SEC Contract Filing

Filing Date: 2025-03-11

Document Content:
<DOCUMENT>
<TYPE>EX-10.21
<SEQUENCE>2
<FILENAME>a12312024ex1021.htm
<DESCRIPTION>EX-10.21
<TEXT>
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<title>Document</title></head><body><div id="i6e709312e321420283bb19012d3334f0_1"></div><div style="min-height:18.72pt;width:100%"><div style="text-align:right"><font><br></font></div></div><div style="text-align:right"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">Exhibit 10.21</font></div><div><font><br></font></div><div><font><br></font></div><div style="margin-top:6.75pt"><font><br></font></div><div style="padding-left:7.47pt;padding-right:7.47pt;text-align:center"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">FIRST AMENDMENT TO LEASE</font></div><div style="margin-top:0.55pt"><font><br></font></div><div style="padding-left:53pt;padding-right:51.8pt;text-align:justify;text-indent:35.95pt"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">THIS FIRST AMENDMENT TO LEASE (this &#8220;</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">First Amendment</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">&#8221;) is made as of December 31, 2024, by and between </font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">ARE-MA REGION NO. 75, LLC</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">, a Delaware limited liability company (&#8220;</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">Landlord</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">&#8221;), and </font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">WEREWOLF THERAPEUTICS, INC., </font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">a Delaware corporation (&#8220;</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">Tenant</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">&#8221;).</font></div><div style="margin-top:0.4pt"><font><br></font></div><div style="margin-top:0.05pt;padding-left:7.52pt;padding-right:7.52pt;text-align:center"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">RECITALS</font></div><div style="margin-top:0.6pt"><font><br></font></div><div style="padding-left:53pt;padding-right:51.75pt;text-align:justify;text-indent:35.95pt"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">WHEREAS, Landlord and Tenant are parties to that certain Lease Agreement dated as of June 1, 2021, as affected by that certain letter agreement dated as of November 14, 2022 (as affected, collectively, the &#8220;</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">Lease</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">&#8221;). Pursuant to the Lease, Tenant leases certain premises containing approximately 25,778 rentable square feet (the &#8220;</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">Premises</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">&#8221;), in the building commonly known as &#8220;Building 37&#8221; located at 200 Talcott Avenue, Watertown, Massachusetts (the &#8220;</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">Building</font><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">&#8221;), within the complex commonly known as The Arsenal on the Charles, as more particularly described in the Lease. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease.</font></div><div style="margin-top:0.55pt"><font><br></font></div><div style="margin-top:0.05pt;padding-left:53pt;padding-right:52.35pt;text-align:justify;text-indent:35.95pt"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">WHEREAS, Landlord and Tenant mutually desire that the Lease be amended on and subject to the terms and conditions contained herein.</font></div><div style="margin-top:0.4pt"><font><br></font></div><div style="padding-left:7.45pt;padding-right:7.45pt;text-align:center"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:700;line-height:120%">AGREEMENT</font></div><div style="margin-top:0.5pt"><font><br></font></div><div style="margin-top:0.05pt;padding-left:53pt;padding-right:52.15pt;text-align:justify;text-indent:35.95pt"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:400;line-height:120%">NOW, THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows&#58;</font></div><div style="margin-top:0.45pt"><font><br></font></div><div style="padding-left:53pt;padding-right:51.8pt;text-align:justify;text-indent:35.95pt"><font style="color:#000000;font-family:'Arial',sans-serif;font-size:10pt;font-weight:4