SEC Contract Filing

Filing Date: 2019-06-07

Document Content:
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<TYPE>EX-10.2
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<FILENAME>exhibit102lease.htm
<DESCRIPTION>EXHIBIT 10.2
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<DIV><FONT size="1" style="font-size:1pt;color:white"> OFFICE LEASE THIS OFFICE LEASE (this &quot;Lease&quot;) is executed this _____3rd day of _______________________,June 2019 (the &#8220;Effective Date&#8221;), by and between PRECEDENT LAKESIDE ACQUISITIONS, LLC, a Delaware limited liability company (&quot;Landlord&quot;), and EHEALTHINSURANCE SERVICES, INC., a Delaware corporation (&quot;Tenant&quot;). ARTICLE 1 - LEASE OF PREMISES Section 1.01. Basic Lease Provisions and Definitions. (a) &quot;Leased Premises&quot; (shown outlined on Exhibit A attached hereto and made a part hereof): Suite 100 (the entire rentable area on the first floor, made up of suites currently shown on Exhibit A as Suite 110 and Suite 120), Suite 200 (the entire rentable area on the second floor) and Suite 300 (the entire rentable area on the third floor) of the building commonly known as Lakefront 15 (and formerly known as Building 74) (the &quot;Building&quot;), located at 9190 Priority Way West Drive, Indianapolis, Indiana 46240, in the office park commonly known as of the date of this Lease as Lakefront at Keystone (and formerly known as Precedent Office Park) (the &quot;Park&quot;). (b) &quot;Rentable Area&quot;: approximately 81,515 rentable square feet, consisting of 25,239 rentable square feet in Suite 100, 27,916 rentable square feet in Suite 200, and 28,360 rentable square feet in Suite 300. The Rentable Area includes the square footage within the Leased Premises plus a pro rata portion of the square footage of the Common Areas (as defined in Section 1.02 below) within the Building, as reasonably determined by Landlord. Landlord and Tenant stipulate and agree that the Rentable Area of the Leased Premises is correct and shall not be re-measured. (c) &quot;Tenant's Proportionate Share&quot;: 100%. (d) &quot;Minimum Annual Rent&quot;: Period PSF Annualized 11/1/22 -10/31/23* $24.25 $1,976,738.76 11/1/23 -10/31/24 $24.86 $2,026,462.92 11/1/24 -10/31/25 $25.48 $2,077,002.24 11/1/25 -10/31/26 $26.11 $2,128,356.60 11/1/26 -10/31/27 $26.77 $2,182,156.56 11/1/27 -10/31/28 $27.44 $2,236,771.56 11/1/28 -10/31/29 $28.12 $2,292,201.84 11/1/29 -1/31/30 $28.83 $2,350,077.48 *See Section 3.01 (e) &quot;Monthly Rental Installments&quot;: Period Monthly 11/1/22 -10/31/23* $164,728.23 11/1/23 -10/31/24 $168,871.91 11/1/24 -10/31/25 $173,083.52 11/1/25 -10/31/26 $177,363.05 11/1/26 -10/31/27 $181,846.38 1 I\14399819.10 </FONT></DIV>
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<DIV><FONT size="1" style="font-size:1pt;color:white"> 11/1/27 -10/31/28 $186,397.63 11/1/28 -10/31/29 $191,016.82 11/1/29 -1/31/30 $195,839.79 *See Section 3.01 (f) &quot;Base Year&quot;: 2023; provided that if the Operating Expenses for the Base Year are higher than market standard office use for Class A buildings in the Park for that Base Year due to Tenant's particular use in the Leased Premises (including but not limited to the Building having above market trash removal, day porter, janitorial, utility, etc. expenses in the Base Year attributable to Tenant's particular use of the Leased Premises), then the Operating Expenses for the Base Year used to calculate the Annual Rental Adjustment in this Lease shall be adjusted downward by Landlord to a level reasonably determined by Landlord, commensurate with market standard office use operating expenses for calendar year 2023 for Class A buildings in the Park (the amount of such adjustment for the Base Year as described herein is referred to in this Lease as the &quot;Base Year Adjustment&quot;). (g) &quot;Commencement Date&quot;: The Commencement Date with respect to Suite 200 and Suite 300 shall be November 1, 2022. The Commencement Date with respect to Suite 100 shall be the later of November 1, 2022 and the date by which Landlord has delivered vacant possession of Suite 100 to Tenant in the condition required in Section 2.02(a) below, and any delay in the Commencement Date with respect to Suite 100 shall not extend the expiration date set forth in Section 1.01(h) below. (h) &quot;Lease Term&quot;: Seven (7) years and three (3) months from the Commencement Date for Suite 200 and Suite 300, expiring on January 31, 2030. (i) &quot;Security Deposit&quot;: $823,641.15. (j) &quot;Broker(s)&quot;: Jones Lang LaSalle Brokerage, Inc. representing Landlord, and Phil Mahoney, Kristoph Lodge, and Matt Kiger of Newmark Southern Region, LLC d/b/a Newmark Knight Frank, representing Tenant. (k) &quot;Permitted Use&quot;: General office purposes, R&amp;D, and the operation of a call center, and any legal ancillary uses thereto. (l) Address for notices and payments are as follows: Landlord: Precedent Lakeside Acquisitions, LLC c/o RPO Property Management c/o Rubenstein Partners Cira Centre 2929 Arch Street, 28th Floor Philadelphia, PA 19104-2868 Attn: Eric G. Schiela and R. Bruce Balderson With a copy to: SCP Management, LLC 9449 Priority Way West Drive, Suite 105 Indianapolis, IN 46240 Attn: Property Manager, Lakefront at Keystone 2 I\14399819.10 </FONT></DIV>
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<DIV><FONT size="1" style="font-size:1pt;color:white"> With Payments to: Precedent Lakeside Acquisitions, LLC c/o RPO Property Management c/o Rubenstein Part