “Permitted Non-Structural Alterations”).
Landlord shall cooperate with Tenant as reasonably required to obtain (i) any permits required for alterations or improvements, including
by signing building permit applications, and (ii) the consent of Prime Lessor to any alterations or improvements, where applicable,
all at no out-of-pocket cost to Landlord.

 

(c)            No
sign may be installed or maintained by Tenant on the exterior of the Leased Premises except with the prior written consent of Landlord,
such consent not to be unreasonably withheld, conditioned or delayed, and in accordance with any reasonable rules and regulations
therefor adopted from time to time by Landlord.

 

(d)            No
approval which may be given by Landlord to Tenant pursuant to this Lease, if any, shall (i) constitute an approval (or even be deemed
to have confirmed Landlord’s review) with respect to compliance with any codes, building laws or other governmental requirements
or (ii) relieve Tenant of any of its obligations as set forth in this Lease.

 

(e)            Tenant
shall not employ, or permit the employment of, any contractor, mechanic or laborer, or permit any materials to be delivered to or used
in the Project, if, in Landlord’s reasonable judgment, such employment, delivery or use will interfere or cause any conflict with
other contractors, mechanics or laborers engaged in the construction, maintenance or operation of the Project by Landlord, Tenant or others.
If such interference or conflict occurs, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers causing
such interference or conflict to leave the Project immediately.

 

(f)            With
respect to any submission by the Tenant to the Landlord of the plans for Tenant’s Work, the Landlord shall respond to the Tenant
in writing within fourteen (14) days of receipt of such plans with its approval or disapproval (which disapproval shall include comments
to Tenant regarding the reasons for such disapproval), but Tenant may submit its building permit application prior to Landlord’s
approval of such plans. For all alterations performed by Tenant, including Tenant’s Work, Tenant shall pay to Landlord a construction
management fee for Landlord’s oversight of such work in an amount equal to one percent (1%) of the hard costs of such work, which
construction management fee shall be paid pro rata as such costs are incurred by Tenant.

 

(g)            For
all alterations performed by Landlord on behalf of Tenant, Tenant shall pay to Landlord a construction management fee in an amount equal
to three percent (3%) of the hard costs of such work, which construction management fee shall be paid pro rata as such costs are incurred
by Tenant.

 

    19

     

    

 

(h)            Subject
to the provisions of this Section 4.2, if Tenant makes any Alterations that require unusual expense to readapt the Leased Premises
to normal use as an office, laboratory and research and development facility (“Specialty Alterations”), then Landlord
may elect to require Tenant at the expiration or sooner termination of the Lease Term to remove such Specialty Alterations and repair
any damage to the Leased Premises caused by such removal (which election shall be made at the time of Landlord’s approval of such
Alterations). Without limiting the foregoing, Alterations associated with the operation of a vivarium in the Premises may, at Landlord’s
election, be deemed to be Specialty Alterations.

 

Section 4.3             Maintenance
and Repairs and Cleaning. Subject to reasonable wear and use, having in mind good maintenance practices, damage by fire or other
casualty excepted, Tenant shall maintain the Leased Premises and all Trade Fixtures and other improvements situated therein in first
class, clean and safe condition. Tenant shall, prior to employing any person for the purpose of cleaning the Leased Premises, request
a bid for the cleaning of the Leased Premises from the company that provides janitorial service for the Common Areas of the Building;
provided, however that Tenant shall not be required to employ such company. Tenant shall be solely responsible for the proper maintenance
of all equipment and appliances operated by Tenant, including, without limitation, all refrigerators, coolers, ventilators and hoods,
clean areas, and specialty and/or laboratory equipment. Tenant shall maintain (in good working order and repair and in accordance with
the applicable manufacturer’s warranty guidelines), repair and replace all systems installed by or on behalf of Tenant or exclusively
serving the Leased Premises. In connection with Tenant’s obligations hereunder, Tenant shall enter into and maintain contracts
with service and maintenance contractors reasonably approved by Landlord providing for, without limitation, regularly scheduled (monthly
or quarterly as reasonably determined by Tenant in consultation with such contractors) preventive maintenance/service contracts with
respect to any heating, ventilation and air conditioning equipment and systems and other Building systems installed by Tenant or exclusively
serving the Leased Premises to maintain same in good working order and repair and in accordance with the applicable manufacturer’s
warranty guidelines. Tenant shall keep the Leased Premises equipped with all safety appliances required by any Requirements because of
any use made of the Leased Premises. Tenant shall make, as and when needed as a result of misuse by, or neglect or improper conduct of,
Tenant or Tenant’s servants, employees, agents, contractors, invitees, or licensees or otherwise, all repairs in and about the
Leased Premises necessary to preserve them in such repair, order and condition, which repairs shall be in quality and class equal to
the original work. Landlord may elect, at the expense of Tenant, to make any such repairs or to repair any damage or injury to the Building
or the Leased Premises caused by moving property of Tenant in or out of the Building, or by installation or removal of furniture or other
property, or by misuse by, or neglect, or improper conduct of, Tenant or Tenant’s servants, employees, agents, contractors, or
licensees. Tenant shall cause all extermination of vermin in the Leased Premises to be performed by companies reasonably approved by
Landlord in writing and shall contract and utilize pest extermination services for the Leased Premises as reasonably necessary.

 

Section 4.4              Trade
Fixtures. Landlord and Tenant agree that all Trade Fixtures in the Leased Premises shall be and remain the property of Tenant and,
so long as there is no Event of Default hereunder, may be removed by Tenant prior to or upon the expiration of the Lease Term and in any
event shall be removed at the request of Landlord. Tenant shall, at its sole cost and expense, repair any damage caused by such removal
and restore the Leased Premises to such condition as existed prior to the installation of such Trade Fixtures. Any such repair and restoration
shall be performed in accordance with the conditions set forth in Section 4.2(a) hereof. Any Trade Fixtures which are not removed
from the Leased Premises shall at Landlord’s election become the property of Landlord or Landlord may remove and dispose of the
same, at Tenant’s cost, without necessity of further notice to Tenant. Tenant shall have no (and hereby waives all) rights to payment
or compensation for any such item(s).

 

    20

     

    

 

Section 4.5             Laws
and Regulations; Building Rules. Tenant shall comply with all laws, ordinances, rules and regulations of any governmental authority
relating to the Leased Premises, including the furnishing, equipping and improving thereof and Tenant’s use therein. Tenant shall,
and shall cause its employees, agents, customers and invitees to, comply with the Building Rules.

 

Section 4.6             Landlord’s
Access. Landlord and its representatives and contractors shall have the right to enter upon the Leased Premises at any reasonable
time, but upon no less than 48-hours prior written notice (except in the event of an emergency, in which case no notice shall be required)
for any reasonable purpose (including, without limitation, the performance of repairs, alterations, modifications, improvements or additions
thereto) and at any time for any emergency. Landlord shall make reasonable efforts to enter only during Normal Business Hours and upon
advance oral or written notice. Landlord agrees that, to the extent possible, it will not unreasonably interfere with the conduct of Tenant’s
business in the exercise of its rights hereunder. Notwithstanding anything to the contrary in the Lease contained: (i) Landlord,
its agents, employees and contractors shall not, except in an emergency and except for normal cleaning and maintenance operations, exercise
any right which it has to enter the Premises without giving Tenant reasonable advance notice; and (ii) in exercising any right which
it has to enter the Premises, Landlord shall in no event enter any secure areas, as designated by Tenant in writing to Landlord, without
being accompanied by a representative of Tenant.

 

Section 4.7              Tenant’s
Access. Subject to terms and conditions of this Lease, emergencies, the Building Rules, and reasonable security requirements as the
same may be amended from time to time and of which Tenant has received prior written notice, Tenant shall have access to the Leased Premises
twenty-four (24) hours a day, seven (7) days a week. In addition, Tenant shall have twenty-four (24) hour shared access to the loading
dock and freight elevators at the Building at no additional charge to Tenant. Tenant may elect to install an access controlled security
system in the Premises; provided, however, any such system shall be compatible with the existing Building security control system and
shall be subject to the prior approval of Landlord in all respects. The work to install any such security system shall be considered
to be an alteration for all purposes under this Lease and Tenant shall comply with all of the terms and conditions of this Lease. Notwithstanding
the foregoing, in no event shall Landlord have any liability or obligation to Tenant arising from any claims for loss, injury or damage
to persons or property in connection therewith, excepting only to the extent caused by the negligence or willful misconduct of Landlord.

 

    21

     

    

 

Section 4.8             Assignment
and Subletting by Tenant.

 

(a)            Notwithstanding
any other provisions of this Lease, except as expressly set forth herein, Tenant covenants and agrees that it will not assign this Lease
or sublet (which term, without limitation, shall include the granting of concessions, licenses, and the like) the whole or any part of
the Leased Premises without in each instance having first (i) received the express written consent of Landlord, which consent shall
not be unreasonably withheld, delayed or conditioned, and (ii) if such consent is given by Landlord, caused the assignee or transferee
to execute and deliver to Landlord an instrument reasonably acceptable to Landlord whereby such assignee or transferee assumes all obligations
of Tenant under this Lease. In any case where Landlord shall consent to such assignment or subletting, the tenant named herein shall remain
fully liable for the obligations of Tenant hereunder, including, without limitation, the obligation to pay the rent and other amounts
provided under this Lease. In connection with any request by Tenant for such consent to assignment or sublet, Tenant shall provide Landlord
with all relevant information requested by Landlord concerning the proposed assignee’s or tenant’s financial responsibility,
creditworthiness and business experience to enable Landlord to make an informed decision (including, without limitation, a list of Hazardous
Materials, certified by the proposed assignee or sublessee to be true and correct, which the proposed assignee or sublessee intends to
use, store, handle, treat, generate in or release or dispose of from the Leased Premises, together with copies of all documents relating
to such use, storage, handling, treatment, generation, release or disposal of Hazardous Materials by the proposed assignee or subtenant
in or about the Leased Premises). Tenant shall reimburse Landlord promptly for all reasonable third party out-of-pocket expenses incurred
by Landlord including Landlord’s reasonable third party out of pocket attorneys’ fees in connection with the review of Tenant’s
request for approval of any assignment or sublease.

 

(b)            Upon
receipt from Tenant of such request and information, Landlord shall have the right, but not the obligation, to be exercised in writing
within ten (10) calendar days after its receipt from Tenant of such request and information, (i) if the request is to assign
the Lease, to terminate this Lease, or (ii) if the request is to sublet fifty percent (50%) of the Leased Premises for the remainder
of the Lease Term, as it may be extended, to release Tenant from its obligations under this Lease with respect to the portion of the Leased
Premises subject to the proposed sublet; in either case as of the proposed effective date set forth in Tenant’s proposed transfer
notice. In the event of an assignment or a sublet of the Leased Premises where Landlord exercised either of these options, Tenant shall
surrender possession of the entire Leased Premises (in the event of an assignment or sublease of all of the Leased Premises) or the portion
of the Leased Premises sublet (in the event of a sublet of a portion of the Leased Premises), in accordance with the provisions of this
Lease relating to surrender of the Leased Premises at the expiration of the Lease Term. If Landlord shall exercise its option with respect
to a sublet of less than the entire Leased Premises, Base Rent payments and Tenant’s Proportionate Share shall be readjusted proportionately
according to the ratio of the number of square feet and the portion of the space surrendered compared to the floor area of the portion
of the Leased Premises retained by Tenant for the duration of the sublet.

 

    22

     

    

 

(c)            Tenant
shall not offer to make, or enter into negotiations with respect to an assignment, sublease or transfer to: (i) any entity owned
by, or under the common control of, whether directly or indirectly, a tenant in the Building or in any of the following buildings located
within the EDIC Park: 21-25 and 27 Drydock Avenue and Innovation Square if Landlord has comparable space to lease to such entities in
such buildings; or (ii) any party with whom Landlord has been negotiating with respect to other space in the Building or any other
building in the EDIC Park in Boston, Massachusetts owned by Landlord or any affiliates thereof during the prior three (3) months
as evidenced by written proposals or letters of intent. Tenant shall not publicly advertise to assign or sublet this Lease for an aggregate
consideration of less than 100% of the fixed rent at which Landlord is then offering to lease other space in the Building (the “Market
Sub-rent”) determined as though the Leased Premises were vacant and taking into account (1) the length of the term; (2) any
rent concessions granted, and (3) the cost of any alterations being performed for the transferee (Landlord acknowledging that listing
such space with a broker or other real estate marketing service and providing for the quoting of rates upon inquiry is permitted pursuant
to the foregoing). In no event shall the Leased Premises be used by any assignee, sublessee, concessionaire, licensee or any other person
except for the Permitted Use For the purposes of this Lease, the entering into of any management agreement or any agreement in the nature
thereof transferring control of and any substantial percentage of the profits and losses from the business operations of Tenant in the
Leased Premises to a person or entity other than Tenant, or otherwise having substantially the same effect, shall be treated for all purposes
as an assignment of this Lease and shall be governed by the provisions of this Section.

  

(d)            If
Tenant is a legal entity, the transfer (by one or more transfers), directly or indirectly, by operation of law or otherwise, of a majority
of the stock or other beneficial ownership interest in Tenant or of all or substantially all of the assets of Tenant (collectively “Ownership
Interests”) shall be deemed a voluntary assignment of this Lease; provided, however, that the provisions of this Section 4.8
shall not apply to the transfer of Ownership Interests in Tenant (i) if and so long as Tenant is publicly traded on a nationally
recognized stock exchange, or (ii) between and among the principals or members of Tenant, incident to the admittance of principals
or members into, or the exiting of principals or members from, the entity comprising Tenant in the ordinary course of the operations of
Tenant.

 

(e)            Notwithstanding
anything to the contrary contained in this Section 4.8, the prior consent of Landlord shall not be required with respect to an assignment
of this Lease to a Permitted Transferee (as defined in Article XI) or a sublease of all or part of the Leased Premises to any Related
Entity (as defined in Article XI) for the Permitted Uses so long as (i) such transfer was made for a legitimate independent
business purpose and not primarily for the purpose of transferring this Lease to avoid Landlord’s consent requirements; (ii) the
assignee or subtenant agrees directly with Landlord, by written instrument in form reasonably satisfactory to Landlord, to be bound by
all the obligations of Tenant hereunder including, without limitation, the covenant against further assignment and subletting except in
accordance with the provisions of this Section 4.8, (iii) in no event shall Tenant be released from its obligations under this
Lease, and (iv), as it relates to a transfer to a Permitted Transferee, the involvement by Tenant or its assets in any transaction, or
series of transactions (by way of merger, sale, acquisition, financing, refinancing, transfer, leveraged buy-out or otherwise) whether
or not a formal assignment or hypothecation of this Lease or Tenant’s assets occurs, will not result in a reduction of the “Net
Worth” of Tenant as hereinafter defined, by an amount equal to such Net Worth of Tenant as it is represented to Landlord at the
time of the execution by Landlord of this Lease. “Net Worth” of Tenant for purposes of this Section shall be the
tangible net worth of Tenant (excluding any guarantors) established under generally accepted accounting principles consistently applied.
In the event of a sublease permitted pursuant to this Section 4.8(e), such sublease shall not be deemed to vest in any such Related
Entity any right or interest in this Lease nor shall it relieve, release, impair or discharge any of Tenant’s obligations hereunder.
Tenant shall provide Landlord with notice of any assignment or sublease pursuant to this Section 4.8(e) within ten (10) days
following the effective date of any such transaction.

 

    23

     

    

 

(f)             In
the event Tenant assigns this Lease, or sublets the whole or any part of the Leased Premises, in either case in violation of the terms
and provisions of this Section 4.8, in addition to and without limiting any of Landlord’s rights and remedies on account of
the resulting default hereunder by Tenant, Landlord shall have the right to terminate this Lease by giving Tenant notice of Landlord’s
desire so to do, in which event this Lease shall terminate on the date specified by Landlord in such notice as if such date were the date
specified herein for the expiration hereof. In the event of any assignment or subletting Tenant shall pay Landlord fifty percent (50%)
of all rent and other consideration which Tenant receives as a result thereof that is in excess of the rent payable to Landlord for the
portion of the Leased Premises and Term covered by the assignment or sublease. Tenant shall pay Landlord for Landlord’s share of
such excess within thirty (30) days after Tenant’s receipt of such excess, after first deducting all reasonable and customary expenses
directly incurred by Tenant attributable to the assignment or sublease, which shall include leasehold improvements, architectural and
engineering expenses, brokerage fees and reasonable legal fees.

 

Notwithstanding any other
provisions of this Lease, neither Tenant nor any direct or indirect assignee or subtenant of Tenant may enter into any lease, sublease,
license, concession or other agreement for use, occupancy or utilization of space in the Leased Premises which would require the payment
of rent based on the net profits of any person or of any consideration that would not fall within the definition of “rents from
real property”, as that term is defined in Section 856(d) of the Internal Revenue Code of 1986, as amended.

 

Section 4.9             Light,
Air and View. Neither the diminution nor the shutting off of any light, air or view nor any other effect on the Leased Premises by
any structure or condition now or hereafter existing on property adjacent to the Building shall affect this Lease, abate rent or otherwise
impose any liability on Landlord.

 

Section 4.10           Taxes.
Tenant shall pay all ad valorem and similar taxes or assessments levied upon or applicable to any of Tenant’s Trade Fixtures or
any other equipment, fixtures, furniture and other property situated in the Leased Premises and all license and other fees or charges
imposed on the business conducted by Tenant on the Leased Premises. Upon request by Landlord, Tenant will furnish Landlord annually with
official tax receipts and other official receipts showing payment of such taxes, assessments, fees and charges. If Landlord shall be
required to pay a higher ad valorem tax as a result of Tenant’s leasehold improvements, then Tenant shall pay to Landlord, upon
demand, the amount of such increase in ad valorem taxes.

 

Section 4.11           Liens.
Tenant shall not place or permit to be placed any lien, affidavit, charge or other encumbrance or order upon the Building or the Leased
Premises or any part thereof or any interest therein. In the event that any such lien, affidavit, charge, encumbrance or order upon the
Building or the Leased Premises or any part thereof or any interest therein attaches, regardless of the validity or enforceability thereof,
Tenant shall, within fifteen (15) Business Days, cause the same to be discharged of record by payment, bonding or otherwise.

 

    24

     

    

 

Section 4.12           Subordination
to Mortgages and Leases. This Lease shall be subject and subordinated at all times to (a) all underlying leases now existing
or which may hereinafter be executed affecting the Building, including but not limited to the Prime Lease, (b) the lien or liens
of all mortgages and deeds of trust in any amount or amounts whatsoever now or hereafter placed on the Building or Landlord’s interest
or estate therein or on or against such underlying leases and (c) all renewals, modifications, consolidations, replacements and extensions
thereof. The subordinations set forth herein shall be self-operative and effective without the necessity of execution of any further instruments
by any party; provided, however, that with respect to liens set forth in (a) and (b) above, the subordination of this Lease
shall be conditioned upon Tenant’s receipt of an agreement from the holder of such lease, lien or renewal thereof, in form and content
reasonably acceptable to Tenant, stating that so long as Tenant is not in default under any of the terms, covenants, conditions, or agreements
of this Lease beyond applicable notice and cure periods, this Lease and all of the terms, provisions, and conditions of this Lease, shall
remain in full force and effect, and neither this Lease, nor Tenant’s rights nor Tenant’s possession of the Leased Premises
will be disturbed during the Term of this Lease or any extension thereof (the “SNDA”). Provided the foregoing conditions
have been met, Tenant shall execute and deliver within twenty (20) days of request therefore any instruments, releases or other documents
requested by any lessor or mortgagee for the purpose of confirming the provisions hereof or further subjecting and subordinating this
Lease to such underlying leases, mortgages or deeds of trust.

 

Section 4.13           Certificates.
At any time and from time to time during the Lease Term, upon fifteen (15) Business Days after written request by Landlord, Tenant will
execute, acknowledge and deliver to Landlord and any other persons specified by Landlord a certificate certifying (i) that this Lease
is in full force and effect, (ii) the date and nature of each modification to this Lease, (iii), the date to which rental and other
sums payable under this Lease have been paid, (iv) that Tenant is not, to Tenant’s knowledge, aware of any default under this
Lease which has not been cured, except such defaults as may be specified in said certificate, and (v) such other matters as may be
reasonably requested by Landlord. Any such certificate may be relied upon by Landlord and by any other person to whom it is delivered
for such purpose.

 

Section 4.14           Limitation
on Weight. Tenant shall not permit upon the floor of the Leased Premises any weight exceeding three hundred (300) pounds per square
foot of floor area covered.

 

Section 4.15            Access
to Books and Records. Tenant will permit Landlord and its duly authorized agents to examine, and shall make available for audit,
copy and inspection, at any reasonable time, by Landlord and its duly authorized agents, Tenant’s books, contracts and records
relating to its employment practices with respect to compliance with Exhibit D attached hereto. Tenant agrees that if, as
a result of any audit, copy or inspection of such books, contracts, records or other papers, Landlord becomes aware of any default by
Tenant hereunder, Tenant shall pay all costs and expenses incurred by Landlord in connection with such audit, copy or inspection. Landlord
shall not disclose such information to third parties except as may be required by the Prime Lease with respect to employment practices,
or by law or legal process or order of any governmental authority or agency, or except to Landlord’s lenders and prospective purchasers.
Upon request by Landlord, Tenant will furnish to Landlord a copy of Tenant’s and each guarantor’s most recent year-end financial
statement, including a profit and loss statement from operations, balance sheet, income statement and sales reports which request shall
be made no more often than once in any calendar year unless Tenant is in default hereunder. All such financial information provided by
Tenant shall be treated by Landlord as confidential and shall not be disclosed by Landlord to any third party, other than to lenders,
investors and legal and financial advisors on the same condition of confidentiality

 

    25

     

    

 

Section 4.16           Restorative
Work; Renovations. Landlord reserves the right to make all changes, alterations, additions, improvements, repairs or replacements
to the Project, including changing the arrangement or location of entrances or passageways, doors and doorways, corridors, elevators,
stairs, toilets or other Common Areas (collectively, “Restorative Work”), as Landlord deems necessary or desirable,
provided that (a) the level of any Landlord Service shall not decrease in any material respect from the level required of Landlord
in this Lease as a result thereof (other than temporary changes in the level of such services during the performance of any such Restorative
Work), and (b) Tenant is not deprived of access to the Leased Premises. There shall be no rent abatement or allowance to Tenant for
a diminution of rental value, no actual or constructive eviction of Tenant, in whole or in part, no relief from any of Tenant’s
other obligations under this Lease, and no liability on the part of Landlord by reason of inconvenience, annoyance or injury to business
arising from Landlord, Tenant or others performing, or failing to perform, any Restorative Work. Notwithstanding anything to the contrary
contained herein, Landlord shall make a commercially reasonable effort not to unreasonably interfere with Tenant’s use of the Premises
for the Permitted Use in its exercise of the rights set forth in this Section 4.16.

 

Section 4.17           Boston
Marine Industrial Park. Tenant hereby acknowledges that: (1) the Leased Premises are located in a working industrial port within
the South Boston Designated Port Area and the Boston Marine Industrial Park and adjacent to the Massport Black Falcon Cruise Terminal,
all of which are served by designated truck routes, potential rail routes, waterborne trade routes, and flight paths into Logan International
Airport, and all of which are essential priorities in serving the public interest and the working port area; (2) such Leased Premises
are in close proximity to active general industrial, marine industrial, and cruiseport operations that may occur on an episodic, 24-hour
per day, 365-days per year basis and are of vital importance to the economy of the area and the region; and (3) such routes, infrastructure,
and working industrial port activities may from time-to-time lawfully generate noise, dust, odor, truck traffic, and other conditions
not ordinarily found in traditional office and retail districts.

 

Article V.

 

Section 5.1             Condemnation.
If the Leased Premises shall be taken or condemned (or conveyed in lieu of any such taking or condemnation) for any public purpose or
access thereto shall be so taken to such an extent as to render the Leased Premises untenantable, this Lease, at the option of either
Landlord or Tenant, shall terminate effective as of the date upon which possession of the Leased Premises is taken by such authority,
and all rent accrued to the time of such termination shall be paid by Tenant to Landlord. In the event of any such taking or condemnation
(or conveyance in lieu thereof) of twenty-five percent (25%) or more of the square footage of the Building, Landlord may elect to terminate
this Lease effective as of the date upon which possession to such portion of the Building is taken, and all rent accrued to the time
of such termination shall be paid by Tenant to Landlord. All proceeds of any taking, condemnation or conveyance in lieu thereof of the
Leased Premises, the Building or any part thereof shall belong to and be paid to Landlord; provided, however, Tenant shall be entitled
to claim, prove and receive in a condemnation proceeding such awards as may be allowed for damages to or the taking of fixtures, equipment
and other personal property installed by it which it is herein permitted to remove from the Leased Premises at the end of the Lease Term,
but only such awards as shall be separately awarded in addition to (and not out of or in diminishment of) the award made to Landlord.

 

    26

     

    

 

Section 5.2             Casualty
Damage. If the Leased Premises shall be destroyed or damaged by fire or any other casualty, Tenant shall immediately give notice
thereof to Landlord. If the Leased Premises shall be damaged by fire or other insured casualty, so as to render the Leased Premises or
access thereto untenantable in whole or in part and to such an extent that Landlord determines that such damage can be repaired with
the application of reasonable diligence within two hundred forty (240) days, Tenant shall each be entitled to terminate this Lease whereupon
all rent accrued up to the time of such casualty shall be paid by Tenant to Landlord. If the Leased Premises or access thereto, shall
be destroyed or damaged by fire or any other casualty, and if the Leased Premises are rendered untenantable in whole or in part by reason
of such casualty, then Tenant shall be entitled to a fair diminution of the rent hereunder from the time of such casualty until such
time as the Leased Premises are made tenantable as reasonably determined by Landlord. In addition to the foregoing, if for any cause
the Leased Premises or Building shall be so damaged that Landlord shall in its sole judgment decide not to rebuild, then by notice in
writing to Tenant, this Lease shall forthwith terminate and all rent owed up to the time of such casualty as set forth in such notice
shall be paid by Tenant to Landlord. In no event shall Landlord have any obligation to repair or restore any of Tenant’s goods,
Trade Fixtures, furniture or other property placed in or incorporated in the Leased Premises which is destroyed or damaged by fire or
any other casualty.

 

Section 5.3             Insurance.

 

(a)            Landlord
agrees to maintain in full force and effect throughout the Lease Term the insurance required by the Prime Lessor and any mortgagee holding
a first mortgage on the Project or, in absence of any such mortgagee, as would be required by an institutional mortgagee holding a first
mortgage on the Project. Landlord shall not be obligated to insure any of Tenant’s goods, Trade Fixtures, furniture or any other
property placed in or incorporated in the Leased Premises.

 

    27

     

    

 

(b)            Tenant
shall, at its sole cost and expense, procure, and maintain during the Lease Term (a) Commercial General Liability Insurance applicable
to the Leased Premises and its appurtenances to provide contractual liability, personal injury liability, and property damage coverages,
with limits of not less than One Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,000) general aggregate; (b) Property
Insurance written on a Special Perils form, with coverage for broad form water damage including earthquake, sprinkler leakage, at 100%
replacement cost value covering all of Tenant’s business and Trade Fixtures, equipment, movable partitions, furniture, merchandise
and other personal property within the Leased Premises and any Leasehold Improvements performed by or for the benefit of Tenant; whether
paid by Tenant or Landlord; (c) Business Interruption Insurance for a period of twelve (12) months; (d) If alcohol or other
distilled beverages are provided, or otherwise available in the Leased Premises, Tenant shall carry host liquor liability coverage in
amounts reasonably required by Landlord; (e) Workers’ Compensation Insurance in amounts required by Law; and (f) Employers
Liability Coverage of at least $1,000,000 (One Million Dollars) bodily injury for each accident, $1,000,000 (One Million Dollars) bodily
injury by disease for each employee, and $1,000,000 (One Million Dollars) bodily injury disease aggregate; (g) Automobile Liability
Insurance with a minimum combined single limit of liability of at least One Million Dollars ($1,000,000) including coverage for owned,
non-owned and hired vehicles; and (h) Umbrella Insurance excess of all liability insurance listed above, except for workers compensation,
with limits of not less than Five Million Dollars ($5,000,000) annual aggregate. In addition to the foregoing, Tenant shall procure and
maintain during the Lease Term and for no fewer than three (3) years thereafter, a stand-alone (covering pollution conditions on,
at, under or migrating from the Project) pollution legal liability insurance policy covering Tenant’s operations for claims relating
to clean-up, bodily injury, and property damage, with limits of not less than Two Million Dollars ($2,000,000) per occurrence and in the
aggregate with a deductible of not more than Twenty Five Thousand ($25,000), with respect to environmental contamination and pollution
caused by Tenant. Such coverage shall have no exclusions for medical, special or biohazardous waste, mold, microbial matter, bacteria,
viruses, or fungi particles expected to be handled and/or generated by Tenant in the course of Tenant’s operations and occupancy.
Such policy shall include (i) full terrorism coverage, (ii) coverage for any above-ground storage tanks, where applicable, and
(iii) coverage for radioactive materials if such materials are part of Tenant’s operations; and (iv) that this Lease and
the indemnification requirements herein are included and scheduled as an insured contract on the pollution legal liability policy. Tenant’s
Insurance shall be issued by a company that is licensed to do business in the Commonwealth of Massachusetts and have an A.M. Best
rating of not less than A-VIII. All such policies of insurance shall name Landlord and parties designated in writing by Landlord as additional
insureds with respect to the liability insurance coverage, and as loss payees, as their interests may appear, with respect to the property
insurance and shall be primary and non-contributory with respect to any policies carried by Landlord or any additional insureds.

 

(c)            All
policies of insurance required to be maintained by Tenant shall provide that the Landlord shall be given at least thirty (30) days’
prior written notice of any cancellation or non-renewal of any such policy. A duly executed certificate of insurance with respect to each
such policy will be deposited with Landlord by Tenant on or before the Commencement Date, and a duly executed certificate of insurance
with respect to each subsequent policy shall be deposited with the Landlord at least fifteen (15) days prior to the expiration of the
preceding such policy.

 

(d)            Tenant
shall not do or permit anything to be done in or about the Leased Premises nor bring nor keep nor permit anything to be brought to or
kept therein, which will in any way increase the existing rate of or affect any fire or other insurance which Landlord carries upon any
part of the Building or any of its contents, or cause the cancellation or invalidation of any such insurance. If the annual premium to
be paid by Landlord with respect to any insurance obtained by Landlord covering any part of the Building or any of its contents shall
exceed the standard rates because Tenant’s operations, contents of the Leased Premises or improvements with respect to the Leased
Premises result in extra hazardous exposure, Tenant shall pay the excess amount of the premium within thirty (30) days after demand by
Landlord. Notwithstanding anything to the contrary contained herein, in no event shall Tenant’s use of the Leased Premises for the
Permitted Use as contemplated herein, constitute in itself a violation of this Section 5.3(d).

 

    28

     

    

 

(e)            All
insurance carried by either Landlord or Tenant covering losses arising out of destruction or damage to the Leased Premises or its contents
or to other portions of the Building, or to Tenant’s occupancy and operation of the Leased Premises shall provide for a waiver of
rights of subrogation against Prime Lessor, Landlord and Tenant on the part of the insurance carrier, to the extent that the same is permitted
under the laws and regulations governing the writing of insurance within the Commonwealth of Massachusetts. Anything in this Lease to
the contrary notwithstanding and so long as the following does not invalidate any policy of insurance, Landlord and Tenant each hereby
waive to the extent of insurance carried by either party any and all rights of recovery, claims, actions, or causes of action against
the other, its agent, officers or employees, or any loss or damage that may occur to the Leased Premises or the Building, or any improvements
thereto, which is insured against or should have been insured against under the terms of any insurance policy required to be maintained
pursuant to this Section. The waivers set forth in the immediately preceding sentence shall be in addition to, and not in substitution
for, any other waivers, indemnities or exclusions of liability set forth in this Lease, including without limitation Sections 5.5 and
5.6 of this Lease.

 

Section 5.4             Surrender
of Leased Premises. Upon termination of this Lease or Tenant’s right to possession of the Leased Premises, Tenant shall peaceably
and quietly surrender the Leased Premises to Landlord, broom-clean and in a good state of repair and condition, excepting only ordinary
wear and tear (subject to good maintenance practices), or damage due to fire or other casualty and otherwise in the condition required
by this Lease including, without limitation, Section 3.5 hereof. Tenant shall demolish or remove all or any portion of any Trade
Fixtures and other property and any alterations, improvements, additions or changes made by Tenant, whether or not the same were constructed
with the consent of Landlord, and Tenant shall restore the Leased Premises to such condition as existed prior to the installation of
such Trade Fixtures or other property or the making of any such alteration, improvement, addition or change, all such demolition, removal
and restoration to be performed in accordance with the conditions set forth in Section 4.2. In addition, in the event required pursuant
to any Regulations, upon termination of this Lease or Tenant’s right to possession of the Leased Premises, Tenant shall remove
any data cabling, all other low voltage wiring from the Leased Premises installed by Tenant, and any specialty build-out installations
and shall repair any damage to the Premises or the Building caused by such installation or by such removal. Upon termination of this
Lease, Tenant will also surrender to Landlord all keys to the Leased Premises and inform Landlord of all combinations on locks, safes
and vaults, if any, at the Leased Premises.

 

Section 5.5             Damages
from Certain Causes. To the fullest extent permitted by law, Landlord and Landlord’s agents and employees shall not be liable
or responsible to Tenant or any person claiming through Tenant for any loss or damage or injury to any property or person in, upon or
about the Leased Premises or any other portion of the Building arising at any time from any cause other than to the extent by reason of
the negligence or willful misconduct of Landlord or of Landlord’s employees, contractors or agents.

 

Section 5.6             Hold
Harmless. Neither Prime Lessor nor Landlord shall be liable to Tenant, or to Tenant’s agents, employees, contractors, customers
or invitees or to any other person whomsoever for any injury or damage to person or property caused by or arising out of any act, omission
or neglect of Tenant, its agents, contractors, subtenants, employees, customers, licensees, concessionaires or invitees or any other
person entering the Building under express or implied invitation of Tenant, and Tenant agrees to indemnify and hold Landlord and Prime
Lessor harmless from all liability and claims for any such damage and from all claims, costs, damages or liabilities arising out of any
of the foregoing, including without limitation reasonable attorneys’ fees and all other out-of-pocket expenses incurred in connection
therewith. In any case in which Tenant has agreed to indemnify Prime Lessor or Landlord or any other person, such indemnity shall be
deemed to include an obligation on the part of Tenant to appear on behalf of the indemnified party in any and all proceedings involving
a claim or cause of action covered by such indemnity and to defend the indemnified party against such claim or cause of action, all at
Tenant’s cost; provided, however, at the option of any party indemnified hereunder, such party shall have the right to appear on
its own behalf, employ its own legal counsel and defend any claim or cause of action indemnified in this Section, all at Tenant’s
cost.

 

    29

     

    

 

Tenant shall not be liable
to Landlord, or to Landlord’s agents, employees, contractors, customers or invitees or to any other person whomsoever for any injury
or damage to person or property to the extent caused by or arising out of any negligent or wrongful act or omission of Landlord, its agents,
contractors, subtenants, employees, customers, licensees, concessionaires or invitee, and Landlord agrees to indemnify and hold Tenant
harmless from all liability and claims for any such damage and from all claims, costs, damages or liabilities arising out of any of the
foregoing, including without limitation reasonable attorneys’ fees and all other out-of-pocket expenses incurred in connection therewith.
In any case in which Landlord has agreed to indemnify Tenant or any other person, such indemnity shall be deemed to include an obligation
on the part of Landlord to appear on behalf of the indemnified party in any and all proceedings involving a claim or cause of action covered
by such indemnity and to defend the indemnified party against such claim or cause of action, all at Landlord’s cost; provided, however,
at the option of any party indemnified hereunder, such party shall have the right to appear on its own behalf, employ its own legal counsel
and defend any claim or cause of action indemnified in this Section, all at Landlord’s cost.

 

Article VI.

 

Section 6.1             Default
by Tenant. The occurrence of any one or more of the following shall constitute an “Event of Default” by Tenant
under this Lease:

 

(a)            Failure
of Tenant to timely pay rent or any other amounts payable under this Lease as and when first due and payable; provided, however, that
Landlord will give Tenant written notice and an opportunity to cure any failure to pay Rent within 5 business days of any such written
notice not more than twice in any 12 month period;

 

(b)            Failure
of Tenant to perform, observe or comply with any negative covenant or agreement set forth in Section 4.8 of this Lease;

 

(c)            Failure
of Tenant to perform, observe, or comply with any of the terms, covenants, conditions or provisions contained in this Lease including,
without limitation, the Building Rules, as the same may be reasonably modified from time to time (other than covenants to pay rent, which
shall be governed by (a) above) if such failure or default is not cured to Landlord’s satisfaction within thirty (30) calendar
days after Landlord has given Tenant written notice thereof or such longer period as may reasonably be required, provided that Tenant
shall commence to cure such default within said thirty (30) day period and thereafter diligently prosecute the same to conclusion;

 

    30

     

    

 

(d)            The
interest of Tenant under this Lease shall be levied on under execution or other legal process;

 

(e)            Any
petition in bankruptcy or other insolvency proceedings shall be filed by or against Tenant or any guarantor of this Lease, or any petition
shall be filed or other action taken to declare Tenant or any such guarantor a bankrupt or to delay, reduce or modify Tenant’s or
any such guarantor’s debts or obligations or to reorganize or modify Tenant’s or any such guarantor’s capital structure
of indebtedness or to appoint a trustee, receiver or liquidator of Tenant or such guarantor or of any property of Tenant or such guarantor,
or any proceeding or other action shall be commenced or taken by any governmental authority for the dissolution or liquidation of Tenant
or any such guarantor; or

 

(f)            (i) Tenant
shall become insolvent or otherwise fail to pay its monetary obligations in due course as they mature, or (ii) Tenant shall make
an assignment for the benefit of creditors, or (iii) a receiver or trustee shall be appointed for Tenant or any of its properties
and not discharged within five (5) Business Days.

 

Section 6.2             Landlord’s
Remedies. Upon the occurrence of any Event of Default by Tenant under this Lease, Landlord may, at its sole option, do any one or
more of the following:

 

(a)            Landlord
may terminate this Lease and/or Tenant’s right to possession of the Leased Premises, whereupon Tenant’s right of possession
shall thereupon cease and terminate and Landlord shall be entitled to the possession of the Leased Premises, any process of law, any notice
to quit, or of intention to re-enter being hereby exercised by entry, or in lieu thereof, by written notice to Tenant terminating this
Lease and Tenant’s right to possession. Tenant hereby expressly waives any and all rights of redemption granted by or under any
present or future laws in the event of Tenant being evicted or dispossessed for any cause or in the event Landlord terminates this Lease
or Tenant’s right of possession as provided in this Section 6.2. In the event of such re-entry by process of law or otherwise,
Tenant nevertheless shall remain liable for any and all damage, deficiency or loss and Landlord shall have the power and right, which
is hereby acceded to by Tenant, to re-let the Leased Premises, and whether or not there has been such re-letting, Landlord shall have
the right each month to sue for and recover all sums previously due and not previously paid as well as all sums thereafter due and payable
including, without limitation, any loss of rents (or monthly deficit) with the right reserved to Landlord to bring any action(s) or
proceeding(s) for the recovery of any deficit(s) remaining unpaid without being obligated to await the expiration of the Lease
Term for a final determination of Tenant’s account. Additionally, Landlord may elect at any time, upon notice to Tenant, to accelerate
the payment of Base Rent, Additional Rent and all other sums due or to become due under the Lease, as reasonably estimated by Landlord,
in which case Tenant shall forthwith pay such sums to Landlord after receiving a credit for (i) such sums as may previously have
been paid under this Section 6.2 net of such expenses as may be deducted under clause (b) of this Section 6.2; and (ii) the
fair market rent of Tenant’s leasehold estate for the balance of the Lease Term. Except as expressly set forth herein, the commencement
or maintenance of any one or more actions shall not bar Landlord from bringing other or subsequent actions for future accruals pursuant
to provisions of this Section 6.2. It is further understood that no waiver of any breach of any covenant, condition or agreements
herein contained shall operate as a waiver of the covenant, condition or agreement itself or of any subsequent breach thereof. No provision
of this Lease shall be deemed to have been waived by either party unless such waiver shall be in writing signed by the party against whom
the waiver is being enforced. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of rent herein
stipulated or otherwise payable under this Lease shall be deemed to be other than on account of the earliest 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.
Landlord may accept such check or payment without prejudice to Landlord’s right to pursue or continue to pursue any of Landlord’s
rights or remedies provided for in this Lease. The proceeds of any such re-letting shall first be applied to the expenses thereof, including
all costs in refitting and redecorating the Leased Premises, leasing commissions and other costs and expenses incurred therein. The remaining
proceeds resulting therefrom, if any, shall then be applied to Tenant’s liability under this Lease. Landlord’s re-letting
of the Leased Premises following an Event of Default by Tenant under this Lease may be on such terms, provisions and conditions as Landlord
shall deem reasonably appropriate and may be for such term (or terms) as Landlord may select whether longer or shorter than the remaining
Lease Term. Tenant shall, following an Event of Default under this Lease, reimburse Landlord for interest upon all sums due to Landlord
(from the date such sums shall have been due to the date of payment thereof) at the Interest Rate (as hereinafter defined).

 

    31

     

    

 

Section 6.3             Landlord’s
Right to Perform Certain Obligations. Should Tenant fail to perform any of its obligations hereunder, which failure continues after
expiration of any applicable grace period and notice, or should Landlord reasonably determine that immediate action is needed to prevent
damage to either the Leased Premises or the Building, Landlord may (but shall not be obligated to) enter upon the Leased Premises and
perform all or any part of such obligations and/or take such action as it deems necessary to prevent or limit such damage, as applicable.
Within thirty (30) days of Landlord’s written demand, Tenant shall reimburse Landlord for the cost to Landlord of performing such
obligations. No action taken by Landlord under this Section shall relieve Tenant from any of its obligations under this Lease or
from any consequences or liabilities arising from the failure to perform such obligations. The expiration of applicable grace periods
as aforesaid shall not be required if payment or other action is in the opinion of Landlord, necessary to protect Landlord’s property
and interest.

 

Section 6.4             Cumulative
Remedies. The rights and remedies of Landlord under this Article shall be non-exclusive and shall be in addition to and cumulative
of all other remedies available to Landlord under this Lease or at law or in equity.

 

    32

     

    

 

Section 6.5             Security
Deposit. Concurrent with the execution of this Lease, Tenant has delivered to Landlord a Letter of Credit (as hereinafter defined)
in the amount specified in the Basic Lease Information, as security for the faithful performance and observance by Tenant of the terms,
covenants and conditions of this Lease. The Letter of Credit shall be in the form of a clean, irrevocable, non-documentary and unconditional
letter of credit (the “Letter of Credit”) issued by and drawable upon a commercial bank which is reasonably satisfactory
to Landlord (the “Issuing Bank”), which has outstanding unsecured, uninsured and unguaranteed indebtedness, or shall
have issued a letter of credit or other credit facility that constitutes the primary security for any outstanding indebtedness (which
is otherwise uninsured and unguaranteed), that is then rated, without regard to qualification of such rating by symbols such as “+”
or “-” or numerical notation, “Aa” or better by Moody’s Investors Service and “AA” or better
by Standard & Poor’s Rating Service, and has combined capital, surplus and undivided profits of not less than $2,000,000,000.
For the avoidance of doubt, the Landlord acknowledges that Silicon Valley Bank is an acceptable Issuing Bank. The Letter of Credit shall
(a) name Landlord as beneficiary, (b) have a term of not less than one (1) year, (c) permit multiple drawings, (d) be
fully transferable by Landlord without the payment of any fees or charges by Landlord, and (e) otherwise be in form and content
reasonably satisfactory to Landlord. The Letter of Credit, if in the form attached as Exhibit G shall be satisfactory. If
upon any transfer of the Letter of Credit, any fees or charges shall be so imposed, then such fees or charges shall be payable solely
by Tenant and the Letter of Credit shall so specify. The Letter of Credit shall provide that it shall be deemed automatically renewed,
without amendment, for consecutive periods of one (1) year each thereafter during the Lease Term (and in no event shall the Letter
of Credit expire prior to the 60th day following the Expiration Date) unless the Issuing Bank sends duplicate notices (the “Non-Renewal
Notice”) to Landlord not less than 60 days next preceding the then expiration date of the Letter of Credit stating that the
Issuing Bank has elected not to renew the Letter of Credit. The Issuing Bank shall agree with all drawers, endorsers and bona fide holders
that drafts drawn under and in compliance with the terms of the Letter of Credit will be duly honored upon presentation to the Issuing
Bank at an office location in Boston, Massachusetts or otherwise by facsimile presentment. Except as otherwise expressly stated herein,
this Letter of Credit is governed by and subject to the “International Standby Practices of ISP 98 (1998 Revision), International
Chamber of Commerce Publication No. 590.”

 

(a)            Application
of Security. If (a) an Event of Default by Tenant occurs and is continuing in the payment or performance of any of the terms,
covenants or conditions of this Lease, including the payment of Rent, or (b) Landlord receives a Non-Renewal Notice, or (c) Tenant
files a voluntary petition under any Federal or state bankruptcy or insolvency code, law or proceeding, then Landlord shall have the right
by sight draft to draw, at its election, all or a portion of the proceeds of the Letter of Credit and thereafter hold, use, apply, or
retain the whole or any part of such proceeds, as the case may be, (x) to the extent required for the payment of any Base Rent or
any other sum as to which Tenant is in default including (i) any sum which Landlord may expend or may be required to expend by reason
of Tenant’s default beyond any applicable cure periods, and/or (ii) any damages to which Landlord is entitled pursuant to this
Lease, whether such damages accrue before or after summary proceedings or other reentry by Landlord, and/or (y) as a cash security
deposit, unless and until, in the case of clause (c) above, Tenant delivers to Landlord a substitute Letter of Credit which meets
the requirements of this Section 6.5. If Landlord applies any part of the proceeds of the Letter of Credit, Tenant shall, within
ten (10) days, amend the Letter of Credit to increase the amount thereof by the amount so applied or provide Landlord with an additional
Letter of Credit in the amount so applied so that Landlord shall have the full amount thereof on hand at all times during the Lease Term.
The Letter of Credit or cash security, as the case may be, or balance thereof shall be returned to Tenant after the Expiration Date and
after delivery of possession of the Leased Premises to Landlord in the manner required by this Lease and the curing of any outstanding
Events of Default under this Lease.

 

    33

     

    

 

(b)            Transfer.
The Letter of Credit shall also provide that Landlord, its successors and assigns, may, at any time and without notice to Tenant and without
first obtaining Tenant’s consent thereto, transfer (one or more times) all of its interest in and to the Letter of Credit to the
holder of any mortgage upon the Building or the successor landlord in connection with a transfer of the Building, from or as a part of
the assignment by Landlord of its rights and interests in and to this Lease. In the event of a transfer of Landlord’s interest in
the Building, Landlord shall transfer the Letter of Credit to the transferee and thereupon Landlord shall without any further agreement
between the parties, be released by Tenant from all liability therefor. The provisions of this Section 6.5(b) shall apply to
every transfer or assignment of the whole of said Letter of Credit to a new landlord. In connection with any such transfer of the Letter
of Credit by Landlord, Tenant shall, at Tenant’s sole cost and expense, execute and submit to the Bank such applications, documents
and instruments as may be necessary to effectuate such transfer, and Tenant shall be responsible for paying the Bank’s transfer
and processing fees in connection therewith.

 

(c)            Maintenance
of Letter of Credit by Tenant. If, as a result of any drawing by Landlord on the Letter of Credit, the amount of the Letter of Credit
shall be less than the Letter of Credit Amount, Tenant shall, within ten (10) days thereafter, provide Landlord with additional letter(s) of
credit in an amount equal to the deficiency, and any such additional letter(s) of credit shall comply with all of the provisions
of this Section 6.5. Tenant further covenants and warrants that it will neither assign nor encumber the Letter of Credit or any part
thereof and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment
or attempted encumbrance. Without limiting the generality of the foregoing, if the Letter of Credit expires earlier than the date which
is sixty (60) days after the Expiration Date, or if Tenant otherwise fails to maintain the Letter of Credit in the amount and in accordance
with the terms set forth in this Section 6.5, Landlord shall have the right to present the Letter of Credit to the Issuing Bank in
accordance with the terms of this Section 6.5, and the proceeds of the Letter of Credit may be applied by Landlord against any Rent
payable by Tenant under this Lease that is not paid when due and/or to pay for all losses and damages that Landlord has suffered as a
result of any Event of Default by Tenant under this Lease.

 

(d)            Landlord’s
Right to Draw Upon Letter of Credit. Tenant hereby acknowledges and agrees that Landlord is entering into this Lease in material reliance
upon the ability of Landlord to draw upon the Letter of Credit upon the occurrence of any breach or default on the part of Tenant under
this Lease which continues beyond applicable notice and cure periods. If Tenant shall breach any provision of this Lease or otherwise
be in default hereunder beyond any applicable grace or cure periods, Landlord may, but without obligation to do so, and without notice
to Tenant, draw upon the Letter of Credit, in part or in whole, to cure any breach or default of Tenant and/or to compensate Landlord
for any and all damages of any kind or nature sustained resulting from such Tenant’s breach or default. The use, application or
retention of the Letter of Credit, or any portion thereof, by Landlord shall not prevent Landlord from exercising any other right or remedy
provided by this Lease or by any applicable law, it being intended that Landlord shall not first be required to proceed against the Letter
of Credit, and shall not operate as a limitation on any recovery to which Landlord may otherwise be entitled. Tenant agrees not to interfere
in any way with payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord
of any portion of the Letter of Credit, regardless of whether any dispute exists between Tenant and Landlord as to Landlord’s right
to draw upon the Letter of Credit. No condition or term of this Lease shall be deemed to render the Letter of Credit conditional to justify
the issuer of the Letter of Credit in failing to honor a drawing upon such Letter of Credit in a timely manner. Tenant agrees and acknowledges
that (a) the Letter of Credit constitutes a separate and independent contract between Landlord and the Bank, (b) Tenant is not
a third party beneficiary of such contract, (c) Tenant has no property interest whatsoever in the Letter of Credit or the proceeds
thereof, and (d) in the event Tenant becomes a debtor under any chapter of the Bankruptcy Code, neither Tenant, any trustee, nor
Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the Letter of Credit
and/or the proceeds thereof by application of Section 502(b)(6) of the U.S. Bankruptcy Code or otherwise.

 

    34

     

    

 

(e)            For
purposes hereof, the “Reduction Conditions” shall mean the following: (i) no Event of Default by Tenant shall
have occurred during the term of the Lease and no Event of Default by Tenant shall have occurred and be continuing, and (ii) this
Lease is in full force and effect. Provided that the Reduction Conditions have been met, the Security Deposit may be reduced to $3,291,614.10
effective as of the third (3rd) anniversary of the Rent Commencement Date and $2,633,291.30 effective as of the fifth (5th)
anniversary of the Rent Commencement Date. The reduction in the Letter of Credit shall be accomplished as follows: Tenant shall request
such reduction in a written notice to Landlord, and if Landlord determines that the Reduction Conditions have been met, Landlord shall
so notify Tenant, whereupon Tenant shall provide Landlord with a substitute Letter of Credit in the reduced amount, or an amendment to
the Letter of Credit reducing it to the reduced amount.

 

Article VII.

 

Section 7.1             Attorneys’ Fees and Other Expenses. Unless prohibited by applicable
law, in the event that either Landlord or Tenant should bring suit for the possession of the Premises, for the recovery of any sum
due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all
costs and expenses, including reasonable attorneys' fees, incurred by the prevailing party therein shall be paid by the other party,
which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and
shall be enforceable whether or not the action is prosecuted to judgment..

 

Further, if Tenant shall request
Landlord’s consent to or joinder in any instrument pertaining to this Lease, Tenant agrees promptly to reimburse Landlord for the
reasonable third party out of pocket legal fees and expenses and such fees as are required to be paid by any mortgagee or other lender
incurred by Landlord in processing such request, whether or not Landlord complies therewith; and if Tenant shall fail promptly so to reimburse
Landlord, same shall be deemed to be a default in Tenant’s monetary obligations under this Lease.

 

Whenever Tenant shall request
approval by Landlord or Landlord’s architect of plans, drawings, specifications, installation of signs including subsequent changes
thereof, or the like, Tenant specifically agrees promptly to pay to Landlord’s architect (or reimburse Landlord for the payment
Landlord makes to said architect for) all reasonable third party out of pocket charges involved in the review (and re-review, if necessary)
and approval or disapproval thereof whether or not approval shall ultimately be given.

 

Section 7.2             Alteration.
This Lease may not be altered, changed or amended, except by an instrument in writing signed by both parties hereto.

 

Section 7.3             Non-Waiver.
No course of dealing between Landlord and Tenant or any other person, nor any delay on the part of Landlord in exercising any rights under
this Lease, nor any failure to enforce any provisions of this Lease, nor the acceptance of rental by Landlord shall operate as a waiver
of any rights of Landlord, except to the extent, if any, expressly waived in writing by Landlord. The waiver by Landlord of any agreement,
condition or provision herein contained shall not be deemed a waiver of any subsequent breach of the same or any other agreement, condition
or provision herein contained.

 

    35

     

    

 

Section 7.4             Notices.
Except as otherwise expressly provided in this Lease, all consents, notices, demands, requests, approvals or other communications given
under this Lease shall be in writing and shall be deemed sufficiently given or rendered if delivered by hand (provided a signed receipt
is obtained) or if sent by registered or certified mail (return receipt requested) or by a nationally recognized overnight delivery service
making receipted deliveries, addressed to Landlord and Tenant as set forth below, and to any mortgagee or Prime Lessor who shall require
copies of notices and whose address is provided to Tenant, or to such other address(es) as Landlord, Tenant or any mortgagee or Prime
Lessor may designate as its new address(es) for such purpose by notice given to the other in accordance with the provisions of this Section 7.4.
Any such approval, consent, notice, demand, request or other communication shall be deemed to have been given on the date of receipted
delivery, refusal to accept delivery or when delivery is first attempted but cannot be made due to a change of address for which no notice
is given or three (3) Business Days after it shall have been mailed as provided in this Section 7.4, whichever is earlier.

 

If
to Landlord:                                           c/o
Related Fund Management 

30 Hudson Yards 

New York, NY 10001 

Attn: Patrick Sweeney 

Email:
[***]

 

– and –

 

c/o
JAMESTOWN, L.P.

Ponce City Market

675 Ponce de Leon Avenue NE

7th Floor

Atlanta, Georgia 30308

Attention: General Counsel; Asset Manager, IDB Seaport

Email: [***]

 

With a copy to:                                            IDB 17-19 Drydock Limited Partnership

c/o Related Beal

 177
Milk Street, 2nd Floor

     Boston, MA 02109

 

   And

 

  Goulston & Storrs PC

400 Atlantic Avenue

  Boston, Massachusetts 02110-3333

Attention: Amy Moody McGrath, Esq.

 

    36

     

    

 

 

Email: [***]

 

If
to Tenant:                                              Prior to the Rent Commencement Date:

 

Entrada Therapeutics, Inc.

6 Tide Street

Boston, MA 02210

Attn: Nathan Dowden

 

Following the Rent Commencement Date:

 

17-19 Drydock Avenue

Boston, MA 02210

Attn: Nathan Dowden

 

In every instance with a copy to:

Email: [***]

Email:
[***]

 

Section 7.5     Interest.
All amounts of money payable by Tenant to Landlord under this Lease shall bear interest from the date due until paid at a rate equal to
the lower of (a) twelve percent (12%) per annum, or (b) the maximum rate permitted by law, if any (such rate, the “Interest
Rate”).

 

Section 7.6     Merger
of Estates. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation thereof, shall not constitute a merger
and shall, at the option of Landlord, either terminate all or any existing subleases or subtenancies, or operate as an assignment to Landlord
of Tenant’s interest in any or all such subleases or subtenancies.

 

Section 7.7     Other
Tenants of Building. Neither this Lease nor Tenant’s continued occupancy of the Leased Premises is conditioned upon the opening
of any store or business in the Building, nor upon the continued operation of any store or business.

 

Section 7.8     Consent
by Landlord. In all circumstances under this Lease where the prior consent or permission of Landlord is required before Tenant is
authorized to take any particular type of action, such consent must be in writing and unless this Lease expressly provides that such consent
or permission is not to be unreasonably withheld, conditioned or delayed, the matter of whether to grant such consent of permission shall
be within the sole and exclusive judgment and discretion of Landlord, and it shall not constitute any nature of breach by Landlord under
this Lease or any defense to the performance of any covenant, duty or obligation of Tenant under this Lease that Landlord delayed or withheld
the granting of such consent of permission.

 

Section 7.9     Legal
Interpretation. This Lease and the rights and obligations of the parties hereto shall be interpreted, construed and enforced in accordance
with the laws of the Commonwealth of Massachusetts and the United States. All obligations of the parties hereto are independent and shall
be performable in, and all legal actions to enforce or construe this Lease shall be instituted in the courts of, Suffolk County, Massachusetts.
The determination that one or more provisions of this Lease is invalid, void, illegal or unenforceable shall not affect or invalidate
the remainder. All obligations of either party requiring any performance after the expiration of the Lease Term shall survive the expiration
of the Lease Term and shall be fully enforceable in accordance with those provisions pertaining thereto. Section titles appearing
in this Lease are for convenient reference only and shall not be used to interpret or limit the meaning of any provision of this Lease.

 

    	 	37	 

     

    

 

Section 7.10   Entire
Agreement. Tenant agrees that this Lease supersedes and cancels any and all previous letters of intent, statements, negotiations,
arrangements, brochures, agreements and understandings, if any, between Landlord and Tenant or displayed by Landlord to Tenant with respect
to the subject matter of this Lease, the Leased Premises or the Building, and that there are no representations, agreements, or warranties
(express or implied, oral or written) between Landlord and Tenant with respect to the subject matter of this Lease, the Leased Premises
or the Building other than contained in this Lease.

 

Section 7.11   Assignment
by Landlord. Landlord shall have the right at any time to transfer and assign in whole or in part, by operation of law or otherwise,
its rights, benefits, privileges, duties and obligations hereunder or in the Building. Tenant agrees to look only to the Landlord hereunder
for performance of such of Landlord’s obligations hereunder as arise during its period of ownership of the tenant’s interest
in the Prime Lease.

 

Section 7.12   Authority.
Each of Landlord and Tenant represents and warrants to the other that it has the full right, power and authority to enter into this Lease
and to perform its obligations hereunder, and that upon execution of this Lease by such party, this Lease shall constitute a valid and
legally binding obligation of such party. If Tenant signs as a corporation or other entity, each of the persons executing this Lease
on behalf of Tenant does hereby covenant and warrant that Tenant is a duly and validly existing corporation or entity, that the execution
of this Lease by such persons on behalf of Tenant has been duly authorized by all necessary corporate action and that Tenant is qualified
to do business in the Commonwealth of Massachusetts.

 

Section 7.13   Limitation
of Liability. Any provisions of this Lease to the contrary notwithstanding, Tenant hereby agrees that no personal, partnership or
corporate liability of any kind or character whatsoever now attaches or at any time hereafter under any condition shall attach to Landlord
or its partners or venturers for payment of any amounts payable under this Lease or for the performance of any obligation under this
Lease. The exclusive legal remedies of Tenant for the failure of Landlord to perform any of its obligations under this Lease shall be
to proceed against the interest of Landlord in the Project.

 

Any provisions of this Lease
to the contrary notwithstanding, Landlord hereby agrees that (i) no personal, partnership or corporate liability of any kind or character
whatsoever now attaches or at any time hereafter under any condition shall attach to Tenant or its partners or venturers for payment of
any amounts payable under this Lease or for the performance of any obligation under this Lease, and (ii) except as expressly set
forth in Section 7.22, in no event shall Tenant be responsible for any loss of business or any other indirect or consequential damages
suffered by Landlord or any of its partners, subpartners and their respective officers, agents, servants, employees, lenders, any property
manager and independent contractors, from whatever cause.

 

    	 	38	 

     

    

 

Section 7.14   Time
of the Essence. In all instances where Tenant is required under this Lease to pay any sum or do any act at a particular time or within
a particular period, it is understood that time is of the essence with respect to such obligation of Tenant.

 

Section 7.15   Instruments
and Evidence Required to Be Submitted to Landlord. Each written instrument and all evidence of the existence or non-existence of any
circumstances or conditions which is required by this Lease to be furnished to Landlord shall in all respects be in form and substance
satisfactory to Landlord, and the duty to furnish such written instrument or evidence shall not be considered satisfied until Landlord
shall have acknowledged that it is satisfied therewith.

 

Section 7.16   Counterparts.
This Lease is executed in any number of counterparts, each copy of which is identical, and any one of which shall be deemed to be complete
in itself and may be introduced in evidence or used for any purpose without the production of the other copies.  This Lease may be
executed by electronic signature, which shall be considered as an original signature for all purposes and shall have the same force and
effect as an original signature.  Without limitation, in addition to electronically produced signatures, “electronic signature”
shall include faxed versions of an original signature or electronically scanned and transmitted versions (e.g., via pdf or any electronic
signature process complying with the U.S. federal ESIGN Act of 2000) of an original signature.

 

Section 7.17   Gender.
The pronouns of any gender shall include the other gender and either the singular or the plural shall include the other.

 

Section 7.18   Force
Majeure. Whenever a period of time is herein described for the taking of any action by Landlord or Tenant except for the payment of
money, Landlord or Tenant, as the case may be, shall not be liable or responsible for, and there shall be excluded from the computation
of such period of time, any delays due to Force Majeure.

 

Section 7.19   Recordation.
Except as otherwise agreed to by Landlord, Tenant agrees not to record this Lease, but upon the request of Tenant, Landlord shall execute
a statutory notice of lease in form reasonably acceptable to Landlord.

 

Section 7.20   Prime
Lease. Tenant recognizes and acknowledges the existence of the Prime Lease and that this Lease is a sublease of a portion of Landlord’s
leasehold estate created by the Prime Lease. The termination of the Prime Lease for any reason whatsoever shall never constitute a default
by Landlord hereunder nor shall such termination entitle Tenant to terminate this Lease or the payment of any rent or other sums due
by Tenant hereunder. Tenant further agrees that this Lease is subject to all of the terms and provisions of the Prime Lease and hereby
agrees to be bound by provisions thereof, including but not limited to the provisions relating to employment and non-discrimination.
By execution hereof, Tenant hereby acknowledges that it has received a copy of all provisions of the Prime Lease relating to employment
and non-discrimination all as set forth on Exhibit D attached hereto provided, however, that the execution of this Lease
by Landlord shall never be construed to be an approval hereof by the Prime Lessor, it being understood that the Prime Lessor cannot be
bound by any act or omission of Landlord. If Prime Lessor shall request a modification of this Lease, Tenant shall not unreasonably withhold
or delay its consent to a modification which does not adversely affect Tenant’s rights and privileges hereunder or impose material
burdens on Tenant. Tenant hereby acknowledges and agrees that all communications with Prime Lessor relating to this Lease shall be directed
through Landlord and that Tenant shall not seek any approvals or otherwise communicate with Prime Lessor regarding this Lease without
the approval of Landlord.

 

    	 	39	 

     

    

 

Section 7.21   Commissions.
Tenant warrants and represents to Landlord that it has dealt with no broker except as described in Article I hereof. Tenant hereby
agrees to defend, indemnify, and hold harmless Landlord, from and against any claim by third parties for brokerage, commissions, finders
or other fees relative to this Lease or the leasing of space in the Building, and any court costs, attorneys’ fees or other costs
or expenses arising therefrom, alleged to be due by any broker other than as described in Article I hereof. Landlord warrants and
represents to Tenant that it has dealt with no broker except as described in Article I hereof. Landlord hereby agrees to defend,
indemnify, and hold harmless Tenant, from and against any claim by third parties for brokerage, commissions, finders or other fees relative
to this Lease or the leasing of space in the Building, and any court costs, attorneys’ fees or other costs or expenses arising therefrom,
alleged to be due by any broker.

 

Section 7.22   Surrender
of Premises and Holding Over. If Tenant shall remain in possession of the Leased Premises without extension after the expiration of
the Lease Term, Tenant shall hold as a tenant at sufferance, at a charge for use and occupancy, and not as rent, of the Leased Premises
(x) with respect to any holdover period up to sixty (60) days after the Expiration Date, equal to one hundred and fifty percent (150%)
of the highest monthly installment of Base Rent applicable during the Lease Term plus all Additional Rent during such period of time;
and (y) with respect to any holdover period after such initial sixty (60) day period, equal to two hundred percent (200%) of the
highest monthly installment of Base Rent applicable during the Lease Term plus all Additional Rent during such period of time. In all
other respects Landlord and Tenant shall be subject to the terms, provisions and conditions of this Lease, provided in the event such
holdover continues for more than sixty (60) days, Tenant shall be liable for all damages incurred by Landlord as a result of Tenant holding
over. No surrender to Landlord of this Lease or of the Leased Premises or any part thereof or of any interest therein by Tenant shall
be valid or effective unless required by the provisions of this Lease or unless agreed to and accepted in writing by Landlord. No act
on the part of any representative or agent of Landlord, and no act on the part of Landlord other than such a written agreement acceptance
by Landlord, shall constitute or be deemed an acceptance of any such surrender.

 

Section 7.23   Relocation
of Premises. Landlord reserves the unrestricted and unconditional right, upon one hundred eighty (180) days’ notice from Landlord
to Tenant (a “Relocation Notice”), to relocate the portion of the Leased Premises located on the sixth (6th)
floor as of the date hereof (as the same may be relocated from time to time, the “Relocation Premises”) and to provide
and furnish Tenant with replacement premises for such Relocation Premises elsewhere within the Building with such replacement premises
to be approximately the same size, same configuration and buildout as the Relocation Premises and located vertically or horizontally
contiguous to the remainder of the Leased Premises (such replacement premises being referred to as the “Substitute Premises”),
and to thereafter relocate Tenant from the Relocation Premises to the Substitute Premises. If Landlord relocates Tenant to the Substitute
Premises, then Landlord shall, at its sole cost and expense, improve the Substitute Premises in a manner substantially comparable to
the Relocation Premises immediately preceding such relocation, and on the date specified on the Relocation Notice Landlord shall move
the equipment, personal property and personnel of Tenant to the Substitute Premises and shall reinstall and reconstruct such improvements,
equipment and personal property in the Substitute Premises in a manner and fashion reasonably comparable to the Relocation Premises.
Upon the exercise by Landlord of the foregoing relocation right, this Lease and each of the terms, covenants and conditions hereof shall
remain in full force and effect and be applicable to the Substitute Premises, including, no increase in (a) the Base Rent payable
by Tenant or (b) Tenant’s Proportionate Share. In such event, effective as of the date specified in the Relocation Notice,
Tenant shall vacate and surrender the Relocation Premises in accordance with the terms and conditions of this Lease, and the Substitute
Premises shall thereafter be deemed to be substituted for the Relocation Premises and Tenant shall have no further rights or interests
in or to the Relocation Premises. After delivery of a Relocation Notice, the provisions of this Section 7.23 shall be self-operative;
however, at either party’s request, Landlord and Tenant shall enter into an amendment of this Lease confirming the relocation of
the Relocation Premises.

 

    	 	40	 

     

    

 

Section 7.24   When
Lease Becomes Binding. The submission of this document for examination and negotiation does not constitute an offer to lease, or a
reservation of, or option for, the Leased Premises, and this document shall become effective and binding only upon the execution and delivery
hereof by both Landlord and Tenant.

 

Section 7.25   No
Construction Against Drafting Party. Landlord and Tenant acknowledge that each of them and their counsel have had an opportunity
to review this Lease and that this Lease will not be construed against either party merely because its counsel has prepared it.

 

Section 7.26   OFAC
List. Tenant represents and warrants that it is not listed, nor is it owned or controlled by, or acting for or on behalf of any person
or entity, on the list of Specially Designated Nationals and Blocked Persons maintained by the Office of Foreign Assets Control of the
United States Department of the Treasury, or any other list of persons or entities with whom Landlord is restricted from doing business
with (“OFAC List”). Notwithstanding anything to the contrary herein contained, Tenant shall not permit the Leased
Premises or any portion thereof to be used, occupied or operated by or for the benefit of any person or entity that is on the OFAC List.
Tenant shall provide documentary and other evidence of Tenant’s identity and ownership as may be reasonably requested by Landlord
at any time to enable Landlord to verify Tenant’s identity or to comply with any Requirement.

 

Section 7.27   Confidentiality.
Tenant and Landlord acknowledge that the terms and conditions of this Lease are to remain confidential for both parties’ benefit
and may not be disclosed by either party to anyone, by any manner or means, directly or indirectly, without the other party’s prior
written consent, except (i) in litigation between Landlord and Tenant, (ii) if required by court order, or (iii) as required
by applicable law or regulation. Notwithstanding the immediately preceding sentence, each party shall have the right to disclose such
information to its lenders or investors, and potential lenders or investors, attorneys, accountants, and consultants, provided such disclosing
party instructs such persons to keep such information confidential. Nothing contained in this Lease is intended to prohibit Tenant from
filing this Lease with the Securities and Exchange Commission (“SEC”) to the extent that Tenant is required to do
so pursuant to applicable SEC requirements.

 

    	 	41	 

     

    

 

Section 7.28   Sustainability.
Tenant acknowledges that the Building is or may be in the future certified/rated pursuant to or operated to meet one or more Green Building
Standards. As and when requested by Landlord during the Lease Term, Tenant shall provide Landlord (in the format reasonably requested
by Landlord and reasonably necessary or desirable to comply with the requirements of the applicable Green Building Standards or any commissioning
or re-commissioning of Building systems) with data concerning Tenant’s energy consumption, water consumption, waste recycling, and
the operation of Building systems, to the extent such information is not readily available by Landlord. Such data may include, but shall
not be limited to, Tenant’s operating hours, the number of on-site personnel, the types of equipment used at the Building (including
computer equipment, if applicable), office supply purchases, light bulb purchases, waste and recycling manifests (including gross waste
generated and diverted to landfill), cleaning product materials (both chemicals and paper products), environmental characteristics (e.g.
landscaping, bicycle racks), as applicable, and energy use and cost. Landlord shall have no liability to Tenant if, once obtained, any
such Green Building Standards rating or certification lapses and is not reinstated by Landlord. Tenant and any occupants of the Leased
Premises shall comply with the Building’s Sustainability Practices and the applicable Green Building Standards, if any, so long
as the foregoing shall not interfere with Tenant’s use of the Premises for the Permitted Uses hereunder. Landlord and Tenant agree
to share data needed for third party rating systems such as LEED, GRESB and ENERGY STAR, and Tenant agrees that Landlord may provide data
from Tenant to Landlord’s consultants, lenders or prospective lenders, purchasers or prospective purchasers, or other third parties
having a reasonable need to know such information.

 

As used in this Lease, the
term “Building’s Sustainability Practices” means the operations and maintenance practices for the Building, whether
incorporated into the Building Rules, separate written sustainability policies or otherwise reasonably implemented by Landlord with respect
to the Project, as the same may be revised from time to time, addressing, among other things: energy efficiency; energy measurement and
reporting; water usage; recycling, composting, and waste management; indoor air quality; and cleaning chemical use. As used in this Lease,
the term “Green Building Standards” means one or more of the following: the U.S. EPA’s Energy Star® Portfolio
Manager, the Green Building Initiative’s Green GlobesTM building rating system, the U.S. Green Building Council’s Leadership
in Energy and Environmental Design (LEED®) building rating system, the ASHRAE Building Energy Quotient (BEQ), the Global Real Estate
Sustainability Benchmark (GRESB), or other standard for high performance buildings adopted by Landlord with respect to the Project, as
the same may be revised from time to time.

 

Section 7.29   Intentionally
omitted.

 

Section 7.30   Parking.
Subject to the provisions hereof, during the Lease Term, Tenant shall have the right to one (1) parking space per 5,000 rentable
square feet of the Leased Premises (i.e., sixteen (16) parking spaces based on 81,442 rentable square feet of the Leased Premises) (collectively,
the “Parking Spaces”) in the BMIP parking garage (“BMIP Garage”) located at 12 Drydock Avenue. Tenant
shall pay, as Additional Rent, (i) a monthly parking charge for the Parking Spaces, which charge is currently $450.00 per month,
per space, which rate may be increased from time to time. The Parking Spaces shall be used only for parking duly registered and operating
private passenger motor vehicles owned and operated by Tenant or its employees and for visitor parking. Except to the extent resulting
from the gross negligence or willful misconduct of Landlord or any of Landlord’s agents, employees or contractors, neither the Landlord
nor any operator shall be liable for any loss, injury or damage to persons using the Parking Spaces or automobiles or other property therein,
and, to the fullest extent permitted by law, the use of the Parking Spaces shall be at the sole risk of Tenant and its employees. Visitor
parking is available in the BMIP Garage, on a first come, first serve basis for parking for all tenants in the Marine Industrial Park,
at hourly parking rates, but, except as expressly set forth herein, Tenant has no particular rights in such garage except for the rights
of the general public to park in such garage and the right to utilize any spaces in the BMIP garage that are available to Landlord under
the Prime Lease on a first-come, first serve basis.

 

    	 	42	 

     

    

 

Article VIII.

 

Section 8.1     Renewal
Term. Tenant shall have the right to renew the Lease Term for all of the Leased Premises for one (1) renewal term of five (5) years
(the “Renewal Term”) commencing on the day after the expiration of the initial Term (the “Renewal Term Commencement
Date”) and ending on the day preceding the fifth (5th) anniversary of the Renewal Term Commencement Date, unless the Renewal
Term shall sooner terminate pursuant to any of the terms of this Lease or otherwise. The Renewal Term shall commence only if (a) Tenant
notifies Landlord (the “Exercise Notice”) of Tenant’s exercise of such renewal right not later than twelve (12)
months prior to the Expiration Date and no earlier than fifteen (15) months prior to the Expiration Date, (b) at the time of the
exercise of such right and immediately prior to the Renewal Term Commencement Date, no Event of Default shall have occurred and be continuing
hereunder, and (c) Tenant or a Permitted Transferee occupies not less than seventy percent (70%) of the original Leased Premises
at the time the Exercise Notice is given. The Renewal Term shall be upon all of the agreements, terms, covenants and conditions of this
Lease, except that (w) the Base Rent shall be the Fair Market Value (as defined below), and (x) Tenant shall have no further
right to renew the Lease Term. Any termination, cancellation or surrender of the entire interest of Tenant under this Lease at any time
during the Lease Term shall terminate the foregoing right of renewal of Tenant hereunder.

 

Section 8.2     Renewal
Term Rent. The annual Base Rent payable during the Renewal Term shall be equal to the greater of (i) 100% of the annual Fair
Market Value (as hereinafter defined) of the Leased Premises as of commencement of the Renewal Term (the “Calculation Date”),
and (ii) the annual Base Rent and Additional Rent payable with respect to the twelve (12) months immediately preceding said Renewal
Term. “Fair Market Value” shall mean the fair market annual rental value of the Leased Premises as of the Calculation
Date for a term equal to the Renewal Term, based on comparable laboratory space in the Project, or on comparable space in comparable buildings
located in the Seaport District of Boston, Massachusetts, including all of Landlord’s services provided for in this Lease, and with
the Leased Premises considered as vacant, and in “as is” condition existing on the Renewal Term Commencement Date. The calculation
of Fair Market Value shall also be adjusted to take into account all relevant factors. Landlord shall advise Tenant (the “Rent
Notice”) of Landlord’s determination of Fair Market Value prior to the Renewal Term Commencement Date. If Tenant disputes
Landlord’s determination of Fair Market Value, then Tenant shall give notice (a “Dispute Notice”) to Landlord
of such dispute within ten (10) Business Days after delivery of the Rent Notice, and such dispute shall be resolved by arbitration
as provided below. Time is of the essence of the giving of said Dispute Notice. Failure on the part of Tenant to timely submit a Dispute
Notice shall constitute a waiver of the right of Tenant to dispute the Fair Rental Value determined by Landlord, and in such event the
Base Rent for the Renewal Term shall be as set forth in the Rent Notice. If the Base Rent payable during the Renewal Term is not determined
prior to the Renewal Term Commencement Date, then Tenant shall pay Base Rent in an amount equal to the Fair Market Value for the Leased
Premises as determined by Landlord (the “Interim Rent”). Upon final determination of the Base Rent for the Renewal
Term, Tenant shall commence paying such Base Rent as so determined, and within ten (10) days after such determination Tenant shall
pay any deficiency in prior payments of Base Rent or, if the Base Rent as so determined shall be less than the Interim Rent, Tenant shall
be entitled to a credit against the next succeeding installments of Base Rent in an amount equal to the difference between each installment
of Interim Rent and the Base Rent as so determined which should have been paid for such installment until the total amount of the over
payment has been recouped.

 

    	 	43	 

     

    

 

Section 8.3     Arbitration.
If Tenant timely disputes Landlord’s determination of Fair Market Value pursuant to provisions above, then such dispute shall be
determined by arbitration in accordance with the then prevailing expedited procedures of the American Arbitration Association or its successor
for arbitration of commercial disputes, except that the expedited procedures shall be modified as follows:

 

(i)     In
its Dispute Notice Tenant shall specify the name and address of the person to act as the arbitrator on Tenant’s behalf. The arbitrator
shall be a commercial real estate appraiser with the M.A.I. designation from the American Institute of Real Estate Advisors, with at least
10 years full-time commercial real estate appraisal experience who is familiar with the Fair Market Value of first-class retail space
in the Seaport District in Boston, Massachusetts. Failure on the part of Tenant to make the timely and proper demand for such arbitration
shall constitute a waiver of the right thereto and the Base Rent shall be as set forth in the Rent Notice. Within ten (10) Business
Days after receipt of the Dispute Notice, Landlord shall give notice to Tenant specifying the name and address of the person designated
by Landlord to act as arbitrator on its behalf, which arbitrator shall be similarly qualified. If Landlord fails to notify Tenant of the
appointment of its arbitrator within such ten (10) Business Day period, and such failure continues for three (3) Business Days
after Tenant delivers a second notice to Landlord, then the arbitrator appointed by Tenant shall be the arbitrator to determine the Fair
Market Value for the Leased Premises.

 

(ii)    If
two arbitrators are chosen, the arbitrators so chosen shall meet within ten (10) Business Days after the second arbitrator is appointed
and shall seek to reach agreement on Fair Market Value. If within twenty (20) Business Days after the second arbitrator is appointed
the two arbitrators are unable to reach agreement on Fair Market Value then the two arbitrators shall appoint a third arbitrator, who
shall be a competent and impartial person with qualifications similar to those required of the first two arbitrators. If they are unable
to agree upon such appointment within five (5) Business Days after expiration of such twenty (20) Business Day period, the third
arbitrator shall be selected by the parties themselves. If the parties do not agree on the third arbitrator within five (5) Business
Days after expiration of the foregoing five (5) Business Day period, then either party, on behalf of both, may request appointment
of such a qualified person by the Boston Office of the American Arbitration Association. The third arbitrator shall decide the dispute,
if it has not been previously resolved, by following the procedures set forth below. Each party shall pay the fees and expenses of its
respective arbitrator and both shall share the fees and expenses of the third arbitrator. Attorneys’ fees and expenses of counsel
and of witnesses for the respective parties shall be paid by the respective party engaging such counsel or calling such witnesses.

 

    	 	44	 

     

    

 

(iii)   Fair
Market Value shall be fixed by the third arbitrator in accordance with the following procedures. Concurrently with the appointment of
the third arbitrator, each of the arbitrators selected by the parties shall state, in writing, his or her determination of the Fair Market
Value supported by the reasons therefor. The third arbitrator shall have the right to consult experts and competent authorities for factual
information or evidence pertaining to a determination of Fair Market Value, but any such determination shall be made in the presence of
both parties with full right on their part to cross-examine. The third arbitrator shall conduct such hearings and investigations as he
or she deem appropriate and shall, within thirty (30) days after being appointed, select which of the two proposed determinations most
closely approximates his or her determination of Fair Market Value. The third arbitrator shall have no right to propose a middle ground
or any modification of either of the two proposed determinations. The determination he or she chooses as that most closely approximating
his or her determination of the Fair Market Value shall constitute the decision of the third arbitrator and shall be final and binding
upon the parties. The third arbitrator shall render the decision in writing with counterpart copies to each party. The third arbitrator
shall have no power to add to or modify the provisions of this Lease. Promptly following receipt of the third arbitrator’s decision,
the parties shall enter into an amendment to this Lease evidencing the extension of the Lease Term for the Renewal Term and confirming
the Base Rent for the Renewal Term, but the failure of the parties to do so shall not affect the effectiveness of the third arbitrator’s
determination.

 

(iv)   In
the event of a failure, refusal or inability of any arbitrator to act, his or her successor shall be appointed by him or her, but in the
case of the third arbitrator, his or her successor shall be appointed in the same manner as that set forth herein with respect to the
appointment of the original third arbitrator.

 

Article IX.

 

Section 9.1     Right
of First Offer

 

(a)    Tenant
shall have the one-time right of first offer to lease any horizontally contiguous space on the sixth (6th) floor in the Building (“ROFO
Space”) when such area becomes “available for lease to Tenant” (as hereinafter defined). For the purposes of this
Article IX, the ROFO Space shall be deemed to be “available for lease to Tenant” if, during the Lease Term but after
the initial lease of any ROFO Space, Landlord, in its reasonable judgment, determines that such area will become available for leasing
to Tenant (i.e. when Landlord determines that the then current tenant of the ROFO Space will vacate the ROFO Space, and when Landlord
intends to offer such area for lease). Provided that the conditions precedent set forth below are then satisfied, then prior to offering
to lease such ROFO Space to any third parties, Landlord shall deliver notice thereof to Tenant (the “ROFO Notice”)
setting forth (i) Landlord’s good-faith determination of the ROFO Fair Market Value (as defined below) for rental of the ROFO
Space, (ii) all other material business terms that will apply to the ROFO Space, all of which shall be the terms of this Lease except
for any details set forth in the ROFO Notice, and (iii) the date Landlord anticipates that the ROFO Space will become available for
leasing. “ROFO Fair Market Value” shall mean 100% of the fair market annual rental value of the ROFO Space as of the
ROFO Space Commencement Date (as defined below), based on comparable laboratory space in comparable buildings located in the Seaport District
of Boston, Massachusetts. The calculation of Fair Market Value shall also be adjusted to take into account all relevant factors. Provided
that all of the conditions precedent set forth in this Section 9.1 are fully satisfied by Tenant, Tenant shall have the option (the
 “ROFO Option”), exercisable by Tenant delivering written notice (the “Acceptance Notice”) to Landlord
within twenty (20) days after delivery by Landlord of the ROFO Notice to Tenant, to (i) lease the ROFO Space upon all of the terms
and conditions set forth in the ROFO Notice, or (ii) reject the ROFO Notice or (iii) to accept the ROFO Notice but elect to
have the ROFO Fair Market Value determined in accordance with the arbitration procedure described in Section 8.3 above. Time shall
be of the essence as to Tenant’s delivery of an Acceptance Notice with respect to the ROFO Space. If Tenant fails or is unable to
timely exercise its right hereunder with respect to the ROFO Space, then Tenant shall have no further right to lease the ROFO Space pursuant
to this Article IX.

 

    	 	45	 

     

    

 

(b)    Conditions.
Tenant shall have no right to exercise the ROFO Option or to lease the ROFO Space, and Landlord shall have no obligation to deliver a
ROFO Notice, unless all of the following conditions have been satisfied both on the date the ROFO Space becomes available for leasing
and on the date of the Acceptance Notice: (a) no Event of Default shall have occurred and be continuing; and (b) the original
Tenant named herein or a Permitted Transferee is occupying the entirety of the Leased Premises then demised under this Lease.

 

(c)    Terms.
Effective as of the date on which Landlord delivers the ROFO Space to Tenant (the “ROFO Space Commencement Date”):

 

(i)     The
ROFO Space shall be added to and be deemed to be a part of the Leased Premises on a coterminous basis for all purposes under this Lease
and on all of the terms and conditions of this Lease (except as otherwise provided in this Article IX);

 

(ii)     The
ROFO Space shall be delivered in broom-clean condition, free of all tenants and occupants and otherwise in its “as is” condition;
Landlord shall not be obligated to perform any work or improvements or to provide any allowances or inducements with respect thereto unless
otherwise included in the ROFO Notice;

 

(iii)     Base
Rent for the ROFO Space shall be the ROFO Fair Market Value therefore, as set forth in the ROFO Notice;

 

(ii)     Tenant
shall pay all Additional Rent payable under this Lease with respect to the ROFO Space.

 

    	 	46	 

     

    

 

(d)    Amendment.
The delivery of the Acceptance Notice by Tenant shall constitute the irrevocable and unconditional acceptance by Tenant of the offer to
lease the ROFO Space upon all of the terms and conditions set forth in the ROFO Notice or determined in accordance with this Article IX.
Without limitation, if Tenant timely delivers an Acceptance Notice and exercises the ROFO Option, upon request made by either party, Landlord
and Tenant will execute, acknowledge and deliver an amendment to this Lease confirming the ROFO Space Commencement Date, Base Rent and
Additional Rent payable with respect to the ROFO Space, the incorporation of the ROFO Space into the Premises, and the modifications to
this Lease resulting therefrom, as set forth this Article IX; provided, however, as long as the conditions set forth herein are satisfied,
the timely delivery of an Acceptance Notice after receipt of the ROFO Notice shall be the automatic and self-operative exercise of the
ROFO Option and the failure of either party to execute and deliver such an amendment shall not detract from the exercise by Tenant of
the ROFO Option.

 

(e)    Expiration.
Notwithstanding any provision contained herein to the contrary, from and after the date which is twenty-four (24) months prior to the
Expiration Date (as such expiration date may be extended pursuant to this Lease), then this Article IX shall become null and void
and of no further force or effect and Tenant shall have no further ROFO Options or other rights to lease any ROFO Space pursuant to this
Article IX. In such event, all of the obligations of Landlord to offer any ROFO Space to Tenant shall be considered to have been
fully and completely satisfied, and neither Landlord nor Tenant shall have any further rights, liabilities or obligations under this Article IX.

 

(f)     Subordination
to Existing Rights. Notwithstanding anything herein to the contrary, Tenant’s Right of First Offer is subject and subordinate
to the renewal and expansion rights (whether such rights are designated as a right of first offer, right of first refusal, expansion option
or otherwise) of any tenant of the Building existing on the date hereof, which are as follows: None.

 

Article X.

 

Section 10.1    Rooftop
Area

 

(a)    Tenant
shall have the right to use the Rooftop Area, as hereinafter defined, to install and maintain equipment, including supplemental HVAC,
emergency generator, a satellite dish and/or antennae(s) for Tenant’s communication network (“Rooftop Equipment”)
for a period commencing as of the date that Tenant installs the Rooftop Equipment in the Rooftop Area (“Rooftop Area Commencement
Date”) and terminating as of the expiration or earlier termination of the Lease Term. The “Rooftop Area”
is the area of the roof shown on Exhibit I attached hereto provided, however, that in the event that Landlord requires Tenant
to relocate to another rooftop location prior to the installation of its Rooftop Equipment, Landlord shall provide Tenant written notice,
together with information showing such relocated area and provided that such area is reasonably suitable for Tenant’s Rooftop Equipment,
such area shall thereafter be the Rooftop Area pursuant to this Article X. Tenant shall be permitted to use the Rooftop Area solely
for the purpose of installing the Rooftop Equipment installed in accordance with specifications approved by Landlord in advance utilizing
a frequency or frequencies and transmission power identified in such approved specifications and no other frequencies or transmission
power shall be used by Tenant without Landlord’s prior written consent. Tenant shall reimburse Landlord for any reasonable third-party
out of pocket review of Tenant’s plans in connection with the installation of the Rooftop Equipment. Such installation shall be
designed in such manner as to be easily removable and so as not to damage the roof of the Building. Tenant's use of the Rooftop Area shall
be upon all of the conditions of the Lease, except as follows:

 

(c)    Any
such installations and the costs to maintain and restore such installations shall be at Tenant’s sole expense.

 

    	 	47	 

     

    

 

(d)    The
Rooftop Equipment shall not interfere with the operations of any other tenant in the Building.

 

(e)    Landlord
shall have no obligation to provide any services to the Rooftop Area.

 

(f)     Tenant
shall have no right to make any changes, alterations, signs, decoration or other improvements (which changes, alterations, signs, decoration
or other improvements to the Rooftop Area or the Rooftop Equipment without Landlord's prior written consent, such consent not to be unreasonably
withheld, conditioned or delayed.

 

(g)    Landlord
shall provide Tenant with 24-hour access to the Rooftop Area, subject to Landlord’s reasonable security procedures and restrictions
based on emergency conditions and to other causes beyond Landlord’s reasonable control. Tenant shall give Landlord reasonable advance
written notice of the need for access to the Rooftop Area (except that such notice may be oral in an emergency), and Landlord must be
present during any entry by Tenant onto the Rooftop Area. Each notice for access shall be in the form of a work order referencing the
Lease and describing, as applicable, the date access is needed, the name of the contractor or other personnel requiring access, the name
of the supervisor authorizing the access/work, the areas to which access is required, the Building common elements to be impacted (risers,
electrical rooms, etc.) and the description of new equipment or other Rooftop Equipment to be installed and evidence of Landlord’s
approval thereof. In the event of an emergency, such notice shall follow within five (5) days after access to the Rooftop Area.

 

(h)   At
the expiration or prior termination of Tenant's right to use the Rooftop Area, Tenant shall remove all Rooftop Equipment from the Rooftop
Area.

 

(i)     Tenant
shall be responsible for the cost of repairing any damage to the roof of the Building caused by the installation or removal of any Rooftop
Equipment.

 

(j)     Tenant
shall have no right to sublet the Rooftop Area, except in connection with a sublease permitted hereunder or otherwise approved by Landlord
in accordance with the terms hereof.

 

(k)    No
person, firm or entity (including, without limitation, other tenants, licensees or occupants of the Project) shall have the right to benefit
from the services provided by the Rooftop Equipment other than Tenant, a Permitted Transferee or a Related Entity.

 

    	 	48	 

     

    

 

(l)     In
the event that Landlord performs repairs to or replacement of the roof, Tenant shall, to the extent reasonably required, at Tenant’s
cost, remove the Rooftop Equipment until such time as Landlord has completed such repairs or replacements. Tenant recognizes that there
may be an interference with Tenant’s use of the Rooftop Equipment in connection with such work. Landlord shall use reasonable efforts
to complete such work as promptly as possible and to perform such work in a manner which will minimize or, if reasonably possible, eliminate
any interruption in Tenant’s use of the Rooftop Equipment.

 

(m)   Any
services required by Tenant in connection with Tenant’s use of the Rooftop Area or the Rooftop Equipment shall be installed by
Tenant, at Tenant’s expense, subject to Landlord’s prior approval, such approval not to be unreasonably withheld, conditioned
or delayed.

 

(n)    To
the maximum extent permitted by law, all Rooftop Equipment in the Rooftop Area shall be at the sole risk of Tenant, and Landlord shall
have no liability to Tenant in the event that any Rooftop Equipment are damaged for any reason, except to the extent caused by the negligence
or willful misconduct of Landlord, its agents or contractors.

 

(o)    Tenant
shall take the Rooftop Area “as-is”, in the condition in which the Rooftop Area is in as of the Rooftop Area Commencement
Date.

 

(p)    Tenant
shall comply with all applicable laws, ordinances and regulations in Tenant's use of the Rooftop Area and the Rooftop Equipment.

 

(q)    Landlord
shall have the right, upon no less than one-hundred eighty (180) days’ notice to Tenant, to require Tenant to relocate the Rooftop
Area to another area (“Relocated Rooftop Area”) on the roof of the Building suitable for the use of the Rooftop Equipment.
In such event, Tenant shall, at Landlord’s cost and expense, on or before the ninetieth (90th) day after Landlord gives such notice,
relocate all of its Rooftop Equipment from the Rooftop Area to the Relocation Rooftop Area.

 

(r)     In
addition to complying with the applicable construction provisions of the Lease, Tenant shall not install or operate Rooftop Equipment
in any portion of the Rooftop Area until (x) Tenant shall have obtained Landlord’s prior written approval, which approval will
not be unreasonably withheld, conditioned or delayed, of Tenant’s plans and specifications for the placement and installation of
the Rooftop Equipment in the Rooftop Area, and (y) Tenant shall have obtained and delivered to Landlord copies of all required governmental
and quasi-governmental permits, approvals, licenses and authorizations necessary for the lawful installation, operation and maintenance
of the Rooftop Equipment. The parties hereby acknowledge and agree, by way of illustration and not limitation, that Landlord shall have
the right to withhold its approval of Tenant’s plans and specifications hereunder, and shall not be deemed to be unreasonable in
doing so, if Tenant’s intended placement or method of installation or operation of the Rooftop Equipment (i) may subject other
licensees, tenants or occupants of the Project, or other surrounding or neighboring landowners or their occupants, to signal interference,
Tenant hereby acknowledging that a shield may be required in order to prevent such interference, (ii) does not minimize to the fullest
extent practicable the obstruction of the views from the windows of the Building that are adjacent to the Rooftop Equipment, if any, (iii) does
not complement (in Landlord’s sole judgment, which shall not, however, require Tenant to incur unreasonable expense) the design
and finish of the Building, (iv) may damage the structural integrity of the Building or the roof thereof, or (v) may constitute
a violation of any consent, approval, permit or authorization necessary for the lawful installation of the Rooftop Equipment.

 

    	 	49	 

     

    

 

(s)    In
addition to the indemnification provisions set forth in the Lease which shall be applicable to the Rooftop Area, Tenant shall, to the
maximum extent permitted by law, indemnify, defend and hold Landlord and its agents, contractors and employees harmless from and against
any and all claims, losses, demands, actions or causes of actions suffered by any person, firm, corporation or other entity arising from
Tenant’s use of the Rooftop Equipment and/or the Rooftop Area.

 

(t)     Landlord
shall have the right to designate or identify the Rooftop Equipment with or by a lease or license number (or other marking) and to place
such number (or marking) on or near such Rooftop Equipment.

 

Article XI.

 

Section 11.1    Definitions.
As used in this Lease, the following terms shall have the respective meanings indicated:

 

Building
shall mean that certain building located at One Design Place in Boston (Seaport), Massachusetts, as the same may now or hereafter exist
or as it may from time to time hereafter be expanded or modified.

 

Building
Rules shall mean rules and regulations reasonably adopted and altered by Landlord from time to time for the safety,
care and cleanliness of the Leased Premises and the Building and for the preservation of good order therein, all of which will be sent
by Landlord to Tenant in writing and shall thereafter be carried out and observed by Tenant. The initial Building Rules are attached
hereto as Exhibit B and Exhibit C and no such rules and regulations shall be enforced against Tenant in a
discriminatory fashion as between Tenant and other tenants of like size and nature. In the event of a conflict between the Building Rules and
this Lease, this Lease shall control.

 

Business
Days shall mean all days, excluding Saturdays, Sundays and Observed Holidays.

 

Common
Areas shall mean the lobby, landscaped and sidewalk areas, trash enclosures, loading areas, bicycle parking and storage areas,
and other similar areas of general access, common chases and conduits, mechanical and utility rooms, hallways, stairways, elevators and
common walkways, common toilets, corridors and the areas on multi-tenant floors in the Project devoted to corridors, elevator lobbies,
restrooms and other similar facilities serving the Leased Premises.

 

Commencement
Date shall mean the date shown in Article I hereof.

 

Force
Majeure shall mean whenever a period of time is herein described for the taking of any action by Landlord or Tenant except
for the payment of money, Landlord or Tenant, as the case may be, shall not be liable or responsible for, and there shall be excluded
from the computation of such period of time, any delays due to strikes, riots, acts of God, public health emergency or exigency, shortages
of labor or materials, war, governmental laws, regulations or restrictions or any act, omission, delay or neglect of the other party hereto
or any of such other party employees or agents, or any other cause whatsoever beyond the control of such party (each, a “Force
Majeure Event”).

 

    	 	50	 

     

    

 

Governmental
Authorities shall mean the United States of America, the City of Boston, the Commonwealth of Massachusetts, or any political
subdivision, agency, department, commission, board, bureau or instrumentality of any of the foregoing, now existing or hereafter created,
having jurisdiction over the Real Property.

 

Normal
Business Hours shall mean 8:00 a.m. to 6:00 p.m. from Monday through Friday and from 8:00 a.m. until 1:00 p.m. on
Saturday, excepting Observed Holidays.

 

Observed
Holidays shall mean New Years’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day
plus days observed by the Commonwealth of Massachusetts, the City of Boston.

 

“Operating Costs”
shall mean all reasonable operating costs of the Project of every kind and nature which Landlord shall pay or become obligated to pay
because of or in connection with the ownership, maintenance, repair, insuring or operation of the Project, including, but not limited
to, the following:

 

(a)    Wages
and salaries of all employees engaged in operation and maintenance or security (to the extent provided) of all or any part of the Project,
including taxes, insurance and benefits relating to such employees; provided, however, that with respect to any such person who does not
devote substantially all of his or her employed time to the Building or Project, as applicable, the salaries, wages, benefits and other
compensation of such person shall be prorated to reflect time spent on matters related to operating, managing, maintaining or repairing
the Building or Project, as applicable, in comparison to the time spent on matters unrelated to operating, managing, maintaining or repairing
the Building or Project, as applicable.

 

(b)    All
supplies and materials used in the operation and maintenance of any part of the Project.

 

(c)    Costs
of all utilities for the Project, including the cost of water and power, heating, lighting, air conditioning and ventilating for all or
any part of the Project.

 

(d)    Costs
of all maintenance, janitorial, security (to the extent provided) and service agreements for the Project, and the equipment therein, including
alarm service, window cleaning, snow removal and elevator maintenance.

 

(e)    Costs
of all commercially reasonable insurance relating to the Project, including cost of casualty and liability insurance and Landlord’s
personal property used in connection therewith, with such commercially reasonable deductibles as a reasonably prudent landlord of a similarly-situated
building would carry.

 

(f)     Costs
of repairs and general maintenance of any part of the Project (excluding repairs and general maintenance paid by proceeds of insurance
or by Tenant or other third parties, and alterations attributable solely to tenants of the Building other than Tenant) including, without
limitation, landscaping of any part of the Project.

 

    	 	51	 

     

    

 

(g)    Amortization
of the cost of installation of capital improvements to the extent that in the judgment of Landlord the same are necessary to continue
the Project as a first class real estate project or will reduce, or reduce the rate of increase of, other Operating Costs or are required
to cause the Project or any part thereof to be in compliance with any applicable law following the Effective Date of this Lease. All
of such costs shall be amortized over the reasonable life of such improvements, and a pro rata portion thereof included within Operating
Costs for each year the same is so amortized. The reasonable life and amortization schedule of the foregoing shall be determined in accordance
with generally accepted accounting principles (GAAP), and in no event shall such reasonable life extend beyond the reasonable life of
the Building or other part of the Project to which such costs are related.

 

(h)    Landlord’s
central accounting and overhead costs attributable to the Building.

 

(i)     All
fees paid to any person or entity who provides services, including management and marketing to any part of the Project and all costs and
charges related thereto including, without limitation, a property management fee equal to two and one-half percent (2.5%) of the gross
revenues of the Project.

 

(j)     All
amounts payable by Landlord as real estate taxes or payments in lieu of real estate taxes or Tax Rent payable by Landlord under the Prime
Lease, all herein collectively referred to as “Taxes”. The term “Taxes” includes, without limitation, the following:
any fire service or other charges for municipal services and all governmental impositions and taxes imposed upon the Building and the
land thereunder (the “Land”), and assessments, as well as all ad valorem, license or other taxes imposed upon the Building
or the Land and/or imposed upon Landlord by reason of its ownership thereof or this Lease other than state or federal inheritance or succession
taxes. If at any time during the Lease Term, the methods of taxation of real estate prevailing at the commencement of the execution hereof
shall be altered so that in lieu of, in addition to, or as a substitute for, the whole or any part of the Taxes, there shall be levied,
assessed or imposed (i) a tax, assessment, levy, imposition or charge, wholly or partially as capital levy or otherwise, on the rents
received therefrom; or (ii) a tax, assessment, levy, imposition or charge measured by or based in whole or in part upon the Leased
Premises and imposed upon Landlord; or (iii) a tax license fee or the like measured by the rents payable, the same shall be included
as Taxes hereunder.

 

Notwithstanding anything to
the contrary contained herein, in no event shall the definition of “Operating Costs” include the following:

 

(i)       the
original construction costs of the Project or any portion thereof, including the Landlord’s Work and renovation prior to the Commencement
Date and costs of correcting defects in such original construction or renovation;

 

(ii)      expenditures
for design, permitting, construction or related costs for the expansion or renovation of the Project or any portion thereof;

 

    	 	52	 

     

    

 

(iii)     interest,
principal payments of mortgage or other lien debts of Landlord, financing costs and amortization of funds borrowed by Landlord, whether
secured or unsecured and all payments of base rent (but not taxes or operating expenses) under any ground lease or other underlying lease
of all or any portion of the Project;

 

(iv)     depreciation
of the Project (except for capital improvements, the cost of which may be includable in Operating Costs);

 

(v)     advertising,
legal and space planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing space to tenants
for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants;

 

(vi)     legal
and other expenses incurred in the negotiation or enforcement of leases;

 

(vii)    completing,
fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other tenants within their
premises, and costs of correcting defects in such work;

 

(viii)   costs
to be reimbursed by other tenants of the Project or taxes to be paid directly by Tenant or other tenants of the Project, whether or not
actually paid;

 

(ix)     salaries,
wages, benefits and other compensation paid to personnel of Landlord or its agents or contractors above the position of the person, regardless
of title, who has day-to-day management responsibility for the Project;

 

(x)      general
organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation, partnership,
or other entity, including general corporate, legal and accounting expenses;

 

(xi)     costs
(including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in connection with disputes
with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations
or disputes with employees, consultants, management agents, leasing agents, purchasers or mortgagees of the Building or Property;

 

(xii)    costs
incurred by Landlord due to the violation by Landlord, its employees, agents or contractors or any tenant of the terms and conditions
of any lease of space in the Project or any Requirements;

 

(xiii)   penalties,
fines or interest incurred as a result of Landlord’s inability or failure to make payment of taxes and/or to file any tax or informational
returns when due, or from Landlord’s failure to make any payment of taxes required to be made by Landlord hereunder before delinquency;

 

(xiv)   overhead
and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project to
the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis;

 

    	 	53	 

     

    

 

(xv)          costs
of Landlord’s charitable or political contributions, or of fine art maintained at the Project;

 

(xvi)         costs
in connection with services (including electricity), items or other benefits of a type which are not standard for the Project and which
are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project, whether
or not such other tenant or occupant is specifically charged therefor by Landlord;

 

(xvii)        costs
incurred in the sale or refinancing of the Project (or any portion thereof);

 

(xviii)       net
income taxes of Landlord or the owner of any interest in the Project, franchise, capital stock, gift, estate or inheritance taxes or any
federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein;

 

(xix)   costs
or expenses otherwise includable in Operating Costs to the extent actually reimbursed by insurance policies required to be maintained
by Landlord in accordance with the terms of this Lease;

 

(xx)           Operating
Cost reserves (other than reserves for taxes for the then-current year);

 

(xxi)          rentals
of equipment ordinarily considered to be of a capital nature (such as elevators and HVAC systems) except if such equipment is reasonably
and customarily leased either temporarily or permanently in the operation of comparable office and laboratory buildings in the Boston-Seaport
area;

 

(xxii)         any
costs or expenses that are duplicative of maintenance and repair costs and expenses actually paid by Tenant in satisfaction of Tenant’s
maintenance and repair obligations pursuant to this Lease;

 

(xxiii)        costs
or expenses occasioned by condemnation that are actually recovered by Landlord in any condemnation awards;

 

(xxxiv)      costs
reimbursable to Landlord under any warranty carried by Landlord for the Building or the Project or any portion thereof;

 

(xxxv)       costs
arising from the gross negligence or willful misconduct of Landlord or its agents, and employees;

 

(xxxvi)   
   any costs incurred to remove, study, test or remediate Hazardous Materials in or about
the Premises, the Building or the Project for which Tenant is not responsible under Section 30 hereof;

 

(xxxvii)     the
costs of signs at the Project identifying Landlord or any other tenants of the Project;

 

(xxxviii)    any
expenses applicable to applying and reporting for the Building or the Project solely for the purpose of seeking or maintaining a Leadership
in Energy and Environmental Design (LEED), WELL Building Standard, or other similar “green” certification rating;

 

    	 	54	 

     

    

 

(xxxix)       any
expenses otherwise includable within Operating Costs to the extent actually reimbursed by persons other than tenants of the Project under
leases for space in the Project.

 

Operating Costs for any calendar
year during the Lease Term shall be computed and adjusted upward so that Operating Costs shall at all times equal the product of actual
Operating Costs incurred during such year times the fraction, the numerator of which is the rentable area of the Building and the denominator
of which is the average number (determined on annualized basis) of the rentable area of the Building which is, during such year, subject
to a lease agreement with Landlord under which the tenant thereunder is required to pay its proportionate share of Operating Costs.

 

Without limiting the generality
of the foregoing, Landlord shall have the obligation to equitably allocate and prorate some or all of the Operating Costs among different
tenants (the “Cost Pools”), adjusting Tenant’s Proportionate Share as to each of the separately allocated costs
based on the ratio of the rentable area of the Leased Premises to the rentable area of all of the premises to which such costs are allocated.
Such Cost Pools shall include Tenant’s Laboratory Share and may also include, without limitation, other differentiation of the office
space, retail space and laboratory tenants of the Building.

 

Permitted
Transferee shall mean: (a) a business entity resulting from a merger or consolidation into or with Tenant, or a reorganization
of Tenant, or (b) a business entity to which all or substantially all of Tenant’s assets or stock are transferred; or (c) a
Related Entity.

 

Prime
Lease shall mean that certain long term lease agreement dated March 21, 1985 by and between The Economic Development and
Industrial Corporation of Boston, a corporation organized under the laws of the Commonwealth of Massachusetts, as landlord and The New
England Design Center, as tenant as amended, covering the Building and certain real property on which the Building is situated, as the
same may be further amended from time to time.

 

Prohibited
Use shall mean any use or occupancy of the Leased Premises that in Landlord’s reasonable judgment would: (a) cause
damage to the Project or any equipment, facilities or other systems therein; (b) impair the appearance of the Project; (c) interfere
with the efficient and economical maintenance, operation and repair of the Leased Premises or the Project or the equipment, facilities
or systems thereof; (d) adversely affect any service provided to, and/or the use and occupancy by, any Project tenant or occupants;
(e) not comply with applicable Requirements; (f) materially and adversely affect the first-class image of the Project; (g) [intentionally
omitted]; or (h) result in protests or civil disorder or commotions at, or other disruptions of the normal business activities in,
the Project. Notwithstanding anything to the contrary contained herein, Landlord represents that the use and occupancy of the Premises
for the Permitted Use shall not, in itself, constitute a Prohibited Use.

 

Project
shall mean the Building and the Land and all other improvements now or hereafter situated on the Land.

 

    	 	55	 

     

    

 

Related
Entity shall mean: A business entity, including without limitation any subsidiary, franchisee, division or affiliate, which
Controls, is Controlled by, or is under common Control with, Tenant.

 

Requirements
shall mean all present and future laws, rules, orders, ordinances, regulations, statutes, requirements, codes and executive orders, extraordinary
and ordinary of (i) all Governmental Authorities, including the ADA and any law of like import, and all rules, regulations and government
orders with respect thereto, and any of the foregoing relating to Hazardous Materials, environmental matters, public health and safety
matters, and landmarks protection, (ii) any applicable fire rating bureau or other body exercising similar functions, affecting the
Project or the maintenance, use or occupation thereof, or any street, avenue or sidewalk comprising a part of or in front thereof or any
vault in or under the same, (iii) all requirements of all insurance bodies affecting the Project, and (iv) utility service providers.

 

Trade
Fixtures shall mean any and all signs placed by Tenant within the Leased Premises pursuant to provisions hereof and any and
all items of property used by Tenant in the Leased Premises including, but not limited to, furniture and equipment; provided, however,
that the term “Trade Fixtures” shall not include any permanent leasehold improvements including, but not limited to,
any floor, wall or ceiling coverings, any interior walls or partitions, any lighting fixtures, track lights or any property a part of
or associated with any electrical, plumbing or mechanical system, notwithstanding that the same may have been installed within the Leased
Premises.

 

Section 11.2     Exhibits,
Supplements and Riders. The Exhibits, Supplements and Riders attached to this Lease are hereby incorporated herein and hereby made
a part of this Lease. In the event of a conflict as between this Lease and any Exhibits, Supplements or Riders, this Lease shall control.

 

    	 	56	 

     

    

 

 

IN WITNESS WHEREOF, Landlord
and Tenant have executed this Lease as of the day and year first above written.

 

	 	“LANDLORD”
	 	 
	 	IDB 17-19 DRYDOCK LIMITED PARTNERSHIP,
	 	a Delaware limited partnership
	 	 
	 	By:	IDB 17-19 GP Corp.,
	 	 	a Delaware corporation,
	 	 	its general partner
	 	 	 
	 	 	By:	/s/ Dana Griffin
	 	 	Name:	Dana Griffin
	 	 	Title:	Authorized Signatory

 

	 	“TENANT”
	 	 
	 	ENTRADA THERAPEUTICS, INC.,
	 	a Delaware corporation
	 	 	 
	 	By:	/s/ Dipal Doshi
	 	 	Name: Dipal Doshi
	 	 	Title: President & Chief Executive Officer
	 	 	Hereunto duly authorized

  

Signature PageExhibit 4.7

 

DESCRIPTION OF THE REGISTRANT’S SECURITIES

REGISTERED PURUSANT TO SECTION 12 OF THE SECURITIES

EXCHANGE ACT OF 1934, AS AMENDED

 

As of December 31, 2021, Ipsidy Inc. (“we,” “our,”
“us” or the “Company”) had one class of securities registered under Section 12 of the Securities Exchange Act
of 1934, as amended (the “Exchange Act”): its common stock with a par value of $0.0001 per share (“Common Stock”).

 

Our authorized capital stock consists of 1,020,000,000
shares, all with a par value of $0.0001 per share, of which 1,000,000,000 shares are designated as Common Stock and 20,000,000 shares
are designated as preferred stock. The following descriptions of our capital stock and certain provisions of our certificate of incorporation
and bylaws are summaries and are qualified by reference to the amended and restated certificate of incorporation and amended and restated
bylaws

 

Common Stock

 

Dividend Rights

 

Subject to preferences that may be applicable
to any then outstanding preferred stock, holders of our Common Stock are entitled to receive dividends, if any, as may be declared from
time to time by our board of directors out of legally available funds.

 

Voting Rights

 

Except as required by law or matters relating
solely to the terms of preferred stock, each outstanding share of Common Stock is entitled to one vote on all matters submitted to a vote
of stockholders. Holders of shares of our Common Stock shall have no cumulative voting rights. Except in respect of matters relating to
the election and removal of directors on our board of directors and as otherwise provided in our amended and restated certificate of incorporation
or required by law, all matters to be voted on by our stockholders must be approved by a majority of the shares present in person or by
proxy at the meeting and entitled to vote on the subject matter. In the case of election of directors, the affirmative vote of a plurality
of the shares present in person or by proxy at the meeting and entitled to vote on the election of directors is required, and the nominees
receiving the largest number of votes will be elected as directors.

 

Liquidation

 

In the event of the liquidation, dissolution or
winding up of our company, holders of our Common Stock are entitled to share ratably in the net assets legally available for distribution
to stockholders after the payment of all of our debts and other liabilities and the satisfaction of any liquidation preference granted
to the holders of any then outstanding shares of preferred stock.

 

Rights and Preferences

 

Holders of our Common Stock have no preemptive,
conversion, subscription or other rights, and there are no redemption or sinking fund provisions applicable to our Common Stock. The rights,
preferences and privileges of the holders of our Common Stock are subject to, and may be adversely affected by, the rights of the holders
of shares of any series of our preferred stock that we may designate in the future. 

 

Preferred Stock

 

No shares of our preferred stock are outstanding.
Pursuant to the certificate of incorporation, we are authorized to issue up to 20,000,000 shares of preferred stock. Our certificate of
incorporation authorizes our board, without any further stockholder action or approval, to issue these shares in one or more classes or
series, to establish from time to time the number of shares to be included in each class or series and to fix the rights, preferences
and privileges of the shares of each wholly unissued class or series and any of its qualifications, limitations or restrictions. Our board
may authorize the issuance of preferred stock with voting or conversion rights that could adversely affect the voting power or other rights
of the holders of our Common Stock. Additionally, the issuance of preferred stock may decrease the market price of our Common Stock. We
currently have no plans to issue any shares of preferred stock.

 

     

     

    

 

Authorized but Unissued Capital Stock

 

We have authorized but unissued shares of preferred
stock and Common Stock, and our board of directors may authorize the issuance of one or more series of preferred stock without stockholder
approval. These shares could be used by our board of directors to make it more difficult or to discourage an attempt to obtain control
of us through a merger, tender offer, proxy contest or otherwise.

 

Limitation on Liability and Indemnification
Matters

 

Our certificate of incorporation contains provisions
that limit the liability of our directors for monetary damages to the fullest extent permitted by Delaware law. Consequently, our directors
will not be personally liable to us or our stockholders for monetary damages for any breach of fiduciary duties as directors, except liability
for:

 

	 	●	any breach of the director’s duty of loyalty to us or our stockholders;

 

	 	●	any act or omission not in good faith or that involves intentional misconduct or a knowing violation of law;

 

	 	●	unlawful payments of dividends or unlawful stock repurchases or redemptions as provided in Section 174 of the Delaware General Corporation Law; or

 

	 	●	any transaction from which the director derived an improper personal benefit.

 

Our certificate of incorporation bylaws provide
that we are required to indemnify our directors and officers, in each case to the fullest extent permitted by Delaware law. Our bylaws
also will provide that we are obligated to advance expenses incurred by a director or officer in advance of the final disposition of any
action or proceeding, and permit us to secure insurance on behalf of any officer, director, employee or other agent for any liability
arising out of his or her actions in that capacity regardless of whether we would otherwise be permitted to indemnify him or her under
the provisions of Delaware law. We have entered and expect to continue to enter into agreements to indemnify our directors, executive
officers and other employees as determined by our board of directors. With specified exceptions, these agreements provide for indemnification
for related expenses including, among other things, attorneys’ fees, judgments, fines and settlement amounts incurred by any of
these individuals in any action or proceeding. We believe that these bylaw provisions and indemnification agreements are necessary to
attract and retain qualified persons as directors and officers. We also maintain directors’ and officers’ liability insurance.

  

The limitation of liability and indemnification
provisions in our certificate of incorporation and bylaws may discourage stockholders from bringing a lawsuit against our directors and
officers for breach of their fiduciary duty. They may also reduce the likelihood of derivative litigation against our directors and officers,
even though an action, if successful, might benefit us and other stockholders. Further, a stockholder’s investment may be adversely
affected to the extent that we pay the costs of settlement and damage awards against directors and officers as required by these indemnification
provisions. Insofar as indemnification for liabilities arising under the Securities Act of 1933, as amended, may be permitted to our directors,
officers and controlling persons pursuant to the foregoing provisions, or otherwise, we have been advised that, in the opinion of the
Securities and Exchange Commission, such indemnification is against public policy as expressed in the Securities Act of 1933, as amended,
and is, therefore, unenforceable. At present, there is no pending litigation or proceeding involving any of our directors, officers or
employees for which indemnification is sought, and we are not aware of any threatened litigation that may result in claims for indemnification.

 

Transfer Agent and Registrar

 

The stock transfer agent for our securities is
Computershare N.A. 150 Royall Street, Canton, MA 02021, and its telephone number is 877-373-6374.

 

Listing

 

Our Common Stock is listed on The Nasdaq Capital
Market under the symbol “AUID.” Our Common Stock began trading on Nasdaq on August 24, 2021. Our Common Stock was previously
traded on the OTC Markets, OTCQB, under the symbol “AUID.”

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00342-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00342-of-00352.parquet"}]]